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Application No.: 25/90758/B Applicant: Mrs Geraldine Kingston Proposal: Alterations to ancillary accommodation to provide ancillary / tourist accommodation comprising a one-bedroom selfcontained unit & a two-bedroom self-contained unit. Site Address: The Coach House Ballasalla Place Douglas Road Ballasalla Isle Of Man IM9 2EH Senior Planning Officer: Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 04.11.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The application would comply with Strategic Policy 8, General Policy 2, Business Policy 13 and Transport Policy 4 of the Strategic Plan 2016.
This decision relates to amended drawings and supporting information received on 10th October 2025.
_________________________________________________________________ Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: Highways Services - No Objection Malew Commissioners - Objection does not relate to that body's ability to carry out its functions, matters for which that body has responsibility or (in the case of a local authority) impact on the quality of life of their residents (A10(3)(b)) and a condition has been applied to address their original reasons for objection.
It is recommended that the owners/occupiers of the following properties NOT should be given the Right to Appeal because: Marjon House, Alberta Drive, Onchan - No objection
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The application site identified in red is a residential dwelling house "The Coach House" Douglas Road, Ballasalla, that sits gable end onto the highway with a tall (approx. 2.2m high) boundary wall that extends for the length of their boundary on the north elevation and sits to the south of the A5 Highway. - 1.2 Within the curtilage of the property is a detached two-story building that sits to the east of the dwelling house, again gable fronted onto the highway and helps to form part of an internal court yard area with a tarmac finish with gated access immediately adjacent to the A5 Highway. This building, like the dwelling house are constructed with matching architectural Georgian features, notably with Manx Stone to its elevations with pitch-tiled slated roofs. - 1.3 The internal layout of this detached building shows on the first floor, living room, lobby, shower and bedroom. The ground floor is currently used as garden office, storage, snug and a kitchen that serves the first floor flat. The use is reflected in the types of garage doors and stable type doors with this west (front) elevation. - 1.4 To the south of the dwelling house and ancillary building is a large lawned area with mature trees on its boundary. The gardens here are all walled in with Matching Manx stone enclosing the properties and its gardens. - 1.5 Access to the gardens is can be achieved from within the residential development called the willows with surrounds the application site on the south and west elevations. - 1.6 At the time of the site visit works had been undertaken to install a hardstanding area inlieu of the rear garden that is accessed from within the Willows.
2.0 THE PROPOSAL - 2.1 The proposed works are contained to the detached ancillary building that sits adjacent to the highway to carry out a series of internal alterations to create two separate forms of
3.1 The application site has been subject to a number of previous applications mainly to the dwelling house, although none are considered materially relevant to the current planning application. - 4.0 PLANNING POLICY
4.1 The site lies within an area zoned as 'Residential' on Map 4 (Ballasalla) of the Area Plan for the South and within the settlement boundary. The site is not within a conservation area or within an identified flood risk area on the DoI flood risk maps and there are no registered trees / tree areas identified on / adjacent to the building to be used for ancillary accommodation.
4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;
Strategic Policy 8 - Reuse of quality buildings for Tourism
Spatial Policy
General Policy 2 General Development Considerations
Business Policy 13 Use of private residential properties as tourist accommodation
4.3 Paragraph 9.5.8 states: "The use of existing private residential properties as tourist accommodation may be acceptable if it can be demonstrated that it will not compromise the amenities of any neighbouring residents." - 4.4 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general." - 4.5 Residential Design Guidance (2021);
Provides advice on the design of new houses, extensions to existing residential properties as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
5.1 Malew Parish Commissioners commented; "They resolved to OBJECT to the new vehicular access on to The Willows. This access has not been used for vehicles prior to the current works that are being undertaken. The access is not suitable as it does not achieve the 2.4m x25m visibility requited for accesses onto a 20mph road as per Manual for Manx Roads. The sole vehicular entrance for this property should remain the existing on Douglas Road". No further comments from the commissioners have been received at the time of writing following consultation on the amended plans.
5.2 DoI Highways Services (12/08/25) Commented; "There appears to be a tall fence on the south-west boundary adjacent the vehicular access blocking visibility when exiting in access. If the Applicant owns this fence, the fence should be removed within 2m of the adopted highway boundary or reduced in height to maximum 1m for at least 2m in length from the adopted highway - this should be shown on a revised layout plan". The agent has replied with; "We welcome Highways comments dated 12th August 2025 reference highways safety, etc. and note the reference to the fencing to the south-west boundary, we can confirm that the fencing is not in the ownership of the applicant".
5.3 On the former plans that were submitted, the department has received a number of comments from the neighbouring property owners objecting to the proposals, namely No's 8,9,11,12 The Willows, who between them raise the following material considerations;
5.4 The agent on behalf of No.8 The Willows has engaged a planning consultant who raised the following objections to the original proposals;
5.5 One letter of support has been received from Marjon House, Alberta Drive in Onchan. - 5.6 With regard to the amended plans submitted on 10/10/25 additional comments were received from; Agent on behalf of No.8 The willows on 23/10/25, welcome the amended plans which omits the rear access and courtyard area for use of access and parking, they seek a restrictive condition that the rear access is not used for vehicular access and should be permanently closed up to avoid any use. The agent have suggested some wording for a condition. - 5.7 The applicant / agent for this application has commented (27/10/25) regarding the above comment and suggested condition, noting the relevance of this and the use of this access/parking should be addressed through other channels and not this application. - 5.8 No further comments on the amended plans have been received from those who have previously commented at the time of writing.
6.0 ASSESSMENT The fundamental issues to consider in the assessment of this planning application are;
6.1 The application site is located in an area zoned for residential development and is situated within a defined settlement of Ballasalla (Sp3), where the general principle for material alterations to this property could be acceptable. - 6.2 The property is currently used (as noted on the application form) as ancillary accommodation on the first floor and part of the ground floor as a kitchen, the remainder is laid out for storage and garaging that serves the main dwelling house and is separated by an internal courtyard. - 6.3 The proposals could be further supported though Paragraph 8.12.1 of the SP, where there is a general presumption in favour of development, which; "would not have an adverse impact on either adjacent property or the surrounding area in general" subject to further assessment below.
6.4 In the case of properties like this which are within the defined settlement and in or close to the village centre, there is already a degree of activity in the area. There are bus stops located in the nearby area and public car parking at the commissioners hall as well as off road parking to the front of the ancillary building that could be used by the current occupants or by any anticipated tourists. - 6.5 The proposal does not intend to extend or add additional accommodation to the dwelling house but in this case proposed to utilise an existing structure on site and further subdivide the internal layout to create two separate units of tourist accommodation. The site is already in residential use as ancillary residential accommodation for one bedroom (first floor),
and the proposed use for tourism would simply add to the potential for full-time occupancy of the property across two separate units.
6.6 Strategic Policy 8 is clear in the first part that support will be given for "making use of existing built fabric of interest and quality". In this instance, the historic character of the buildings (dwelling house and ancillary building) are of the same type, form and material of construction set around a court yard helps the adapted ancillary building to appear as "mews" type accommodation that is subordinate to the main dwelling house. - 6.7 Generally, the additional use of a residential property as tourist accommodation could be supported from a policy narrative. However, the second part of SP8 seeks that any such adaption of existing built form does have any adverse impacts and includes highways interests. This is further echoed through Business Policy 13 that the "use would not compromise the amenities of neighbouring residents". - 6.8 There has been a number of concerns raised to this from the neighbouring properties as noted in para 5.3/5.4 where the majority appear "owner occupied properties" and their objections relate to a material consideration, in this case highway safety. Although there is generally a view in favour of using domestic properties as tourist accommodation, there can be times whereby this is opposed and as evidence by the level of objection received from the neighbouring properties towards this application, albeit one regarding the level of works to the curtilage of the property and that access off The Willows. - 6.9 Focusing on the proposed building to be converted, tt is noted that although the nature of the tourist use might be slightly different from permanent residential accommodation, the use of the site for private rental accommodation would not require planning approval as per the existing configuration, and could result in frequent and continual turnover of residents. The property once converted is also not sized to accommodate large numbers of guests with their being a one bedroom unit and a two bedroom unit. - 6.10 Therefore on balance it is considered the use could have a similar impact, whether it is used for tourist or permanent residential use. However Business policy 13 indicates where the acceptability of use where it does not compromise the amenities of neighbouring residents. Balancing the above narrative and the level of objection to both aspects of this proposal and noting the amended plans have removed any reference to accessing the site from within The Willows estate and is now accessible from the adjacent Highway, this aspect would not be seen to have any adverse impact upon the living conditions of the neighbouring properties and would comply to policy. These aspects will be broken down thematically below.
6.11 The application will remove an element of storage and garaging that serves the dwelling house and its conversion to two units of accommodation will enable the owners to rent the two properties to provide ancillary / tourist accommodation comprising a one-bedroom self-contained unit and a two-bedroom self-contained unit. - 6.12 The proposed alterations to the front elation of the building could be acceptable as these alterations would be within the existing reveals of the ground floor and would not be considered to damage the integrity of the Manx stone building by the insertion of pedestrian width doors, a window, and the remaining areas built up with brickwork and rendered. The use of render to these parts would be limited to the ground floor and given the exiting doors (garage and stable doors) are painted white, helps to ensure there would not be a significant visual impact from the existing in terms of visual appearance. - 6.13 Whilst the site is enclosed by a tall Manx stone wall the access gates are immediately adjacent to this property, the front elevation could be visible when the gates are opened. As such, this material alteration to the front ground floor elevation would be acceptable in accordance with General Policy 2b,c.
6.18 With regard to access, parking and highway safety, this proposal is somewhat peculiar in that whilst there is a perfectly useable access from the highway of the A5, the applicants initially choose to utilise an entrance to the rear that is only accessible from the residential estate road. Further more this has generated a number of objections solely on the use of 'The Willows' estate road to serve this property and that of the proposals and the potential for an increase in the frequency of use. - 6.19 The application description as advertised makes no reference to any proposals for work to or onto the highway for access or the extent of works adjacent to this area in install a hard standing. Whilst the plans make reference to a rear parking area through drawing ref 25/06/02, no further details are provided and no details regarding any tree or root protection, materials to be used or elevation drawings or visibility splays have been provided for assessment. The application form also confirms that no alterations are proposed to any public highway and parking exists for 7 parking spaces. The ambiguity rests on this being an "existing" access to which there has previously been a "smaller" access to the rear of the property and alleges this was only used by the gardener. - 6.20 However, recent works have been carried out and the applicant is aware that these require a separate planning consent for consideration. At the time of writing, no permission exists for such works and would be considered a breach of planning control. This is a matter for the department's enforcement team (who have been notified of the breach) to pursue in accordance with General Policy 5 as this is beyond the scope of this application.
6.21 In light of the above narrative and the applicant submitting amended plans to remove any reference to the use of this access or parking from the "`The Willows" and the objectors agent for No.8 seeks an appropriately worded condition, would intimate the additional use to tourist and material alterations to the building would be acceptable. A condition could be added to any approval that ensures the access to the property courtyard and that of the tourist units are retained from the adjacent highway. - 6.22 As such, the proposals, now amended to utilise the existing access from the A5 Highway, would be considered to have an acceptable effect on road safety and would be supported through General Policy 2h,i. Equally the proposals would accord to Transport Policy 4.
7.1 The application initially raised some fundamental challenges, but the material alteration to the building would be acceptable from a visual impact perspective and the subdivision to create two separate units of tourist use with the adjacent parking and access would be acceptable in this instance with the inclusion of a condition.
7.2 As such and on balance, the application is recommended for approval as the proposals would comply with Strategic Policy 8, General Policy 2, Business Policy 13 and Transport Policy
4 of the Strategic Plan 2016. RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to:
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
8.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted Date: 14.11.2025 Determining Officer
Signed : C BALMER Chris Balmer Principal Planner
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