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Application No.: 17/01036/B Applicant: Ms Lyn Kermode Proposal: Additional use of lower ground floor ancillary apartment for self- catering tourist accommodation (retrospective), and longer term out of season lets from 4 weeks to 9 months Site Address: Langtoft Ballagyr Lane Peel Isle Of Man IM5 2AD Senior Planning Officer: Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 21.11.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
C 1. The additional use of the lower ground floor shall be used as either a) tourist accommodation for individual short-let holidays not exceeding 9 months in duration; or b) accommodation ancillary to that of the existing dwelling (Langtoft Manor). For the avoidance of doubt, no approval should hereby be conferred by this approval for the use of the new accommodation as a separate dwelling.
The development hereby approved shall not be used or occupied other than for the purpose of short-let holiday accommodation and shall not be used as a separate dwelling.
Plans/Drawings/Information; This decision relates to drawings and supporting information received on 29 September 2017. _________________________________________________________________ Interested Person Status None _________________________________________________________________ Officer’s Report APPLICATION SITE
1.1 The application site identified in red comprises the residential curtilage of a detached dwelling "Langtoft" located on Ballagyr Lane in German. The property is a two story detached
2.1 Proposed is the Additional use of lower ground floor ancillary apartment for self-catering tourist accommodation (retrospective),and longer term out of season lets from 4 weeks to 9 months. - 2.2 There are no material alterations to the property. - 2.3 The applicant notes in support of the application; "The ancillary apartment was initially developed for family use & as an accommodation overspill from my bed & breakfast operation. You will note that ample car parking exists within my land. I have contacted the tourism department who have suggested that providing the appropriate approvals are granted they would formally register the unit, which has an independent external access & direct access from the dwelling itself and provides a pleasant external seating area". PLANNING HISTORY
3.1 The application site benefits from the following approvals; 06/01485/B - Alterations and extensions to provide additional living accommodation 11/01028/B - Alterations and extensions to dwelling 11/01570/B - Extension and conversion of detached garage to provide ancillary / tourist accommodation DEVELOPMENT PLAN POLICIES - 4.1 In terms of local plan policy, the site is designated as "Woodland" under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982 and is located within a wider area of land that is classified as being of high landscape or coastal value and scenic significance. The site is not within a Conservation Area, nor within an area zoned as High Landscape or Coastal Value and Scenic Significance.
4.2 The Isle of Man Strategic Plan 2007 contains two policies which are considered specifically material to the assessment of this current planning application;
Strategic Policy 8: Reuse of quality buildings for Tourism General Policy 3: Exceptions to development in the countryside Environment Policy
Business Policy 13; Use of residential properties for Tourism use
REPRESENTATIONS
5.1 DoI Highways Services - No not oppose. 19/10/17 ASSESSMENT
6.1 The fundamental issues to consider in the assessment of this planning application are;
Visual impact.
6.2 The property is currently used as a residential property and the application will enable the owners to rent the lower ground floor of the property for tourist accommodation or longer lets as one unit whilst also remaining as a private residential dwelling to the upper floors. The accommodation on the lower ground floor would provide an internal layout of two bedrooms, a lounge, separate kitchen and a shower. - 6.3 As the proposal does not intend to increase its built form but merely seeks the additional use of the existing built fabric and floor space from 4 weeks to 9 months, the proposals would have a minimal visual impact and would be deemed to be an acceptable additional use that complies with Strategic Policy 8 and in Environmental Policy 1 and 2. Neighbouring amenities - 6.4 Business Policy 13 indicates that permission will generally be given for the use of private residential properties as tourist accommodation providing that it can be demonstrated that such use would not compromise the amenities of neighbouring residents. There are no neighbouring residential properties in this area. The nearest residential property is the applicants dwellinghouse and the proposed tourist use would not be any different than that of a friend or family member occupying the unit during the residential use, than a tourist use would be. Given the size of the area / accommodation to be used, it would likely lend itself to only accommodate two people. - 6.5 The property sits detached within its own grounds amongst other rural buildings forming one holding. The proposed accommodation to the lower floor of the dwelling house for longer periods would not be considered to have any adverse harm. Essentially there would have a greater impact on the owners being so close and would be by arrangement so essentially self policing. As such this aspect complies with Business Policy 13.
RECOMMENDATION
7.0 For the above reasons, it is concluded that the planning application to extend the use of the letting of the property would not harm the use and enjoyment of neighbouring properties or the highway network and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, and is recommended for approval. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:
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: 28.11.2025 Determining Officer
Signed : C BALMER Chris Balmer Principal Planner
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