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25/90700/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90700/B Applicant : Mr Mark Wilson Proposal : Conversion of existing outbuilding to tourist accommodation Site Address : Crossag Farm House Crossag Road Ballasalla Isle Of Man IM9 3EF
Planning Officer: Vanessa Porter Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 01.09.2025 __
Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
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.
C 2. The tourist development hereby approved shall remain connected to the main house known as "Crossag Farm House" and shall only be used for tourist purpose in line with C3 and shall not be sold, rented or used as a separate independent dwelling at any time.
Reason: To ensure that the development is only used in connection to the main house and to prevent the creation of an unjustified separated dwelling within the site.
C 3. The tourist accommodation and use hereby approved shall not be occupied by the same person(s) for a single period or cumulative periods exceeding 28 days in any three months.
Reason: To ensure that the development is used an occupied solely as short-term tourist holiday accommodation.
N 1. The applicants are advised that allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.
This application has been recommended for approval for the following reason.
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25/90700/B
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The proposed alterations and change of use to tourist are not considered to comply with Strategy Policy 1, General Policy 2, Environment Policy 42, Business Policy 13 and Transport Policies 4 and 7 of the Strategy Plan 2016.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 22nd July 2025; o Drawing No. W/188/34 o Drawing No. W/188/30 o Drawing No. W/188/31 o Drawing No. W/188/32(A) o Structural report __
Right to Appeal
It is recommended that the following organisations/ properties should NOT be given the Right to Appeal: DOI Highway Services - No objection Malew Commissioners - No objection __
Officer’s Report
THE APPLICATION SITE 1.1 The application forms the residential curtilage of Cossag Farm House, Crossag House which is large property with outbuildings situated to the Eastern side of Crossag Road. The property is accessed via a driveway which swoops around the house which ends where a double garage and small courtyard is situated. There are two gardens associated with the dwelling which are separated by the driveway.
1.2 The part of the site which is relevant to this application is an outbuilding situated against the Northern boundary, the outbuilding is substantially overgrown but can be seen to be approximately single storey in height. The existing structure measures approximately 6m by 12m with a height of 2.55m.
THE PROPOSAL 2.1 The current application seeks approval for the change of use and alteration of the existing outbuilding into tourist accommodation, which is to provide a lounge with kitchenette and bedroom with en-suite. With the proposed change of use is the following alterations;
2.2 A structural report has been included as part of the application which states in part, "In our opinion the existing structure is sound and suitable for conversion into a holiday unit.
PLANNING HISTORY 3.1 There are several previous applications upon the site as a whole, with the below being relevant to the outbuilding itself and the assessment in this application; PA05/00395/A - Approval in Principle to demolish existing stone shell of farm house and replace with 3 bedroom dormer bungalow for permanent residential/ holiday rental use and creation of a new plot for 5 bedroom detached dwelling - Refused at Appeal
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25/90700/B
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PLANNING POLICY 4.1 The site lies within an area zoned as "Predominantly Residential" on the Area Plan for the South, Map 4 - Ballasalla. The site isn't within a Conservation Area and where the proposed works are is not situated within a Flood Risk Area, though it should be noted that where the parking to the North of the site is, is a medium surface water flood risk area.
4.2 ISLE OF MAN STRATEGIC PLAN (2016) General Policy 2 - 'Development Control' considerations. Business Policy 13 & Paragraph 9.5.8 - Allows for the use of private residential properties as tourist accommodation provided the use is not harmful to the amenities of neighbouring residents. Paragraph 8.12.1 - General presumption in favour of extensions to existing properties (excluding Conservation Areas or Registered Buildings). Strategic Policy 1 - Efficient use of land and resources Strategic Policy 2 - Development focussed in existing towns and villages Strategic Policy 3 - Development to safeguard character of existing towns and villages. Strategic Policy 5 - Design and visual impact. Environment Policy 22 - Impacts of development on amenity of nearby properties. Environment Policy 42 - character and need to adhere to local distinctiveness. Transport Policy 7 - Parking Provisions Community Policy 7 - Designing out criminal and anti-social behaviour Community Policy 10 - Proper access for firefighting appliances Community Policy 11 - Prevention for the outbreak and spread of fire.
4.3 OTHER MATERIAL CONSIDERATIONS 4.3.1 Residential Design Guide (2021) - This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction.
4.3.2 Policy on the Development of Non-Serviced Accommodation 2019 - This document is an offshoot of the Isle of Man Non-Serviced Accommodation Futures - Final Report (2017). It sets out governments priorities as it relates to tourism, provides a summary of the Non-serviced study, whilst also outlining the current visitor economy strategy, in addition to articulating the Island Policy towards tourism development.
4.3.3 Isle of Man Visitor Economy Strategy 2022 which provides the strategic plan for growing the Island's Visitor Economy over the next 10 years through to 2032.
4.3.4 Isle of Man Government Island economic strategy 2022, set out the direction on investment and economic security for the next 10 years and highlights the importance of year round tourism and growing part of our Island's proposition for both visitors and residents.
REPRESENTATIONS 5.1 The following representations can be found in full online, below is a short summery;
5.2 Highway Services have considered the proposal and state, "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the existing site access and layout is acceptable for the proposals. It is advised that the Applicant consider EV charging point for the visitors of the development." (29.07.25)
5.3 Malew Parish Commissioners have considered the application and state, "No objection." (07.08.25)
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5.4 DEFA Forestry have considered the application and state, "There are no registered trees impacted and no other trees of note, but there are many within the blue line. As such we have no objection to the current proposal on Arboricultural grounds but would ask for a standard tree retention condition to be applied please if you were minded to approve this scheme." (05.08.25)
5.5 Flood Management Division (18 Aug 2025) state, "Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads. Recommendation: As no levels are shown the Applicant should demonstrate compliance with the clause above. Ie do not discharge additional surface water onto the highway".
ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are as follows:
6.2 PRINCIPLE OF TOURIST USE 6.2.1 When looking at the proposed alterations to the outbuilding, the Isle of Man Strategic Plan 2016 provides guidance for alterations and extensions to existing dwellings in residential areas and makes clear that support can be given so long as the works are appropriately designed so as not to detract from the surrounding area and not to impact neighbouring amenity (Paragraph 8.12.1 & General Policy 2). Therefore the overall principle of the physical alterations and extensions is acceptable, whilst this is the case, other considerations as per 7.1 of this report need to be assessed.
6.2.2 Turning towards the principle of the proposed tourist use of the outbuilding, whilst the site is situated seems to be situated in isolation on the Eastern side of Crossag Road, the property is situated within the Ballasalla settlement and within an area zoned as "Predominantly Residential," where the proposed tourist use would most likely align with the adjoining uses.
6.2.3 Moreover, Business Policy 13 is clear that permission will generally be granted for the use of private residential properties as tourist accommodation providing it can be demonstrated that such use would not compromise the amenities of neighbouring residents.
6.2.4 In this instance, whilst the proposal is the conversion of an outbuilding, the main dwelling and the rest of the site will be retaining its existing residential use, as such there is a certain amount of dependency that the tourist unit will have on the main dwelling with the utilities being attached to the main dwelling. The nature of the parking on the site also means that the access to the tourist unit will be via the driveway which surrounds the main dwelling and whilst parking is shown on Drawing No. W/188/31, it is noted there is further parking to the North of the main dwelling.
6.2.5 Overall based on the above, the overall principle of the proposal is deemed acceptable.
6.3 CHARACTER AND APPEARANCE 6.3.1 Turning towards the alterations proposed within the outbuilding, it's noted that no extensions have been proposed to the outbuilding with the alterations being minimal in the grand scheme. The existing openings are staying the same with the addition of door and window units with curved brickwork accent above, a simple standing seam roof, with solar panels and the addition of extra headroom to the North of the outbuilding.
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6.3.2 Whilst it's likely that the alterations will be seen from further North on Crossag Road, the alterations are acceptable and in keeping with the overall proposal. The walling material will match the existing in appearance and the standing seam roof is a material which is seem more in both rural and residential environments.
6.4 NEIGHBOURING AMENITY 6.4.1 In assessing the proposal on neighbouring amenity, it's noted that the closest neighbours adjacent to the property are situated across Crossag Road and West of the proposal. As such the proposed alterations are deemed not to impact neighbouring amenity.
6.4.2 Turning towards the potential impact resulting from the proposed tourist unit. It is important to note that it is often difficult to differentiate how a tourist and a permanent resident would behave when using a property. As a tourist, a person may be out a lot of the time, but may also have a greater number of late nights and be disruptive on return. On the other hand, permanent residents may be at home more, and could be more likely to invite friends or family over for dinner or parties that may be noisy. In general the majority of people tend to behave well and raise no concerns, although there will always be a percentage that may not behave. However it is relevant that the application site itself is situated very close to the main dwelling and shares a garden/ parking area, therefore there would be some degree of on-site control and respect between parties and likely to be fairly self-regulating and so these concerns are diminished.
6.5 HIGHWAY SAFETY 6.5.1 In terms of the impact of parking provision within the site, it is noted that the site can cater for a number of vehicles for both residential and tourist uses. The use of the outbuilding for tourist purposes is unlikely to result in a material impact upon the safety and capacity of the immediate road network, particularly as the site sits along a major public major public transport corridors where there is easy access to public transport.
6.5.2 With regard to the comments received from Flood management division and surface water run-off entering a highway, the scope of works are soley to an existing building and there are no proposals to alter or change the existing access to the site. As such a note can be added to any approval to highlight the matter.
6.6 OTHER MATTERS 6.6.1 It's noted that the application has not provided an exact nature or frequency of the proposed tourist use, whilst this is the case the level of accommodation is fairly modest and unlikely to allow occupation for more than a couple of people and as such should not compromise the amenities of the existing occupants of the main dwelling.
6.6.2 The additional use as tourist use would not result in any changes beyond current occupation in terms of criminal activity or spread of fire beyond the existing arrangement, and so the proposal is considered acceptable in these respects.
6.6.3 Furthermore, no new confined spaces with easy access to those outside the site would be created, which would serve as easy hideouts for criminal activity or antisocial behaviour.
6.6.4 Turning towards the comments raised by DEFA Forestry for a condition for the retention of trees, it's noted that the trees are within the blue line area and as such are not subject of this application as such, such a condition for the retention of trees would be unjust.
CONCLUSION 7.1 The proposed alteration to the outbuilding an change of use to tourist is deemed acceptable without being a detriment to the amenities of surrounding residential properties, parking provision, the main dwelling, or overall character of the area. The application is considered to comply with Strategy Policy 1, General Policy 2, Environment Policy 42, Business
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Policy 13 and Transport Policies 4 and 7 of the Strategy Plan 2016 and is therefore recommended for approval.
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: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
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): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
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.
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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: 03.09.2025
Determining Officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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