17 July 2025 · Delegated - Principal Planner (Chris Balmer)
Spring Waters, Ballamodha Straight, Ballamodha, Ballasalla, Isle Of Man, IM9 3az
The proposal involves changing the use of two recently approved ancillary cottages (one stone-built with historic interest, one brick-built) within the curtilage of Springwaters Farm in rural Ballamodha to allow tourist holiday lets from April to September (max 28 consecutive days) and longer-term residential occupancy…
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The officer found no demonstrable harm from the proposal, recommending approval in view of Paragraph 9.5.8, Business Policy 13, and principles of Housing Policy 16.
General Policy 2
Sets general standards for acceptable development. Applied to assess overall principle, visual impact, and amenity; prior extensions deemed acceptable visually, and no adverse changes proposed.
Strategic Policy 8
Supports acceptability of tourist development. Contributed to balancing rural location constraints with tourism benefits.
Environment Policy 16
Sets circumstances for permitting tourist use of rural buildings. Officer noted Business Policy 11 references it; cottage 1 passed historic interest test, cottage 2 did not, but overall acceptable.
Environment Policy 22
Relevant to environmental protections in rural areas. No adverse effects identified.
Business Policy 11
Allows tourist use of existing rural buildings. Key to principle of development despite Housing Policy 16 issues, with caveats for rural environments.
Business Policy 13
Permits tourist accommodation if no compromise to neighbouring amenities. Distances to neighbours (70m+) and traffic similarity to ancillary use deemed compliant.
Housing Policy 16
Tests for converting rural buildings to tourism: failed redundancy (recent ancillary use) and historic interest for cottage 2, but passed suitability, traffic, and viability tests; prior approvals under similar HP11 tipped balance to acceptable.
Transport Policy 7
Assesses highway safety. No material change in traffic/parking; existing access safe, supported by DOI no objection.
Time limit
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.
Occupancy restrictions and lettings register
The two cottages hereby approved for additional use as holiday accommodation shall not be occupied by any one person or group of persons for more than 28 consecutive days during the period from 1st April to 30th September in any calendar year. However, between 1st October and 31st March, the unit may be let for longer-term residential occupancy, provided that: a) A register of lettings, including the names of all occupiers and their main home addresses, shall be maintained and made available for inspection by the Local Planning Authority upon request; b) The unit shall not be occupied by the same person or group of persons for more than 4 months in any 12-month period. Reason: balance between supporting the local tourism economy and allowing flexibility for off-season use, while preventing permanent residential occupation.
Ancillary/tourist use only, no separate dwellings
The two cottages hereby approved shall only be used as ancillary accommodation in association with the main dwelling house "Springwaters Farm" and for purposes incidental to the use of main dwelling house "Springwaters Farm" as a single dwelling, or as a tourist unit that shall not be used or occupied other than for the purpose of short-let holiday and out of season longer term residential accommodation as per condition 2 and they shall not be used as a separate dwellings. Reason: The application does not propose to create separate units of accommodation within the site as ancillary use, tourist use and out of season residential only and has been considered as such.
No further alterations without approval
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the units(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area.
No significant negative impact upon highway safety, network functionality and/or parking as the proposals would have a similar or less parking demand to the existing situation.
No Objection.
