2 June 2006 · Planning Committee
Ballacrosha Croft, Ballacrye Road, Ballaugh, Isle Of Man, IM7 5bp
The proposal sought to convert Ballanorman Croft, a recently renovated two-storey holiday cottage approved for tourist use in 2003 with restrictive conditions, into a permanent residential dwelling.
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The officer considered the proposal premature as no evidence was provided to demonstrate the holiday cottage could not operate successfully as tourist accommodation, noting only one year of registrati…
Planning Circular 3/89 Renovation of buildings in the countryside
Circular allowed 2002 renovation for tourism given existing intact building, but change to residential after short operation lacked evidence of unviability, making it premature. Officer assessed against prior conditions prohibiting separate residential use.
For single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 695949. For a change in the supply to a premises (domestic or commercial) the applicant should contact the IoMWA Byelaws Inspector (Michael Karran), tel. 695957.
If acceptable for tourist use it should be acceptable for residential if tourist use becomes redundant, but no evidence provided of unviability.
Multiple consultees responded to application 06/00097/C for change of use from holiday cottage to residential dwelling at Ballanorman Croft, Ballaugh, with Highways Division objecting on access visibility grounds, parish commissioners opposing due to recent holiday use approval, …
Key concern: Inadequate visibility splays for increased traffic from 2 to 8 trips per day
Department of Transport Highway Division
ObjectionVisibility splays of 2.0 metres by 80 metres are reqired to serve this development.
Andrew Jessopp
Conditional No ObjectionHas the applicant sought the support of the DoTL for either assisting in making the accommodation viable or for 'deregistration'?; If the dwelling/accommodation is acceptable for tourist use it should also be acceptable for permanent residential use in the event that the tourist use becomes 'redundant'.
SPMC&E
ObjectionIn the absence of this sort of information, the Society will certainly OPPOSE the change of use.; The views of the Tourist Board would be interesting and should surely be taken into account before determining either application.
IoMWA
No ObjectionSee Notes (2) (3)
Conditions requested: The applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws.; For a change in the supply to a premises (domestic or commercial) the applicant should contact the IoMWA Byelaws Inspector (Michael Karran), tel. 69 59 57
Registration and Grading Commission
ObjectionThe original condition 7 under PA 02/01903/B :- 'The tourist unit must be used in association with Ballanorman and must not be sold or let off separately or be used as a separate residential unit'.
Ballaugh Parish Commissioners
ObjectionMy commissioners have now considered the above proposed development, and are opposed to the proposal
The original application (06/00097/C) for change of use from holiday cottage to residential dwelling was refused by the Planning Committee. Appellants argued the business was unviable with low occupancy and profit, access was adequate, and farm did not cause nuisance. Council defended refusal citing prematurity after one year, potential farm amenity issues, and increased traffic requiring access improvements. Inspector identified three main issues: demand for tourist accommodation (insufficient evidence despite some profit and referrals), suitability for permanent residential use (adversely affected by farm odours and noise, unlike short-term holiday lets), and access suitability (found acceptable, rejecting council's traffic concern). Appeal was recommended for dismissal, upholding the refusal.
Precedent Value
Demonstrates need for robust market evidence (occupancy rates, supply/demand data) and marketing efforts to prove tourism unviable before seeking residential change of use. Site visits can override appellant evidence on amenity impacts from adjacent uses.
Inspector: John S Turner
