22 December 2020 · Delegated - Director of Planning and Building Control (Jennifer Chance)
Groudle Glen Hotel, King Edward Road, Onchan, Isle Of Man, IM3 2jy
The proposal involved demolishing the existing Groudle Glen Hotel, a Registered Building of historic importance linked to 19th-century tourism and the Manx Electric Railway/Groudle Glen Railway, and replacing it with five detached dwellings each with off-street parking.
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The officer concluded the principle of five new dwellings is unacceptable as the site is in countryside not zoned for development under the Area Plan for the East 2020, failing General Policy 3 (no de…
General Policy 3
Prohibits development outside areas zoned on Area Plans except specific exceptions (e.g. agricultural housing, rural conversions, previously developed land). Site not zoned and fails all exceptions, representing unwarranted countryside development.
Environment Policy 1
Protects countryside (land outside settlements/not designated for development) unless overriding national need outweighs protection with no alternative. Five dwellings and overdevelopment harm countryside ecology, setting, glen views/amenities without justification.
Housing Policy 4
New housing primarily in towns/villages or sustainable extensions; countryside only for exceptional cases like agricultural need or rural conversions. Site outside Onchan boundary, no exceptions apply.
Strategic Policy 4
Requires protection/enhancement of Registered Buildings' fabric/setting. Demolition fails to protect historic Registered Building.
Environment Policy 10
Presumption against demolition of Registered Buildings, assessing condition, repair costs, retention efforts, site alternatives. No evidence submitted; building retained on Register post-appeal for historic interest.
Environment Policy 30
General presumption against Registered Building demolition, considering condition/costs/ retention/alternatives. Application lacks details; indicative plans only, demolition unacceptable.
Transport Policy 3
New development must not compromise rail routes' tourism/leisure/public transport potential. Demolition harms building's links to MER/Groudle Glen Railway, reducing visitor appeal.
Transport Policy 7
Requires parking per current standards (2 spaces per dwelling). Insufficient evidence for 10 spaces within curtilages with visibility splays.
does not oppose although questions room for five dwellings; reserved matters must ensure visibility splays for 40mph, driveway compliance with Manual for Manx Roads; current plans inadequate
no objection but requests tree protection plan condition for reserved matters per BS5837:2012
drainage arrangements remain private, not for public adoption
Multiple consultees including heritage groups, Manx National Heritage, highways, arboricultural, utilities, and parish commissioners responded, with heritage bodies and parish objecting due to architectural significance and overdevelopment, while others raised no objection with conditions.
Key concern: Demolition of Groudle Glen Hotel designed by Baillie Scott, non-compliance with heritage policies
Isle of Man Natural History and Antiquarian Society
ObjectionThe Isle of Man Natural History & Antiquarian Society therefore objects to this application.; replacement of the hotel with urban housing would have an impact on the area generally, the glen below, and the attractiveness of the Manx Electric Railway.
Conditions requested: Condition requiring recording of the buildings as is in terms of a historic building and architecture survey externally and internally i.e. whole room / roof structure photographs, not just selected details
Manx National Heritage
ObjectionMNH wishes to record its objection to this planning application.; We recommend that this building is urgently considered for registration.
Conditions requested: Bat survey of the building and trees prior to commencement of works; Nesting bird check if trees felled during March - September
Highway Services Division
No ObjectionHighway Services does not oppose the application.; Recommendation: DNO
Arboricultural Officer
No ObjectionI do not object to this application but, in the event that it is approved, request that a condition is applied requiring the submission of a tree protection plan
Conditions requested: Reserved matters shall include a scheme for the protection of the retained trees (a tree protection plan) on and adjacent to the site which shall be prepared in accordance with the recommendations of British Standard BS5837:2012 (Trees in relation to Design, Demolition and Construction - Recommendations)
Manx Utilities
No CommentThe drainage arrangements for the five dwellings at Groudie Glen will remain private at all times and not be considered for public adoption by Manx Utilities.
Onchan District Commissioners
ObjectionThe Commissioners recommend that the application still be REFUSED on the grounds that:- (i) Over development of the site (ii)Does not comply with the Onchan Local Plan 2000 Sections O/RES/P/20 & O/RES/P/22.
