15 October 2019 · Department of Environment, Food and Agriculture - Director of Planning and Building Control (Mrs C Dudley pp Jennifer Chance)
Groudle Glen Hotel, King Edward Road, Onchan, Isle Of Man, IM3 2jy
Mrs Anna Kawalek applied to remove the former Groudle Glen Hotel on King Edward Road, Onchan, from the Protected Buildings Register, arguing no documentary evidence links it to architect Baillie Scott, extensive alterations and poor condition diminish its value, drainage issues prevent sale, and it lacks viable use.
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The officer concluded that 'the information provided in the application is not sufficient to warrant deregistration of the building which is of architectural and historic interest.' Applicant's argume…
Town and Country Planning Act 1999 Section 14
Requires consideration of special architectural or historic interest for registration. Officer assessed building meets criteria due to Arts and Crafts design and historic role in Groudle Glen tourism, despite no definitive Baillie Scott proof. No tension as policy focuses on island's unique context.
Town and Country Planning (Registered Buildings) Regulations 2013 Regulation 7
Governs de-registration applications within 21 days of registration. Application followed procedure but failed as no sufficient new evidence or changed circumstances shown; policy requires reasons for decision.
DEFA's Operational Policy on the Principles of Selection for the Registration of Buildings
Defines architectural interest (design, craftsmanship) and historic interest (social/cultural history, national associations) with principles of age/rarity, aesthetic merits, selectivity, national context, and state of repair irrelevance. Building satisfied via 1893 age, rarity as glen entrance hotel, identifiable fabric despite alterations; condition/viability explicitly not factors.
Recommend approval of the application (support de-registration)
Multiple heritage societies and related organizations strongly object to the de-registration of the former Groudle Glen Hotel, citing its historic significance, rarity as a 19th century pleasure glen hotel, and likely attribution to architect Baillie Scott, while the Department of Infrastructure Highways has no interest.
Key concern: Loss of unique surviving 19th century Victorian Glenside hotel with likely Baillie Scott attribution and key role in Groudle Glen tourist heritage
Isle of Man Natural History and Antiquarian Society
ObjectionThe Isle of Man Natural History and Antiquarian Society OBJECTS to this proposal to de-register the Groudle Glen Hotel.; Thus the Groudle Glen Hotel is a relatively intact, surviving example of a 19th century Victorian Glenside hotel development and unique in being both visually both at present and historically closely associated with the Manx Electric railway station building opposite and other surviving features of the glen.
Isle of Man Victorian Society
ObjectionWe strongly object to this application to de-register the Former Groudle Glen Hotel; We aver that no case has been made to reverse the Registration of the building and therefore the application should be Refused.
Groudle Glen Railway Co. Ltd.
ObjectionWe write to register our objections to the de-registration of the former Groudle Glen Hotel; the application for de-registration should be rejected
Manx Electric Railway Society
ObjectionThe Manx Electric Railway Society object to the above application; We are of the firm opinion that the building is best used as accommodation and that the Applicant has failed to make out a case that it is beyond economic repair if sold at the right price.
Isle of Man Steam Railway Supporters' Association
ObjectionThe Isle of Man Steam Railway Supporters' Association would like to place on record its objection to Application No. 19/00510/CON.; The Supporters' Association strongly believes the Groudle Glen Hotel should be protected
Manx National Heritage
ObjectionMNH wholeheartedly supports the Department's decision to place this building on the register of protected buildings, and is therefore opposed to the present application to remove it.; the evidence which has been recovered, whilst circumstantial, is in my view the equivalent of a 'smoking gun'
Friends of Onchan's Heritage
ObjectionWe write to register our strongest objection to the de-registration of this landmark building in Onchan.; There is not, therefore, any reason under the Registered Buildings Regulations why the property should be de-registered.
Department of Infrastructure Highways Division
No ObjectionNo Highways Interest
Resident at Glenholme, King Edward Road
ObjectionI feel the property should remain on the register; The external walls and roof of this building could be preserved and what ever internal features that remain such as the staircase.
Conditions requested: External walls, roof, front and side elevations, and remaining internal features such as staircase could be preserved
Mr Dennis Aram, Balladoyle House
ObjectionI believe that there should be more (not less) registered buildings that reflect their history and context and the history of the Isle of Man. Once these buildings are lost, their history is lost forever.
The original application to de-register the former Groudle Glen Hotel (Registered Building 19/00287/REGBLD), registered in April 2019 for its historic association with Groudle Glen and potential link to architect M.H. Baillie Scott, was refused by DEFA. Appellant argued lack of documentary evidence for Baillie Scott attribution, poor condition, alterations, and no viable use. Objectors including Manx National Heritage and Isle of Man Victorian Society emphasised architectural merit, historic tourism links, and likely Baillie Scott design. Inspector found sufficient special architectural interest from external features and likely Baillie Scott attribution, plus historic interest tied to Manx Electric Railway and Groudle Glen tourism. Condition and viability irrelevant per policy. Appeal dismissed on 24 August 2020.
Precedent Value
Affirms registration for post-1860 buildings with strong circumstantial architect/historic links despite alterations; condition irrelevant, emphasising expert evidence and policy fidelity over owner hardship. Future applicants must robustly disprove statutory interest, not rely on practicality.
Inspector: Brian J Sims BSc(Hons) CEng MICE MRTPI
