19 December 2024 · Delegated - Principal Planner (Jason Singleton)
Groudle Glen Hotel, King Edward Road, Onchan, Isle Of Man, IM3 2jy
The proposal involves demolishing non-original single storey flat roof garage elements attached to the western side of the former Groudle Glen Hotel, a Registered Building (RB 287) in Arts and Crafts style built in 1893, and carrying out infill works to openings and external walls to restore the original appearance.
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The proposals pass the statutory test in section 16 of the Town and Country Planning Act 1999 as 'the building's architectural and historic special interest is being preserved and partly enhanced' thr…
Strategic Policy 4
Requires proposals to protect or enhance the fabric and setting of registered buildings. Officer assessed that removal of non-original garage and restoration of elevations achieves this, preserving historic and aesthetic significance without detrimental impact.
Environment Policy 32
Prohibits extensions or alterations detrimentally affecting a Registered Building's special character. The flat roofed garage is not an original feature vital to registration, so its removal and infill works have no detrimental impact and partly enhance character.
RB/3 General Criteria Applied in Considering Registered Building Applications
Considers importance, physical features, and setting of registered buildings. Applied to assess that the proposal preserves features of Arts and Crafts style and historic hotel use, with garage removal not affecting intrinsic interest.
RB/5 Alterations and Extensions
Presumption against alterations affecting special character unless justified. Proposal justified as garage is later addition; removal desirable to restore original appearance, with condition on infills to safeguard historic fabric.
Time limit
The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent. Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
Infill elements approval
Prior to the commencement of works on the infills between the removed garage to the west and the Registered Building, details of the infill elements and junctions with the historic fabric shall be submitted to and approved by the Department. The details shall include Elevation Drawing(s) which shall show where each infill element is to be applied on the external elevation of the building. Thereafter, the works are to be carried out in accordance with the agreed details and retained as such. Reason: To preserve the special character of the Registered Building.
No objection; removal will not harm special interest based on historic photos showing elements not original; requests condition for infill details
Groudle Glen Railway objects strongly to the proposals due to heritage loss and precedent for full demolition, while DEFA Ecosystem Policy Team objects pending a bat survey.
Key concern: heritage loss from demolition of historically significant Baillie Scott architecture and precedent for full redevelopment
Groudle Glen Railway
ObjectionWe write to register our objection to the proposed partial deregistering, demolition & redevelopment; the current plans proposed under the application represent the first step towards a full demolition and redevelopment; Such fundamental alteration of the Hotel site could have a significant adverse effect on the visitor appeal; we would urge the planning department to reject the proposed application
DEFA Ecosystem Policy Team
ObjectionWe object on the basis that we feel that a bat survey is necessary... and no information on the status of the property with regard to bats, has been provided; We would remove this objection if a bat survey, from a qualified surveyor, were to show that there is a low risk to bats
Conditions requested: bat survey from qualified surveyor undertaken prior to decision on demolition works; if decision without survey, conditions requiring bat survey and suitable mitigation submitted for Planning Committee consideration
