10 April 2024 · Planning Committee
Waterfall Hotel, Shore Road, Glen Maye, Isle Of Man, IM5 3bg
The site currently holds the disused Waterfall Hotel, a pair of traditional semi-detached Manx cottages formerly used as a public house with first-floor accommodation, plus an opposite car park used by glen visitors.
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The proposal was recommended for approval as an acceptable form of development that would not harm neighbouring properties' use and enjoyment, has no detrimental visual impact on the area's character,…
Strategic Policy 4
Glen Maye identified as village for housing needs. Supports residential development here.
Community Policy 4 of Isle of Man Strategic Plan 2007
Loss of community public houses. Justified by evidence of non-viability from prior refusal/appeal.
Strategic Policy 11
Housing needs. Proposal provides 4 dwellings in village on zoned land.
General Policy 2
General development considerations including amenity (g), highways (h,i), drainage (j), biodiversity/trees (d). Proposal compliant due to distances, no overlooking, conditioned highways/biodiversity/drainage.
Environment Policy 42 - character and need to adhere to local distinctiveness
Designed to respect locality character. Improved roof design (no dormers, Velux, chimneys) respects sensitive glen area.
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.
Bat survey
No works, including demolition, shall take place until a bat survey has been submitted to and approved in writing by the Planning Authority. Where any bats are identified as being present the bat survey shall identify impacts on bat species together with appropriate avoidance and mitigation, where appropriate, including a timetable for its implementation. The development shall not be carried out unless in accordance with the approved details. Reason: To provide adequate safeguards for the bats if present.
Parking and boundary plan
Prior to the commencement of development the applicant shall submit a plan demonstrating the following and shall be agreed in writing by the department and retained in perpetuity. - Allocation and marking of resident spaces within the car park; - Identification of suitable bicycle storage at one space per bedroom; and - Reduction of boundary wall to a max. height of 0.6m. REASON For highway safety.
Restrictions on permitted development
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 development shall be undertaken under the following classes of Schedule 1 of the Order at any time: Class 13 - Greenhouses and polytunnels; Class 14 - Extension of dwellinghouse; Class 15 - Garden sheds and summer-houses; Class 16 - Fences, walls and gates; Class 17 - Private garages and car ports; Class 21 - Decking. Reason: To control future development on the site.
Materials approval
Prior to the erection of the new dwelling, a schedule of materials and finishes and samples or trade literature of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area.
No objection subject to amendments for resident parking allocation, bicycle storage, and boundary wall reduction to 0.6m max height
Public representations strongly object to the demolition of the Waterfall Hotel citing heritage loss, Community Policy 4 violations, and commercial viability; statutory consultees include objections from Manx Utilities Authority (MUA) Drainage due to missing information and conditional support from DEFA Biodiversity and DOI Highways.
Key concern: violation of Community Policy 4 and loss of historical village pub
Manx Utilities Authority Drainage
Objectionwe will have to object to the application due to lack of information.; we require the overgrowth to be cleared as we need to carry out a survey due to the location of the sewer.
Patrick Parish Commissioners
Objectionevery attempt should be made to retain and reuse the building.; The proposal represents an overdevelopment of the site and can best be described as an urban terrace more suited to a townscape than to a village location.
Department of Infrastructure Highways
Conditional No Objectionsufficient pedestrian visibility is required at a maximum height of 0.6m.; Highways request the following alterations to be made in order for the application to meet the required standards
Conditions requested: Allocation and marking of resident spaces within the car park; Identification of suitable bicycle storage at one space per bedroom; Reduction of boundary wall to a max. height of 0.6m; consider provision of electric vehicle charging points
DEFA Biodiversity
Conditional No Objectionprovided that a condition is secured on approval for a bat survey and mitigation plan.; no works, including demolition, to take place unless a bat survey has been undertaken
Conditions requested: bat survey by suitably qualified ecological consultant and report with mitigation measures submitted and approved before works including demolition commence
