7 January 2021 · Planning Committee
Waterfall Hotel, Shore Road, Glen Maye, Isle Of Man, IM5 3bg
The proposal involved demolishing the existing two-storey Waterfall Hotel, a traditional-style public house and restaurant in the village of Glen Maye, and erecting a terrace of four two-storey dwellings (with roof space rooms) on the same footprint, using painted render walls, dark slate roofs, stone cladding, and pit…
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The decision turned on Community Policy 4, which prohibits loss of local public houses unless it is demonstrated the use is no longer commercially viable or cannot be made so.
Community Policy 4 of Isle of Man Strategic Plan 2007
Requires demonstration that loss of local public houses is no longer commercially viable or cannot be made so before alternative development permitted. Officer assessed extensive applicant evidence (accounts, marketing, estate agent letters, traffic survey) but found it insufficient: lacked professional/international promotion, high asking price rejected comparable offers, no mixed-use exploration despite rural precedents; directly contradicted by policy test, sole refusal reason.
General Policy 2
Requires development to respect site/surroundings (scale, design, landscaping), avoid adverse amenity/character impacts, provide parking/access, no road safety issues. Proposal's traditional terrace design (pitched roofs, dormers, render/stone) accepted in mixed residential area; no neighbour amenity harm (privacy, overbearing mitigated by separation/heights); parking in owned car park adequate; all sub-clauses (b,c,g,h,i) satisfied.
Strategic Policy 1
Encourages previously developed land reuse. Site is redundant public house on brownfield in residential zone; officer noted principle of residential acceptable but overrode by CP4 non-compliance.
Strategic Policy 2 - Priority for new development to identified towns and villages
Prioritises development in existing villages. Site in Predominantly Residential zoning within Glen Maye village; no countryside locational issues.
Strategic Policy 3 - To respect the character of our towns and villages
Protect/enhance town/village character via local materials/design. Terrace reflects vernacular (Manx cottage style) amid mix of traditional/modern; accepted despite width exceeding Circular 3/91 guidance.
Strategic Policy 10
Promotes integrated transport minimising car use. Highway Services no objection; 8 spaces in adjacent car park sufficient, low traffic impact.
No opposition subject to conditions for 8 parking spaces, bicycle storage, and ECVPs
Public representations from local residents strongly object to the demolition of the Waterfall Hotel, citing conflict with Community Policy 4 and its historical, cultural, and community importance; a utilities consultation objects due to lack of information.
Key concern: Conflict with Community Policy 4 - failure to demonstrate hotel not commercially viable
Manx Utilities Authority Drainage
ObjectionWe will have to object to this proposal as we are still awaiting further information which we requested in August.
Resident at 2 Glen Close (with petition)
ObjectionI write to object to the demolition of the Waterfall Hotel, Glen Maye as it continues to be in conflict of Community Policy 4; There have been a number of new cafes/establishments in the area that have opened and are doing well for business
Resident at 5 Glen Close
ObjectionThe current owners are no longer interested in attempting to allow the Waterfall Hotel to continue; The Waterfall Hotel, is the heart of Glen Maye, literally and culturally
Casa Cascada resident
ObjectionThe proposed development is not in keeping with the village environment and in our opinion is in direct conflict with Community Policy 4; Glen Maye has a rich history as a tourist attraction
Waterfall House / 7 Glen Close resident
ObjectionThe car park, again this has been submitted that it would be monitored to provide private spaces allocated for the housing development. How would this be monitored exactly?
Strooan Cottage Sound Road resident
ObjectionWe categorically refute this statement. On the 4th October 2019, The Grill Pit Ltd made an offer; The Grill Pit Ltd... willing to invest substantially to turn the building into a viable business
11 Glen Maye Park resident
ObjectionHistorically the Waterfall was a hugely successful pub and the heart of the village
The original application PA20/00605/B for demolition of the existing hotel/public house and erection of four terraced dwellings was refused by the Planning Committee on 04/01/2021 solely on the grounds of loss of a local public house contrary to Community Policy 4 of the Strategic Plan, as insufficient evidence was provided that the use was no longer commercially viable. The appellant submitted evidence including marketing reports from Deanwood, a passing trade traffic survey showing low traffic volumes compared to other sites, and historical trading losses to demonstrate non-viability. The Planning Officer and Committee cited an informal offer, high asking price compared to other pubs, and examples of viable rural businesses like Close Leece Farm and Grenaby Studios. At the public inquiry on 14/12/2022, Inspector Jennifer Vyse found the public house no longer commercially viable based on extended marketing, poor condition requiring substantial investment, low passing trade (11% of comparator site), and declining rural hospitality trends, satisfying Community Policy 4. However, the proposed dormer windows were uncharacteristic and harmful to the character of the sensitive rural location at the head of a National Glen, contrary to General Policy 2, Strategic Policy 3(b), and Environment Policy 42. The appeal was dismissed on 14/02/2023 for this design reason.
Precedent Value
Sets precedent that extended professional marketing, condition evidence, and location-specific traffic data can overcome Community Policy 4 for rural pub loss, but design must precisely match local vernacular including simple unbroken roofs; future applicants should prioritise roof details and avoid dormers in sensitive village/g len contexts.
Inspector: Mrs Jennifer Vyse DipTP, MRTPI, DipPBM
