**Document:** Planning Statement **Application:** 24/91152/GB — Demolition of single storey flat roof elements at western side of building, and erection of a new dwelling on land to west of existing building (in association with registered building consent application 24/01173/CON) **Decision:** Refused **Decision Date:** 2024-12-17 **Parish:** Braddan **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/33468-braddan-groudle-glen-house-demolition-dwelling/documents/1077507 --- # Planning Statement ## Statement to accompany the Planning application. ![A photograph showing a large white two-story building with a brown tiled roof, situated behind tram tracks.](https://images.planningportal.im/2024/10/7071520.jpg) October 2024 Prepared by: Ellis Brown, Architects 1 Sydney Mount, Douglas, IM1 3DB ### The Proposal The proposal is a partial demolition of the existing flat roof extension and timber store situated on the western side of the former Groudle Glen Hotel allowing construction of a proposed 3 Bedroom House. Please find the area outlined to be demolished below (Appendix A). The proposed dwelling will be sympathetic to the style of other adjacent dwelling situated on the east side of the former Groudle Hotel (Appendix B) and a roof terrace serving the proposed dwelling looking over the Glen, will serve as amenity space. Historically, the Groudle Glen Hotel did have an extension depicted in images from the Late 19th century/ Early 20th century. However, this was a wooden overhead decking/canopy which had evolved into the blockwork structure it has today. It’s unknown to when this development had occurred but images from the 1990’s at least confirm it has been present since then. Remedial works to the retained existing building will occur to ‘block-up’ previous doorways to the proposed removed building, with the original building fabric unaffected by the demolition and by retaining the pitched roof situated behind the flat roof. The existing drainage facilities will be utilised connecting into the existing foul bio disc and the surface water will be connected to the existing system that serves the Groudle Hotel. The proposed dwelling will retain and accommodate adequate parking facilities to serve the home and visitors. Furthermore, within the vicinity, there are plenty of road side parking to which can be utilised. Consultation has taken place prior to this application with Thomas Sinden on the 25th of September 2024. The existing trees will be retained for the duration of the works and protected with Heras fencing where applicable. However, there are no trees that will be affected by the proposals as they are at a much lower level away from the proposed dwelling. In the event of work taking place in the vicinity of trees they will be protected to BS 5837 2012. Visibility splays shown from the approximate proposed parking position, indicated at approximately 46.7m as opposed to the 90m required for the 40mph limit is due to the road change in direction of both sides. Because of the bridge hairpin over Groudle Glen being nearby the site, it would be reasonable to assume that traffic in both directions would slow down in approach and be at a reduced speed when immediately exiting. This, combined with the road being wide allows increased visibility and availability to safely stop. ##### Summary In summary, the proposal is a partial demolition of the flat roof section of the former Groudle Glen Hotel, remedial of the retained building and a proposed dwelling in replacement of the demolished section. ### Drawings & Supporting Documentation - 24/3241/01 – Existing Site Plan and Elevations - 24/3241/02 – Existing Plans - 24/3241/03 – Proposed Site Plan and Elevations - 24/3241/04 – Proposed Plans - 24/3241/05 – Visibility Splays from Proposed Parking Appendices A-C below ##### Appendix A ![A street-level photograph showing a white rendered building with a flat-roofed single-storey section attached to a two-storey pitched-roof house.](https://images.planningportal.im/2024/10/7071522.jpg) ![A grainy black and white historical photograph showing a large two-story building adjacent to a tram on tracks with people standing nearby.](https://images.planningportal.im/2024/10/7071523.jpg) ![A vintage sepia-toned photograph depicting a railway or tramway station with tracks curving on the left and a large building with a balcony on the right.](https://images.planningportal.im/2024/10/7071524.jpg) ![A snowy exterior photograph of a large two-story detached building labeled 'Snoudale Glen' with surrounding trees and a road.](https://images.planningportal.im/2024/10/7071525.jpg) | | |---| Red box indicates area of demolition ##### Appendix B (1893) (Late 19th Century) (1990’s) ##### Appendix C ![A street-level photograph showing a cream-colored, modernist-style detached house with large windows and a flat roof. A wooden utility pole with house number 117 is prominent in the foreground.](https://images.planningportal.im/2024/10/7071526.jpg) ![A photograph of a white, modern two-story detached house featuring a prominent vertical window section and a satellite dish.](https://images.planningportal.im/2024/10/7071527.jpg) Images of the adjacent building right of the former Groudle Hotel taken on site (Left) and from Google Maps (Right) --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/33468-braddan-groudle-glen-house-demolition-dwelling/documents/1077507*