26 June 2012 · Delegated - Mr Chris Balmer (Case Officer)
Land Adjacent To Waterfall Hotel Carpark, Shore Road, Glen Maye, Isle Of Man, IM5 3bg
The proposal involved building a two/three-storey structure (10.2m high, 8m wide, 16.4m deep) with three apartments and one house in the existing beer garden area, extending 0.7m into the adjacent car park for eight parking spaces. The site is in a Residential/Woodland area next to Glen Maye National Glen.
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The officer assessed the proposal against Isle of Man Strategic Plan policies and found it unacceptable due to multiple conflicts.
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/form/design (b), not adversely affect townscape character (c), provide satisfactory amenity standards (h), and not harm locality amenity (g). Officer found proposal fails all: obtrusive design/scale in traditional village, towers over Glen harming public views/amenity, poor light/outlook from trees, blank gables prominent from public viewpoints.
Environment Policy 3
Prohibits unacceptable loss/damage to woodland of public amenity/conservation value. 19 mature trees (woodland area) adjacent on steep slope have high value; proximity risks future felling due to shading/safety/nuisance (citing Lorne House appeal precedent), no tree survey/protection submitted.
Environment Policy 28
Prohibits development risking/increasing ground instability unless precautions taken. Steep slopes with exposed tree roots border site; excavation/soakaways near slopes unproven safe, no evidence submitted despite officer request.
Transport Policy 4
Requires highways to safely accommodate development traffic. 8 spaces don't comply (short depth), encroach on shared car park without separation/integration details, reducing capacity contrary to public Deed rights.
Strategic Policy 4
Glen Maye not a service village; maintain settlement character/scale for local needs. Cited by objectors as housing quota exceeded, but officer focused on other GP2/ENV issues.
Environment Policy 42
New development in settlements to reflect local character; no inappropriate backland or loss of green spaces. Proposal in prominent beer garden harms locality character/open space.
Recommended approval (deferred pending visibility splays and parking separation details)
No objection subject to conditions on sewer connection and no surface water to foul sewers
No comment on merits; request informative note
No comment on merits; request informative note
DEFA Forestry and Patrick Parish Commissioners objected to the development due to tree impacts, parking loss, and incompatibility with the area, while Manx Electricity Authority requested contact for utilities; multiple local residents also objected on similar grounds.
Key concern: encroachment on public car park and impact on trees in National Glen leading to potential future felling pressure
DEFA Forestry
ObjectionThe Department feels that it must object to the proposed development as the plans currently stand.; We would not sanction the removal of trees for these reasons.; There should be no disturbance to the ASSI permitted as part of any development.
DEFA Forestry (Peter Keenan)
ObjectionThe Forestry directorate would not issue a felling licence for any trees in this area at the present time.; if permission were to be granted we may be placed in the invidious position of having to issue a felling permit due to the close proximity of the trees in relation to the proposed building.
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application.
Conditions requested: applicant must contact the Authority; contact Network Operations Department (Tel. 687687) to discuss working practices around Cables and Overhead Lines which may be required to be diverted; Contact the M.E.A. for Electrical Site Safety 5 documents (Tel. 687766); Contact the M.E.A. Planning Department (Tel. 687781) to discuss the electricity supply; All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6
Patrick Parish Commissioners
ObjectionThe Commissioners resolved to OBJECT on the following grounds
