21 June 2013 · Delegated - Senior Planning Officer (Anthony Holmes), Director of Planning and Building Control (M Kallyher)
Groudle Glen Hotel, King Edward Road, Onchan, Isle Of Man, IM3 2jy
The application sought approval in principle to convert the existing Groudle Glen Hotel, a redundant former public house and restaurant, into six self-contained apartments (five 2-bedroom and one 1-bedroom) with 11 off-road parking spaces.
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The officer noted the building is redundant due to its original use as a public house becoming unviable from changing attitudes to drink driving and subsequent restaurant use also failing, leading to …
Mixed responses including no objection from highways and Onchan District Commissioners (with drainage clarification), concerns from a neighbouring resident about privacy and safety, ongoing drainage discussions from a private consultant, and a flag on potential heritage significance from the Building Conservation Officer.
Key concern: potential of the former hotel as one of Baillie Scott's buildings
Highways Division Traffic Engineer
No ObjectionThis application meets highway standards and policies
Onchan District Commissioners
SupportThe Commissioners recommend that the application be APPROVED for planning purposes only
Conditions requested: Confirmation that the system can cope with the projected load should be clarified prior to any approval
Building Conservation Officer
No Commentthe Baillie Scott link had never been proven; The exterior seems mainly intact and this is perhaps, where I/we need to work the hardest with the applicant; I just wanted to 'flag' this early on in the process
Kelly-Lewthwaite Building Design Limited
Conditional No ObjectionPlease hold back consideration of the application until I have issued the relevant letter
Conditions requested: incorporate a condition (if approved) to protect neighbouring property interests in the existing foul drainage system
The Department of Infrastructure granted approval in principle (20 June 2013) for converting the redundant Groudle Glen Hotel into permanent/tourist apartments with off-road parking. Neighbour Mr C E Samson appealed on grounds of tree loss affecting privacy, intrusive spiral staircase, and dangerous parking near a bend. The inspector, after a public inquiry on 26 September 2013 and site visit, found the principle of conversion acceptable under General Policy 3(b) and Housing Policy 11, concluding that reserved matters could protect neighbour amenity and highway safety without material harm. The Planning Authority and applicant emphasised the indicative nature of plans and Highways Division support. The Minister accepted the inspector's recommendation on 18 October 2013 to dismiss the appeal and confirm the approval with conditions.
Precedent Value
Approvals in principle for building conversions are robust against neighbour appeals if policy-compliant and reserved matters can address site-specific concerns; appellants must provide evidence beyond assumptions about illustrative plans.
Inspector: Ruth V MacKenzie BA(Hons) MRTI
