28 July 2005 · Planning Committee
Groudle Glen Hotel, King Edward Road, Onchan, Isle Of Man, IM3 2jy
The proposal involved alterations and additions, including infilling under an upper floor extension and converting part of the basement, to create function rooms at the existing Groudle Glen Hotel to support the restaurant business.
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The Planning Committee determined that the creation and use of the proposed function room would cause unacceptable adverse impact on neighbouring properties' amenity, specifically due to limited on-si…
recommend approved for planning purposes only; parking would not materially increase over existing situation
Environmental Health provided detailed food hygiene and building standards requirements for the function rooms; DOT Highways objected due to insufficient parking and highway safety; Fire Safety Officer had no objection subject to specific fire safety conditions; IoMWA requested w…
Key concern: Insufficient parking and highway safety due to road width and additional traffic from function room
Environmental Health Food Hygiene Advice
Conditional No ObjectionThe walls, floors, doors, windows, ceiling... shall enable them to be effectively cleaned, and prevent risk of infestation; Provide suitable and sufficient means of ventilation to all food rooms... Regulation 23
Conditions requested: Floor of any food room surfaced or treated with suitable durable impervious material; Surfaces with which food comes into contact impervious to grease and easily cleaned; Shelves and service pipes fixed at least one inch clear of walls and one foot above floor; Cupboard units constructed to prevent vermin harbourage with cleaning access; recommend mobile tables/shelves; Cooking equipment fixed clear of walls with cleaning access; recommend movable equipment with flexible couplings; Suitable ventilated food storage with adequate refrigeration meeting Regulation 27 and 9 temperatures; Suitable sinks for food washing and equipment with draining platforms, preferably stainless steel, hot/cold water; Two sinks with draining or double bowl sink for washing up without dishwasher; single sink with dishwasher; Suitable ventilation per Regulation 23 including extract for cooking appliances with screened inlets; Suitable lighting without glare; Accommodation for employees' clothing not in food rooms unless lockers, with drying facilities; Hand washing basins with hot/cold water near food rooms and in toilets; Sanitary accommodation per specified scale with ante-chamber ventilation, self-closing doors; Refuse storage within boundaries in sealable containers with impervious floor and extract; Intercept grease from drainage; No nuisance from effluvia, noise etc., provision for disabled
Department of Transport Highways Division
ObjectionThe width of the road varies between 7.9 and 7.5 metres... 5.0 metres is available for the passage of traffic which is not sufficient
Isle of Man Fire And Rescue Service
Conditional No Objectionhas no objection to the scheme as proposed
Conditions requested: 1 hour fire resistance between basement and ground floor; Emergency exit doors open in direction of escape; FD60S fire door at bottom of staircase to ground floor; staircase enclosed half hour fire resistance; Boiler room enclosed 1 hour fire resisting with FD60 door; Half hour fire resisting glazing in boiler room bay window and windows within 1.8m of escape route; External doors within 1.8m of escape route FD30 with self-closing devices; External emergency lighting on escape routes to BS 5200 Part 1 1999; Health & Safety Signs to Safety Signs & Signals Regulations 1996
IoMWA
Conditional No Objectionrequest that a condition of planning be that the applicant must contact the Authority
Conditions requested: Applicant must contact IoMWA to ensure water supply connection or amendment per Water Supply Byelaws; contact Byelaws Inspector tel. 69 59 57 for change in commercial supply
Onchan Commissioners
Supportthe Commissioners have taken the view that the level of car parking... would not be materially increased; support the applicant's request... that the decision... be reversed and that the application be APPROVED
The original application for alterations and additions to convert storage and other areas into function rooms at the Groudle Glen Hotel was refused by the Planning Committee on 21 July 2005 and confirmed on review on 9 September 2005, primarily due to intensification of use causing increased disturbance and reliance on highway parking harming residential amenity. The appellant argued the proposal reinstates historic use, existing operations already cause no issues, parking problems pre-exist, and it would serve glen visitors without material change. The inspector identified the main issue as lack of on-site parking requiring 18 additional spaces, leading to more highway parking on a narrow road (7.5-7.9m wide), risking highway safety for larger vehicles and exacerbating noise/disturbance to nearby residents. Visual impact and sewage issues were accepted as non-problematic. The appeal was dismissed, upholding the refusal.
Precedent Value
Appeals must provide quantitative parking evidence addressing highway authority requirements; minor public benefits do not outweigh proven safety/amenity harms from intensification without on-site parking solutions. Future applicants should propose scaled-down schemes or parking mitigation.
Inspector: David G Hollis
