Board questions
Our masterplan limits us to a maximum of 5,000 m² of built area — just 4% of the total site. Unroofed structures such as parking, roads, and pools are excluded from this calculation, which we consider a real advantage of Iceland’s planning regulations.
Mobile structures — including our planned staff housing on wheels, a containerized laundry, sewage treatment plant, watertanks, etc. — are not counted initially, but may be classified as permanent after two years, at which point we can relocate them. The ideal scenario: as demand for meetings and events grows, the spaces currently used for staff cabins become available for guest cabins, while staff accommodation moves to a nearby property within walking or cycling distance.
Why this voluntary limit?
Staying within 5,000 m² allows us to avoid the mandatory environmental impact assessment (EIA). We are confident we would pass such a study, but it could might add some extra time to the permit process and of course add additional consulting costs.
Our consultants at ELFA recommended we start within this 5,000 m² envelope. If, after a year or two of operation, we need more capacity, we will be well-placed to support the required EIA with a demonstrated track record of responsible, low-impact management.
Update August 28:
In consultation with the municipality and our EFLA consultants, we have decided to ask the Planning Ministry whether an EIA is required — proactively, rather than risk complaints that we stayed just under the threshold to avoid scrutiny. We are confident we will pass with flying colors, and full transparency now will also make it easier to add building capacity in the future.
Location
With 12.1 hectares in total and about 8.7 hectares reserved for cabins, we would probably add 350 cabins if we were in the Netherlands!
Close enough to hear your neighbor snore !
That’s NOT our goal! People come to enjoy nature in Iceland. A huge mostly empty landscape with amazing views. That should not include your neighbor’s terrace. Our primary critirion was: guests should feel comfortable walking around naked in their cabin without the fear of being seen by others 😉. Privacy is luxury!
Each cabin (approx. 55m2) will be placed about 25-80 m. apart, depending on the topography and vegetation, in such a way that they can’t ‘see’ each other and all have a onobstructed view of the fjord, mountains and/or valley.
We have identified about 40 excellent potential building spots to place these cabins which you can explore via this link. It will show you pictures and panoramic videos.
But it’s not only the spots that are spectacular: the cabin design in itself is unique and going to be a huge factor in our hotel’ USP. Nothing like this exists and yet it’s 500-year old proven technology to make it happen.
See more on our cabin design at this page.
Zoning plan
With 12.1 hectares in total and about 8.7 hectares reserved for cabins, we would probably add 350 cabins if we were in the Netherlands!
Close enough to hear your neighbor snore !
That’s NOT our goal! People come to enjoy nature in Iceland. A huge mostly empty landscape with amazing views. That should not include your neighbor’s terrace. Our primary critirion was: guests should feel comfortable walking around naked in their cabin without the fear of being seen by others 😉. Privacy is luxury!
Each cabin (approx. 55m2) will be placed about 25-80 m. apart, depending on the topography and vegetation, in such a way that they can’t ‘see’ each other and all have a onobstructed view of the fjord, mountains and/or valley.
We have identified about 40 excellent potential building spots to place these cabins which you can explore via this link. It will show you pictures and panoramic videos.
But it’s not only the spots that are spectacular: the cabin design in itself is unique and going to be a huge factor in our hotel’ USP. Nothing like this exists and yet it’s 500-year old proven technology to make it happen.
See more on our cabin design at this page.
Update September 1, 2026
The public comment phase on our detail zoning plan (deliskipulag) has closed. The municipality is reviewing the comments and with our ELFA consultants addressing them before they send it to HMS/Skipulagstofnun – the national planning agency for review.. We expect this to be wrapped up before the end of the month.
As we started this project, the municipal council has consistently and unanimouisly approved each step of the process. They support us 200%. In fact, the former major once told us: ‘we need this project’. After all, 50.000 people visit the Glymur area each year without leaving any revenue for the municipality. Based on projection, we think our project once fully operational will increase the municipal tax revenue with 10-15%. That is a welcome improvement for a small municipality likeHvalfjarðarsveit.
HMS then has 4 weeks to review and ask for clarifications. In practice, this time may be extended to 6-8 weeks. After their approval it will be published in the national gazette (Stjórnartíðindi).
Our masterplan limits us to a maximum of 5,000 m² of built area — just 4% of the total site. Unroofed structures such as parking, roads, and pools are excluded from this calculation, which we consider a real advantage of Iceland’s planning regulations.
Mobile structures — including our planned staff housing on wheels, a containerized laundry, sewage treatment plant, watertanks, etc. — are not counted initially, but may be classified as permanent after two years, at which point we can relocate them. The ideal scenario: as demand for meetings and events grows, the spaces currently used for staff cabins become available for guest cabins, while staff accommodation moves to a nearby property within walking or cycling distance.
Why this voluntary limit?
Staying within 5,000 m² allows us to avoid the mandatory environmental impact assessment (EIA). We are confident we would pass such a study, but it could might add some extra time to the permit process and of course add additional consulting costs.
Our consultants at ELFA recommended we start within this 5,000 m² envelope. If, after a year or two of operation, we need more capacity, we will be well-placed to support the required EIA with a demonstrated track record of responsible, low-impact management.
Update August 28:
In consultation with the municipality and our EFLA consultants, we have decided to ask the Planning Ministry whether an EIA is required — proactively, rather than risk complaints that we stayed just under the threshold to avoid scrutiny. We are confident we will pass with flying colors, and full transparency now will also make it easier to add building capacity in the future.