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for the Alteration and extension of the existing Dwelling at Settlers Hollow Groudle Glen Onchan for Mr B Fitzsimmons
Job No. 2.1663
Prepared by: McGarrigle + Jackson 19 Mount Hazelock Douglas IMT 2QG Tel: 01624-628141 Fax: 629334 email: [email protected] web: www.mcgarrigle-jackson.com
October 2010
1.02 The site is situated on the north side of King Edward Road at its junction with Groudle Road and Groudle Old Road and access is from the lower part of Groudle Road leading to the Groudle Glen cottages complex. The whole of the site is contained on ordnance survey 4178NE and 4178SE. 1.03 The dwelling presently occupying the site, was built in the 1970's, and comprises a 2 storey building with linked garage and large timber decked terraces. The house is typical of the time with false stone panelling, concrete roof tiles and painted textured render. Groudle Glen cottages are the nearest neighbouring properties, these consist of private dwellings (Scott Close) holiday cottages and an administrative office building. 1.04 The subject site is approximately 2 acres and is predominantly dense trees and shrubbery steeply sloping to the Groudle River. A topographical survey and tree survey has been undertaken to the immediate site area and these are shown on drawing No. 01.1663.P01A. 1.05 The present foul and surface water drainage is part of the private systems serving Groudle Glen cottages and foul drainage is to the private sewage treatment plant on the opposite side of the river, which has sufficient capacity for the replacement dwelling. Surface water final outfall is to the river. The whole of the site is in the ownership of Mr B Fitzsimmons, the applicant. 1.06 All main services are available to the dwelling. The present property is served by a bulk gas storage tank.
Three applications have been approved for Settlers Hollow. 08/01453/B for extensions was approved on the 01.01 .94 08/01349/A approval in principle for a replacement dwelling approved on the 04.11.08 09/01532/B approval in detail for a replacement dwelling approved on the 16.11.2009 2.01 The area is designated private woodland or parkland on the Onchan Local Plan (Map I). The site is an existing dwelling although not specifically noted as such on Map I. 2.02 The present building is not registered and the area is not a conservation area. 2.03 A meeting was originally held with Mrs Hazel Fletcher of the Department of Transport, Highways Division, to discuss the various options for access. It is intended to utilise the existing access with some improvement to the entry onto Groudle Old Road to provide a better turning radius. The parking and turning area within the site is substantially increased to allow improved turning and exiting in a forward direction.
3.01 The outline or indicative drawing included with the application in principle indicated the existing dwelling to be demolished and replaced with a new contemporary building. The approval schedules of conditions stated that all matters of design were to form reserved matters, which should form the basis of a single application. 3.02 The limitations and opportunities offered by the steeply sloping site have been carefully considered, together with the natural features of the site, i.e. dense trees and undergrowth forming the south side of the Glen. 3.03 The previous application [09/01532/B] was for demolition and a replacement dwelling, the present application is for retention of the existing dwelling together with alterations and extensions, the footprint is to remain largely as the existing dwelling. The design is intended to be modern and innovative, retaining a traditional house form in terms of pitched roofs etc and materials used in a contemporary manner, strongly reflecting the design of the previously approved application, again the main materials selected are Manx stonework at the lowest level with painted render above. The upper storey being clad in cedar to reflect the woodland setting. The roof is shown as slate or slate like material in accordance with condition 3 of the previous approval. Windows, doors, screens are also stained timber, with the contemporary styling emphasised by the extensive use of terraces reflecting the existing house design, and partly to take advantage of the topography and setting in a wooded glen, whilst affording superlative views over the glen and distantly to the sea. 3.04 Reference has been made to the form of the existing dwelling and the floor level of the main entrance to the building has been established as the existing house, which at this level is one storey, the proposals are for this to be increased to two storeys, there is already a lower ground floor storey the levels of this and the existing ground floor storey are to be retained. 3.05 The level of the roof is still well below the level of the main Groudle Road, which together with the trees between, do not permit a view of the property from the public roads. 3.06 Opportunity has been taken to site extra accommodation in the mainly roof space area of the garage, giving external access to a small terrace onto the lawn area the application also includes for lowering and levelling of the rear and side lawns. 3.07 The present house occupies a clearing within the wooded area; the alterations and extensions proposed do not therefore impinge on the existing trees, however, in forming the lawn areas indicated 7 No. Trees are scheduled to be removed, as they will be affected by the retaining structures envisaged. The overall nature of the site will however remain very much a Manx Glen with dense trees and shrubs.
4.01 In conclusion, we feel that the proposals respect the site in terms of topography and materials. The proposals show high quality materials within the context of a modern design strongly reflecting the approved dwelling previously approved. 4.02 The proposals though substantial, again remain largely hidden, the levels reflecting the topography of the site allowing a compact plan arrangement with vertical circulation within the dwelling
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