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for a Replacement Dwelling at Settlers Hollow Groudle Glen Onchan for Mr B Fitzsimmons
Job No. I. 1663
McGarrigle + Jackson archiects and urban designers
Prepared by: McGarrigle + Jackson 19 Mount Havelock Douglas IMI 2QG Tel: 01624628141 Fax: 629334 email: [email protected] web: www.mcgarrigle-jackson.com
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 There is presently a dwelling occupying the site, which was built in the 1970's. 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. The present house comprises a 2 storey building with linked garage and large timber decked terraces. 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.
Two applications have been approved for Settlers Hollow. 08/01453/B for extensions was approved in 01.01 .94 08/01349/A approval in principle for a replacement dwelling approved in 04.11 .08 for a period of two years. 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 Two meetings have been held with Mr A Holmes, Planning Officer for the area, when the envisaged approach for this application was discussed. 2.04 A meeting was also 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 exit in a forward direction.
3.01 The outline or indicative drawing included with the application in principle show a 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 present application is broadly sited on the footprint of the existing building taking the main elements, i.e. access, garaging and terracing from the existing dwelling. 3.03 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. 3.04 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. 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 plain tiles, windows, doors, screens are also stained timber, with the contemporary styling emphasised by the extensive use of balconies and terraces partly taking reference from the existing house and partly to reinforce the setting in a wooded glen, whilst affording superlative views over the glen and distantly to the sea. 3.05 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, with a further storey below (as the existing) to take account of the topography of the site. 3.06 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. 3.07 A true view of the property can be seen from the fields opposite and the enclosed photograph "view A" show the present view, together with the proposed, the impact can be seen as negligible. 3.08 Opportunity has been taken to site extra accommodation in the mainly roof space area of the garage, giving external access to a small terrace on the present lawn area. 3.09 The present house occupies a clearing within the wooded area; the proposals largely sitting on the footprint of the existing house do not require the removal of any major trees.
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 again respecting the surrounding natural form and charm of the Glen. 4.02 The proposals though substantial, remain largely hidden, with the footprint minimised by utilising the topography of the site to allow vertical circulation within the dwelling allowing a compact plan arrangement.
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