Loading document...
7 January 2016
Contains a mix of building styles and ages from modern in the area of Shoprite to Victorian, at the lower end of Empire Terrace. Neighbouring properties on the lower side of Fernliegh are of a modern design with glazed frontage. The site is backed by the crosswall three storey buildings of Falcon Cliff Court. To the South West and North East existing stand alone buildings, "Falcon Cliff" and "Fernleigh" are office buildings converted from former uses, both well separated from the proposal.
The site faces onto Douglas bay and with views looking over towards Douglas promenade and harbour. The site is at the head of the bank that runs up from Douglas promenade with the Palace Hotel/Palace Cinema at its foot. Palace Road, the proposed frontage is set in the region of 3 m to 4 m below the level of the top of the bank and allows for the proposed dwelling to be set mainly into the top of the bank with vehicular access from Palace Road.
The site is separated from the adjoining office building "Fernleigh" by a tree belt on the common boundary with a car parking area on its North Eastern side, Falcon Cliff is across the road and to the North East of the proposal at a higher level. The site faces the rear of No.25, Falcon Cliff Court and the other dwellings in Falcon Cliff Court. They are three storey and at ground floor contain an integral garage, entrance hall and utility space. Living rooms are at first floor and bedrooms are at 2nd floor. Outlook from these properties will be little affected by the proposal its top level being of a similar height of shrubs and bushes that in places in the locality are of a similar height. The boundary trees and those on the sea side of Palace Road obstruct sea views from the lower levels of the Falcon Cliff Court dwellings.
For a site on a cliff top, facing the sea, with dwellings to the rear and in an urban area the design requirements of the applicant being for an appropriately designed building results in a simple form with extensive glass on the visual frontage, with no windows facing Falcon Cliff Court at the rear. The amenity requirements of the applicant being met by a garden terrace on the North West portion of the site.
16 00034
Similar sites i.e. Cliff top location, have resulted in imaginative designs of this nature on the Island and other locations beyond.
Impact
From Front - The main visual area is from the Palace Road, though only glimpsed by passing traffic due to be inset into the topography.
Rear - With only 2 m of the dwelling above ground level at this point it is no more intrusive than fencing or shrub planting in this area of the site.
Side - (South West) largely obscured from view by boundary tree belt. Windows are thus screened from intrusion to and from "Fernleigh".
Side - (North East) Very limited visual impact as this area is set into the bank which will screen views from this side.
The rear of No. 25 Falcon Cliff Court faces the proposal (owned by the applicant) with living accommodation at 1st and 2nd floor. With no windows on the rear of the proposed dwelling, the proposals impact will be little more than the present situation as regards outlook, given the existence of tree belts on the south west side boundary and the south east side of Palace Road. It will not have any impact on light or privacy or enjoyment currently existing. The property has garden areas to both frontage and the side providing more than is required by the applicant for No.25, it being a maintenance problem and this can be seen at other properties with similarly large gardens.
Finishes
The style dictates simple lines and finishes and the proposal is for a white painted plain smooth render finish.
Planting at the garden terrace and road frontage will provide for visual enhancement of dwellings appearance.
General
The building is to be provided with high level of insulation to minimize energy loss and lessen fuel usage. The roof overhang will provide shading in the hotter parts of the year.
Parking
Parking is provided in the area of the building entrance from the street frontage providing three parking places.
Services
It is proposed to connect to mains services and enquiries are underway to confirm their availability. Excavated Material It is proposed that excavated material will be removed by a haulage contractor who will recycle it for use on other projects. Landscaping
The plans indicate that enhancement of the proposal will be undertaken through appropriate planting and management of existing trees etc. on the site.
If required a scheme for such will be presented for planning department consideration and approval prior to the start of work.
Note - Leylandii currently on the site are to be removed, applicant has permission from the Forestry Department to do so.
7 - 9 Drinkwater Street · Douglas · Isle of Man · IM1 1AT Tel: (01624) 621576
PNK Ltd Trading as Partington Nixon & Kinrade. Registered in the Isle of Man No. 121590C Registered Office as above. Directors: J.A. Callow Tech R.I.C.S., S.M. Taylor Resident Consultant - C.S.T. Nixon
Copyright in submitted documents remains with their authors. Request removal
View as Markdown