The application proposes to demolish the front façade and rear part of a building listed on the Minister's Register of Buildings and Sites of Architectural, Archaeological and Historical Importance in Jersey as a Building of Local Interest. Policy G13 seeks to preserve and protect the architectural and historic character and integrity of registered buildings and places. Policy G13 also requires sufficient information against which the impact on the fabric and appearance of the building can be assessed. During the Request for Reconsideration process, it came to light that the second Historic Building response dated 12 March 2008 was not copied to the applicant prior to the original decision being made. Whilst this is regrettable, the consultation response did not raise any new issues that had not already been in discussion. Therefore, the error would not have made a material impact on the decision. The agent has confirmed by email dated 20 June 2008, that no new issues were raised by the second Historic Building response and thus has not submitted any further comment in this regard. The agent argues that the philosophy of G13 and the protection of Buildings of Local Interest is based on the importance a building has to the general amenities of the Island, and that protection should be limited to the various parts of a building that contribute to public amenity. In this case, the agent argues that protection should be limited to the front façade and not any part of the rear of the building, which cannot be seen from public view. However, the registration of a Building of Local Interest relates to an entire site. In some circumstances, in addition to a historic building, there are other structures on the site that do not contribute to the registration, such as minor outbuildings or modern rear extensions. In these instances, alterations have been permitted which do not impact on the historic building, such as in the cases listed by the agent in his Request for Reconsideration letter dated 28 April 2008. However the subject application does not propose this. The application proposes the demolition of the front façade, the most publicly visible part of this Building of Local Interest. The application also proposes to demolish the rear building which is an integral part of the Building of Local Interest and contributes to its registration. The rear of the building is not a modern extension, nor an outbuilding within the site. It is an integral part of the Building of Local Interest, and as the Historic Building Officer advises, contributes to its registration. Therefore, under Policy G13 there is a presumption against the proposed demolition works to the front and the rear. The agent argues that the demolition is necessary work as the building is structurally unsound. The existing building is in poor condition, however its current degraded state does not mean the building has lost its historic integrity. The agent submitted a report by structural engineers, Hartigans, in March 2008, which was considered during the application process. The report from Hartigans is not comprehensive on all options available for this building. The report confirms that the building is unsound and that “In brief, the building could be demolished, it could be refurbished and secondary structure introduced, or elements could be taken down and reconstructed to match the original”. This report also states that “It is highly likely that the most effective way to introduce stability to the building will be by introducing an internal frame. The frame may well impinge on the character and external appearance”. Therefore, the report confirms that repair and refurbishment is possible, but does not elaborate on the extent of this work nor its impact on the external appearance. It is highly likely that the demolition and rebuild of the front façade and rear part is the simplest and less costly option, however this building is listed as a Building of Local Interest and Policy G13 seeks to retain and repair listed buildings wherever possible. To this end, the applicant has not provided sufficient information to demonstrate that repair and refurbishment cannot be achieved or the impact that such work may have on the Registered Building. Further to this, insufficient information has been submitted regarding the roof, its stability and indeed its protection during the demolition and reconstruction of the front façade and rear part of this Building of Local Interest. The original roof and roof tiles remain and also contribute to the value as a Building of Local Interest. Additional information that should of been provided to demonstrate that the works will not harm the Building of Local Interest include further details on the possible repair and refurbishment, the precise details of the proposed demolition and rebuild of the front façade, the materials and methods to be used in the rebuild of the front facade, or the structural protection of the roof and remaining walls during demolition. The lack of information in this regard means that the applicant has not demonstrated that the proposed works would not be harmful to the Registered Building, which is contrary to Policy G13. Also open to the applicant, is the option to challenge the registration of the building, but this is processed through a separate application to the Historic Buildings Department. However the current situation is that the Historic Buildings Officer has advised that the building in its entirety contributes to the registration of this Building of Local Interest, and therefore in accordance with Policy G13, its partial demolition is considered unacceptable, especially whilst the option to repair and refurbish is possible. None of the information contained within the agent’s letter of 28 April 2008, offers any additional material information to address the reasons for refusal, and as such the recommendation is to maintain the refusal. | 
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