Planning Decision in respect of La Bonne Aubaine Nurseries, La Rue des Cotils, St. Helier

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A decision made (10.12.2008) in respect of a planning application for La Bonne Aubaine Nurseries, La Rue des Cotils, St. Helier.

Decision Reference: MD-PE-2008-0228			Application Number: P/2008/0120 (If applicable)
Decision Summary Title :	La Bonne Aubaine Nurseries, La Rue des Cotils, St. Helier		Date of Decision Summary:		14 October 2008
Decision Summary Author:	Chris Jones		Decision Summary: Public or Exempt? (State clauses from Code of Practice booklet)		Public
Type of Report: Oral or Written?	Written		Person Giving Oral Report:
Written Report Title :	La Bonne Aubaine Nurseries, La Rue des Cotils, St. Helier		Date of Written Report:		23.6.08
Written Report Author:	Chris Jones		Written Report : Public or Exempt? (State clauses from Code of Practice booklet)		Public
Subject: , La Bonne Aubaine Nurseries, La Rue des Cotils, , St. Helier, , Demolish existing glasshouse. Construct 4 No. new dwellings.
Decision(s): The planning application was presented to the Ministerial Meeting on 4th July 2008 where it was deferred pending a Ministerial Site Visit prior to the formal decision being undertaken. The Minister visited this site and Mont a L’Abbé Nurseries on 15th August 2008 and after further consideration of the issues involved, decided that the proposed development represented an insubstantial departure to the Island Plan and is justified as it will result in very significant environmental gains through the related application to remove a dwelling (P/2008/0067) and also the removal of all the glasshouses at Mont a L’Abbe Nurseries and the restoration of the field, and the removal of the glasshouses at Bonne Aubaine. Accordingly, having satisfied himself that the proposal would have little, if any, impact on the surrounding countryside, the Minister resolved on 1st September 2008 to grant outline planning application subject to completion of a Planning Obligation Agreement to ensure that the glasshouses and bungalow at Mont a L’Abbé Nurseries (P/2008/0067) are removed in their entirety before development first commences on this site. In reaching this decision, the Minister decided that he could not justify the provision of 4 no. dwelling units on the site, but could justify 2 well detailed, traditional, granite dwelling units of similar aggregate size, on the basis that one dwelling would replace the unit lost at Mont a L’Abbé (under Policy H10) and the other would fund the removal of the house and the two sets of derelict glasshouses at the two sites. The Minister required that the applicant should be instructed to appoint an architect to prepare revised plans to ensure a high quality scheme which accords with the Minister’s design principles.
Reason(s) for Decision See above Conditions Before any development commences on site, a Planning Obligation Agreement shall be entered into to ensure that the glasshouses and dwelling at Mont a L’Abbé Nurseries are removed and the land restored to agricultural use. In the event of the failure to complete such an agreement within 3 months of the date of this permit, the permit shall cease to have effect. Before any development first commences on site, a landscaping scheme shall be submitted to and approved in writing by the Planning and Environment Department. The approved scheme (which shall include the planting mixes outlined in the consultation response received from The States Ecologist dated 12.2.08), shall be undertaken within the first available planting season and any trees or plants which die, are removed or become seriously diseased within a period of five years from the date the planting first takes place, shall be replaced in the next planting season with others of a similar size and species. Before any development first commences on site, sample details of all the proposed materials to be used in the construction of the new development (to include window and door details), shall be submitted to and approved in writing by the Planning and Environment Department. The approved scheme shall be implemented in full and maintained as such. Notwithstanding the provisions of the Planning and Building (General Development) (Jersey) Order 2007 (or any order revoking and re-enacting that order with or without modification), the following development shall not be undertaken without express planning permission first being obtained from the Planning and Environment Department: - extensions to the dwellings - free standing buildings within the curtilages of the dwellings - alterations or additions to the roofs - erection of a porch - hard surfacing - container for the storage of oil - satellite antenna - fences, gates or walls - any windows or dormer windows Before any proposed development first commences on site, proposed details of the proposed existing and proposed site levels (to include the finished floor levels of the proposed dwellings and the finished floor levels of the immediately adjoining dwellings) shall be submitted to and approved in writing by the Planning and Environment Department. The approved scheme shall be implemented in full and shall be retained and maintained as such. No development shall take place until precise details of the means of access, including the layout, construction and sightlines have been submitted to and approved in writing by the Planning and Environment Department. The approved details shall be fully implemented before the dwellings hereby approved are first occupied. Before any development first commences on site, precise details of the proposed refuse storage and disposal shall be submitted to and approved in writing by the Planning and Environment Department. The approved scheme shall be implemented before the dwellings hereby approved are first occupied and shall be retained and maintained as such. Before any development first commences on site, precise details of the proposed foul drainage and surface water drainage has been submitted to and approved in writing by the Planning and Environment Department. The approved scheme shall be implemented in full and shall be retained and maintained as such. Reasons To safeguard the character and appearance of the area in accordance with the requirements of Policy G3 of the Adopted Island Plan 2002. To safeguard the character and appearance of the area in accordance with the requirements of Policy G3 of the Adopted Island Plan 2002. To safeguard the character and appearance of the area and in accordance with the requirements of Policy G3 of the Adopted Island Plan 2002. To safeguard the character and appearance of the area and the immediately adjoining properties in accordance with the requirements of Policy G3 of the Adopted Island Plan 2002. To safeguard the character and appearance of the area and in accordance with the requirements of Policy G3 of the Adopted Island Plan 2002. To safeguard the character and appearance of the area and in accordance with the requirements of Policy G3 of the Adopted Island Plan 2002. To ensure satisfactory drainage arrangements and to avoid flooding in accordance with the requirements of Policy G3 of the Adopted Island Plan 2002.
Resource Implications None
Action required: Notify Agent, Applicant and all other interested parties
Signature:		PLeg / PT Initials		Position: Minister for Planning and Environment
Date Signed:				Date of Decision (If different from Date Signed):

Planning Decision in respect of La Bonne Aubaine Nurseries, La Rue des Cotils, St. Helier

Planning and Environment Department

Planning and Building Services

South Hill

St Helier, Jersey, JE2 4US

Tel: +44 (0)1534 445508

Fax: +44 (0)1534 445528

Planning and Environment Department

Report

Application Number

P/2008/0120

Site Address	La Bonne Aubaine Nurseries, La Rue des Cotils, St. Helier.

Applicant	Mr G Harris

Description	Demolish existing glasshouse. Construct 4 No. new dwellings.

Type	Planning

Date Validated	22/01/2008

Zones	Countryside Zone Water Pollution Safeguard Area

Policies	G2 –General Development Considerations G3 – Quality of Design C6 – Countryside Zone C20 – Redundant Glasshouses

Reason for Referral	Conflicting policy objectives Size and scale of development proposal Ministerial Call-In

Summary/

Conclusion

This application and the planning application for the removal of the bungalow at Mont a L’Abbe Nursery site is also on the agenda (P/2008/0067) and must be considered in conjunction with this application, given the environmental benefits that can accrue from the demolition of the bungalow and glasshouses on site.

Changes in the horticultural industry have led to many glasshouses falling into disuse and eventual disrepair and dereliction. Many owners and growers consider that such circumstances might enable development to be permitted on the site. However, glasshouses are regarded as temporary structures related to the basic horticultural use of the land and subject to the policies for the countryside at large.

It can be argued that the dereliction of glasshouses blights the landscape in many parts of the Island but it is only in exceptional circumstances that such derelict sites will be appropriate for non-agricultural development.

Any re-development of glasshouse sites should therefore be considered on the planning merits of each individual site, judges against a range of criteria identified in the Adopted Island Plan. These will include the degree to which the development can be successfully integrated into the existing built-up area, its accessibility and the capability of the local physical infrastructure and environment to accommodate such development.

In this particular instance, whilst the glasshouse site is remote from the built-up area from a policy context it is considered that a limited Category B residential scheme may be considered acceptable, subject to the ability to integrate the scheme into the landscape.

Officer

Recommendation

Subject to the satisfactory completion of a Planning Obligation to ensure that the glasshouses and bungalow at Mont a L’Abbe Nurseries are removed in their entirety before development first commences on the La Bonne Aubain Site, then GRANT PLANNING PERMISSION subject to conditions. If the Planning Obligation is not completed within 3 months of the date of preparation, then the planning application shall be returned to the Minister for Planning for further consideration.

Site Description	The application relates to a disused nursery off the north side of La Rue des Cotils. The site consists of 5no. glasshouses. The site slopes considerably down from west to east. To the south is the property La Bonne Aubaine and to the east is the property, Shooters Lodge. Both these properties are in the applicant’s family ownership. The site is serviced by a private drive from La Rue des Cotils to the south and is well screened. It is however possible to obtain distant views into the site from La Rue des Cotils from the south and from La Fredee Lane to the north.

Relevant Planning History	2003 – Planning Sub-Committee Refusal – PP/2003/0596 – Demolish existing glasshouses and outbuildings and replace with two new detached dormer bungalows. The proposed development would be a harmful and unacceptable intrusion into the countryside, contrary to Policy C6 of the 2002 Island Plan, which presumes against all forms of development for whatever purpose. The proposed development would be contrary to Policy C20 of the 2002 Island Plan which presumes against the development of redundant and derelict glasshouses for non-agricultural purposes, in that: i) the site cannot be successfully integrated with the built-up area of St. Helier, or any other urban or key rural settlement; ii) it would have an unacceptable visual impact which would unreasonably affect the character and amenity of the area; iii) it would not be appropriate to the character of the site in terms of its scale, form, massing and density, and iv) it does not accord with the other principles and policies of the plan. 2000 – Planning Sub-Committee Refusal – PP/2000/0518 – Clear site of derelict glasshouses. Excavate ground level at western end of site. Fortify planting to boundaries. Construct 9no. 3 bedroom dwellings with garages. Revised plans – construct 4no. 3 bedroom dwellings. The proposal would be contrary to Island Plan policies C06 and CO27 which contain a presumption against any new non-agricultural development on derelict glass house sites within the Agricultural Priority Zone. The proposed development would be unacceptable because the site is not closely related to a built-up area and would constitute an unacceptable intrusion into open countryside, contrary to the criteria set out within Island Plan policy C028. 1995 – In May 1995, a Review Board was constituted under the Administrative Decisions (Review) (Jersey) Law 1982 to consider a complaint made by Mr. Harris about the refusal given in 1994. The Review Board was satisfied that the Committee had been in possession of all the relevant facts and upheld the decision, but raised concerns that the decision should not condemn the site to ongoing decay. The Board considered that positive action should be taken in restoring the site to its natural state. In response to this, the Planning and Environment Committee initiated an extensive study of derelict glasshouse sites in the Island and concluded that the onus for the restoration of these sites back to agricultural use should fall squarely on the shoulders of the landowners. The Committee further concluded that should the landowners fail to co-operate, it would consider using its Enforcement powers. Mr. Harris was advised of the outcome of this decision. 1994 – Planning Sub-Committee Refusal – P/1994/0063 – Demolish existing derelict greenhouses and construct 4no. granite faced dormer styled dwellings. 1993 – Planning Sub-Committee Refusal – P/1993/0201 – Construct 8 dwellings with garages to replace existing glasshouses. 1976 – Planning Sub-Committee Approval – 423/G - Construct 1no. glass house. 1974 – Planning Sub-Committee Approval – 423/F – Construct 3 bedroom bungalow.

Existing use of Land/Buildings	Glasshouses (43,100 sq ft floor area total).

Proposed use of Land/Buildings	Residential development. 4no. dwellings (7,500 sq ft floor area total).

Consultations	Parish in their letter dated 12.2.08 state “The Roads Committee has examined the plans for the above submission and comment as follows:-  Concern is expressed that Rue des Cotils is one of the narrowest lanes in St. Helier and any intensification of use should not be encouraged;  The applicant has not shown how adequate visibility lines can be achieved and although the access lane exists every effort should be made to provide the best achievable vision for safety purposes;  The refuse truck struggles to gain access to Rue des Cotils due to its narrowness and will not be able to enter the site based on its present design. The applicant must indicate how refuse is intended to be stored and disposed of, and  If approved by Planning, it should be noted that P30 plated vehicles will not be permitted down Rue des Cotils.” Environment (Ecologist) in their letter dated 12.2.08 state “There are no significant environmental issues with regards to the Conservation and Wildlife Law (Jersey) 2000. We note the proposal to strengthen the existing boundary hedgerows with the planting of common sallow, shrubby orache and hawthorn. We would not recommend the use of shrubby orache because it is not native to Jersey and is of low value for wildlife. A list is suggested planting mixes is enclosed.” Environment (Land Controls and Agricultural Development) in their letter dated 29.4.08 state “Over the last 15 years since the first application was submitted to Planning for the development of the redundant nursery, the comments made by successive members of the Land Controls Agricultural Development Section and Agriculture Fisheries Committees on the viability of La Bonne Aubaine Nursery have remained consistent in that the glasshouses are old, warped, redundant and the site too small to be commercially viable and no objection would be raised for their demolition. I have no comment to make on the proposed development of the site as it is considered that this part of the application is solely a matter for the Planning Department.” Policy and Projects in their letter dated 19.5.08 state “It is important to recognise the compromises made to the Island’s landscape in allowing glasshouse development to take place in sensitive countryside locations and it is remiss of landowners to expect that the landscape of the Island should be further compromised by allowing permanent development to replace derelict glasshouse structures. Instead, it is reasonable for the Island to expect the owners of these structures who have had the economic benefit of the glass house complex, and, in the case of modern glass, are aware of the disuse and disrepair condition, to have made the necessary financial provision for eventual removal. In the case of older glasshouse structures such as these, which have no disuse and disrepair conditions, the circumstances are potentially more difficult. The Mont A L’Abbe Nurseries site is certainly in a very sensitive landscape location, where replacement development would be entirely appropriate and the owners proposal to remove the glasshouse complex entirely and restore the land to its original state is supported. In the instance of Bonne Aubain, where the glasshouse is remote from the built-up area, a limited Category B residential development may be considered acceptable, provided that the development is low density and employs a design, materials and colour appropriate to the setting and any proposal will repair the landscape with a high quality landscaping scheme. For the Minister to use his discretion under Policy C20 and ensure that proposed environmental gain is achieved, the landowner will be required to enter into a planning obligation agreement requiring the existing dwelling, glasshouses, polytunnels etc at Mont A L’Abbe Nurseries be removed and the land restored to its natural state, to the satisfaction of the Minister for Planning and Environment and prior to any development commencing at Bonne Aubain Nurseries.” All consultations are attached with the background papers

Summary of Representations	The application has been advertised on site and in the local newspaper. The proposal has generated a total of two letters of objection. The grounds of objection are as follows:  Effect on the character and appearance of the area;  Increased noise and disturbance;  Increased traffic generation and road safety concerns;  Development is located within an agricultural area;  The proposal would set a precedent for other similar developments. One of the objectors would however, not object to a scheme for a maximum of 2 house provided that this is not a precursor to further development. All letters of representation and responses are attached with the background papers

Planning Issues	Agents supporting statement “It is imperative that this application and the submitted application for the site at Mont a L’Abbe Nurseries (P/2008/0067) (also on this agenda) are considered together. Both sites are owned by Mr. G. Harris, who has made several applications over the past ten to 15 years to construct dwellings on the La Bonne Aubaine site, all of which have been refused. After lengthy negotiations with senior planners and politicians, it has been suggested that a planning proposal that provides a very significant and positive contribution to landscape character and also a hugely significant 83% reduction in built floor space may well be looked on favourably by the Planning Department. It is clear that the La Bonne Aubaine site is very well screened and hidden from views on almost all sides and the Mont a L’Abbe site is on the contrary highly prominent in the broader landscape and can be seen from a great distance away in a number of different directions. On this basis, it has been decided that to achieve the most effective planning gain in terms of a significant positive contribution to the countryside as a whole, was to remove all traces of any development on the well screened La Bonne Aubaine site. To further enhance this philosophy, it has been decided to design the proposed two buildings in a simple, traditional linear form, utilising traditional self-toned materials to help the proposal blend in successfully with its surroundings. It is also considered that the existing bungalow at Mont a L’Abbe is poorly designed and not appropriate to its rural setting and therefore its removal will benefit this prominent part of the countryside. By suggesting the restoration of this site to natural landscape, it is simply meant ‘open land’ and do not propose providing a landscaping scheme in the future. The applicant has requested that the demolition of the existing bungalow is not carried out until the new buildings are occupied, due to the inevitable 18 month period while the new development is constructed.” Policy Considerations Policy C6 states that the Countryside Zone will be given a high level of protection and there will be a general presumption against all forms of new development for whatever purpose. It is recognised however, that within this zone there are many buildings and established uses and that to preclude all forms of development would be unreasonable. Within this zone, there will be a presumption against the redevelopment of commercial buildings but that exceptions may only be permitted where it is demonstrated that the redevelopment would give rise to substantial environmental gains and a significant contribution to the character of the area. It is expected that such improvements would arise, in particular, from significant reductions in mass, scale and built floorspace, changes in nature and intensity of use, careful consideration of siting and design and a restoration of landscape character. Policy C20 confirms that there is a presumption against the development of redundant and derelict glasshouses for non-agricultural purposes. In exceptional circumstances, the development of redundant glasshouse sites for non-agricultural purposes may be permitted provided that the development can be successfully integrated with the built-up area of St. Helier or an urban or key rural settlement; will not have an unreasonable visual impact or unreasonably affect the character and amenity of the area; is appropriate in scale, form, massing, density and character to the site and its context and will not lead to unacceptable problems of traffic generation, safety or parking. The policy recognises that there are factors affecting the horticultural industry which can cause redundancy and lead to dereliction and the consequent impact this has on the visual amenity of the countryside. It identifies the need to encourage and assist landowners to remove these eyesores and enhances the countryside, but is unclear how this might be achieved. The cost of removing these structures can be considerable, particularly if the site is contaminated and whilst the policy is not specific on the detail of how this might be achieved it implies that some form of enabling development might be considered. The Minister has absolute discretion in respect of making exceptions to Policy C20, however, because the policy is not specific, certain areas require further interpretation and in this respect, it is important to determine what is meant by the terms ‘derelict’ and ‘redundant’ and whether both should apply; it is necessary to understand what constitutes ‘exceptional circumstances’ and it is important to determine the type and extent of ‘non-agricultural development’ that might be acceptable. The terms ‘derelict’ and ‘redundant’ are used in the policy to describe the condition of the glass house structures. However, the policy only refers to the term redundancy when considering non-agricultural development, which could be quite confusing. The terms ‘derelict’ and ‘redundant’ in their own right, can describe quite different circumstances and it is important to be clear about what is meant. Whilst it is likely to be the case that a derelict glasshouse site will almost certainly be redundant; redundancy on its own may simply mean that the grower is no longer willing to invest in the industry and has decided to withdraw. Accordingly, a redundant and derelict glasshouse site is described as being dilapidated, ruined or abandoned, and of no value to the horticultural industry. The glasshouse structure is likely to be old and there are unlikely to be any planning conditions requiring the removal of the structure should it fall into disuse or disrepair. The glasshouses have been surveyed and have generally concluded that the glasshouses are dilapidated and no longer viable to the horticultural industry. If disuse and disrepair conditions are imposed on the original development permit, then enforcement powers are available to the Minister for the removal of glasshouse structures. There are no conditions attached relating to this complex. In instances where disuse and disrepair conditions do not exist, the Minister may resort to using Article 86 of the Planning and Building Law 2002, to require the removal of the glasshouses where they are adversely affecting the amenities of the Island. No compensation is payable under this article. However, it is a very draconian measure particularly if a more equitable solution can be found using Policy C20. Land Use Implications Removal of glasshouses from the site. Replacement with residential development with car parking areas, access drive and garden areas. Size, Scale & Siting The development comprises 2no. pairs of 2no. dwellings making a total of 4no. units formed in an ‘L’ shape configuration. Each unit comprises 3no. bedrooms and has an integral garage. The development will be located to the north of the existing detached dwelling and attached double garage at ‘La Bonne Aubain’ and to the east of the existing bungalow ‘Shooters Lodge’. Design & Use of Materials The development comprises 2no. pairs of semi-detached houses to be constructed of random granite with brick quoins, sills and lintols. All windows and doors (to include garage doors) to be painted timber and dormer windows to be traditional curved topped and clad in lead chimneys to be brick. The roof materials will be natural slate with traditional cement verges. Impact on Neighbours The two most immediate properties ‘La Bonne Aubain’ and ‘Shooters Lodge’ are in the ownership of the applicant. The other property in close proximity ‘Chalmers’ will be set at right angles to the new development and is already protected from view by mature tree screening. The proposed development will not have any adverse impact on adjoining neighbouring properties. Access, Car parking and Highway Considerations The development will utilise one of the two existing accesses to serve the site off La Rue des Cotils. The existing access to serve ‘La Bonne Aubain’ will remain exclusively for that property use and the new development will utilise the access previously used when the glasshouses were in operation. The comments of the Parish have been noted and the requirements can be conditioned accordingly. Each of the three bed properties has provision for 4no. car parking spaces each (including garages). This is acceptable, as are the proposed turning and access drive arrangements. Foul Sewage Disposal The foul sewerage will go to the existing foul sewer arrangement. Landscaping issues Whilst the submitted scheme has indicated the potential for increased landscape provision, no firm details have been provided and this will need to be conditioned accordingly. Other Material Considerations The applicant has requested that the demolition of the existing bungalow at Mont a L’Abbe is not carried out until the new buildings are occupied, due to an 18 month period when the new development is constructed. However, to ensure that there can be no potential issues involving the retention of the existing bungalow on site at a later date, the Planning Obligation will require that all buildings are removed from the site before any development first commences on site.

Officer Recommendation	Subject to the satisfactory completion of a Planning Obligation to ensure that the glasshouses and bungalow at Mont a L’Abbe Nurseries are removed in their entirety before development first commences on the La Bonne Aubain Site, then GRANT PLANNING PERMISSION subject to conditions. If the Planning Obligation is not completed within 3 months of the date of preparation, then the planning application shall be returned to the Minister for Planning for further consideration.

Conditions Reasons	Before any development first commences on site, a landscaping scheme shall be submitted to and approved in writing by the Planning and Environment Department. The approved scheme (which shall include the planting mixes outlined in the consultation response received from The States Ecologist dated 12.2.08), shall be undertaken within the first available planting season and any trees or plants which die, are removed or become seriously diseased within a period of five years from the date the planting first takes place, shall be replaced in the next planting season with others of a similar size and species. Before any development first commences on site, sample details of all the proposed materials to be used in the construction of the new development (to include window and door details), shall be submitted to and approved in writing by the Planning and Environment Department. The approved scheme shall be implemented in full and maintained as such. Notwithstanding the provisions of the Planning and Building (General Development) (Jersey) Order 2007 (or any order revoking and re-enacting that order with or without modification), the following development shall not be undertaken without express planning permission first being obtained from the Planning and Environment Department: - extensions to the dwellings - free standing buildings within the curtilages of the dwellings - alterations or additions to the roofs - erection of a porch - hard surfacing - container for the storage of oil - satellite antenna - fences, gates or walls - any windows or dormer windows Before any proposed development first commences on site, proposed details of the proposed existing and proposed site levels (to include the finished floor levels of the proposed dwellings and the finished floor levels of the immediately adjoining dwellings) shall be submitted to and approved in writing by the Planning and Environment Department. The approved scheme shall be implemented in full and shall be retained and maintained as such. No development shall take place until precise details of the means of access, including the layout, construction and sightlines have been submitted to and approved in writing by the Planning and Environment Department. The approved details shall be fully implemented before the dwellings hereby approved are first occupied. Before any development first commences on site, precise details of the proposed refuse storage and disposal shall be submitted to and approved in writing by the Planning and Environment Department. The approved scheme shall be implemented before the dwellings hereby approved are first occupied and shall be retained and maintained as such. Before any development first commences on site, precise details of the proposed foul drainage and surface water drainage has been submitted to and approved in writing by the Planning and Environment Department. The approved scheme shall be implemented in full and shall be retained and maintained as such. To safeguard the character and appearance of the area in accordance with the requirements of Policy G3 of the Adopted Island Plan 2002. To safeguard the character and appearance of the area in accordance with the requirements of Policy G3 of the Adopted Island Plan 2002. To safeguard the character and appearance of the area and in accordance with the requirements of Policy G3 of the Adopted Island Plan 2002. To safeguard the character and appearance of the area and the immediately adjoining properties in accordance with the requirements of Policy G3 of the Adopted Island Plan 2002. To safeguard the character and appearance of the area and in accordance with the requirements of Policy G3 of the Adopted Island Plan 2002. To safeguard the character and appearance of the area and in accordance with the requirements of Policy G3 of the Adopted Island Plan 2002. To ensure satisfactory drainage arrangements and to avoid flooding in accordance with the requirements of Policy G3 of the Adopted Island Plan 2002.

Background Papers	1:2500 Location Plan Consultation Responses Neighbour representations

Endorsed by:

Date: