Department’s Comments The application concerns the sloping garden site of Roche Banque, a property located on Gorey coast road, a short distance to the south of Gorey Harbour. This is a Green Backdrop Zone site. Other buildings in the immediate vicinity are in a range of building styles. The application is for a new dwelling built into the hillside which, in the architect’s words, comprises a series of stepped-back terraces which reflect the contour of the slope. Behind this, however, the majority of the garden area would need to be excavated down to road level representing a significant and intrusive intervention in the landscape. Architecturally, this is an interesting proposal which, one might argue, is an innovative approach to developing a difficult site. A simple palette of materials are to be used which would work well in the context (granite to the ground floor and part of the flank walls to reflect the adjoining sea wall, areas of off-white render, galvanised steel stair and balustrade, dark grey aluminium fenestration). The impact of the finished development upon neighbouring properties would not be unreasonable. The scheme would not unreasonably overlook or overbear on its neighbours. It is not possible to provide parking on the site and therefore none has been provided – this is contrary to the department’s standards for minimum parking standards. The architect has suggested that there is sufficient public parking provided in the vicinity of Gorey Harbour and Village to mean that on-site parking need not be required. It is also suggested a lack of parking would discourage car ownership and encourage use of more sustainable forms of transportation. The department does not accept this line of argument and believes that the lack of parking is a fundamental problem as it will further add to the strain on public parking in the area. As noted, an extensive amount of excavation work is required in order to accommodate the new building. This is considered excessive and intrusive within the landscape. This is a Green Backdrop Zone site wherein existing planting should be retained as much as possible and where the natural landscape remains the dominant element in the scene. This Island Plan objective is not achieved as part of the development. It is stated that the spoil would be taken to La Collette for disposal or partially re-used as hard-core base material. Applicant’s RFR letter of appeal The applicant’s agent has written a substantial letter of appeal which counters the reasons for refusal given. He contests the department’s interpretation of certain policies, in particular the Green Backdrop Zone policy and waste management policies, believing that the requirements of these polices have been satisfied. This letter is attached in full as part of the background papers. More specifically, the agent has asked that the following points in particular are made clear; - The tonnage of material to be excavated is less than was previously stated by the department (780 tonnes rather than 1,050 tonnes);
- The spoil is to be disposed of at the RJA & HS in Trinity, as opposed to La Collette;
- There is to be significant new planting at the site (46% of the site by area) which will mitigate the loss of any natural vegetation;
- The Parish of St Martin, which administers parking in the area, considers that additional demand for parking which would be generated by the scheme would not have a significant effect;
The department stands by its original reasons for refusing the application, although in respect of Reason 2, it is happy to concede that the statement “in excess of 1,000 tonnes” is factually incorrect. The panel will of course wish to consider the applicant’s case carefully. Consultation Responses HET - no objection, as the BLI is at a much higher level Environment (Ecology) - comments regarding possibility of wall lizards on the site TTS (Drainage) - the foul sewer has the capacity for this proposal TTS (Highways) - notes the constraints of parking provision within the vicinity and makes the point that this is not for the use of residents of new developments Letters of Representation 4 letters of representation received making the following points; - Narrow, steep & unsuitable site;
- Dwelling is too large in an inappropriate location;
- Increasing suburban development / overdevelopment of a green coastline – this scheme would set an unwelcome precedent for similar developments;
- Subsidence has occurred in the area – the building work might adversely affect its neighbours;
- Very difficult access;
- Denudation of street character;
- Loss of privacy of neighbouring properties;
- No on-site parking is provided – this will increase pressure on public parking and exacerbate the problem;
- Noise and disturbance during construction process;
In summary, the scheme is considered unacceptable for the following reasons: - Level / volume of excavation required in order to accommodate the new dwelling – this would be an intrusive development;
- Green Backdrop Zone – loss of natural landscaping;
- Car parking – no provision on site leading to additional strain on public
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