The application relates to the demolition of an existing single-storey residential unit and an ancillary building and their replacement with a three-storey unit with parking. The principle of the development is acceptable and there are other similar developments in Winchester Street. The Application Sub-Committee, upon refusing 2 units, advised that one replacement unit may be acceptable and it was on this basis that the advice to submit an application was given. The current proposal was not refused on the basis of its design or impact on the appearance of the street as it is accepted that it could complete the street scene. The existing unit is sub-standard in terms of its amenity space provision and (likely) its internal space. Its replacement with a larger unit is welcomed by the Housing Department (see consultation response dated 25/10/05). However, the existing building is only single storey and as such does not impact on the amenity of the existing or neighbouring residential units. Overall, the development results in cramped relationships with existing properties and fails to provide sufficient amenity space. Amenity Space The proposed development provides 14.5m2 of amenity space which is only 50% of the minimum requirement for amenity provision for a two bedroom dwelling. Just as the existing yard has only limited value as amenity space, the ground floor area (approx. 30m2) has virtually no value as it would be in almost constant shadow and be adjacent to two parking spaces. It is true that other developments (in St. Helier) have only limited private amenity space but often this is complemented by communal space. The proposed unit is considered to be capable of family occupation given that it has two bedrooms, this is materially different to No. 16 David Place that has only one bedroom. No other specific “precedents” have been put forward by the agent as justification for the present application. It should also be noted that the adjacent development was approved under the previous Island Plan. The 2002 Island Plan, through policies H8 and G2, places a greater emphasis on providing adequate amenity space. Impact on neighbouring residential units The proposed three-storey development does follow the style and form of the adjacent development. However, it is considered that the development at the rear of 16 David Place has resulted in a harmful relationship with the main building and to repeat this relationship would result in a similar harmful relationship. However, it is likely that the proposed dwelling would create a greater impact on both 16 and 18 David Place by virtue of its enclosure of the majority of the open space between to properties. The close relationship of the balcony and the adjacent windows and the property to the south is also likely to result in an unreasonable degree of overlooking and lack of privacy for both the existing and proposed residential units. Additional Information The agent has submitted an amended scheme with an increased area of amenity space (30m2). Whilst this cannot be considered as part of the Request for Reconsideration it does not overcome the cramped relationship of a new three-storey building only 3.8m from the adjacent building. |