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A decision made (26/10/2007) regarding: La Pompe, La Rue des Varvots, , St. Lawrence. Construct double garage to east elevation. REVISED PLANS: Amend roof design to pitch to allow for 2 No. bedrooms, include link to main house. REQUEST FOR RECONSIDERATION of refusal of planning permission.

Decision Reference: MD-PE-2007-0330		Application Number: RP/2007/1444 (If applicable)
Decision Summary Title :	RFR-La Pompe	Date of Decision Summary:		17.12.07
Decision Summary Author:	M. Jones	Decision Summary: Public or Exempt? (State clauses from Code of Practice booklet)		Public
Type of Report: Oral or Written?	Both	Person Giving Oral Report:		M. Jones
Written Report Title :	RFR-La Pompe	Date of Written Report:		7.11.07
Written Report Author:	Marion Jones	Written Report : Public or Exempt? (State clauses from Code of Practice booklet)		Public
Subject: , La Pompe, La Rue des Varvots, , St. Lawrence, , Construct double garage to east elevation. REVISED PLANS: Amend roof design to pitch to allow for 2 No. bedrooms, include link to main house. REQUEST FOR RECONSIDERATION of refusal of planning permission.
Decision(s): At the Ministerial Meeting of the 26 October, the Assistant Minister decided that subject to design revisions the application would be supported. A site visit took place on the 27th November at which time the Assistant Minister set out the design requirements. Revised Plans were subsequently submitted and the scheme approved in accordance with those plans on the 14th Jan 2008.
Reason(s) for Decision: Initial design unacceptable. Application supported subject to design revisions to roof pitch to rear and fenestration changes.
Resource Implications:
Action required: None.
Signature:			Position: Minister
Date Signed:			Date of Decision (If different from Date Signed): 26 October 2007

La Pompe, La Rue des Varvots, St. Lawrence - Request for Re-Consideration.

Application Number: RP/2007/1444

Request for Reconsideration Report - ASSISTANT MINISTER TO TAKE THIS ITEM

Site Address	La Pompe, La Rue des Varvots, St. Lawrence.

Requested by	Mr. JCorbin	Agent	J.S.Carney & Co Ltd

Description	Construct double garage to east elevation. REVISED PLANS: Amend roof design to pitch to allow for 2 No. bedrooms, include link to main house. REQUEST FOR RECONSIDERATION of refusal of planning permission.

Type	Revised Plans

Original Decision	REFUSED

Conditions
Reasons	1. The scale, location and design of the proposed first floor accommodation to the garage will unreasonably harm the character and scenic quality of the countryside contrary to Policy C6 (ii) of the Jersey Island Plan, 2002. 2. The design quality of the proposed habitable accommodation is considered detrimental to the distinctive local character of the countryside contrary to Policy G3 of the Jersey Island Plan, 2002.

Determined by	Delegated Powers

Date	08/08/2007

Zones	Countryside Zone Water Pollution Safeguard Area

Policy	C6

Recommendation

Maintain Refusal

Comments on Case	9th March 2007 - P/2007/0010 - Permit issued for a 70m² single storey extension to the rear of the garage increasing car parking bays from 4 no. to 6 no. The extension included a covered link/canopy at ground level from the garage to the main dwelling. Several points are raised in the applicant’s Request for Reconsideration letter received on the 14th August, 2007. The issues relevant to planning are addressed directly below. 8th August 2007 - RP/2007/1444 - Refusal Notice issued for Revised Plans to create a pitch roof to the garage for the creation of two additional bedrooms; including revisions to staircase and link to main house. Notwithstanding the design issues relating to this application one of the overriding concerns for this proposal relates to the gradual increase of development which has occurred on this site over the past four years. Which includes in 2003 (P/2003/2572) the approval for a two storey extension to the rear of the main house inclusive of a Change of Use of the orchard/agricultural field into domestic curtilage to the rear of the site; an approval in 2006 - (P/2006/0646) to create a double garage attached to the east elevation of the main house and the recent approval to create a single storey extension to the rear of the detached garage to the north/east of the site (P/2007/0010). Whilst the creation of two bedrooms within the pitched roof of the garage will not alter the overall footprint of the previously approved structure, the proposals will mean that a 2.8m high mansard style roof will be built onto the rear of the existing pitched roof covering an area of 70m² thereby creating additional bulk to the rear of the garage. The revisions will also include the addition of a tourelle and two large box dormers to the south elevation facing onto, La Rue des Varvots. A single box dormer will also be constructed to the north. The design of the tourelle for access to the main house and garage below raise significant design concerns. Whilst it is acknowledged that the windows are needed to provide light to the bedrooms the choice of windows when viewed in context of the main dwelling, particularly to the principal elevation, which has a traditional granite frontage, also raise significant design concerns. Whilst a fairly recent two storey extension has been constructed to the rear of the main dwelling in a contemporary style the theme reflected in the current proposals does little to echo or re-enforce either contemporary or traditional themes seen on the site. Although the bulk of the development will be to the rear of the site; the general massing and design within the overall context of the site are of concern when assessed against the criteria of Policy C6 for this rural location. Two letters of representation have been received with concerns relating to :- “out of keeping with granite properties in a rural location”, massing of the roof, loss of privacy (gable roof light to east) and general design and scale issues within the countryside. In summary the creation of two additional bedrooms above the garage raises concerns of poor design and general overdevelopment of the site and in spite of the link to the main house, the potential for the creation or occupancy of a separate unit of accommodation in the future. To conclude in spite of the information submitted by the agent it is considered that the original recommendation to refuse the application be upheld as the further development of this site within the Countryside Zone will unreasonably harm the character and scenic quality of the countryside.

Recommendation	Maintain Refusal

Reasons	Same as previous

Background Papers	1:2500 Site Plan Request for Reconsideration letter 13th August 2007 Two letters of representation dated 12th & 28th September 2007 Agent’s letter 11.10.07

Endorsed by		Date