Policy Considerations The site is located within the Built-Up Area; as such there is no presumption against its redevelopment in principle. Policy G2 sets out key principles which every application must observe, including that developments will not unreasonably affect the character and amenity of the area, will not have an unreasonable impact on neighbouring uses and the local environment and provides a satisfactory means of access and adequate space for parking. Policy H8 reiterates these points and also states that proposals for new dwellings will normally be permitted within the boundary of the Built-Up Area provided that the proposal is appropriate in scale, form, massing, density and design to the site and its context and is in accordance with the required standards for housing as set by the Minister. Policy G3 calls for a high standard of design with all applications and requires the scale, form, massing, orientation, siting and density of development along with the relationship to existing buildings and the details, colours, materials and finishes of the proposal settlement form and character, topography, landscape features to be taken into consideration. Policy G15 allows for that the replacement of buildings where the proposed development would enhance the appearance of the site and its surroundings; replace a building that it is not appropriate to repair or refurbish, not have an unreasonable impact on neighbouring uses and involve the loss of a building that is unsympathetic to the character and amenity of the area. The agent has submitted an assessment of the existing three properties on the site concluding that “for a combination of reasons…the buildings in question are not appropriate to repair or refurbish (the oldest of the three showing signs of structural defects and internal damp). Despite the generous overall site area, the utilisation of the site is poor and each of the three dwellings is compromised in some way by the proximity and placing of the other two.” The existing buildings on site are evidently in a reasonable state of repair and could be retained and repaired. However, they are of no especial architectural merit and, it could be argued, do not make the most efficient use of the site. In the circumstances, therefore, the principle of the redevelopment of the site into a high quality housing development is considered acceptable, subject to the scheme meeting the above policy criteria. Land Use Implications This is a Built-Up Area site located in the key rural settlement centred around Trinity Church – the island’s key rural settlements are generally considered to be the most appropriate locations for future development. In respect of new housing development, the Jersey Island Plan aims to secure the most efficient use of land whilst ensuring that sufficient amenity space is provided and a high quality of urban living can be achieved. The Plan recognises that new development will occur in existing rural settlements, and, at paragraph 6.25, it states that “there is a demand for housing in these settlements that needs to be satisfied but not at the risk of diminishing the physical and social character of either the settlements themselves or their local countryside.” Indeed, one of the overarching objectives of the Plan is to protect and enhance the local character of both urban and rural communities. The agent contends that the scheme represents a highly sustainable form of development through making more effective use of the site than at present and through the replacement of existing poorly-performing buildings (in terms of their thermal values). Size, Scale & Siting The Minister has published planning advice on residential density standards (‘Planning Policy Note No. 5’) whose stated aim is to strike the right balance between ensuring the efficient use of land and acceptable living standards. The standards are not inflexible, but rather they offer guidance and aim to ensure that developments do not exceed a maximum, beyond which sites might be considered congested or overdeveloped. On the other hand, there is recognition of the need to achieve high densities in order to use land efficiently – to this end the policy note recognises that “in a small island where land is at a premium it is particularly important that no more land should be used for residential purposes than is absolutely necessary…every effort needs to be made to secure compact development, closely integrated with existing development and making full use of available land.” The recommended density standard for rural settlement areas is generally between 65 – 75 habitable rooms per acre (or 13 – 15 three-bedroom houses). Measured in this manner, a figure of 79 rooms per acre can be calculated (or 66 rooms per acre if half the width of the surrounding road is included within the site area as is sometimes undertaken). These figures suggest that the proposed development is roughly in line with the recommended density, although is perhaps marginally higher. However, density figures are a crude tool for judging development proposals and are there to offer guidance only. In this instance, the form of the proposed development is considered to be broadly compatible & comparable with the overall character of the area i.e. that of compact village centre development. Each of the five units has a useable area of amenity space (ranging from 74m2 to 138m2). The houses are scaled and positioned on the site in the manner of a traditional farm group, with roadside gables purposefully introduced into the scheme. The heights of the proposed buildings are roughly the same (to a greater or lesser extent) than existing buildings in the vicinity. In this respect, the development would therefore sit comfortably in relation to the surrounding context. Design & Use of Materials The proposal is for a group of buildings whose architecture and character are reminiscent of the island’s traditional buildings and overall the design and composition of the scheme is considered to be good. Unit 2 would appear as the main 5 bay farmhouse, with unit 3 as a dower wing – unit 1 would be connected as a typical barn. To the rear of the site, unit 4 has been designed to evoke a detached barn and unit 5 a cottage. All materials and detailing would be of the highest quality. Traditional materials and local vernacular style have been incorporated; for instance, timber joinery, dressed / random granite work (with lime mortar), a mix of slate and pantiling, leadwork etc… External areas of hardsurfacing are similarly of a high standard i.e. granite cobbles and natural stone paving. Impact on Neighbours Notwithstanding the number of objections received from neighbours, on balance it is not considered that the proposed development would unduly harm or prejudice any neighbouring properties. As noted, the heights of the proposed buildings are marginally greater or less than existing adjacent buildings meaning that the development will not be too imposing or overbear on its neighbours. The majority of the new windows within the development look out across the site itself – there are none which would lead to an unacceptable loss of privacy of neighbouring properties. Following a slight revision in its design, the first floor windows to unit 4 are now rooflights in place of normal windows – these would be able to be positioned with a high cill height to avoid views to the north towards no. 6 ‘La Pepiniere’. The closest property to the application site is ‘Anchor Lodge’ to the immediate east. The effect of the proposed development on this property is roughly comparable in terms of the siting and footprint of the existing units. However, the overall height, and therefore mass, of the new units would certainly be greater than at present. More generally, the scheme represents an increase of two units of accommodation within the area – this greater intensity of use of the site is not in itself considered to be harmful to existing properties within the area. Access, Car parking and Highway Considerations The scheme provides the required minimum number of parking spaces, in a number of areas on the site, as set down in the Minister’s parking standards (3 spaces each for the 3 and 4 bedroom units, 4 spaces for the 5 bedroom unit, plus 2 visitor spaces for the development as a whole – 18 in total). This layout does not require any tandem parking. With regard to site access, the scheme proposes to extinguish two existing substandard accesses onto La Route du Boulay and replace them with a single access point with greatly improved visibility. TTS Highways have indicated that the new arrangement is broadly acceptable. The suggestion has been made that a footpath might be incorporated into the development to improve pedestrian safety. TTS are of the view that this would be desirable but only if a large mature oak tree at the junction could be removed. If it’s not removed, then any new footpath would terminate in a position of zero visibility at the junction which would be unacceptable. The oak tree is considered to be of significant landscape value. Foul Sewage Disposal To mains drains Landscaping issues Landscaping is to be a key component of this development in order to help it assimilate into the area and avoid undue prejudice with regard to neighbouring properties. Although the development will involve the loss of a small number of mature trees, by way of compensation, an additional 28 heavy standard trees and a series of boundary hedges are to be planted, including as part of a series of ‘buffer zones’. The agent contends that “within a relatively short period of time, the site will contribute significantly in terms of the number and variety of native trees.” A series of mature trees along the site boundary with Rue es Picots, and which contribute significantly to the landscape character of the area, are to be retained. Other Material Considerations As a development for 5 houses, the scheme meets the threshold for a ‘percentage for art’ contribution. The agent has indicated that the applicant is supportive of the idea of making a contribution towards some public realm improvements in the vicinity. It has been suggested that a contribution might take the form of benches, interpretation boards etc… for the public land / car park at the top of nearby Bouley Bay. | 
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