Policy Considerations This site is in the Countryside Zone (Policy C6) where the policy aims to give a high level of protection and there is a general presumption against all forms of new development. This includes the creation of new dwellings which are not essential to meet agricultural needs. Glasshouses are considered to be temporary structures related to the basic horticultural use of the land. Under Policy C20, there is a presumption against the re-development of redundant and derelict glasshouse sites for non-agricultural purposes. In exceptional circumstances non-agricultural development of such sites may be permitted provided that the development; - can be successfully integrated within a key rural settlement
- will not have an unacceptable visual impact or unreasonably affect the character of the area
- will not lead to unacceptable problems of traffic safety
- is appropriate in scale, form, massing, density and character to the site and its context
Whilst this application does not fully satisfy these policy criteria, the principle of the redevelopment of the site with a single unit of accommodation has already been established with the previous application. Therefore, it is only matters relating to scale, siting and design which are left to be determined. Land Use Implications This is currently a disused agricultural site (comprising a derelict series of glasshouses). The scheme proposes the creation of single dwelling to the north east corner of the site, together with a residential curtilage occupying around 40% of the site. The remaining 60% of the site is to become an orchard. Size, Scale & Siting As previously noted, the original approval reserved (for future consideration) all matters relating to the actual design of the dwelling. Nonetheless, the planning statement submitted with that application stated that it was the applicant’s intention to develop “a single, modest-sized dwelling (which would) be in the form of a split level house and which would not be readily visible from the public realm”. It was also suggested that “just under half of the proposed building plot is already in the Built-Up Area”. In addition, the drawings submitted with that application referred to the proposed new dwelling being “2,500 sq ft over 1½ to 2 storeys, 2 storey at rear with 1½ storey to front to reduce perceived visual impact presented to neighbours and road façade”. By contrast, this application is not considered to be entirely within the spirit of the original approval. The dwelling is proposed to be sited in the north-east corner of the site (as per the approval) in a location which is close to other buildings in the vicinity (all of which are located within the Built Up Area). However, its footprint is entirely outside of the Built-Up Area boundary. This runs contrary to the original application which was (at least partially) approved on the understanding that at a portion of the dwelling would be sited within this area (albeit, it was a small portion and most of the footprint would remain within the Countryside Zone). Indeed, the ‘Planning in Principle’ application was actually revised at the time in order to increase the proportion which lay within the Built-Up Area as this was considered to be fundamental to the scheme’s acceptability. In terms of size, however, the dwelling has a roughly similar (although marginally bigger) built floorspace to that originally envisaged ie 250m2 (2,690 sq ft), compared to the original 232m2 (2,500 sq ft). Although it is appreciated that the original ‘sketched’ drawings showing a smaller and lower dwelling were indicative only and did not form an explicit part of the approval, they are nonetheless included within the background papers for the Minister’s attention for the purposes of comparison. Notwithstanding these points, the proposed dwelling does still represent a very significant reduction in floorspace from the existing situation of 2,500 m2 (27,000 sq ft), and the scheme does secure all of the other environmental benefits which were a fundamental part of the original consent. Design & Use of Materials This overall approach is considered to be consistent with the Minister’s standards on high-quality and locally-relevant design – the dwelling is proposed to be constructed in a traditional, Jersey vernacular rural style making good use of high quality materials (a well-proportioned granite ‘farmhouse’ with timber sash windows, leaded dormers, natural slate roof and conservation rooflights etc…). Impact on Neighbours Notwithstanding the objections received, the impact on neighbours is not considered to be unreasonable. At its nearest point, the new dwelling would be 37m from the property to the south and around 27m from that to the east. Access, Car parking and Highway Considerations The current roadside access is on the inside of a fast bend with zero visibility in both directions. The scheme proposes the creation of new 50m visibility splays onto La Rue D’Aval which meet the Highways standard. TTS Highways have confirmed that it is possible to achieve these splays on land under the ownership of the applicant and this element of the proposal is considered acceptable. The site offers ample car parking. Foul Sewage Disposal To foul sewer Landscaping issues A good landscaping scheme has always been considered vital to the success of this development as it will help to secure the necessary environmental benefits (ie the fundamental premise upon which the original application was based). The larger (western) portion of the site is to contain a mixed fruit orchard and areas grassed with wild meadow flowers, whilst a new mixed raised hedge (atop a 900mm high bank) will form the western and northern site boundaries. The garden will be laid to lawn and normal domestic landscaping is expected to occur. A post and rail fence will separate the garden from the orchard (which is to remain as agricultural land). Other Material Considerations none |