Policy Considerations There are a significant number of policy considerations. Policy G2 (to be considered in respect of all applications) requires that applicants demonstrate that the proposed development, for instance; - Will not unreasonably harm the character and amenity of the area;
- Will not have an unreasonable impact on neighboring uses and the local environment;
- Will not lead to unacceptable problems of traffic generation, safety and parking;
Policy G3 calls for a high standard of design with all developments and requires the following to be taken into account where appropriate; - The scale, form, massing, orientation siting and density of the development and inward and outward views;
- The relationship to existing buildings, settlement form and character, topography and the wider landscape setting;
- The degree to which design details, colours, materials and finishes reflect or complement the style and traditions of local buildings;
- The use of appropriate landscaping sensitive to the locality.
Policy G15 normally only permits the replacement of buildings where the proposed development would; - Enhance the appearance of the site and its surroundings;
- Replace a building that is not appropriate to repair or refurbish;
- Involve the loss of an existing building that is unsympathetic to the character and amenity of the area.
The site is located within the Green Zone and the St Ouen’s Bay Planning Framework, the Island Plan policies for both of which (C5 & C7) offer high levels of protection and presume against all forms of development. C5 does allow for extensions to existing tourist accommodation and for the creation of new tourism attractions provided any development does not unreasonably harm the scenic quality of the area. Given its prominence, the site is considered highly sensitive and a sympathetic approach to any development is of course essential. Policy SO10 of the St Ouen’s Bay Planning Framework states that where development is considered appropriate within the St Ouen’s Bay area “it must be designed so as to not adversely affect the unique character of the…bay. Appropriate development may comprise small scale…tourist facilities”. Elsewhere in the framework, importance is attached to ensuring that the form and layout of any development (including views in and out), its quality of design together and its scale and massing are similarly appropriate and sympathetic. The context for Policy SO37 raises concerns with regard to the development of tourist accommodation in the bay area in recent years and states that “a limited increase in the amount of self-catering accommodation would be acceptable within St Ouen’s Bay, providing that it does not require new building”. The wording of this policy states that “the development of self-catering…accommodation will not be permitted where it will result in (i) the construction of a new building,…(iii) intensification of use of the site; (and) (iv) loss of amenity to neighboring properties. The scheme as proposed does propose new buildings but on the site of existing poor quality ones. It is considered that the intended aim of this policy is to guard against the growth of incremental and altogether new tourist accommodation in the St Ouen’s Bay area. The policy context for Policy TR1 states that “for tourism to be able to compete successfully…the industry will need to be able to respond to ever increasing consumer expectations (and that) Jersey will find it increasingly hard to compete effectively…with its existing accommodation stock because it is not sufficiently diverse or modern in the facilities it provides. It is likely that there will be a need to consider new self catering during the plan period”. The policy wording for TR1 states that extensions to existing tourism accommodation in Green Zone locations will normally be permitted provided that the proposal (for instance); - Will not unreasonably harm the character and amenity of the area;
- Will not have an unreasonable impact on neighboring uses and the local environment;
- Will not lead to unacceptable problems of traffic generation, safety and parking
- Is appropriate in scale, form, massing, density and design to the site and its context.
The application proposes the demolition of a unit of residential accommodation in order to make way for the self-catering units. Policy H10 states that proposals leading to the loss of residential units will not normally be permitted and that where such a loss would occur, applicants would be expected to make up the loss on the site or on an alternative non-residential site. In this instance, the applicants have proposed to redevelop a workshop site (also in their ownership) near to La Corbiere with a single dwelling to serve as an replacement. Discussions in respect of this site are still at the pre-application stage although it could be required to be a condition of the permit for this application that an alternative replacement dwelling is approved prior to the commencement of the development. This said however, the context for Policy TR1 does state that “the Minister will not regard the loss of residential units per se as a problem when considering applications for new or extended tourism accommodation”. Strictly speaking, this is an application for new tourism accommodation as opposed to an extension to existing accommodation; however given the policy context, the physical context of the site together the quality of the existing buildings, overall the proposal is considered acceptable in policy terms. Land Use Implications The application proposes the demolition of a dwelling together with associated stores and garages. In its place will be a development of four units of self-catering accommodation. Size, Scale & Siting A design statement has been submitted. It states that; “the increasing maintenance burden of the ageing properties, their uncomfortable inter-relationship and style within the picturesque location, and the developing environmental sensitivity of the owners has caused reconsideration of this site. The existing arrangement of dwellings, garages and workshops consists of a series of unsympathetic piecemeal extensions and developments…The scheme seeks to rationalise the built form and styles, reduce the apparent footprint with significant space around each building and create 2 distinct buildings of appropriate form, detail and quality to enhance the La Pulente character”. Specifically the proposal comprises the following elements; - the refurbishment of the existing cottage ‘West View’ and the improvement of its surrounding amenity space;
- The development of a traditionally-proportioned terrace of 3 “fisherman’s cottages” in an elevated location to the rear of the site each with individual gardens;
- A “boat-house” style unit to the front of the site
- The access has been rationalised with the creation of boundary walls and a centralised car park.
The department concurs with the Architect’s view that the scheme has been well designed and sited so as to provide a genuine enhancement to the character of the area. This is considered to be a highly accomplished scheme which will lead to the creation of an attractive cluster of coastal buildings, significantly improving upon the existing poor quality structures. It should be noted that the total current built floor space on the site amounts to 430m2, whilst the proposal is for 469m2 – an increase of 39m2. However, three of the structures to be demolished are sprawling single storey structures and the buildings as a group occupy a far greater footprint on the site. In this respect, the proposal is considered to offer a lesser overall impact (in addition to the significant visual enhancements). Design & Use of Materials Again, the department concurs that the design details reflect those of traditional coastal structures whilst the materials and finishes are considered to be of a high quality. The ‘boathouse’ unit will be constructed in open-joint timber horizontal boarding, with a slate roof. The design includes a recessed west-facing balcony with elements of an exposed gable truss. This balcony will include frameless glass balustrading. The terrace to the rear of the site has been designed to be in the style of traditional ‘fisherman’s cottages’. These are to have roughly rendered (pier perdue) walls, traditional verge details, lead-lined dormers, slate roofs and exposed granite lintels. The site itself is to have a series of low granite walls introduced at the boundary with the main road, thereby better defining the site and improving upon the existing situation. It is considered that the wall to the northern boundary of the site (currently rendered) would actually be better in granite also. The new carpark is to include a cobbled strip at the entrance. Impact on Neighbours As noted, letters of objection have been received from the residents of properties to the rear (east and south-east) of the development site. Concerns have been raised with regard to the overall size and scale of the development proposal and in particular the loss of views which would occur as a result of the development of the rear units. The loss of a view is not a material planning concern per se, and the department does not agree with the assertions that the buildings are over-scaled and out of keeping with the character of the area and therefore harmful to the amenities of the neighbours. However, there is an argument to be made that in the context of a setting such as this, the aspect and openness of the site and surrounding properties (including their views) are integral to the amenity they enjoy. In response to the objections received, the applicants have stated that they would be prepared to amend the scheme so as to reduce its height and overall impact in the landscape. As noted, this could be achieved through a lowering of the ridge height and/or a drop in the ground level of the rear terrace – these are both achievable but have implications for the design-quality and degree of waste generated. Bearing in mind all of the above, the department would therefore recommend that the overall height of the three ‘fisherman’s cottages’ to the rear of the site be reduced to lessen its impact on the neighbours and on the area more generally. Specifically it is recommended that the site level is lowered by 1m and also that the pitch of the roof is reduced to 40º which would provide an additional height reduction of 0.5m (total reduction 1.5m from that currently shown). Access, Car parking and Highway Considerations One car parking space is required for each of the new self-catering units, plus two spaces for the cottage (total 6) – the scheme provides a total of 7 spaces. TTS Highways have been consulted and they are satisfied with the vehicle visibility exiting onto the La Route de la Pulente (certainly an improvement on the current situation). Foul Sewage Disposal To mains drains Landscaping issues It is proposed to create a series of ‘marine-edge’ landscaping elements as part of the development as a reference to its location. These will include banks of marram grass together with hawthorn and blackthorn hedging. Sleeper edging will also be introduced. Other Material Considerations none |