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A decision made (17/12/2007) regarding: Central Market - glazing panels.

Decision Reference: MD-PE-2007-0314
Decision Summary Title:	Central Market, Halkett Place, St Helier			Date of Decision Summary:	3 December 2007
Decision Summary Author:	Kelly Johnson			Decision Summary: Public or Exempt?	Public
Type of Report: Oral or Written?	Written			Person Giving Oral Report:	Kelly Johnson
Written Report Title:	Central Market, Halkett Place, St Helier			Date of Written Report:	8 November 2007
Written Report Author:	Kelly Johnson			Written Report : Public or Exempt?	Public
Subject: SSI/2007/2208 - Central Market, Halkett Place, St Helier Replace existing Darvic glazing panels and glazing bars with Makrolon polycarbonate glazing panels and Lonsdale powder coated glazing bars and vertical glazing bars, colour: Mid-grey.
Decision(s): The Minister decided to Approve the application and agreed the conditions outlines in the officer report.
Reason(s) for Decision: Permission has been granted having taken into account the relevant policies of the approved Island Plan, together with other relevant policies and all other material considerations, including the consultations and representations received.
Resource Implications: None
Action required: Issue permit and advice all other interested parties.
Signature:		Ass Dir Initials	Position: Minister /Assistant Minister
Date Signed:		CEO Initials	Date of Decision (If different from Date Signed): 23 November 2007

Central Market - glazing panels.

Planning and Environment Department

Report

Application Number

SSI/2007/2208

Site Address	Central Market, Halkett Place, St. Helier.

Applicant	Mr E Le Ruez Property Holdings

Description	Replace existing Darvic glazing panels and glazing bars with Makrolon polycarbonate glazing panels and Lonsdale powder coated glazing bars and vertical glazing bars, colour: Mid-grey.

Type	Site of Special Interest

Date Validated	20/09/2007

Zones	Built-Up Area Town Proposals Map Pot Town Conservation Area Prop Ped Improvement Area Town Centre Site Of Special Interest

Policies	G11 – Sites of Special Interest G13 – Buildings and places of Architectural and Historic Interest

Summary/

Conclusion

The proposal is to replace the current glazing panels and bars on the roof of the Central Market. The building is a registered Site of Special Interest on the Minister's Register of Buildings and Sites of Architectural, Archaeological and Historical Importance in Jersey.

On balance the proposal is supported on the grounds that the elements it seeks to replace are not original, that it will prevent further deterioration, and in the interests of public safety.

Officer

Recommendation

Approve without conditions

Site Description	The site is the Central Market in St Helier and is sited on the corner of Beresford Street and Halkett Place. The Central Market is an important historic and cultural site.

Relevant Planning History	SSI/2006/0232 Approval granted for ‘meter cupboards to accommodate the JEC distribution board and individual tenants meters’. One condition was attached relating to further information on joinery details. SSI/2006/0175 Approval granted for the ‘installation of a new foul sewer and surface water drainage system’. Four conditions were attached relating to further details on ground works, joinery, vent stacks, floor drainage channels. SSI/2005/1288 Approval granted for the ‘erection of glazed screens to inside of railings’.

Existing use of Land/Buildings	Markets

Proposed use of Land/Buildings	Markets

Consultations	Design & Conservation in their letter dated 10 October 2007 state that there is no objection to the proposal. All consultations are attached with the background papers

Summary of Representations	1 letter of representation received which questioned the level of detail submitted. The applicant responded by providing additional information. All letters of representation and responses are attached with the background papers

Planning Issues	Principle of the Proposal The principle of the proposal appears to be necessary for a number of reasons, not least public safety as there are problems with flexing and the durability of the current structure and the use of asbestos. The current materials are not the original as wired glass has long since gone and is not proposed for re-use as noted in the report. The main structure of the roof remains unaltered as shown in the detail sheets forming part of the submission with only the glazing framing and panels being replaced. Policy Considerations Policy consideration relates to G13 and the appropriate use of materials. In this case we have the main roof structure remaining unaltered, and the already changed glazing system having reached a point where it is considered no longer fit for purpose. The options would appear to be a) leave it as it is and allow deterioration to continue; b) reinstate the original glass glazed roofing; c) accept the use of modern materials as proposed. Option a) has various implications including deterioration of further parts of the historic structure due to water ingress and the potential risk to public safety as the structure continues to age. Option b) would be the ideal, but the weight of glass and the potential risk to public safety have to be concerns for the building’s owners / managers and those considering this decision. Given that the glazing system has already been changed it might be difficult to insist on a return to a previous situation, though it may be considered desirable. Option c) allows the building to continue to function in a safe condition and prevents further deterioration to other elements of the historic structure. Whilst not ideal, it appears to provide a safe and watertight roof which in historic terms is ‘no worse than’ the situation which exists at present. The representation made by the National Trust is in part met by the submission of the statement by the applicants, and their criticism regarding lack of longevity and cheap appearance would have carried more weight had the glazing system currently in place been original. Design and Use of Materials The design replicas the existing however the materials proposed are changing as the current, replacement materials are failing. A design statement has been submitted and is attached with the background papers.

Officer Recommendation	Approve

Conditions/ Reasons	None

Background Papers	1:2500 Location Plan Design and Conservation letter dated 10 October 2007 Letter of represetnation Letter from applicant Design Statement

Endorsed by:

Date: