Sunning Hill, La Grande Route des Sablons, Grouville. Demolish existing house and construct new two storey house and garage.

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A decision made (13/04/2007) regarding: Sunning Hill, La Grande Route des Sablons, Grouville. Demolish existing house and construct new two storey house and garage.

Subject:	Sunning Hill, La Grande Route des Sablons, Grouville Demolish existing house and construct new two storey house and garage.
Decision Reference:	MD-PE-2007-0172	Exempt clause(s):		n/a
Type of Report (oral or written):	Written	Person Giving Report (if oral):		n/a
Telephone or e-mail Meeting?	n/a	Report File ref:		P/2006/2078
Written Report Title:	Request for Reconsideration of refusal of Planning Permission	Written report – Author:		Marion Jones
Decision(s) Maintain Refusal of Planning Permission
Reason(s) for decision: No new information put forward upon which to justify altering the original recommendation and decision.
Action required: Inform Agent/Applicant/Representatives
Signature: (Minister)			Date of Decision: 13.04.07

Sunning Hill, La Grande Route des Sablons, Grouville. Demolish existing house and construct new two storey house and garage.

Application Number: P/2006/2078

Request for Reconsideration Report

Site Address	Sunning Hill, La Grande Route des Sablons, Grouville.

Requested by	Mr E P Le Gresley	Agent	J S Livingston Architectural Services Ltd

Description	Demolish existing house and construct new two storey house and garage. REQUEST FOR RECONSIDERATION of refusal of planning permission.

Type	Planning

Original Decision	REFUSED

Conditions
Reasons	1. It has not been sufficiently demonstrated that is is not appropriate to repair or refurbish 'Sunning Hill' and therefore it is considered that the proposed demolition of this property is contrary to the standards of Policy G15 (ii) and G16 (i) of the Jersey Island Plan, 2002 the aim of which is to promote the sustainable re-use of existing buildings rather than demolition and rebuilding. 2. The proposed development would by virtue of its, scale, form, massing and orientation be considered overbearing at the south boundary adjacent to the property known as 'Ebb Tide' and is therefore considered contrary to the standards of Policy G3 (i) and G16 (iii) of the Jersey Island Plan, 2002.

Determined by	Delegated Refused

Date	22/12/2006

Zones	Ramsar Site ESU Marine Protection Zone Built Up Area Shoreline Zone

Policies	G15, G16 & G3

Recommendation

Maintain Refusal

Comments on Case	The application to demolish this modest two storey building was inadequately supported by a modest Waste Management Statement which did not sufficiently extend thought a structural engineers report to justification for the demolition of the existing dwelling. However, a Structural Engineers report has now been submitted as part of the appeal in response to Reason 1 of the Refusal Notice. This report offers a more comprehensive and detailed analysis of the current state of the buildings fabric and structure to support the demolition of the building. The report states that inherent defects limiting the life of this structure have been found in the form of external cracks to render finished walls likely to be caused by the continuous movement of the building during its life time due to poor foundations. Inadequate damp coursing has caused internal damage to floor joists and decay. The report concludes that to meet current British Standards the property would require a replacement roof; replacement ground and first floors and underpinning of the structure. The overall view being that the existing structure cannot be suitably upgraded. The agent argues that careful consideration was given to the remodelling and repositioning of the new dwelling on the site in relation to the neighbouring property ’Ebb Tide’ located to the south of the site. The agent states that ‘Ebb Tide’ enjoys a south facing balcony amenity and that the proposed extension due to its location to the north of ‘Ebb Tide’ will not affect this aspect. Two letters of representation have been received from the occupant’s of ‘Ebb Tide’ relating to the original application and the appeal. Their concerns relate particularly to the detrimental affect the proposed blank façade will have on their property’s north boundary. Consultation responses received from Transport and Technical Services - Highways and Drainage for the original application were generally supportive of the proposals as were the Parish. In conclusion the agent has addressed and made a case for demolishing the existing dwelling which now makes a stronger case for the demolition of the existing dwelling through the submission of a structural engineers report. However, the design issues have not been sufficiently addressed and are still of concern in terms of the overbearing affect the 7 m long two storey high extension will have within a 2 metre boundary span to the general amenity of ‘Ebb Tide’. Therefore it is considered reasonable to maintain refusal of this application for reasons of the detrimental impact that the development will have on ‘Ebb Tide’ by virtue of scale, form, massing orientation and the unacceptable impact the proposal would have on the character and amenity of the area.

Recommendation	Maintain Refusal

Reasons	For the reasons stated above.

Background Papers	1:2500 Site Plan Letters of representation - ‘Ebb Tide’ 18.10.06 & 20.03.07 Transport and Technical Services – Highways – 19.12.06 Transport and Technical Services – Drainage – 16.11.06 Parish Grouville -18.12.06 Letters from Agent – 26.10.06 & 21.02.07 Waste Management Report – DWG ‘E’ Structural Engineers Report

Endorsed by		Date