Refusal of 129 Homes at Bel Royal.

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A decision made (14/08/2006) regarding P/2004/2247: Fields 848, 851, 853, 854, 861, 862A and 863A, Bel Royal, St. Lawrence.

Subject:	P/2004/2247: Fields 848, 851, 853, 854, 861, 862A and 863A, Bel Royal, St. Lawrence
Decision Reference:	MD-PE-2006-0111	Exempt clause(s):		None
Type of Report (oral or written):	Written	Person Giving Report (if oral):		None
Telephone or e-mail meeting	n/a	Report File ref:		8/37/01 and P/2004/2247
Written Report Title:	n/a	Written report – Author:		Principal Planner
Decision(s): The Minister for Planning and Environment, in respect of the development of 129 Category ‘A’ homes, road widening and improvement, drainage infrastructure, public amenity space and a community building at Fields 848, 851, 853, 854, 861, 862A and 863A, Bel Royal, St. Lawrence determined to refuse the application.
Reason(s) for decision: 1. Overdevelopment The proposed housing development would be an unacceptable overdevelopment of the site, contrary to the indication of yield included in the Island Plan, resulting in a development which is harmful to the character and amenity of the area and which will lead to unacceptable problems of traffic generation, contrary to Policies H8 and G2 of the Jersey Island Plan, 2002. 2. Site Boundary The proposed housing development extends beyond the boundaries of the site zoned for Category ‘A’ housing purposes and encroaches into an area identified as ‘Important Open Space’, contrary to Island Plan Policies H2 and BE8. 3. Education There is unreasonably inadequate capacity in the local States schools at Bel Royal Primary School and Les Quennevais Secondary School to accommodate the likely increase in the number of school aged children in their catchment areas generated as a consequence of the proposed development. 4. Noise Impact The future occupants of the proposed housing development are likely to be exposed to unacceptable noise nuisance from the operations conducted at the nearby premises of Jersey Steel Co. (1935) Ltd due to its proximity and the failure of the applicants to demonstrate their ability to make adequate provision for noise mitigation. 5. Design The design of the proposed new housing development is unacceptable in that it fails to adequately reflect relevance to Jersey, particularly in terms of form and architectural details; is insufficiently spacious; and would present an unsatisfactory appearance, detrimental to the character of the area; contrary to Policy G3 of the Jersey Island Plan, 2002 and the published ‘Design Principles’ of the Minister for Planning and Environment. .
Action required:  Notify applicant, objectors and other interested parties of decision
Signature: (Minister/ Assistant Minister)			Date of Decision: 14 August 2006