The Dunes, Mont a la Brune, St Brelade: Determination of Planning Application P/2011/0218

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A decision made 11 November 2011:

Decision Reference: MD-PE-2011 - 0112

Application Number: P/2011/0218

(If applicable)

Decision Summary Title :

The Dunes, Mont a la Brune, St. Brelade.

Date of Decision Summary:

9 November 2011

Decision Summary Author:

Trainee Planner

– L Davies

Decision Summary:

Public or Exempt?

(State clauses from Code of Practice booklet)

Public

Type of Report:

Oral or Written?

Written

Person Giving

Oral Report:

N/A

Written Report

Title :

The Dunes, Mont a la Brune, St. Brelade.

Date of Written Report:

20 September 2011

Written Report Author:

Trainee Planner

– L Davies

Written Report :

Public or Exempt?

(State clauses from Code of Practice booklet)

Public

Subject: The Dunes, Mont a la Brune, St. Brelade

Demolish existing dwelling. Construct new dwelling with staff accommodation. Model Available. AMENDED PLANS: Reduce size of proposed dwelling. Various changes to design.

Decision(s):

This application was considered by the Minister at a Public Ministerial Meeting on 30/09/11. No decision was made at that meeting and the application was deferred in order that the Minister could undertake a site visit.

Having considered the principle and the detail of the scheme, the Minister resolved to approve the application subject to the conditions set out.

Reason(s) for Decision:

Reason For Approval

REASON FOR APPROVAL: Planning Permission has been granted by the Minister for Planning and Environment following careful consideration of the scheme, the plans and documents submitted, the relevant policies of the 2011 Island Plan and the consultation responses and representations received. Subsequent to a public meeting on the matter, the Minister has also undertaken a site visit.

The application hereby approved is for the demolition and replacement of an existing dwelling known as The Dunes which lies at the south-eastern end of a large group of detached suburban houses accessed from Le Mont a la Brune. This is a sensitive site (part of the Island’s Coastal National Park) which borders the sand dunes to the immediate south and east. Architecturally, the existing house is fairly undistinguished although the Minister acknowledges that it is in a good condition.

One of the broad policy aims of the 2011 Island Plan is to promote the re-use of existing buildings where possible. However, this aim must be viewed in the context of the site’s location within the Coastal National Park where the overall aim is to protect and enhance scenic quality and the natural environment.

The Coastal National Park policy (Policy NE6) sets the strongest presumption against development and gives the Park the highest level of protection from development. However, the Island Plan does recognise that there may be opportunities to actually improve the Coastal National Park through redevelopment – particularly if this achieves improvements to the landscape, reductions in visual impact and improvements in design.

In particular, Policy NE6 states that the redevelopment of existing residential buildings may be allowed as an exception to policy but only where it is demonstrated that this would give rise to demonstrable environmental gains, and make a positive contribution to the repair and restoration of the landscape character of the area by a reduction in their visual impact and an improvement in the design of the buildings that is more sensitive to the character of the area and local relevance.

In this instance, the Minister believes that the applicants have made a strong case in support of their application and that the scheme has merit. The redevelopment of the site would result in a high quality building which would be built to the latest standards of environmental performance. Architecturally, the design uses a muted and naturalistic palette of materials which would reduce the visual impact when compared to the stark white render of the existing building; furthermore, the relocation of the building footprint will allow for the new house to be set slightly lower within the site which also helps reduce visual impact. Finally, considerable attention has been given to the restoration of the natural ‘dunescape’ environment across the site.

The Minister notes that several letters of objection have been received from nearby neighbours. The main concerns are to do with the size of the house and the principle of redevelopment, although some concerns with regard to possible over-looking have been raised. Having assessed the scheme, however, and having heard from a number of objectors in person at a public meeting, the Minister does not believe that the development would have an unreasonable impact on the general residential amenity of any neighbouring property.

On balance, therefore, the Minister believes that demolition and redevelopment can be justified and approved the application accordingly.

Condition(s)

The development hereby approved shall be carried out entirely in accordance with the plans and documents permitted under this permit. No variations shall be made without the prior written approval of the Minister for Planning and Environment or an authorised officer of the Development Control section of Planning and Building Services.
Prior to the commencement of the development hereby permitted, samples of all of the external materials to be used shall be submitted to, and approved in writing by, the Minister for Planning and Environment. High quality photographic evidence (including product literature) may be sufficient for some items.
Unless otherwise agreed in writing (and notwithstanding any indication on the approved plans), the upper floor of the new dwelling shall not be clad externally in copper. Prior to the commencement of the development hereby approved, an alternative cladding system, which is more muted and naturalistic in appearance and which blends in with the surrounding landscape to a greater extent, shall be submitted to, and agreed in writing by, the Minister or authorised officer. It is anticipated that this will be a timber cladding system or similar. Details of such a material must be submitted and agreed in accordance with Condition no. 2 above.
Prior to the commencement of the development hereby approved, a thorough ecological survey of the site must be undertaken, to the satisfaction of the Natural Environment Team of the Department of the Environment, in order to determine the presence or absence of any protected species on the site. Such a survey must be undertaken by a suitably qualified and competent person approved by the Minister for Planning and Environment (or other authorised officer) with the area to be surveyed, as well as the exact scope and terms of the survey, having been agreed beforehand by the Natural Environment Team. Thereafter, depending on the findings of this survey, suitable mitigation measures may need to be incorporated into the development.
Notwithstanding any indication on the approved plans, details of all plant species to be used as part of the landscaping of the site (including the sedum roof), shall first be agreed with the Natural Environment Team of the Department of the Environment. Thereafter, all planting and other operations comprised in the landscaping scheme shall be carried out and completed prior to the occupation of the development.
Notwithstanding the provisions of the Planning and Building (General Development) (Jersey) Order 2008, or any amendment thereto or replacement of that order, no works involving the erection of a building, extension, structure, gate, wall, fence (or other means of enclosure), tank, the creation of any new openings in the external fabric of the building (or the replacement of any windows with doors or vice versa), or any excavation or the introduction of any hardstanding to any ground surface, other than those shown on the drawings approved with this permission, is permitted without the prior approval of the Minister for Planning and Environment.

Reason(s)

To ensure that the development is carried out and completed in accordance with the details approved by the Minister for Planning and Environment.
The execution of this development is considered to be critical to its success, and the Minister wishes to be assured as to the quality of these details.
To safeguard the visual amenities of this environmentally-sensitive location, in accordance with Policy GD 7 of the 2011 Jersey Island Plan.
To ensure that the development complies with the requirements of the Conservation of Wildlife (Jersey) Law, 2000.
To ensure that an appropriate landscaping scheme is achieved for the site, and that the benefits of such a scheme are not delayed and consequently make an early contribution to the amenity of the site in the interest of sustaining and enhancing landscape quality.
Owing to the prominence and location of the site, together with the design concept of the new dwelling, the Minister wishes to retain strict control over the form of any additional development which may be proposed.

Resource Implications:

A Third Party Appeal may be submitted.

Action required:

Notify Agent, Applicant and all other interested parties

Signature:

Deputy R Duhamel

PLeg / AS Initials

Position:

Minister for Planning and Environment

Date Signed:

Date of Decision (If different from Date Signed):

The Dunes, Mont a la Brune, St Brelade: Determination of Planning Application P/2011/0218

Department of the Environment

Planning and Building Services

South Hill

St Helier, Jersey, JE2 4US

Tel: +44 (0)1534 445508

Fax: +44 (0)1534 445528

Planning and Environment Department

Report

Application Number

P/2011/0218

Site Address	The Dunes, Mont a la Brune, St. Brelade.

Applicant	Mrs A Lombardi

Description	Demolish existing dwelling. Construct new dwelling with staff accommodation. Model Available. AMENDED PLANS: Reduce size of proposed dwelling. Various changes to design.

Type	Planning

Date Validated	17/02/2011

Zones	Water Pollution Safeguard Area Coastal National Park

Policies	NE 6 Coastal National Park GD1 General Development Considerations GD2 Demolition and Replacement of Buildings GD7 Design Quality SP7 Better by Design NR1 Protection of Water Resources

Reason for Referral	Level and degree of objection Policy Context regarding the sensitive location & nature of the development proposal

Summary/

Conclusion

The application proposes the demolition and replacement of an existing property known as The Dunes which lies at the south-eastern end of a large group of detached suburban houses accessed from Le Mont a la Brune. This is a sensitive site (part of the Island’s Coastal National Park) which borders the sand dunes to the immediate south and east. Architecturally, the existing house is fairly undistinguished although it would appear to be in a good condition.

In particular, Policy NE6 states that the redevelopment of existing residential buildings may be allowed as an exception to policy but only where it is demonstrated that it would give rise to demonstrable environmental gains, and make a positive contribution to the repair and restoration of the landscape character of the area by a reduction in their visual impact and an improvement in the design of the buildings that is more sensitive to the character of the area and local relevance.

In this instance, the department believes that the applicants have made a strong case in support of their application and that the scheme has merit. As proposed, the redevelopment of the site would result in a high quality building which would be built to the latest environmental standards. Architecturally, the design uses a muted and naturalistic palette of materials which would reduce the visual impact when compared to the stark white render of the existing building; furthermore, the relocation of the building footprint will allow for the new house to be set slightly lower within the site which also helps reduce visual impact. Finally, considerable attention has been given to the restoration of the ‘dunescape’ environment across the site.

The Minister will note that several letters of objection have been received from nearby neighbours. The main concerns are to do with the size of the house and the principle of redevelopment, although some concerns with regard to possible over-looking have been raised. Having assessed the scheme, however, the department does not believe that the development would have an unreasonable impact on the general residential amenity of any neighbouring property.

On balance, therefore, the department does believe that demolition and redevelopment can be justified. However, this is a balanced recommendation.

Officer

Recommendation

APPROVE

Site Description	The site lies at the south-eastern end of a large group of detached suburban houses developed mainly during the 1970s and accessed from Le Mont a la Brune. This is a sensitive site which borders the sand dunes to the immediate south and east. The existing property on the site was constructed during the 1970s and, stylistically, it shares much in common with neighbouring properties. Architecturally, the design is fairly undistinguished with a mix of tiled mono-pitch & flat roofs and painted & rendered blockwork walls. Although not up to modern standards of insulation, the existing dwelling appears to be in a good condition.

Relevant Planning History	The Dunes was the subject of a number of successful applications during the 1990s and early 2000s for a series of modest proposals including the construction of a new garage, a swimming pool and extensions. In 2004, the following application was submitted and approved; P/2004/2425 - Proposed 2 storey extension to form new hall / kitchen / dining area with first floor lounge & studio linked to main house. AMENDED PLANS: Lower eaves line on north elevation. Approved 23/05/2005 The permission expired, however, before the development commenced. The new owner of the site applied in 2010 to extend the life of the permission as follows; RC/2010/0523 - Vary standard condition to allow extension of permit for an additional five years for permit P/2004/2425. This application was refused however (on 08/07/2010), as it was considered that, in the intervening years, under the new Ministerial government, design standards and expectations had moved on and that the previous scheme was no longer of an acceptable standard. The reason for refusal was given as follows; The site lies in a prominent location in the Countryside Zone and within the St Ouen's Bay Special Area. The proposed design of the 2 storey extension is of a poor quality in terms of form and proportions and fails to meet the requirements of the Minister of Planning & Environment for good design in all matters. As such the proposals fail to meet the provisions of Policies G2, G3, C6 and C7(SO13) of the 2002 Island Plan. The applicants appealed the decision, and their Request for Reconsideration was heard by the (previous) Minister. The Minister maintained the Department’s decision to refuse permission but made it clear that he would be minded to favourably consider an alternative design for an extension or, alternatively, the development of a replacement dwelling, of high quality design, on the site. This was duly conveyed to the applicants resulting in the submission of the current application. In addition to The Dunes Itself, a number of other applications for extensions and alterations have been approved in recent years (within the lifetime of the previous Island Plan) at nearby properties including Les Sables Blanc, Beggars Roost and Papillon for instance.

Existing use of Land/Buildings	Residential – 1 dwelling

Proposed use of Land/Buildings	Residential – 1 dwelling

Consultations	TTS (Highways), in their letter dated 31/03/2011, state that the existing access (onto Mont a la Brune) enjoys good visibility at present, although the visibility splays may not be protected by way of a planning condition. They would not be able to support an intensification in the use of the site without protection to these splays. The applicants’ agent responded to this comment by confirming that, in his view, the current scheme does not represent an intensification. TTS (Drainage), in their letter dated 03/03/2011, state that the property is believed to connect to the public foul sewer by way of a private connection. Surface water should be directed to suitable soakaways. The Environment Department (Natural Environment), in their letter dated 04/05/2011, comment extensively on the site’s location adjacent to the Ecological Site of Special Interest known as Les Blanches Banques (‘the sand dunes’). In the event that the application is to be approved, the Natural Environment Team request that an ecological survey be undertaken, at an early stage in the development process, to determine the presence or absence of protected species. Thereafter certain mitigation measures may need to be agreed. They request to be further consulted with details relating to the proposed landscaping and sedum roofs in order to guard against the introduction of potentially invasive species. The Fire and Rescue Service, in their letter dated 08/09/2011, state that they have no comment to make on the application. All consultations are attached with the background papers

Summary of Representations	The department has received letters of objection from 5 nearby residents (a total of 9 letters). A letter of representation has also been received from the National Trust. The following comments were made in respect of the original submission; The proposed development is incongruous / out of keeping with its neighbours; There is a strong presumption against development in this location – the sensitive landscape setting of the area would be harmed; Significant increase in the size of the new house compared to the existing house; Light pollution / glare from large expanses of glazing; More overlooking of neighbours than at present; Disturbance (noise, dust etc…) + damage to estate road during construction process; The existing house is in a reasonable state of repair, and the application is contrary to Island Plan policies regarding demolition / re-use of buildings; Design quality is not sufficient reason to overcome / set aside more fundamental planning problems with a proposal; Pressure on existing drainage system; The National Trust for Jersey believe that the proposed dwelling is too large as the scheme stands. In the event that the application is approved, they would wish to see the permit conditioned so as to restrict further development in the future. Certain alterations were made to the scheme during the application process and the new plans were re-advertised. The following further comments were received; A lack of information has been provided as part of the amended plans; The proposed building is still considerably larger than the existing building; The design is still incongruous - an alternative type of building should be considered; Overlooking is still a problem; There will still be an unacceptable level of disturbance during construction; Demolition of the existing building has still not be justified; With the adoption of the 2011 Island, the site’s is now located in the Coastal National Park; The applicant’s agent has responded to the objections raised. In particular he argues the following; That there will be an overall architectural improvement as a result of the new house when compared to the existing property as well as its neighbours; Much of the development will be underground and therefore hidden from view; A sympathetic palette of materials is proposed to help the development merge with the surrounding environment; The building is to be re-located to ‘a more discrete’ part of the site; The scheme will actually improve neighbouring amenity and will not cause overlooking; The intention is to help repair the ecology of the site by removing alien species and introducing those which are more suitable to a dune environment; Disruption caused by the construction process is not a material planning consideration; Finally, a letter of support has also been received from a nearby neighbour who believes that the architecture is exceptional and that the proposed development will be a significant improvement on the existing house through improved siting and reduced impact on neighbours. All letters of representation and responses are attached with the background papers

Planning Issues	Policy Considerations NE 6 Coastal National Park The site is located within the Coastal National Park (CNP) which is to be given the highest level of protection from development. The CNP policy is to be given priority over all other planning considerations and there is the strongest presumption against all forms of new development. However, the policy does state that the redevelopment of existing residential buildings may be permissible where this would give rise to demonstrable environmental gains and where it would make a positive contribution to the repair and restoration of the landscape character of the area. The policy states that this is to be achieved by a reduction in thee visual impact of the buildings and an improvement in their design which is more sensitive to the character of the area and local relevance. GD1 General Development Considerations Policy GD1 outlines the general considerations against which all planning applications will be tested. Broadly speaking, the policy highlights the need for the following; ensuring the sustainability of all new development proposals; assessing their impact on the surrounding environment and neighbouring land users; understanding the travel and transport implications of new developments, and; ensuring consideration is given to the design and architecture of all new developments. These issues are covered in more detail within specific policies of the Plan. GD2 Demolition and Replacement of Buildings In broad terms, this policy aims to promote a culture of re-use of buildings rather than demolition and rebuilding and developers should examine the potential of existing buildings to be incorporated into new developments. Proposals for demolition and for demolition and replacement will need to be properly considered and justified. Sustainability considerations that need to be applied when contemplating the re-use or the demolition and redevelopment of buildings include; the amount and types of waste for disposal to landfill; the life-time energy capital of a building and future energy conservation; and maintenance issues. The policy also reiterates the need to ensure efficient and effective use of resources, including land. In addition, the policy also requires that the Minister take into account the design qualities and contribution that existing and proposed development makes towards the character and appearance of the site and its context. GD7 Design Quality The policy requires a high quality of design that respects, conserves and contributes positively to the diversity and distinctiveness of the landscape and the built context, to be sought in all developments. Scale, form, massing & siting, the relationship to existing buildings, settlement form & character, topography, design details, colours & finishes and landscaping are all critical factors to consider. SP7 Better by Design This policy states that all development must be of high design quality that maintains and enhances the character and appearance of the area of Jersey in which it is located. The various components of development, including: layout and form; elevational treatment and appearance; density and mix; scale; height and massing; external elements, and landscaping; and architectural detail and materials will be assessed to ensure that the development proposed makes a positive contribution to the locality. The use of either traditional or more innovative forms of modern architecture of the highest quality will be encouraged in locations where the setting and context are appropriate, and where areas of particular quality or local character will not be damaged but may be enhanced. NR1 Protection of Water Resources The site is located within the Water Pollution Safeguard Area. This policy states that development that would have an unacceptable impact on the aquatic environment, including surface water and groundwater quality and quantity, will not be permitted. Policy Conclusion In this instance, whilst the existing building may not be up to modern standards of energy efficiency, it is clearly in a reasonable condition and one of the broad policy aims of the 2011 Island Plan is to promote the re-use of existing buildings where possible. This broad aim must be viewed in the context of the site’s location within the Coastal National Park where the overall aim is to protect and enhance scenic quality and the natural environment. The Coastal National Park policy (Policy NE6) sets the strongest presumption against development and gives the Park the highest level of protection from development. However, the Island Plan does recognise that the Park is a living landscape with many existing buildings and land uses within it, and it is recognised that there may be opportunities to actually improve the Coastal National Park through redevelopment – particularly if this achieves improvements to the landscape, reductions in impact and improvements in design. As already noted, Policy NE6 states that the redevelopment of existing residential buildings may be allowed as an exception but only where it is demonstrated that it would give rise to demonstrable environmental gains, and make a positive contribution to the repair and restoration of the landscape character of the area by a reduction in their visual impact and an improvement in the design of the buildings that is more sensitive to the character of the area and local relevance. In this instance, the department believes that the applicants have made a strong case in support of their application and that the scheme has merit. As proposed, the redevelopment of the site would result in a high quality building which would be built to the latest environmental standards. Architecturally, the design uses a muted and naturalistic palette of materials which would reduce the visual impact when compared to the stark white render of the existing building; furthermore, the relocation of the building footprint will allow for the new house to be set slightly lower within the site which also helps reduce visual impact. Finally, considerable attention has been given to the restoration of the ‘dunescape’ environment across the site including a natural sedum roof which would be planted with species appropriate to the environment. These points are covered more fully below. The previous Minister’s commitment to the applicants that he would be minded to favourably consider a scheme for a high quality replacement dwelling is also a relevant consideration. On balance, therefore, in policy terms (subject to full consideration of issues such as design quality and impact on neighbours), the department does believe that demolition and redevelopment can be justified. This is a balanced recommendation, however, and the current Minister may take a different view. Land Use Implications This is clearly a very sensitive site, adjacent to the Les Blanches Banques ecological SSI to the east and south. However, it is an established residential site and so its redevelopment for residential use is not unreasonable per se in land use terms. Size, Scale & Siting The applicants have stated within the submitted Design Statement that their intention has been to develop a new house which takes into account the sensitive nature of the site and which responds to the surrounding landscape – “fitting snugly into the topography of the site”. The complete relocation of the building footprint to the south as proposed, and the reorientation of the property, is intended to achieve this by using the natural contours and screening of the site. The design statement claims that a number of benefits are achieved by relocating the buildings. It states that the new structure would be lower than the ridge height of the existing house thereby reducing the visibility of the site from important viewpoints across the bay. Moreover, this relocation would increase the distance from, and therefore be of benefit to, neighbouring properties. The department has some concern at the principle of relocating the building as proposed inasmuch as it extends the overall built form of this small enclave of development further out towards the sensitive landscape setting of the sand dunes. However, this is a residential site and the redevelopment is taking place entirely within an established domestic curtilage. Moreover, the improvements to building design & appearance, and the re-introduction of dune landscaping throughout the site, which will result from this development are compelling factors. Overall therefore, and again on balance, the department does not believe that the relocation of the building as proposed is necessarily problematic. The original proposal was for a much larger dwelling (in terms of absolute floor area). Following discussions, the size was reduced considerably and the scheme was re-advertised. Part of the new dwelling is effectively below-ground. The department is now broadly satisfied with the quantum of development proposed. Design & Use of Materials The overall architectural approach of the scheme has been the subject of discussions between the applicants’ agent and the department over the course of the application process and changes have been made (and re-advertised) in that time. Architecturally, the approach has been to use a muted and naturalistic palette of materials throughout including; stratified granite cladding (similar to that used to good effect recently at Durrell); pre-patinated copper panelling & brise-soleils; dark grey aluminium windows; limestone; natural sedum roof. The overall effect will be to reduce the visual impact of the development when compared to the stark white render of the existing building. One of the changes made to the design has been the simplification of the new building, emphasising its horizontality. The Department Architect has been closely involved with the scheme and is satisfied with the proposed scheme. Impact on Neighbours The Minister will note that a number of letters of objection have been received from nearby neighbours. The main concerns are to do with the size of the house and the principle of redevelopment, although some concerns with regard to possible over-looking have been raised. Having assessed the scheme, the department does not believe that the development would have an unreasonable impact on the general residential amenity of any neighbouring property and, indeed, the relocation of the dwelling away from its current location would be of significant benefit to the immediate neighbour to the north-west. The nearest other neighbouring property, to the immediate west of the site, would be around 45-50m away from the new house, a comfortable distance at which the department would not consider overlooking to be a problem. Access, Car parking and Highway Considerations There are no significant highway concerns. Ample parking is to be provided on site. Foul Sewage Disposal To mains drains Landscaping issues A good landscaping scheme will be critical to the success of the development and the application is accompanied by a landscape strategy document from a landscape architect. This document stresses that the landscaping scheme has been designed to respond to its coastal surroundings through the use of plant species typical of the dunes and the intention is to restore a large area of the site back to dune land. A buffer zone comprising native species planting would also be created; this would provide a more appropriate boundary between the suburban edge of the site and the surrounding dunes. The garden area will be allowed to return to a dune-land condition with the re-establishment of dune flora and fauna. Similarly, the ‘green roof’ will be seeded using native seeds. Other Material Considerations None

Officer Recommendation	APPROVE

Conditions	The development hereby approved shall be carried out entirely in accordance with the plans and documents permitted under this permit. No variations shall be made without the prior written approval of the Minister for Planning and Environment or an authorised officer of the Development Control section of Planning and Building Services. Prior to the commencement of the development hereby permitted, samples of all of the external materials to be used shall be submitted to, and approved in writing by, the Minister for Planning and Environment. High quality photographic evidence (including product literature) may be sufficient for some items. Prior to the commencement of the development hereby approved, a thorough ecological survey of the site must be undertaken, to the satisfaction of the Natural Environment Team of the Department of the Environment, in order to determine the presence or absence of any protected species on the site. Such a survey must be undertaken by a suitably qualified and competent person approved by the Minister for Planning and Environment (or other authorised officer) with the area to be surveyed, as well as the exact scope and terms of the survey, having been agreed beforehand by the Natural Environment Team. Thereafter, depending on the findings of this survey, suitable mitigation measures may need to be incorporated into the development. Notwithstanding any indication on the approved plans, details of all plant species to be used as part of the landscaping of the site (including the sedum roof), shall first be agreed with the Natural Environment Team of the Department of the Environment. Thereafter, all planting and other operations comprised in the landscaping scheme shall be carried out and completed prior to the occupation of the development. Notwithstanding the provisions of the Planning and Building (General Development) (Jersey) Order 2008, or any amendment thereto or replacement of that order, no works involving the erection of a building, extension, structure, gate, wall, fence (or other means of enclosure), tank, the creation of any new openings in the external fabric of the building (or the replacement of any windows with doors or vice versa), or any excavation or the introduction of any hardstanding to any ground surface, other than those shown on the drawings approved with this permission, is permitted without the prior approval of the Minister for Planning and Environment.
Reasons	To ensure that the development is carried out and completed in accordance with the details approved by the Minister for Planning and Environment. The execution of this development is considered to be critical to its success, and the Minister wishes to be assured as to the quality of these details. To ensure that the development complies with the requirements of the Conservation of Wildlife (Jersey) Law, 2000. To ensure that an appropriate landscaping scheme is achieved for the site, and that the benefits of such a scheme are not delayed and consequently make an early contribution to the amenity of the site in the interest of sustaining and enhancing landscape quality. Owing to the prominence and location of the site, together with the design concept of the new dwelling, the Minister wishes to retain strict control over the form of any additional development which may be proposed.

Background Papers	1:2500 Location Plan Design Statement 4 consultation responses 12 letters of representation + architect’s responses further letters from the applicants’ agent + landscape architect

Endorsed by:

Date: