Plaisance Lodge, St. Clements Road, St. Helier

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A decision made (10.12.07) to maintain refusal of planning permission for Plaisance Lodge, St. Clements Road, St. Helier.

Decision Reference: MD-PE-2007-0308
Decision Summary Title:	Request for Reconsideration of the refusal of planning permission –Plaisance Lodge, St Clements Road, St Helier		Date of Decision Summary:	30 November 2007
Decision Summary Author:	Richard Glover		Decision Summary: Public or Exempt?	Public
Type of Report: Oral or Written?	Written		Person Giving Oral Report:	N/A
Written Report Title:	Request for Reconsideration of the refusal of planning permission –Plaisance Lodge, St Clements Road, St Helier		Date of Written Report:	16 October 2007
Written Report Author:	Richard Glover		Written Report : Public or Exempt?	Written
Subject: Plaisance Lodge, St Clement’s Road, St Helier Request for Reconsideration of the refusal by Planning Applications Panel of an application for planning permission for the erection of a single dwelling
Decision(s): A public meeting was held on the 26th October 2007 for the Minister to reconsider this application. The Minister advised that he would like to visit the site before making a decision. After the site visit the Minister acknowledged that the Request for Reconsideration has addressed the reason for refusal given by the Planning Applications Panel. However he felt that the proposal would cause harm to the character of the area by virtue of the loss of the substantial boundary wall and arch feature to be lost by virtue of the development. The Minister would like the Jersey Heritage Trust to assess the arch and wall to consider whether they are appropriate to be included on the Minister’s Register of Buildings and Sites of Architectural, Archaeological and Historic Interest in Jersey
Reason(s) for Decision: The amendments to the proposal included in the Request for Reconsideration adequately address the concerns of the Planning Applications Panel that led to the original decision. However having visited the site the Minister has considerable concerns that the loss of the existing boundary wall and the arch feature in that wall would lead to significant harm being caused to the street scenes and in turn the character of the area. The harm would be so great as to warrant refusal of the proposal as being contrary to Policy G2 of the Island Plan 2002.
Resource Implications: None
Action required: 1. Issue decision letter and notify other interested parties of the Minister’s Decision. 2. Contact Jersey Heritage Trust to assess the arch and wall
Signature:		Position:
Date Signed:		Date of Decision (If different from Date Signed):

Plaisance Lodge, St. Clements Road, St. Helier - maintain refusal

Application Number: P/2006/1931

Request for Reconsideration Report

Site Address	Plaisance Lodge, St. Clement's Road, St. Helier.

Requested by	Mr & Mrs. D Le Clercq	Agent	FULL CIRCLE DESIGN & CONSTRUCTION

Description	Construction of a 2 bedroom gate house to the eastern end of the site. AMENDED PLANS: Construct 1 No. 2 bed unit. READVERTISED: Incorrect description. REQUEST FOR RECONSIDERATION of refusal of planning permission.

Type	Planning

Original Decision	REFUSED

Conditions
Reasons	1. The proposed development fails to make adequate provision for the parking of private cars as required by Planning Policy Note 3, Parking Guidelines and as such would be likely to generate parking demand in the vicinity detrimental to the amenity of nearby residents.

Determined by	Panel Refusal

Date	25/04/2007

Zones	Built Up Area Town Proposals Map Action Area 7 Island Rte Network: Primary

Policies	G2 –General Development Considerations H8 – Residential Development in the Built up Area

Recommendation

APPROVE

Comments on Case	This application was recently considered by the Planning Applications Panel who refused permission on the basis that insufficient car parking could be provided in connection with the proposal. The scheme is for the erection of a two bedroom dwelling which in order to comply with the Minister’s standards would have to provide two off street car parking spaces. As originally submitted the proposal only included one parking space. A copy of the report to the Planning Applications Panel and the relevant minute is attached for information. The amended proposal has redesigned the layout of the scheme and now provides for two spaces access to which raises no objections from Transport and Technical Services. In terms of the provision of accommodation – room sizes, amenity space - the proposal is appropriate. Indeed room sizes are at Lifetime Home Standard. The scheme does differ from that considered by the Panel in one sense in that an arch feature currently present on site and integrated into the previous scheme will be lost to accommodate parking. However neither the arch nor the main building is Registered and the loss is not so prejudicial as to compromise the scheme as a whole. The proposal is now recommended for approval subject to the conditions attached to this report. Whilst objections were received to the original scheme none have been received in connection with this amended proposal. Notwithstanding this the original representations related to private property issues rather than material planning considerations.

Recommendation	APPROVE

Reasons	The scheme has been suitably amended to address the previous reason for refusal by the Planning Applications Panel.

Conditions	1.Notwithstanding the indications on the approved plans, prior to the commencement of the development hereby permitted, full details of all external materials to be used to construct the development shall be submitted to and approved by the Minister for Planning and Environment 2.The building hereby permitted shall not be used until provision has been made for vehicles to park, manoeuvre, load and unload in accordance with the details shown on the approved drawings and these facilities shall thereafter be permanently retained for those uses. 3.No development shall take place until details of any earthworks which involve changes to existing levels on the site have been submitted to and approved in writing by the Minister for Planning and Environment. These details shall include the proposed grading and mounding of land, including the levels and contours to be formed, showing the relationship of any new site levels to existing site levels and vegetation. 4.Prior to the development commencing details of the boundary treatment of the site shall be submitted to and approved in writing by the Minister for Planning and Environment. Those details as approved shall be erected prior to the dwelling being occupied and retained thereafter. Reason(s) 1.To safeguard the visual amenities of the area. 2.To ensure the permanent provision of vehicular facilities, in the interests of highway safety and amenity. 3.To ensure that the development is not harmful to the visual amenities of the area or to the amenities of the occupiers of neighbouring properties. 4.So as to accord with Policies G2 and H8 of the Island Plan 2002
Background Papers	1:2500 Site Plan Request for Reconsideration submission Consultation response – Transport & Technical Services Highways Report to Planning Applications Panel Minute of the Planning Applications Panel

Endorsed by		Date