The Cliff, Mont Arthur, St. Brelade

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A decision made (26.06.07) to grant planning permission for The Cliff, Mont Arthur, St. Brelade.

Subject:	The Cliff, Le Mont Arthur, St. Brelade, Demolish existing. Construct 5 bed dwelling with swimming pool. REVISED PLANS: Extend into area of balcony at ground floor and basement. Amendments to east elevation. Increase size of garage and bedroom above at first floor. Reduce height of roof. Single storey entrance hall to become 2 storey. FURTHER REVISED PLANS: Alterations to layout and elevations including increase in height, new balcony, extensions to balconies, garage and north wing and revised materials.
Decision Reference:	MD-PE-2007-0189	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:		RP/2007/0150
Written Report Title:	Planning and Environment Department Report	Written report – Author:		Andy Townsend
Decision(s) Following a Public Hearing on the 26th June 2007 the Minister decided to grant Planning Permission
Reason(s) for decision: This application sought Permission for revisions to 2 existing permits. Having held a Ministerial Hearing and undertaken a Site Visit, The Minister considered that the minor changes in size were not significant, and with small design changes, the proposals were acceptable. Conditions and Reasons relating to this approval are attached to the formal decision notice which is available upon request from the Planning and Environment Department.
Action required: Notify Agent, Applicant and all other interested parties
Signature: (Minister)			Date of Decision: 26.06.07

The Cliff, Mont Arthur, St. Brelade - approval

Planning and Environment Department

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

RP/2007/0150

Site Address	The Cliff, Le Mont Arthur, St. Brelade.

Applicant	Mr and Mrs D Warwick

Description	Demolish existing. Construct 5 bed dwelling with swimming pool. REVISED PLANS: Extend into area of balcony at ground floor and basement. Amendments to east elevation. Increase size of garage and bedroom above at first floor. Reduce height of roof. Single storey entrance hall to become 2 storey. FURTHER REVISED PLANS: Alterations to layout and elevations including increase in height, new balcony, extensions to balconies, garage and north wing and revised materials.

Type	Revised Plans

Date Validated	24/01/2007

Zones	Countryside Zone

Policies	G2 - General Development Considerations G3 - Quality of Design G15 - Replacement Buildings C6 - Countryside Zone

Reason for Referral	Number of objections.

Summary/

Conclusion

This application is for alterations to an existing approval and is submitted by a new prospective owner of the site.

Planning Permission has already been granted and therefore only the alterations now proposed are to be considered, not the principle of this style of dwelling, nor of the replacement of the existing property.

The height and possible impact of the building in the landscape, not least given its position on the skyline and visible across the bay, has always been an issue. Although not encouraged, it is considered that the raising of levels by 500mm is not such a significant change that will substantially increase the apparent impact of the building.

However, the use of render on the upper floors in place of the timber previously approved will potentially make the building more noticeable and increase its apparent impact. Arguably the design is more crisp with the use of render with granite, but this has to be balanced against the impact in the landscape.

The increase in the size of the garage wing, combined with the use of two mono-pitches, rather than the one long mono-pitch approved, is not considered significant.

The alterations to the balconies on the garden side are in principle considered to assist in improving the horizontal emphasis of the design as originally requested, and will not result in any material increase in overlooking of adjacent properties.

Overall therefore the application is recommended for approval with the exception of the change in materials.

Officer

Recommendation

APPROVE, with the exception of the increased use of render.

Site Description	Existing residential plot occupied by single, two-storey dwelling and outbuildings with east facing garden at a slightly lower level, overlooking St. Aubin’s Bay.

Relevant Planning History	Planning Permission was granted under reference P/2005/1537 for the replacement of the existing property with a new 5 bedroom dwelling and swimming pool. Permission was granted following a site visit by the Planning Sub Committee. Subsequently application reference RP/2006/1695 was approved allowing revisions to the previous approval including:-  Extend rooms into area of balcony at ground floor and basement.  Amendments to east elevation.  Increase size of garage and bedroom above at first floor level.  Single storey entrance hall to become two storey.

Existing use of Land/Buildings	1 dwelling as existing and as approved.

Proposed use of Land/Buildings	1 dwelling, as existing and as approved.

Consultations	None. No consultations were undertaken on this application which is for relatively modest alterations to the original scheme which already has Planning Permission.

Summary of Representations	8 objections received on grounds including:-  Overdevelopment of the site.  Scale and impact of proposed development, particularly on this skyline. Comparison to Lezardrieux.  Inappropriate design.  Disruption during construction.  Loss of existing building.  Poor access  Loss of privacy  Precedent for taller buildings  Subsidence One letter welcomes the loss of the timber cladding. All letters of representation together with the agent’s letter of 17 January explaining the application, and 19 March responding to objections raised, plus a letter from the applicant, are attached as background papers

Planning Issues	Policy Considerations  C6 – Countryside Zone  G15 – Replacement Buildings.  G2 and G3 – General Development Considerations and Quality of Design. Although the site lies within the Countryside Zone the proposals are for the replacement of one existing house with one new house, which is considered acceptable as a matter of principle. Moreover, this application is for relatively modest alterations to an existing Planning Permission and it is only those alterations which are to be assessed. Therefore the broader policy issues of Policy C6, G15, G2 and G3 have already been addressed in approving the previous two applications. Land Use Implications None. There is no change in land use. Size, Scale and Siting The proposed alterations include:-  Raising the building by 500mm.  Omission of cedar panelling previously approved and introduction of rusticated coursed dressed granite with wide recessed horizontal joints and tight vertical joints, with render at the upper floors.  Increased footprint of garage wing.  New balcony to ground floor. Raising the Building In dealing with the original application, the Planning Sub Committee was keen to ensure that the existing building was no taller to its ridge than the existing building. The proposal is to raise the building rather than to increase its size. The overall scale of the building when viewed across the bay will not therefore be materially different. However, as the building will be higher up, it may be more visible. Although the increase in levels is disappointing, it is considered that the extent of the increase, 500mm, is not so significant that would materially increase the apparent scale, mass and impact of the building. Raising the building will reduce the extent of excavation. Alteration to Material In assessing the original application, your Officers and the Planning Sub Committee noted that the existing building is not particularly prominent, in part due to the fact that the elevation facing the bay is, at its first floor level, clad in dark coloured timber. The new property was therefore also required to be clad in dark coloured timber or cedar. It is now proposed to construct much of the building in granite. However, the upper levels, including the elevation facing over the bay, are now to be largely in white render. The impact of this change on the style of the building and its prominence, are both subjective matters. It is considered that the use of a mix of granite and render achieves a more crisp design which, by its use of local materials retains some local relevance. It is considered inevitable however that the use of render at the upper floors will make the building more evident and therefore increase its apparent impact in the landscape. Therefore, in line with the original Officer advice and the decision of the Planning Applications Panel, this change to the design is not recommended. Increase In Size of Garage Since the application was first advertised the size of the garage has been marginally reduced, in both its depth and width. This leaves a greater space to the road. This application also proposes that rather than a single mono-pitched roof over the garage, that a pair of mono-pitched roofs are used. This helps to break up the apparent scale of the garage wing and particularly the gable onto the road. This element of the proposal is considered a positive improvement. The increase in scale of this part of the development is not considered to significantly increase the apparent mass of the approved scheme. Balcony to Ground Floor A new balcony is proposed at “ground floor” level, which on the garden side is in fact one floor above the garden due to the slope on the site from front to back. This is in render, but the strong horizontal band adds to the horizontal detailing of the building which was an important part of the original approval, although at that time it was in timber. The increase in the size of this balcony is not likely to lead to the increased overlooking of adjacent properties, and improves the horizontal detailing of the building. Design and Use of Materials See Size, Scale and Siting above. Impact on Neighbours The revisions proposed in this application will not result in any significant increase in the impact on neighbours above the existing approved scheme. Access, Car parking and Highway Considerations The proposed access is in the same position as the existing and the site provides more than adequate car parking. Foul Sewage Disposal Foul sewer. Landscaping issues It was an important part of the original approval that the site be significantly landscaped to ensure that the storey below existing ground floor level (in part achieved through partial excavation of the garden), was not obtrusive. Existing landscaping was required to be retained and enhanced. This remains important, indeed all the more so with the increase in the height of the building.

Officer Recommendation	APPROVE, with the exception of the increased use of render.

Conditions/ Reasons	All Conditions on previous Permits remain valid and must be adhered to. Additional landscaping and levels details must be submitted to, and agreed in writing, by the Planning Minister, prior to the commencement of construction on site, to ensure that existing landscaping features are retained and augmented to help the development assimilate into the landscape. Notwithstanding details shown on the application drawings, all the areas shown rendered shall either be clad in either dark coloured timber or natural cedar.

Background Papers	1:2500 Location Plan. 8 Letters of objection. 1 further letter and reply from the Director 23 April Agent’s letters of 17 January and 19 March. Applicant’s letter of 14 June.

Endorsed by:

Date:

19 June 2007