Policy Considerations The main policy considerations are G5 Environmental Impact Assessment; G4 Design Statement :C5 Green Zone C7 St Ouen’s Planning Framework TR1 Development of New Tourist Accommodation C9 Trees and Woodlands Under policies G4 and G5, a comprehensive EIA and Design Statement have been submitted and scrutinised by the Environment Department who are satisfied with the findings. Policy C5 states that there is a presumption against all forms of development within the Green Zone and the St Ouen’s Bay Area. However, development may be permitted only where the scale, location and design would not detract from, or unreasonably harm the visually sensitive character and scenic quality of the area. It is considered that the development will meet these criteria particularly as mature landscaping will be a requirement of the permission to supplement the existing landscaping on site. Policy TR1 does support new tourist accommodation a provided that the criteria relating to C5 can be met in terms of impact in the landscape. It must be remembered that this site was originally a campsite which more recently was extensively upgraded to include a leisure complex and golf course with driving ranges. The aim of the application is to provide the type of accommodation that has been identified through the various strategic plans detailed below in Other Material Considerations as being desirable to meet the long-term aims of tourism in particular. The Department considers that the key strategic benefits to the Island are capable of tipping the balance in favour of the proposal and to allow the Minister to set aside the normal presumptions against development which would apply in this Green Zone. Furthermore, they set this proposal aside from other proposals which might also seek to develop in the Island’s countryside. Policy C9 seeks to retain and enhance the contribution of trees and woodland areas to the landscape character and biodiversity of the Island and requires landscaping schemes to be carried out in connection with new development. The proposed landscaping meets this criteria. Land Use Implications Whilst the land is currently not built upon, the Environment Impact Statement has not identified any unacceptable consequences of such development. The site has previously been used as a golf driving range and as a camp site. Size, Scale & Siting A full Design Statement has been submitted from which it is apparent that much thought has gone into the design of both the lodges themselves, the layout and the use of sustainable and energy efficient materials in both the construction and services. Access for disabled has been a consideration in the design and the area will be free of vehicular traffic except on drop off and pick days only. Design & Use of Materials The lodges are simple single storey timber structures and will use sustainable and energy efficient materials. Low-level lighting is proposed in this rural setting. The design is supported by the Department’s Architect. Impact on Neighbours The low-key nature of the use is not expected to have any adverse impact on neighbouring residential occupiers Access, Car parking and Highway Considerations Access and parking are to be provided to the north of the site by lowering the level of the field of Le Mont a la Brune. However this is not considered to be significant or harmful. It is considered that the provision of a dedicated car park would mean that there is no car parking implications for the remainder of Les Ormes. Cycle racks are to be arranged for each lodge T&T Highways are keen to establish a cycle and pedestrian link to the Railway Walk. Currently there are land ownership matters and therefore this will be a condition that prior to the opening of the lodges this will be provided. The Environment Department support this requirement as it is considered that the development is to be approved as a suitable exception to the Island Plan policies there should be some public benefit. Foul Sewage Disposal To foul sewer. Surface water run-off to attenuation tanks Landscaping issues Landscaping has been designed to retain and enhance the existing landscaping even though the site needs to be re-contoured as there is a change in levels between the north and south parts of the site. This will be achieved by cut and fill and will have the benefit of providing acoustic screening of the site from the Airport. Planting is the crucial factor in this development if it is to achieve the high level of integration into the landscape that is required. There is already a strong line of pines to the east of the site and screening exists to the north alongside Le Mont a la Brune. A comprehensive scheme of planting has been submitted and it should be possible to plant semi-mature trees to supplement the existing mature planting. However, further advice is awaited at the time of the report from the States Arborculturalist as there is some concern by the applicant’s Landscape Architect as to whether semi-mature trees are suitable in this location. The planting schedule includes trees, thicket, shrubs, climbers, ground cover and herbaceous perennials, decorative planting and bulbs. The setting of the lodges provides for meandering pathways, with focused amenity spaces a pond and other features. Final agreement and conditions to be agreed with Environment. Most importantly the recommendations for mitigation in the Penny Anderson Associates report should be followed and this will be a condition of the any permission. It will be a condition of the permission that the landscape plan must be adhered to and a species list must be agreed with the Environment Department, Other Material Considerations Strategic Policy The agent makes the following supporting case: Also taken into account in the determination of this application are Policies contained within the States of Jersey Strategic Plan 2006-2011 which seek to maintain and enhance a strong, successful and environmentally sustainable economy. The Plan recognises that greater emphasis is needed on matching the Jersey offering to current market requirements, whilst retaining characteristics that presence the existing tourism base. The Rural Economic Strategy 2005 recognises Jersey’s countryside as a strategic asset and a balance between economic stimulation and the preservation of the Island’s environmental and cultural heritage is promoted. Innovative development is also encouraged that supports diverse activity that strengthens the rural economy, whilst respecting the landscape and the environment. Tourism is recognised as an important part of the Jersey economy and a product based upon the quality of the environment is to be promoted, especially where it relates to or adds to the Island’s distinctive landscape or its cultural or historic character. As such Tourism has developed a strategy based on attracting first time younger visitors, activity based holidays with a lower cost and modern attractions. It has been recognised that there is a need to increase the availability and range of accommodation to include the type of accommodation subject of this application, combined with activity holidays such as golfing, walking and cycling The Jersey Destination Audit 2006 encourages investment in self-catering accommodation and promotes the production of a specially designed Jersey cabin that can be used in appropriate locations. It is therefore clear that there is support from other Departments and this application responds to the long-term future strategies across the States as a whole. The concept of sustainability has informed the design process as has the improvement and enhancement of the site’s natural resources to improve biodiversity in the area. This includes construction methods, renewable energy systems, and energy efficient materials aimed at reducing the carbon footprint of the development. A significant result of the proposal is considered to the enhancement of the site for local wildlife. A planting scheme has been designed to provide biodiversity to enhance the contribution of the site and the area for native flora and fauna. | 
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