Policy Considerations G2 – Sets out the General Development Considerations to be used in all cases. G3 – Stipulates a requirement for a high quality of design. C5 – General presumption against all forms of development, but makes limited provision for developments where their scale, location and design would not detract from, or unreasonably harm, the visually sensitive character and scenic quality of the Green Zone. G11 – presumption against development that would have an adverse impact on the special character of an SSI. G15 – Allows for replacement buildings where the new structure would enhance the appearance of the site and surroundings, and subject to compliance with other criteria clearly stated in the Policy. SO3 – Proposals within St Ouen’s Bay should protect, sustain & enhance the landscape, visual amenity and natural environment. SO6 – Careful assessment is required adjacent to SSIs. SO10 – Strong presumption against new development within the St Ouens Bay Planning Framework Area, but states that “…Appropriate development may comprise…replacement, alteration or extension of existing buildings for residential use…”. Appropriate developments must be located and designed so as not to adversely affect the unique character of St Ouens Bay. SO13 – detailed treatments of development proposals must be of a high standard. SO16 – replacement dwellings will only be permitted where, inter alia, the proposal would enhance the appearance of the site , not be more intrusive in the landscape and where the new dwelling is of a similar size to the original. SO20 – Presumption against development unless adequate measures can be put in place to prevent pollution and disturbance. SO22 – Proposals should include measures to control skyglow, glare and light trespass. (What are the presumptions) Land Use Implications No change. Size, Scale & Siting (Design Statement submitted?) Total floor area of the existing dwelling and garage is 228 sq.m compared with the proposed floor area of 280sq.m [agent’s figures]. This represents an approximate 25% increase in floor area, which is not considered excessive in this instance given the need to find a bespoke solution to the issue of a replacement dwelling. Furthermore, the new dwelling would be set significantly further away from the pond than the existing dwelling, opening up views from the Five Mile Road to the reed beds and green backdrop beyond. Although the new structure would have two floors, the finished height of the flat sedum roof would equate to that of the ridge of the existing dwelling. The Department considers that the size, scale and siting of the replacement dwelling are acceptable. Design & Use of Materials Materials would primarily be a green sedum roof, timber first floor structure, sitting atop coloured render to blend in with the surroundings. The plans have been amended following discussion between the agent, Case Officer and Department Architect and the Department now considers that the proposed design and use of materials is acceptable. Impact on Neighbours Given the relatively isolated nature of the site and the fact that the proposal is for a single dwelling only, no significant impact is envisaged on the amenities of the nearest resident residential properties. Access, Car parking and Highway Considerations No significant alteration to the access is proposed and the site has ample space to cater for the parking requirements of the proposed development. Visibility splays will be improved in a sensitive manner. Foul Sewage Disposal The proposed development would dispense with the current tight tank and connect to the public foul sewer, which is considered to be an improvement in the drainage of the site, away from the fragile environment of the pond. Landscaping issues A sub-urban, domestic planting scheme would be out of place here and for this reason, it is recommended that a condition be attached to any permission granted requiring the submission of a suitable, locally relevant planting scheme to be implemented. A scheme has been submitted which shows sedum covered roofs and an extension to the reed bed into the site, but it is felt that more detail is required on this issue to ensure that the landscape is successfully assimilated into the natural vegetation. |