October Cottage, Grande Route de Mont a L'Abbe, St. Helier

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A decision made (19.01.07) to remove Condition 1 of planning permission for October Cottage, Grande Route de Mont a L'Abbe, St. Helier.

Subject:	October Cottage, La Grande Route de Mont Abbe, St. Helier Construct new porch, garden room to west elevation and balcony. External alterations and omit timber cladding Request for reconsideration of refusal of Condition 1. (Drainage to be to tight tank.)
Decision Reference:	MD-PE-2007-0124	Exempt clause(s):		n/a
Type of Report (oral or written):	Written and oral	Person Giving Report (if oral):		Anthony Farman
Telephone or e-mail Meeting?	n/a	Report File ref:		P/2006/1753
Written Report Title:	REQUEST FOR RECONSIDERATION of condition no. 1 (drainage to be to tight tank)	Written report – Author:		Anthony Farman
Decision(s Remove Condition 1 of Permit P/2006/1753.
Reason(s) for decision: The additional facilities to a tight tank was unnecessary in this instance given that the existing septic tank is relatively new, working satisfactorily and of sufficient volume to cope with the potential additional loading. In addition, two associated environmental benefits were considered to be considerable in comparison to the relatively small increase in loading to the existing drainage system.
Action required: Notify agent of the decision.
Signature: (Minister)			Date of Decision: 19.01.07

October Cottage, Grande Route de Mont a L'Abbe, St. Helier - removal of Condition 1

Application Number: P/2006/1753

Request for Reconsideration Report

Site Address	October Cottage, La Grande Route de Mont A L'Abbe, St. Helier.

Requested by	Mr & Mrs. P Macdonald	Agent	RIVA ARCHITECTS

Description	Construct new porch, garden room to west elevation and balcony. External alterations and omit timber cladding. REQUEST FOR RECONSIDERATION of condition no. 1 (drainage to be to tight tank)

Type	Planning

Original Decision	APPROVED

Conditions	1. The sanitary facilities associated with the additional bedrooms (the additional bathrooms) shall be permanently connected to a tight tank prior to the first occupation of the extension hereby approved.
Reasons	1. To ensure the adequate provision of drainage facilities in accordance with Policy NR2.

Determined by	Delegated decision.

Date	17/10/2006

Zones	Green Zone

Policies	Policy NR2 – Foul Sewerage Facilities New development proposals that rely on septic tanks, soakaways or private sewage treatment plants as a means of waste disposal will not normally be permitted.

Recommendation

Maintain Condition

Comments on Case	The dwelling is not served by the foul sewer (it is not available) and therefore in accordance with Policy NR2 any new development that relies on the existing septic tank and soakaway is contrary to Policy NR2. In these circumstances, the Department can agree new development that is connected to a tight tank given that the waste is disposed of in a controlled manner. Therefore the approved additional bedroom and bathroom must be connected to a tight tank. It was understood at the time of approval that it was likely that the agent would request the reconsideration of this condition due to the size and serviceability of the existing septic tank. Transport and Technical Services (Drainage) have stated that the drainage proposals for the extended dwelling are satisfactory and the Senior Building Control Officer has stated that the system “appears to be suitable for the proposals”. In addition the agent states that there are two environmental benefits, namely that the use of the existing system negates the need for tanker movements (to collect the waste) and the excavation associated with the installation of the tank tight. These benefits are not disputed. In conclusion, the circumstances of this site mean that the development may be adequately served by the existing septic tank and soakaway at this time. However, this is contrary to Policy NR2, and the existing practice of the Department, that are designed to prevent the pollution of the land and the aquatic environment particularly if the system were not to be maintained in the future.

Recommendation	Maintain Condition

Reasons	As above.

Background Papers	1:2500 Site Plan Letter from agent including consultation response from T & TS (Drainage) and letter from Mr Steer (agent) dated 19th July 2006.

Endorsed by		Date