La Briquetterie & Cherrywood, Grande Route de St. Jean, St. Helier

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A decision made (31.05.06) to maintain refusal for planning permission for La Briquetterie & Cherrywood, Grande Route de St. Jean, St. Helier.

Subject:	La Briquetterie & Cherrywood, La Grande Route de St Jean,St. Helier. Demolish existing. Construct 2 No. 3 bedroom houses..
Decision Reference:	MD-PE-2006-0153	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:		P/2005/1375
Written Report Title:	REQUEST FOR RECONSIDERATION of refusal of planning permission.	Written report – Author:		Anthony Farman
Decision(s Uphold the refusal of the planning application
Reason(s) for decision: The proposed development was of an unsatisfactory design and would have a poor relationship with the commercial site to the north contrary to the policies of the Island Plan and no other material considerations outweighed the provisions of the Plan.
Action required: Notify agent of the decision
Signature: (Minister)			Date of Decision: 31/05/06

La Briquetterie & Cherrywood, Grande Route de St. Jean, St. Helier - maintain refusal

Application Number: P/2005/1375

Request for Reconsideration Report

Site Address	La Briquetterie & Cherrywood, La Grande Route de St Jean, St. Helier.

Requested by	Mrs. E. Gautier	Agent	ANDREW HARVEY ARCHITECTS

Description	Demolish existing. Construct 2 No. 3 bedroom houses. REQUEST FOR RECONSIDERATION of refusal of planning permission.

Type	Planning

Original Decision	REFUSED

Reasons	1. The proposed development by virtue of the siting of the dwellings results in an inappropriate relationship between residential properties and a commercial site, detrimental to the amenity of the proposed residential properties contrary to Article 2 (a) and (b) of the Island Planning (Jersey) Law 1964 as amended. 2. The proposed development by virtue of its design, detailing and landscaping fails to contribute positively to the area contrary to Policy G3 (i), (ii), (iii) and (iv) of the Jersey Island Plan, 2002.

Determined by	Sub Committee Refusal

Date	24/03/2006

Zones	Countryside Zone Water Pollution Safeguard Area

Policies	Article 2 (Island Planning (Jersey) Law 1964 as amended) The purposes of this Law are – (a) to provide for orderly planning in, and the comprehensive development of, land; (b) to ensure that land is used in a manner serving the best interests of the community; and generally to prevent the spoliation of the amenities of Jersey. G3 – Quality of Design A high standard of design that respects, conserves and contributes positively to the diversity and distinctiveness of the landscape and the built context will be sought in all developments. The Planning and Environment Committee will require the following matters to be taken into account as appropriate: (i) the scale, form, massing, orientation, siting and density of the development, and inward and outward views; (ii) the relationship to existing buildings, settlement form and character, topography, landscape features and the wider landscape setting; (iii) the degree to which design details, colours, materials and finishes reflect or complement the style and traditions of local buildings; (iv) the use and maintenance of landscape to enhance new development and the degree to which this makes use of local features and an appropriate mix of materials and plant species suited to both the landscape and wildlife interests of the locality;

Recommendation

Maintain refusal of this application but approve the orientation of the development.

Advise that two dwellings will be acceptable in this orientation but that the design will need to be improved, as will the proposed landscaping, and that the internal layout should be re-considered to improve the amenity for the occupants.

Comments on Case	The refusal of this application followed the negotiation (rather than refusal contrary to policy C6) of a scheme from 3 units to 2 units and towards the re-orientation of the units to face the road. As detailed in the OCR it is considered that the proposed development would not make the best use of the site because both the dwellings would be situated immediately adjacent to a commercial site and because the character of the area in the immediate vicinity is defined by properties fronting onto the road rather than facing south. Response to agents comments: a) It is accepted that the existing buildings are immediately adjacent to the commercial site however; the Department was concerned that the additional openings to the rear of the new houses would increase the potential for loss of amenity for the occupiers of those dwellings. Equally, the Department accepts that the proposed houses will improve the standard of accommodation regardless of the commercial activity to the north. b) The argument regarding separate sites is largely irrelevant given that the application was submitted on the basis of one site. Splitting the site may well raise other issues. c) The garage has little impact on the existing dwellings as only one window faces the commercial property. d) For the same reason as “c”, the extension does not harm the amenity of the existing residential properties. The issue of design is relevant and advice has been given to improve the design and reduce the scale of the development. The last set of drawings were not discussed prior to submission and the issue of hipping the gables related to the alternative scheme. The scheme was to be put forward to the Panel on the basis of the design being “acceptable albeit that some of the detailing and proportions are disappointing”. This judgement was not agreed with by the Assistant Director or the Panel and therefore the application was refused on the issue of design. The design of the buildings should be improved in accordance with Policy G3.

Recommendation	Maintain refusal of this application but approve the orientation of the development. Advise that two dwellings will be acceptable in this orientation but that the design will need to be improved, as will the proposed landscaping, and that the internal layout should be re-considered to improve the amenity for the occupants.

Reasons	Maintain reason 2. The proposed development by virtue of its design, detailing and landscaping fails to contribute positively to the area contrary to Policy G3 (i), (ii), (iii) and (iv) of the Jersey Island Plan, 2002.

Background Papers	1:2500 Site Plan Letter from agent dated 18/04/06 OCR dated 16/03/06

Endorsed by		Date