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A decision made (26.06.07) to maintain refusal of planning permission for Rosedale Farm, St. Mary.

Subject:	Rosedale Farm, St Mary – formation of new dwelling Request for Reconsideration of Refusal of Planning Permission
Decision Reference:	MD-PE-2007-0179	Exempt clause(s):		n/a
Type of Report (oral or written):	Both	Person Giving Report (if oral):		Lawrence Davies
Telephone or e-mail Meeting?	n/a	Report File ref:		P/2006/2534
Written Report Title:	Request for Reconsideration Report	Written report – Author:		N/a
Decision: Decision Maintained
Reason(s) for decision: As previously stated (namely): 1.Rosedale Farm is included within the Historic Register as a pSSI and its location, although part of the Built-Up Area, is generally rural in character. As such, any development on the site must be informed by these considerations and respect this context. By virtue of its poor design and positioning, the proposed scheme is considered harmful and inappropriate as it fails to respect the site's historic and rural setting. As a result, therefore, the application fails to satisfy the requirements of Policies G2, G3 and G13 of the Jersey Island Plan, 2002. 2.The scheme fails to provide adequate vehicular visibility at the site entrance onto La Route des Issues to the satisfaction of the Transport and Technical Service Department. Therefore the application fails to satisfy the requirements of Policy G2 of the Jersey Island Plan, 2002.
Action required: Case Officer to notify Deputy Bob Hill, at whose request the RFR was heard
Signature: (Minister)			Date of Decision: 26.6.07

Rosedale Farm, St. Mary - maintain refusal

Application Number: P/2006/2534

Request for Reconsideration Report

Site Address	Rosedale Farm, La Route des Issues, St. John.

Requested by	Alan Luce	Agent	ALLAN MILLER ARCHITECTS

Description	Demolish existing shed. Construct new dwelling. REQUEST FOR RECONSIDERATION of refusal of planning permission.

Type	Planning

Original Decision	REFUSED

Conditions
Reasons	1. Rosedale Farm is included within the Historic Register as a pSSI and its location, although part of the Built-Up Area, is generally rural in character. As such, any development on the site must be informed by these considerations and respect this context. By virtue of its poor design and positioning, the proposed scheme is considered harmful and inappropriate as it fails to respect the site's historic and rural setting. As a result, therefore, the application fails to satisfy the requirements of Policies G2, G3 and G13 of the Jersey Island Plan, 2002. 2. The scheme fails to provide adequate vehicular visibility at the site entrance onto La Route des Issues to the satisfaction of the Transport and Technical Service Department. Therefore the application fails to satisfy the requirements of Policy G2 of the Jersey Island Plan, 2002.

Determined by	Delegated Refused

Date	10/01/2007

Zones	Built-Up Area Water Pollution Safeguard Area Proposed Site Of Special Interest

Policies	G2 – General Development Considerations G3 – Quality of Design G13 – Buildings and Places of Architectural & Historic Interest

Recommendation

Maintain refusal

Comments on Case	This is an historic site (pSSI) which is effectively a small pocket of Built-Up Area projecting into (and surrounded on 3 sides by) open fields as part of the Countryside Zone. Therefore, whilst it is possible that the site has some development potential, the historic and rural setting and outlook are crucial in informing any development. The design of the proposed new dwelling is considered very poor – the unit is bland and unappealing and the fenestration detailing is considered to be unattractive (particularly to the S/E elevation). Moreover, the design and siting of the unit does not respect the context of the site as outlined above. The level of detail included is scant. Other than ‘granite quoins’, the submitted plans do not provide any information as to any external materials. An accompanying letter states that the new house is intended to be a ‘miniature version’ of the adjacent house ‘The Willows’ and would include slate roof, rendered exterior and granite details. The Historic Buildings Advisor has strongly objected to the application and suggested that the proposed design would be harmful to the pSSI setting of the group – the unit is poorly designed, badly sited and does not relate at all to the context of the site or its surroundings. The new unit would have parking for 3-4 cars including a garage – this would be adequate although the arrangement for the parking does appear rather messy and a bit of a ‘squeeze’. TTS Highways have required that the roadside wall be lowered in order to improve visibility to nearside traffic coming from the east – this has not been shown on the plans but could be achieved (if it was considered that doing so would not impact unreasonably upon the property’s pSSI status). A connection would be made to the foul sewer. The unit would have a reasonable sized garden (although this would take away land from, and therefore be to the detriment of, the existing Rosedale Farm). No details of any planting have been given.

Recommendation	Maintain Refusal

Reasons	As above

Background Papers	1:2500 Site Plan RFR letter Consultation responses from TTS Highways and Historic Buildings

Endorsed by		Date