Green Street Car Park & Strip of land to East of the Limes, La Route du Fort, St. Helier: Planning Application (P/2012/1005): Police Headquarters

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A decision made 2 July 2013:

Decision Reference: MD-PE-2013-0067

Application Number: P/2012/1005

(If applicable)

Decision Summary Title :

Green Street Car Park &, Strip of Land to the East of the Limes, La Route du Fort, , St. Helier, Jersey, JE2 4UH

Date of Decision Summary:

28th June 2013

Decision Summary Author:

Senior Planner

Decision Summary:

Public or Exempt?

(State clauses from Code of Practice booklet)

Public

Type of Report:

Oral or Written?

Oral

Person Giving

Oral Report:

Senior Planner

Written Report

Title :

n/a

Date of Written Report:

n/a

Written Report Author:

-- --

Written Report :

Public or Exempt?

(State clauses from Code of Practice booklet)

-- --

Subject: Green Street Car Park &, Strip of Land to the East of the Limes, La Route du Fort, , St. Helier, Jersey, JE2 4UH

Erection of four storey police station headquarters building with new access arrangements. Relocation of existing multi-storey car park stair tower. Provision of bicycle and motorcycle parking on land opposite side of road from site on La Route du Fort. AMENDED DESCRIPTION: Erection of four storey police station headquarters building with part fifth storey to northern end of building adjoining existing multi-storey car park. New access arrangements. Relocation of existing multi-storey car park stair tower. Provision of bicycle and motorcycle parking on land opposite side of road from site on La Route du Fort.

Decision(s):

The planning application was considered at a Ministerial Meeting on 19th April 2013 where the Minister for Planning and Environment having stated that he was ‘moving towards an approval’ deferred consideration of the planning application pending the receipt of additional information to resolve the following issues:

a) A detailed response to the comments/concerns raised by local residents, especially, Mr. M. Keeping and the residents in Runnymede Court immediately to the south of the proposed motorcycle/bicycle parking area off La Route du Fort;

b) Additional acoustic boundary fence screening and landscaping to the proposed motorcycle/bicycle parking area on La Route du Fort to safeguard the amenities of those local residents directly adjoining in Runnymede Court ;

c) Extra parking provision in the form of 53no. new car parking spaces to the Green Street multi-storey car park adjoining the site as offered by the Assistant Treasury and Resources Minister at the Ministerial Meeting on 19th April 2013, and

d) A Workplace Travel Plan.

This additional information has now been received and the Minister having duly considered this has now determined to approve the planning application with the following conditions:

1. The development shall be carried out strictly in accordance with the deposited plans and drawings except as required to meet the terms of Conditions 6, 17, 18 and 20 below. No variations shall be made without the prior written approval of the Minister for Planning and Environment.

2. Before any development first commences on site, samples of all the external materials to be used in the construction of the new development shall be submitted to and approved in writing by the Minister for Planning and Environment. The approved scheme shall be implemented in full and shall be retained and maintained as such.

3. All necessary tree surgery works to the identified trees from the adjoining cemetery site which overhang the application site shall be carried out to British Standard 3998:2010 in accordance with the specifications indicated in the submitted Arboricultural Method Statement from the States Arboricultural Officer dated 29th November 2011.

4. No development shall take place until a scheme of foul drainage and surface water drainage has been submitted to and approved in writing by the Minister for Planning and Environment. The approved scheme shall be implemented in full before the development is first brought into use and shall be retained and maintained as such.

5. The development hereby permitted shall not commence until the applicant has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted by the applicant and approved in writing by the Minister for Planning and the Environment. The written scheme of investigation shall make provision for the recording and interpretation of remains below ground level. Such a programme must be prepared and carried out under the supervision and with the agreement of the Minister for Planning and Environment.

6. Notwithstanding the details in the submitted Construction Environmental Management Plan, during the construction phase, the scheme must comply with BS: 5228 2009: Code of Practice for Noise, vibration and dust on construction and open sites and the Lord Mayor’s Best Practice Guidance: The control of Dust and Emissions from Construction Sites (Ref: ww.london.gov.uk). Any mitigation measures must be included within a revised Construction Environmental Management Plan framework which must be approved by the Minister for Planning and Environment in writing prior to the commencement of any work on site.

7. No development shall take place until details of the proposed arrangements for the collection of refuse from the building and proposed recycling arrangements have been submitted to and approved in writing by the Minister for Planning and Environment. The scheme, which shall previously have been agreed with the Parish of St. Helier shall be implemented before the restaurant is first brought into use and shall thereafter be retained and maintained as such.

8. No development shall take place until a scheme has been submitted to and approved in writing by the Planning and Environment Department for the parking of vehicles of site personnel, operatives and visitors; the loading and unloading of plant and materials, and the storage of plant and materials used in demolishing and then constructing the development.

Each of the facilities shall be maintained throughout the course of the demolition and construction of the development free from any impediment to its designated use.

9. Prior to the development commencing a full BREEAM pre-assessment demonstrating that 'BREEAM Very Good' can be met by the development must be submitted to and approved in writing by the Minister for Planning and Environment. The pre-assessment must be drawn up by an appropriately qualified assessor. The proposal shall include a rain water recycling system, details of the building heating system and energy efficient lighting. The development must then be carried out in accordance with the details specified in the approved assessment. Within six months of the first occupation of the building a post construction review shall be submitted - again drawn up by an appropriately qualified assessor - demonstrating that 'BREEAM Very Good' has been achieved.

10. Prior to the commencement of the development hereby permitted, details shall be submitted to and approved by the Minister for Planning and Environment, implemented and thereafter maintained, of a Skills and Training Plan, to support the development and training needs of Island residents. The Methodology for the Skills and Training Plan shall first have been agreed with the Minister for Planning and Environment.

11. Prior to commencement of the development hereby permitted, details shall be submitted to and approved by the Minister for Planning and Environment, implemented and thereafter maintained, setting out the arrangements for Waste Management in relation to the proposed demolition of those areas of the car park affetced by the development and excavation. Following completion of the demolition, and prior to commencement of construction, a Waste Management Completion Report shall be submitted to the Minister for Planning and Environment.

12. Prior to the commencement of development the levels of potential contaminants in the ground shall be investigated and any risks to human health or the wider environment assessed and mitigated, to the satisfaction of and in accordance with the requirements of Supplementary Planning Guidance Planning Advice Note 2 - Development of Potentially Contaminated Land.

13. The details (to include monitoring and review) contained in the submitted States of Jersey Police Headquarters Travel Plan prepared by Curtins Consulting Ltd dated June 2013 shall be implemented in full with any variations to the Travel Plan to be submitted to and approved by the Minister for Planning and Environment in conjunction with the Minister for Transport and Technical Services in writing before they are first undertaken.

14. Before the development hereby approved is first brought into use, the proposed motorcycle parking provision shall be provided as indicated on La Route du Fort and Snow Hill and bicycle parking provided on La Route du Fort and Green Street. Precise details of the proposed motorcycle parking at Snow Hill and bicycle parking at Green Street shall be submitted to and approved by the Minister for Planning and Environment before any development first commences on site. All parking shall thereafter be retained and maintained as such.

15. Before any development first commences on site precise details of the mechanism for securing the required contribution of £25k to the Minister for Transport and Technical Services towards the Eastern Cycle Route shall be submitted to and approved in writing with the Minister for Planning and Environment. The approved mechanism shall be implemented before the new police headquarters is first brought into use.

16. The proposed pedestrian crossing island and other highway improvements on La Route du Fort as proposed (to include the proposed motorcycle and bicycle parking areas on the submitted drawing no. SP(90)101 shall to be constructed/implemented to Transport and Technical Services design and specification (all expense including design fees to be at the developer’s expense) before the development hereby approved is first brought into use. The scheme shall thereafter be retained and maintained as such.

17. Notwithstanding the details indicated on the submitted drawings, the footpath in front of the site on La Route du Fort needs to be continued across the entrance/exits in order that vehicles are encouraged to give way to pedestrians on it. The footpath should be constructed to the Minister for Transport and Technical Services’ specification and may need to be strengthened at the vehicular access point. Precise details of the proposed works shall be submitted to and approved by the Minister of Planning and Environment in conjunction with the Minister for Transport and Technical Services before any development first commences on site and the work shall be undertaken prior to the first occupation of the new development and thereafter retained and maintained as such.

18. Notwithstanding the details indicated on the submitted drawings, and before any development first commences on site, a revised 1: 200 scale site plan shall be submitted to accurately indicate the required visibility splays of 50m x 2.4m, together with the proposed visibility splays for the new motorcycle parking area opposite the site. The submitted details shall be approved by the Minister of Planning and Environment in conjunction with the Minister for Transport and Technical Services and the work shall be undertaken prior to the first occupation of the new development and thereafter retained and maintained as such.

19. In conjunction with Condition 18 above, everything within the visibility sight lines is to be permanently restricted to 900mm above the carriageway level

20. Notwithstanding the details indicated on the submitted drawing no. PL(00)01 and before any development first commences on site, a revised 1: 200 scale plan shall be submitted to accurately indicate the required manoeuvring space together with the turning movements of the types of vehicles which will need to access the site. The submitted details shall be approved by the Minister of Planning and Environment in conjunction with the Minister for Transport and Technical Services and the work shall be undertaken prior to the first occupation of the new development and thereafter retained and maintained as such.

21. The landscaping scheme for the proposed motorcycle and bicycle parking areas to the opposite side of the road from the application site in La Route du Fort as indicated on the submitted drawing nos. 5464 SP(90)101 Rev D; SP(90)102 Rev B; SP(90)103 Rev B and SP(90) 104Rev B shall be undertaken within the first available planting season and any trees or shrubs which die, are removed or become seriously diseased within a period of five years from the date the planting first takes place, shall be replaced in the next planting season with others of a similar size and species.

22. In conjunction with Condition 21 above, a Landscape Management Plan including long term objectives, management responsibilities and maintenance schedules for the landscaped areas shall be submitted to and approved in writing by the Minister for Planning and Environment prior to the first occupation of any part of the development.

23. In conjunction with Condition 21 above, before the proposed motorcycle and bicycle parking areas hereby approved are first brought into use, an acoustic fence shall be erected in the position indicated (and to the specification indicated) on the submitted drawing nos. 5464 SP(90)101 Rev D; SP(90)102 Rev B; SP(90)103 Rev B and SP(90) 104Rev B and shall thereafter be retained and maintained.

24. Prior to the commencement of the development, a Demolition/Construction Environmental Management Plan shall be submitted to and approved in writing by the Minister for Planning and Environment. The Demolition/Construction Environmental Management Plan shall be thereafter implemented in full until completion of the development and any variations agreed in writing by the Minister for Planning and Environment prior to such work commencing. The Plan shall secure an implementation programme of mitigation measures to minimise the adverse effects of the proposal, and shall include but not be limited to:

A demonstration of compliance with best practice in relation to noise and vibration control and control of dust and emissions;
Details of a publicised complaints procedure, including office hours and out of hours contact numbers;
Specified hours of working, and
Details of any proposed crushing/sorting of waste material on site.

25. Any audible plant or equipment shall comply with Noise Rating (NR) Curve equivalent to the background noise level measured 1 metre from the façade of the nearest affected building. For the avoidance of doubt, the background noise level referred to is the A-weighted sound pressure level of the residual noise in decibels exceeded for 90% of the time (LA90). Before the development hereby approved is first brought into use, a suitable noise survey shall be undertaken to determine the background noise level and associated noise rating curve(s) (Daytime 07.00 hours to 23.00 hours) (Night time 23.00 hours to 07.00 hours). Results of the noise survey shall be submitted to and approved in writing with the Minister for Planning and Environment in conjunction with the Minister for Health and Social Services and any mitigation measures proposed or recommended shall be instigated in full and thereafter retained and maintained as such.

26. Prior to first occupation of the Police Headquarters Building hereby approved, a car park extension for 53no. spaces shall be provided to the adjoining Green Street multi-storey car park, the details of which shall be contained in a planning application to be submitted within 3 months of the date of the approved Planning Permit. The submitted scheme shall include a timetable for the car park provision to be made and shall be carried out in accordance with the approved details and thereafter retained and maintained as such.

27. All windows on the west elevation of the Police Headquarters Building hereby approved shall be permanently formed as a fixed light and glazed with obscure glass and shall thereafter be retained. No further windows or other openings shall be formed in that elevation unless otherwise agreed in writing with the Minister for Planning and Environment prior to first installation.

Informatives:

Ramp gradients within 5m of the highway edge must not exceed 5%.

With the exception of certain features excluded under the Highways Jersey Encroachment Regulations 1957 nothing may be placed on or above the public highway without prior permission from the Department.

For information:

And for the avoidance of doubt, the original Department report to the Minister for Planning and Environment required that a Planning Obligation Agreement was required pursuant to Article 25 of the Planning and Building (Jersey) Law 2002 (as amended) in respect of the required contribution towards the Eastern Cycle way.

However, given that the planning application involves States’ Departments, the requirement to contribute towards the Eastern Cycle way is now contained within Condition 15 of the Planning Permit.

Reason(s) for Decision:

1. For the avoidance of doubt and in accordance with the requirements of Policy GD 1 of the Adopted Island Plan 2011.

2. To safeguard the character and appearance of the area and in accordance with the requirements of Policies GD 1 and GD 7 of the Adopted Island Plan 2011.

3. To ensure the retention of the trees on the adjoining cemetery site in accordance with the requirements of Policy NE 4 of the Adopted Island Plan 2011.

4. To ensure satisfactory drainage arrangements and to avoid flooding in accordance with the requirements of Policies GD 1, LWM 2 and LWM 3 of the Adopted Island Plan 2011.

5. In the interests of improving the understanding of the archaeology and historic development of the Island in accordance with Policy HE 5 of the Adopted Island Plan 2011.

6. To safeguard the amenities of the area in accordance with the requirements of Policies GD 1 of the Adopted Island Plan 2011.

7. To ensure satisfactory refuse storage and collection arrangements for the building in accordance with the requirements of Policy WM 1 of the Adopted Island Plan 2011.

8. To avoid congestion in the surrounding area and to protect the amenities of the area in accordance with the requirements of Policy GD 1 of the Adopted Island Plan 2011.

9. In the interests of sustainable development and energy efficiency, in accordance with Policy SP 2 of the Jersey Island Plan 2011.

10. In the interests of promoting sustainable patterns of development and supporting economic growth and diversification, and to accord with Policy GD 1 of the Jersey Island Plan 2011.

11. In the interests of securing waste minimisation, and to accord with Policy WM1 of the Jersey Island Plan 2011.

12. For the avoidance of doubt and to ensure compliance with Policies GD1 and GD6 of the Jersey Island Plan 2011.

13. In the interests of promoting sustainable patterns of development, and to accord with Policies TT 9 and SP 6 of the Jersey Island Plan 2011.

14. In the interests of promoting sustainable patterns of development, and to accord with Policies TT 9 and SP 6 of the Jersey Island Plan 2011.

15. In accordance with the requirements of Policy TT 3 of the Adopted Island Plan 2011.

16. In accordance with the requirements of Policy GD 1 of the Adopted Island Plan 2011.

17. In accordance with the requirements of Policy GD 1 of the Adopted Island Plan 2011.

18. In accordance with the requirements of Policy GD 1 of the Adopted Island Plan 2011.

19. In accordance with the requirements of Policy GD 1 of the Adopted Island Plan 2011.

20. In accordance with the requirements of Policy GD 1 of the Adopted Island Plan 2011.

21. To safeguard the character and appearance of the area in accordance with the requirements of Policy GD 1, NE 1, NE 2 and NE 4 of the Adopted Island Plan 2011.

22. To ensure a satisfactory form of development and continuing standard of amenities are provided and maintained in accordance with the requireents of Policies GD 1 and NE 4 of the Adopted Island Plan 2011.

23. To safeguard the amenities of the immediately adjoining local residents in accordance with the requirements of Policy GD 1 of the Adopted Island Plan 2011.

24. To ensure a satisfactory form of development and to safeguard the amenities of the immediately adjoining local residents in accordance with the requirements of Policy GD 1 of the Adopted Island Plan 2011.

25. To ensure a satisfactory form of development and to safeguard the amenities of the immediately adjoining local residents in accordance with the requirements of Policy GD 1 of the Adopted Island Plan 2011.

26. To provide additional car parking provision as offered by the Assistant Minister for Treasury and Resources at the Ministerial Hearing on 19th April 2013 in accordance with the requirements of Policy GD 1 of the Adopted Island Plan 2011.

27. To safeguard the residential amenities of the immediately adjoining residents in Lime Grove Apartments in accordance with the requirements of Policy GD 1 of the Adopted Island Plan 2011.

The proposed development is considered to be acceptable having considered all of the material considerations raised. In particular, the development has been assessed against Policies SP 1; SP 2; SP 3; SP 4; SP 6; SP 7; GD 1; GD 5; GD 7; HE 1; BE 5; BE 10; TT 1; TT 3; TT 4; TT 5; TT 8; TT 9; TT 10; NE 4; NR 2; NR 7; WM 1; LWM 2 and LWM 3 of the 2011 Island Plan in which the principles of an operational building/Police headquarters are acceptable in the Built-Up Area subject to criteria such as the suitability of the site to accommodate development without adversely impacting on amenities of both local residents and the area in general and with suitable access, parking and drainage arrangements available. In this case, the erection of the new police station headquarters is regarded as aceptable because the design, siting and appearance of the building is acceptable: it can be accommodated on the site without adversely impacting on the amenities of adjoining neighbours; the development makes best use of previously developed land in accordance with the principles of sustainability and the development can provide suitable drainage and parking arrangements for the operational requirements of the Police.

In addition, all the representations raised to the development have been carefully assessed. The Minister for Planning and Environment acknowledges that the valid objections raised have been weighed against the benefits delivered by the application. Taken as a package, the Minister for Planning and Environment believes the application to be a positive benefit and the potential impacts will not be unreasonable.

Resource Implications:

None.

Action required:

Notify Agent, Applicant and all other interested parties

Signature:

Deputy R C Duhamel

PLeg / AS Initials

Position:

Minister for Planning and Environment

Date Signed:

Date of Decision (If different from Date Signed):