Hastingue Farm, Route de L'Etacq, St. Ouen

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A decision made (13.03.06) to maintain refusal of planning permission for Hastingue Farm, Route de L'Etacq, St. Ouen.

Subject:	Hastingue Farm, La Route de L’Etacq, St Ouen
Decision Reference:	MD-PE-2006-0173	Exempt clause(s):		n/a
Type of Report (oral or written):	Oral and Written	Person Giving Report (if oral):		Gabrielle Way
Telephone or e-mail Meeting?	n/a	Report File ref:		P/2005/1932
Written Report Title:	Erect 2 No. 3 bay timber structures. Request for Reconsideration of refusal of planning permission.	Written report – Author:		Gabrielle Way
Decision(s Decision is maintained as a refusal.
Reason(s) for decision: 1. The size and scale of these 2 no. three bay garages proposed is considered to detract from and unreasonably harm the visually sensitive character of the Countryside Zone, and is therefore contrary to Policy C5 of the Jersey Island Plan, 2002. 2. The style and materials proposed for these 2 no. three bay garages in this location are not considered to be sensitive development nor reflect the traditional character of the farmhouse and its surrounding buildings, and are therefore contrary to paragraph (ii), (iii) and (v) of Policy G3 of the Jersey Island Plan, 2002 and Paragraphs (i) and (ii) of Policy SO4 of the St Ouen's Bay Planning Framework.
Action required: Letter to be sent to applicant to notify of the decision and offer further advice on what might be considered acceptable.
Signature: (Minister)			Date of Decision: 13.03.06 - Retrospective

Hastingue Farm, Route de L'Etacq, St. Ouen

Application Number: P/2005/1932

Request for Reconsideration Report

Site Address	Hastingue Farm, La Route de L'Etacq, St. Ouen.

Requested by	Mr. C DBarnett	Agent

Description	Erect 2 No. 3 bay timber structures. REQUEST FOR RECONSIDERATION of refusal of planning permission.

Type	Planning

Original Decision	APPROVED

Conditions
Reasons	1. The size and scale of these 2 no. three bay garages proposal is considered to detract from and unreasonably harm the visually sensitive character of the Countryside Zone, and is therefore contrary to Policy C5 of the Jersey Island Plan, 2002. 2. The style and materials proposed for these 2 no. three bay garages in this location are not considered to be sensitive development nor reflect the traditional character of the farmhouse and its surrounding buildings, and are therefore contrary to paragraph (ii), (iii) and (v) of Policy G3 of the Jersey Island Plan, 2002 and Paragraphs (i) and (ii) of Policy SO4 of the St Ouen's Bay Planning Framework.

Determined by	Delegated Refused

Date	16/12/2005

Zones	St Ouen's Bay Special Area Green Zone Building of Local Interest

Policies	Policy C7 – St Ouen’s Bay Planning Framework (Policy SO4) Policy C5

Recommendation

Maintain Refusal

Comments on Case	The applicants’ letter dated 23rd January 2006, states that the application for ‘six sheds’, four for vehicles and two for general farm implements are, ‘quite normal components for any farm property this size’. He goes on to stipulate, ‘that these structures could only be seen by persons who were actually on the property, with the exception of the narrow access road to the fields at the seaside end of the property.’ He mentions that this road is in fact owned by them. So, if they were to close it off, the garaging would not be visible at all. Pre-application advice Pre-application advice was given to the applicant on 8th September 2005, which advised that 8 garages would be detrimental to the character of the area and that a lesser number of 3 or 4 garages would be more appropriate in this setting and are more likely to be considered ‘limited ancillary’ outbuildings, given the constraints of Policy C5. The submitted proposal The application was for two triple garage buildings, each measuring 30 ft by 20 ft (9.1m by 6.1m). The length of the two buildings totalling 18 metres. The applicant has made little effort to reduce the length of the building (from 20 metres to 18 metres), on the basis of the pre-application advice. The garaging is still considered overly large, and not therefore within the remit of Policy C5. This policy advocates that, ‘limited ancillary or incidental buildings within the curtilage of a domestic dwelling.. may be permitted, but only where the scale, location and design would not detract from, or unreasonably harm the visually sensitive character and scenic quality of this zone.’ Location of garaging The garages are proposed to be positioned below La Route de L’Etacq, against the backdrop of a high granite retaining wall. The Officer’s photos show that this garaging would be visible from the roadside and would also be visible from the coastal road to the west, known as La Verte Rue, which is in actual fact within the ownership of the Parish (see email from the Parish dated 31st January 2006), and is not within Mrs Amy’s or Mr Barnett’s ownership, contrary to his advice. Policy SO4 of the St Ouen’s Bay Planning Framework (SOBPF) specifically states that, ‘Permission will only be granted for new development if it, (i) respects and enhances the character and appearance of the building, group of buildings or landscape character area of which it forms a part’. Given that this is a large house, garaging for occupiers, tractors, a lawn mower, sprayer and cement mixer, for the farmland (the uses stated by the applicant in his letter attached to the application dated 31st August 2005) could be conceivable. Since it is located against a high granite wall, the principle of some garaging in this location may be acceptable. The comments set out by the applicant on the second page of his appeal letter refer to three other sites on the same road where development has or is taking place. Each development is considered on its own merits, the character of the setting being of key importance. The style and design The garaging is proposed to be vertically timber boarded with an Onduline roof. This catalogue style of building constructed with these materials is not considered to sensitively reflect the historic character of this farmhouse setting. Policy SO10 (SOBPF) states that, ‘ that particular attention will be paid to, (i) scale, form, mass and orientation in relation to existing buildings…(ii) the degree to which design details, materials and finishes reflect or complement the style and traditions of local buildings.’ The property is registered as a Building of Local Interest, and any proposal should be sensitive to this context, in accordance with Policy G13. The Historic Buildings Officer considers that the site may lend itself to a more traditional style of outbuilding, especially in this position, in front of the main façade of the dwelling, a substantially smaller building, either granite or rendered structure with a slate roof to assimilate the development into the existing traditional setting, may be more acceptable. No representations have been received. Given the above comments and the arguments set out in the applicants appeal letter, the proposal fails to fulfil the remit of Policy C5, Policy SO4 of the St Ouen’s Bay Planning Framework and Policy G13. Little justification has been provided in this case for the Minister to grant an exception to the Island Plan Policies.

Recommendation	Maintain Refusal

Reasons	As above

Background Papers	1:2500 Site Plan Mr Barnetts Appeal Letter dated 23rd January 2006 Email from Parish Hall dated 31st January 2006 Pre-application advice letter from Assistant Senior Planning Officer Emma Baxter dated 8th September 2005

Prepared by	Planning Officer	Date

Endorsed by		Date