2 Hill Street, St. Helier

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A decision made (10.12.07) to agree to the change of use for 2 Hill Street, St. Helier.

Decision Reference: MD-PE-2007-0306		Application Number: P/2007/2466 (If applicable)
Decision Summary Title :	2 Hill Street, , St. Helier	Date of Decision Summary:		29.11.07
Decision Summary Author:	Chris Jones	Decision Summary: Public or Exempt? (State clauses from Code of Practice booklet)		Public
Type of Report: Oral or Written?	Written	Person Giving Oral Report:		N/A
Written Report Title :	2 Hill Street, St. Helier	Date of Written Report:		13.11.07
Written Report Author:	Chris Jones	Written Report : Public or Exempt? (State clauses from Code of Practice booklet)		Public
Subject: Hill Street, , St. Helier, Change of use of ground floor from banking hall to office.
Decision(s): The planning application was presented to the Ministerial Meeting on 23rd November 2007 where it was approved by the Minister as per the agenda report with no conditions.
Reason(s) for Decision: Permission has been granted having taken into account the relevant policies of the approved Island Plan together with other relevant policies of the approved Island Plan, together with other relevant policies and all other material considerations, including the consultations and representations received. Conditions None.
Resource Implications: None
Action required: Notify Agent, Applicant and all other interested parties
Signature:			Position:
Date Signed:			Date of Decision (If different from Date Signed):

2 Hill Street, St. Helier - change of use

Planning and Environment Department

Report

Application Number

P/2007/2466

Site Address	2, Hill Street, St. Helier.

Applicant	2 Hill Street Holdings Ltd

Description	Change of use of ground floor from banking hall to office.

Type	Planning

Date Validated	17/10/2007

Zones	Built-Up Area Island Rte Network: Secondary Pot Town Conservation Area Town Centre Town Proposals Map Action Area 5 Area of Archaeological Pot

Policies	BE2 – Proposals in the Town of St. Helier BE3 – Town Centre Vitality G2 –General Development Considerations G3 – Quality of Design IC2 – Offices in St. Helier Town Centre

Reason for Referral	Ministerial Call-In Creation of additional office floor space in town centre.

Summary/

Conclusion

The proposal seeks permission to convert the ground floor of the former banking hall to office accommodation in conjunction with the proposed office use on the remainder of the upper floors. The building has been empty for about 5 years.

There are no external alterations proposed as part of this application. All internal works involve the removal of modern partition walling and the former cashier’s area.

A proposal for various external alterations to the building including the replacement of roof plan and fenestration changes has been submitted as a separate planning application (P/2007/2495). This application is on the same agenda for Ministerial consideration.

The proposal will bring an empty building back into use after a period of being empty and the use of the building as office accommodation is acceptable.

Officer

Recommendation

APPROVE

Site Description	The site is located in Hill Street. It adjoins office development to the east and west and is opposite office development and the Parish Church of St. Helier to the north. Car parking to the adjoining office building and part of the Fort Regent embankment is located to the south.

Relevant Planning History	2007 – (Not yet determined) – P2007/2495 – Various external alterations including replacement of roof plant and fenestration changes. 2003 – (Sub-Committee Approval) – P/2003/2526 – Proposed change of use from banking hall and office to department store. 2003 – (Sub-Committee Refusal) – P/2003/2525 – Proposed change of use from banking hall and office to retail at ground floor with residential units on upper floors. 1. The proposal fails to provide adequate standards of private external amenity space contrary to the minimum standards set out in Planning Policy Note No. 6 ‘A Minimum Specification for New Housing Developments’ February 1994 and fails to provide adequate car parking provision as set out in Planning Policy Note No.3; contrary to Policy G2 of the Jersey Island Plan 2002. 2003 – (Sub-Committee Approval) – P/2003/2524 – Proposed change of use from banking hall and office to hotel. 2003 – (Sub-Committee Refusal) – P/2003/2523 – Proposed change of use from banking hall and office to licensed entertainment – bars, restaurant, nightclub and staff accommodation. 1. The proposed use is considered to be detrimental to the amenity of the area contrary to Policy G2 and BE3 of the Jersey Island Plan 2002 2003 – (Sub-Committee Approval) – P/2003/2522 – Proposed change of use from banking hall and office to retail at ground floor and commercial office use on upper floors. 2003 – (Sub-Committee Approval) – P/2003/2519 – Proposed change of use from commercial to hotel. 2003 – (Sub-Committee Refusal) – P/2003/2513 0 Proposed change of use from commercial office to retail at ground floor with residential on upper floors. 1. The proposal fails to provide adequate standards of private external amenity space contrary to the minimum standards set out in Planning Policy Note No. 6 ‘A Minimum Specification for New Housing Developments’ February 1994 and fails to provide adequate car parking provision as set out in Planning Policy Note No. 3

Existing use of Land/Buildings	Former HSBC bank with banking hall on the ground floor and ancillary office accommodation on the upper floors.

Proposed use of Land/Buildings	Office accommodation on ground floor comprising 760m² of floorspace. Office accommodation on remaining floors.

Consultations	No consultation responses received. All consultations are attached with the background papers

Summary of Representations	No representations received. All letters of representation and responses are attached with the background papers

Planning Issues	Policy Considerations Policy BE2 states that the Planning and Environment Committee will take into account the context of the development and its contribution to the townscape, public realm, the potential to regenerate outworn areas of the town, to remove eyesores and re-locate un-neighbourly uses, the quality and character of the proposed development and the positive contribution it would make to the vitality and viability of the town centre. Policy IC2 states that the development of new offices and extensions to existing office accommodation will normally be permitted within St. Helier provided that the proposal is accessible by pedestrians, cyclists, public transport users including those with mobility impairments, will not have an unreasonable impact on neighbouring uses and the local environment and will not lead to unacceptable problems of traffic generation, safety or parking. Land Use Implications The former bank premises have been empty for about 5 years. Work has recently commenced on site to implement the previously approved scheme for offices under P/2003/2522 which involves the conversion of the upper floors to a single office user. The new tenant also requires office accommodation on the ground floor, rather than the retail use previously approved. Given the former bank use with ancillary office accommodation (the former banking hall on the ground floor also had some office accommodation); it is considered that the use of the ground floor for office accommodation is acceptable in this town centre location and in compliance with Policy IC2 of the Adopted Plan. Size, Scale & Siting The proposal is for internal alterations to the ground floor involving the removal of the cashier’s area, the large safe and some partition walls. The existing stairs, lift, kitchen and toilets remain. There are no external alterations proposed to the building as part of this application. Design & Use of Materials The former four storey bank has a modern 1980’s façade fronting Hill Street. The proposal will utilise the existing front entrance and no external alterations are proposed as part of this application. Impact on Neighbours The property is situated in Hill Street with existing office accommodation either side and opposite. The proposed change of use will not have any adverse impact on the neighbouring properties. Access, Car parking and Highway Considerations There has never been any car parking associated with the property even when it was in use as a bank. The site is however located within the centre of the town, in close proximity to good public transport links, including cycle parking provision and is in close proximity to residential areas of St. Helier. Foul Sewage Disposal The site is connected to both foul and surface water sewers. Landscaping issues The site currently has no landscaping. Improvements to the building frontage are proposed under P/2007/2495. Other Material Considerations None.

Officer Recommendation	APPROVE

Conditions/ Reasons	None.

Background Papers	1:2500 Location Plan

Endorsed by:

Date: