Rosina, La Grande Route de la Cote, St. Clement

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A decision made (22/07/2009) regarding: Rosina, La Grande Route de la Cote, St. Clement - Planning Permission.

Decision Reference: MD-PE-2009-0124			Application Number: P/2008/0801 (If applicable)
Decision Summary Title :	Rosina, La Grande Route de la Cote, St. Clement		Date of Decision Summary:		8/6/09
Decision Summary Author:	Kelly Johnson		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 :	Officer Assessment Sheet for General Development		Date of Written Report:		29/6/09
Written Report Author:	Kelly Johnson		Written Report : Public or Exempt? (State clauses from Code of Practice booklet)		Public
Subject: Rosina, La Grande Route de la Cote, St. Clement Demolish existing dwelling. Construct new dwelling. REQUEST FOR RECONSIDERATION of refusal of planning permission. AMENDED PLANS.
Decision(s): At the Ministerial Meeting of the 23rd October 2008 the Minister considered a Request for Reconsideration of a refusal of planning permission under delegated powers for the construction of a replacement dwelling at Rosina, La Grande Route de la Cote, St Clement. The Minister, having considered the application, gave in-principle approval but deferred his decision so that work could be carried out in consultation with the Department on the size of the proposed dwelling and the design principles to be followed. The applicant has submitted revised plans for a replacement dwelling of reduced size and following the design principles. The Minister considered the submitted revised plans on 29th June 2009, and decided to approve the application, subject to the deletion of the porch detail on the south elevation.
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 and all other material considerations, including the consultations and representations received. Permission has been granted subject to the following condition: 1. Notwithstanding the details on the approved plans, the porch detail on the south elevation is not approved. Reason: 1. The architectural detail is not of high quality, contrary to Policy G3 of the Island Plan 2002.
Resource Implications: None
Action required: Issue permit, Notify Agent, Applicant and all other interested parties.
Signature:		PLeg / PT Initials		Position: Minister for Planning and Environment
Date Signed:				Date of Decision (If different from Date Signed):

Rosina, La Grande Route de la Cote, St. Clement - Planning Permission.

Applications No:P/2008/0801	Valid Date: 09/04/2008	Deadline Date: 04/06/2008
Address: Rosina, La Grande Route de la Cote, St. Clement.
Description of Work: Demolish existing dwelling. Construct new dwelling. REQUEST FOR RECONSIDERATION of refusal of planning permission. AMENDED PLANS.		Registered SSI, or pSSI or BLI Not Registered
Zones/Listed: Built-Up Area

Context
Site Description and Existing use	The site is a small area of land at the end of a narrow private lane. The site is within a predominately residential area.
Proposal and Proposed Use	The application is to demolish a one bed cottage and construct a 2 bed family home.
Policy Considerations	H8: residential development will normally be permitted within built-up area.
Relevant Planning History	RP/2004/1328 & PB/2002/0524 Application for extensions and alterations of the existing building to form 2 bed single storey cottage with 2 parking spaces. TTS advised that they cannot support an increase in occupancy on the site as there is no ability to turn and residents have to reverse all the way to the highway.

Officer Analysis
Design (Form, size, scale, siting)	The existing dwelling is a small single storey cottage with a flat roof rear extension. The proposal is for a one and a half storey dwelling built up to the side boundaries. The scale of the dwelling, particularly in terms of height, is smaller and lower than the neighbouring properties to the east and west. Thus the proposal is not incongruous with the surrounding development. The site is extremely small and very constrained. There is minimal space around the dwelling. However the size of the dwelling is also small to reflect the small size of the plot. Given the constrained nature of the site and the existing permissions for a 2 bed dwelling, it would be unreasonable to refuse a replacement dwelling on the grounds of the size of the plot.
Architectural Detail and use of materials	The architectural detail is simple and regular. The design aims to minimise the appearance of scale and bulk within its constrained context. The cottage style of architectural detail is appropriate given that lack of strong architectural character in the surrounding area. The materials are simple being render, pantiles and timber double glazing.
Impact on Neighbours	The proximity of the proposed dwelling to the neighbours is reasonable. The closest neighbour is to the east but this elevation has no openings. The neighbouring dwellings to the north, south and west are not of close proximity to the site, but their gardens all adjoin the site. Therefore, any proposed dwelling with openings above ground floor level will result in some degree of overlooking. The proposal attempts to reduce this by using rooflights but there are two bedroom windows facing south and west. Given the distance to neighbouring properties and the property’s urban context, the two windows are considered reasonable and would not result in adverse overlooking.
Access, car parking and Highway considerations	The access to the site is via a narrow private road off La Grande Route de la Cote. The site is at the end of the road and there is no turning area or space to turn vehicles around on the road. Manoeuvring space is necessary on site. Due to the heavily constrained nature of the site, a shared amenity/ turning space is required. This is considered reasonable given the size of the site. PPN No 3 requires 2 parking spaces and 2 spaces are provided in tandem.
Landscaping Issues	There is no significant existing vegetation on site. Planning Policy Note No 6 ‘A Minimum Specification for New Housing Developments’ requires 50m2 of private and useable amenity space. The amenity space provided is 35.5m2, but this space is a shared surface for turning. Given the heavily constrained nature of this site, it is considered reasonable in this instance to grant an exception to PPN No6 and the amenity space requirements.

Other Material considerations	Required		Provided		Comments
	YES	NO	YES	NO
Percentage For Art		X		X
Contaminated Land		X		X
Archaeology		X		X
Waste Management	X		X		The submission includes a waste management plan that demonstrates maximum amount of recycling.
Foul Sewage Disposal	X		X		Property is connected to foul sewer.

Other material considerations

Statutory Considerations
Statutory advertising period expired?	JEP Date Site Notice Cert Date Photo received/ok?	19/5/09	Comments
		8/5/09
		ok
Summary of consultations	Department Architect – no objections
Summary of Representations	No reps
Responses from applicants/ amendments/ Re-advertised?	None

Recommendation
Summary/ Conclusion	The site is heavily constrained in terms of size and access. The replacement dwelling attempts to address the constraints by proposing a small dwelling, limiting the number of windows at first floor and providing a shared turning/ amenity space. Given the context of the site, it is considered reasonable to approve this development as an exception to Policy PPN No6.
Recommendation	Approve
Conditions	None
Reasons
Site Visited	yes
Final Drawings (Log)	A: Location Plan E: Waste Management Plan G: Floor plans, section, elevations and site plan
Planning Officer	KJ
Recommendation Date	29/6/09

Note: This sheet should be positioned under the DCR within the file. One set of the final drawings should be paper-clipped together in the wallet.