Policy Considerations This proposal is for the erection of self catering tourist accommodation on a site within the Built Up Area as defined by the Island Plan 2002. Policy TR1 allows for the development of such accommodation within the built up area provided that amongst other things, the development will not unreasonably affect the character and amenity of the area; will not lead to unacceptable problems of traffic safety or parking and is appropriate in scale, form, massing density and design to the site and its context. These considerations are echoed by Policy G2 and Policy G3 of the Island Plan 2002. The Minister for Planning and Environment has a clear set of design principles that should be used to inform and assess development. These principles include the proviso that new buildings should draw on their context in terms of building form, mass and height. The current application is of a form which relates both to the nearby bungalows (in terms of overall scale and bulk), and the adjacent Le Partage a Trois (in terms of materials and height). Land Use Implications As indicated by Policy TR1 the introduction of tourist accommodation as a land use is appropriate for this site. Indeed to the north-east of this site close by is a hotel and self catering accommodation. As such there are no adverse implications on land use by the proposals. Size, Scale & Siting The proposed building will provide two no. one-bedroom / four person self catering units, arranged as a pair of bungalows, each containing living accommodation at the ground floor level and a bedroom within the roofspace. The size and scale of the building has drawn on the form of surrounding residential properties to incorporate a pitched roof, taking reference from the properties along La Rue de la Pasture. The ridge height will match the primary buildings along La Rue de la Pasture, and will be 1m higher than the bungalows on Le Grand Pre. To the east of each unit will be an area of private amenity space, and the scheme will provide a total of three car parking spaces, fronting La Rue Maraval. Design & Use of Materials As considered earlier, the design has been drawn from the surrounding built form and the proposed structure is relatively simple and contemporary, yet uses traditional materials and finishes. The overall scale relates to the nearby bungalows on Le Grand Pre, whilst the arrangement (particularly of the roof), relates the form of the development to the main properties on La Rue de la Pasture, and enables the incorporation a bedroom at first floor level. Following negotiation with the applicant, areas of brickwork have been removed and all external walls will be painted render. The roof will be slate – which matches the adjacent property to the east (La Partage a Trois). Impact on Neighbours The property to the south is a bungalow, with a garage between the dwelling and the application site. The property to the east (La Partage a Trois) runs parallel and in close proximity to the site boundary and the impact of the development on this dwelling needs careful consideration. The primary garden area of La Partage a Trois is to the south, away from the application site, and the proposal has sought to establish a building-line to move the mass away from the boundary, and avoid any overlooking between existing or proposed windows / rooflights. Access, Car parking and Highway Considerations Planning Policy Note No. 3: Parking Guidelines requires the provision of one car parking space per 4 bed spaces. As each of the apartments provides for 4 bed spaces then 2 car parking spaces are required. This requirement is met by the provision of 3 spaces on the forecourt area. Foul Sewage Disposal To foul sewer. There is also a culvert forming part of the boundary between the subject site and Le Partage a Trois, and access to this culvert (for maintenance purposes) will be provided from the road, via the amenity area of Unit 2. This arrangement has been agreed by PSD Drainage. Landscaping issues There will be both hard landscape treatments, including a low granite wall fronting Le Grand Pre, and planters to the forecourt parking area. Other Material Considerations The applicant has confirmed that no refuse storage will occur on site, all waste is to be collected from the apartments on a daily basis and removed to a bin store at the hotel. |