Oak Lane Farm, La Route Du Petit Port, St. Brelade.

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A decision made (23/01/2008) regarding: Oak Lane Farm, La Route Du Petit Port, St. Brelade.

Decision Reference: MD-PE-2008-0065
Decision Summary Title:	Oak Lane Farm, La Route Du Petit Port, St. Brelade.		Date of Decision Summary:	14/03/08
Decision Summary Author:	Jonathan Gladwin		Decision Summary: Public or Exempt?	Public
Type of Report: Oral or Written?	Written and Oral		Person Giving Oral Report:	Jonathan Gladwin
Written Report Title:	Oak Lane Farm, La Route Du Petit Port, St. Brelade.		Date of Written Report:	24/08/07
Written Report Author:	Jonathan Gladwin		Written Report : Public or Exempt?	Public
Subject: Oak Lane Farm, La Route Du Petit Port, St. Brelade. Construct 1 No. 4 bedroom dwelling. REQUEST FOR RECONSIDERATION of refusal of planning permission.
Decision(s): Maintain Refusal of Planning Permission
Reason(s) for Decision: This item was originally discussed at a public hearing on the 23rd November 2007 and was deferred so that the Minister could visit the site. After a site visit was conducted by the Minister on 23 January 2008 the Minister decided to maintain the decision for the same reason for refusal as given on the Decision Notice.
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):

Oak Lane Farm, La Route Du Petit Port, St. Brelade.

Application Number: P/2007/1319

Request for Reconsideration Report

Site Address	Oak Lane Farm, La Route Du Petit Port, St. Brelade.

Requested by	. Larsen Projects (No. 1) Ltd	Agent	BARNES & COLLIE ARCHITECTS

Description	Construct 1 No. 4 bedroom dwelling. REQUEST FOR RECONSIDERATION of refusal of planning permission.

Type	Planning

Original Decision	REFUSED

Conditions
Reasons	1. The site lies within the Countryside Zone wherein there is a presumption against development. The proposed development involves a new residential dwelling which considering the circumstances of this case, is not an acceptable form of development within the Countryside Zone and by reason of its scale, appearance and siting is unsympathetic to the character and appearance of the Countryside Zone. The development therefore fails to satisfy the requirements of Policy G2 and C6 of the Jersey Island Plan 2002. 2. The proposed development would by reason of its design, appearance, siting and scale, be out of keeping with the character and appearance of the street scene and surrounding area and would be contrary to Policy G2 (i) and (ii) and Policy G3 (i), (ii) and (iii) of the Jersey Island Plan 2002.

Determined by	Delegated Refused

Date	24/08/2007

Zones	Building Of Local Interest Countryside Zone

Policies	G2 – General Considerations G3 – Quality of Design C6 – Countryside Zone

Recommendation

Maintain refusal

Comments on Case	The proposed dwelling is located within the Countryside Zone and is on a currently vacant plot, adjacent to the recent housing development at Oak Farm, fronting the road. The dwelling would have 4 bedrooms and measure 18.6m in length by 7.8m at its deepest and is designed to give the appearance of a traditional farm house that has been much extended with a dower wing, front and rear extensions. The applicant states that: The site is not Countryside anymore, as due to developments at Leonard’s garage, Field 190 proposals and redevelopment of Oak Lane Farm mean it will soon be surrounded by buildings. The Island is short of sites for new housing, this is an ideal site. The site is not suitable for agriculture. No new access to Route Orange is required. The design complies with all Policy notes. In response: The site is still designated as within the Countryside Zone, with no plans for this to change. Therefore considering the general presumption against development within the Countryside Zone and that this is a large new proposed dwelling on a vacant plot, this is an unacceptable development within the Countryside Zone. On this side of La Route de Petit Port, the area is all designated as Countryside Zone. Leonards Garage has been redeveloped into new housing, but is within the Built Up Area on the other side of the road. Field 190 is further north-west of Leonards Garage and is designated within the Island Plan as suitable for 27 Category A new dwellings as it is sandwiched between the Built Up Area. Permission was granted at Oak Lane Farm for the conversion of existing buildings and limited ancillary buildings, rather than entirely new build on a vacant plot as on this site. This site has not been designated as suitable for housing within the Island Plan and is adjudged in this application to be unacceptable for housing. C) Perhaps, but it does not follow that it is suitable for housing. The access has not been formally agreed for this proposed development as is dependent on a legal agreement to purchase further land adjacent to the proposed access to improve highways visibility and for TTS to agree to this arrangement. The design of the proposed building was not considered in keeping with the surrounding area, due to its large size, variety of extensions to the original farmhouse concept, its mix of styles and details and location fronting the main road in a very prominent position and as such was refused for these reasons.

Recommendation	Maintain refusal

Reasons	As above

Background Papers	1:2500 Site Plan Letter dated 11 October 2007 from Agent.

Endorsed by		Date