10 La Colomberie, St Helier: Planning Application considered by Minister

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A decision made on 8 April 2011:

Decision Reference: MD-PE-2011-0042
Decision Summary Title	Planning Applications Panel – decisions considered by Minister		Date of Decision Summary:	8th April 2011.
Decision Summary Author:	Chief Officer Department of the Environment		Decision Summary: Public or Exempt?	Public
Type of Report: Oral or Written?	Written & Oral		Person Giving Oral Report:	Chief Officer Department of the Environment
Written Report Title	P/2010/1557 Report to PAP		Date of Written Report:	1 March 2011
Written Report Author:	Planning Officer		Written Report : Public or Exempt?	Public
Subject: P/2010/1557. 10 La Colomberie, St Helier. Construct 1 No. Dwelling. REQUEST FOR RECONSIDERATION of refusal of Planning Permission.
Decision(s): The Minister resolved to MAINTAIN REFUSAL for the following reasons: The proposed development is not considered to be of sufficient high quality in design terms to be considered acceptable and would have a cramped and awkward relationship leading to an overdevelopment of the site. As such, the proposal would be contrary to Policy G2, G3 and H8 of the Island Plan 2002. The proposal would be contrary to Policy H8 of the Island Plan 2002 and to 'A Minimum Specification for New Housing Developments' established under Planning Policy Note 6 in that there would be no private and useable amenity space to serve the proposed new units of accommodation. The proposed development would be contrary to Policy H8 of the Island Plan 2002 and would not comply with the Parking Guidelines established under Planning Policy Note 3 (1988) in that the applicant has failed to demonstrate that there would be adequate parking provided to necessarily serve the proposed development.
Reason(s) for Decision: The Minister for Planning and Environment became aware that Planning Applications Panel (PAP) may not have been fully constituted for consideration of the above application and resolved to reconsider the application. The Minister considered all the relevant information including the information presented to the Planning Applications Panel. The decision to refuse permission has been upheld having taken into account the relevant policies of the approved Island Plan, together with other relevant policies and all other materials considerations, including the consultations and representations received.
Resource Implications: There are no resource implications.
Action required: Issue notifications of the decision as appropriate.
Signature: Senator FE Cohen		Position: Minister for Planning and Environment
Date Signed:		Date of Decision

10 La Colomberie, St Helier: Planning Application considered by Minister

Planning and Environment Department

Planning and Building Services

South Hill

St Helier, Jersey, JE2 4US

Tel: +44 (0)1534 445508

Fax: +44 (0)1534 445528

Application Number: P/2010/1557

Request for Reconsideration Report

Site Address	10, La Colomberie, St. Helier.

Requested by	Mr. MCullen DJEC Holdings Ltd	Agent

Description	Construct 1 No. dwelling. REQUEST FOR RECONSIDERATION OF REFUSAL OF PLANNING PERMISSION.

Type	Planning

Original Decision	REFUSED

Conditions
Reasons	1. The proposed development is not considered to be of sufficient high quality in design terms to be considered acceptable and would have a cramped and awkward relationship leading to an overdevelopment of the site. As such, the proposal would be contrary to Policy G2, G3 and H8 of the Island Plan 2002. 2. The proposed development would be contrary to Policy H8 of the Island Plan 2002 and would not comply with the Parking Guidelines established under Planning Policy Note 3 (1988) in that the applicant has failed to demonstrate that there would be adequate parking provided to necessarily serve the proposed development. 3. The proposal would be contrary to Policy H8 of the Island Plan 2002 and to 'A Minimum Specification for New Housing Developments' established under Planning Policy Note 6 in that there would be no private and useable amenity space to serve the proposed new units of accommodation.

Determined by	Delegated Refused

Date	16/12/2010

Zones	Action Area 2 Built-Up Area Island Route Network: S Pot' Twn Conservation Area Town Centre Town Map Area Area of Archaeological Pot Building Of Local Interest

Policies	BE3 Town Centre G2 – General Development Considerations G3 – Quality of Design G13 – Buildings and Places of Architectural and Historic Interest

Recommendation

Maintain recommendation

Comments on Case	The application site is a small parcel of land (approximately 117 sqm) to the rear of number 10 La Colomberie which is a Building of Local Interest in the town centre of St. Helier. The site is located in very close proximity to the properties on Canada Close to the west (approximately 4-5 metres). Although the reasons for requesting the reconsideration of the application are understandable in that the same scheme was approved in 2003, the presumption that design standards together with parking/amenity space requirements have been relaxed since that time is incorrect. On the contrary, the emphasis on achieving a high quality of design for new developments has significantly increased since the scheme was originally approved together with the need to provide a reasonable amount of private and useable amenity space (minimum of 50sqm) and adequate parking provision. The area of land to be developed is in a very tight/restricted location for the purposes of creating a new 2 storey 2 bedroom detached dwelling. In addition, the proximity to the adjoining properties on Canada Close is not satisfactory which is evident in the number of objections received from the residents of these properties Notwithstanding this, the proposed new modest dwelling which would be relatively uninspiring and plain in its appearance is not considered to be of sufficient high quality in design terms to enhance or make a positive contribution to the character of the area. Hence, the scheme was not supported by the Department Architect. Consequently, although the scheme was originally approved in 2003, the time period for constructing the dwelling has now lapsed and the scheme has been assessed afresh. Since 2003, the emphasis on achieving a high quality of design together with the ability to meet parking and amenity space standards have increased and therefore the scheme is no longer deemed to be acceptable. Therefore, as there are no new grounds to alter the previous decision the Department recommends that the original decision to refuse the application is maintained.

Recommendation	Maintain recommendation

Reasons	As decision

Background Papers	1:2500 Site Plan

Endorsed by		Date