Former Jersey College for Girls, Rouge Bouillon, St. Helier: Planning Application (P/2013/0337): Determination of Minister

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A decision made 26 September 2014:

Decision Reference: MD-PE-2014-0083			Application Number: P/2013/0337 (If applicable)
Decision Summary Title :	Former Jersey College for Girls, Rouge Bouillon, St. Helier		Date of Decision Summary:		26 September 2014
Decision Summary Author:	Principal Planner		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 :	P/2013/0337		Date of Written Report:		26 September 2014
Written Report Author:	PrincipalPlanner		Written Report : Public or Exempt? (State clauses from Code of Practice booklet)		Public
Subject: , Former Jersey College for Girls, Rouge Bouillon, , St. Helier, Jersey, JE2 3ZQ Demolish existing buildings to rear of site, construct 5 No. new buildings comprising of 159 No. apartments (including 40 No. Cat A apartments, semi basement parking and stores.) Demolish rear parts of former school building, convert former school building into 24 No. residential units. Associated landscaping works. Widen and create pavement to Drury Lane. EIA submitted. Digital model available. AMENDED PLANS: Increase number of Cat A apartments to 75. Alterations to Block 4. Re-provision of parking for Janvrin School. FURTHER AMENDED PLANS: Increase number of Cat A apartments to 80 of 159 new build apartments. Retain western hall of former school building and convert to 4 additional apartments. Add garden amenity rooms to landscaped areas.
Decision(s): At the Ministerial Meeting of 15th August 2014 the Minister received the Department report and heard public comment in relation to the subject planning application, and deferred his decision pending a site visit. The relevant site visit was undertaken on 29th August 2014, when he viewed the interior of the buildings, the wider site, and visited neighbouring properties. The Minister also visited the new JCG school to view the proposed site for the relocated library. Following the visit the Minister confirmed: (1) he was not content with the overall quantum of affordable housing. The Minister acknowledged that the conclusion for the site has to be in the context of a scheme which is economically viable, but considered that the position in the 2011 Island Plan (Revised 2014) and in the adopted development brief prioritised the provision of affordable housing over open-market units. He therefore required the applicant to increase the proportion of affordable housing in the scheme; (2) he considered that some of the units, particularly in the new-build elements were small and had a restricted outlook (single-aspect north-facing units). Within a high-density site solution the Minister considered that overall site amenities should be enhanced in qualitative terms and to provide a liveable environment which maximises the overall sense of community and identity. He therefore asked for the incorporation of enhanced amenities, such as a gym, children’s play areas, workshop or studio spaces, within the existing landscaped areas. (3) as the former library is an integral and important part of the fabric of the Listed building, its proposed relocation into the new JCG building should be illustrated with proper scaled drawings; (4) all other interior features to be removed from the Listed building should be subject to a scheme of architectural salvage, which must include the western stair being offered as a complete piece. These matters were relayed to the applicant who has accepted the feedback and responded with a covering letter and package of drawings dated 24th September 2014 which: (1) increases the Category A affordable units by 5, so representing 80 of the 159 new-build units; (2) adds four glazed garden pavilions to the landscaped grounds, totalling 307 sq m, and delivering a reading room, children’s indoor play, a residents gym and flexible space for residents; (3) includes a new drawing showing the relocated former library; The package of further revised plans also includes for the retention of the western hall of the former school building, and its conversion into 4 apartments. Given this change relates to the Listed Building, the alterations have been reviewed by the Historic Environment Team. In their consultation response of 26th September 2014 (attached) they reconfirm their strong objection to the heritage losses across the wider scheme and, in relation to this specific change, note: “We very much welcome the retention of the western hall but the plans and elevations submitted appear to show a new structure and do not show the level of detail required to ensure proper future conservation of the key elements of this feature. A condition should be imposed to ensure full details are received to ensure the proper conservation of this feature during proposed conversion.” The ‘new structure’ as referenced in this response is a terraced amenity deck over the car parking area, and can be adequately controlled by a usual framework of conditions to provide the level of details as necessary for this Listed building. Similarly, in relation to point (4) these matters can also be dealt with by a framework of conditions, as is standard. The Minister has reviewed the latest submissions and considers that the up-dated information satisfactorily address his original concerns, as such, the Minister resolved to endorse the Department recommendation that the application be approved, subject to the conditions and subject to the prior completion of a Planning Obligation Agreement, as set out in the Department report heard at the 15th August Ministerial Meeting. It was noted that point (1) of the terms of the proposed Planning Obligation Agreement would be altered to confirm 80 Category A units, split equally to be 40 units for social rent by over 55’s, and 40 units for discounted purchase. The Minister also confirmed that given the nature of the changes and their lack of impacts outside the site the further amended plans did not need re-advertising and that he is content with the revised / additional conditions from the Historic Environment Team (complete schedule attached).
Reason(s) for Decision: The proposed development is considered to be acceptable having due regard to the Jersey Island Plan 2011 (as amended) and all of the other material considerations raised. In particular, the development has been assessed against Policies SP1, SP2, SP3, SP4, SP6, SP7, GD1, GD5, GD6, GD7, GD8, NE1, HE1, HE2, HE5, BE3, BE10, H1, H4, H6, TT4, TT8, TT9, NR7, WM1 and LWM2 of the Jersey Island Plan 2011. In addition, the development has been assessed against the Supplementary Planning Guidance Former Jersey College for Girls Development Brief (July 2012). In this case, the proposed development is regarded as acceptable having addressed the Aims of Development as set out in the Development Brief, and balanced the objectives of the various individual policies (particularly in relation to the amenities of neighbours, the protection of the historic environment and the delivery of affordable housing units), within an economically viable development package necessary to secure the long-term future of the key heritage asset. In addition, the representations raised to the scheme have been carefully assessed. The determination acknowledges the presented issues, particularly in relation to the amenities of neighbours by reference to the scale, form and nature of the proposals, and weighs them against the benefits delivered by the application. Taken as a package, it is considered that the application will be positive and beneficial, and that the potential impacts will not be unreasonable in all the circumstances.
Resource Implications: None
Action required: Notify Agent, Applicant and all other interested parties
Signature: Deputy R C Duhamel		PLeg / AS Initials		Position: Minister for Planning and Environment
Date Signed:				Date of Decision (If different from Date Signed):

Former Jersey College for Girls, Rouge Bouillon, St. Helier: Planning Application (P/2013/0337): Determination of Minister

1. The development hereby permitted shall not be commenced until there has been submitted to and approved in writing by the Minister for Planning and Environment, a Phasing Plan which shall include the timetable for the delivery of: each of the Blocks 1 to 6; the re-provision of the Janvrin School car parking; other highway works; and, the landscape works. Whilst conscious of viability, the Phasing Plan shall prioritise the completion of Block 6 on the basis that the balance of the scheme is an enabling package for the Listed Building and that the works to secure the future of the Listed Building should not be delayed. The development shall thereafter be implemented only in accordance with the approved Phasing Plan.

To ensure that the approved works to the Listed Building are not unnecessarily delayed that its importance is given sufficient priority in the phasing of the development, in accordance with Policy HE1 of the Jersey Island Plan 2011.

2. The development hereby permitted shall not be commenced until there has been submitted to and approved in writing by the Minister for Planning and Environment, a scheme of landscaping which shall provide details of the following;

i) all existing trees, hedgerows and other plants, walls, fences and other features which it is proposed to retain on the site and on adjoining land within the same ownership;

ii) the position of all new trees and/or shrubs, this must include the species of plant(s)/tree(s) to be planted, their size, number and spacing and the means to be used to support and protect them;

iii) other landscape treatments to be carried out or features to be created, for example, any excavation works, hard surfacing treatments, or means of enclosure;

iv) the measures to be taken to protect existing trees and shrubs to include a Method Statement for all works within the Root Protection Area as identified on the approved Landscape Proposals drawing; and,

v) the arrangements to be made for the maintenance of the landscaped areas to include that any trees or plant(s) planted in accordance with the approved landscape scheme, which within a period of five years from the planting taking place; die, are removed or become seriously damaged or diseased, shall be replaced in the next planting season, unless the Minister for Planning and Environment gives written consent for a variation of the scheme;

vi) any management regime, to include the maintenance and management of the proposed amenity pavilions within landscaped areas, and to ensure that residents of all units have unrestricted access to the primary open space of the southern front lawns

The approved details shall thereafter be implemented in full prior to first occupation of the relevant phase, and retained in perpetuity thereafter.

To ensure that before development proceeds provision is made for a landscaping regime that will enhance the appearance of the development and help to assimilate it into the landscape and to deliver a high quality of design in accordance with Policies GD1 and GD7 of the Jersey Island Plan 2011.

3. The development hereby permitted shall not be commenced until there have been submitted to and approved in writing by the Minister for Planning and Environment, revised drawings to show:

i) the extension of the new Drury Lane footpath, in a uniform width, across the south-eastern access gates, and connecting to the existing Rouge Bouillon footpath;

ii) increased covered cycle storage;

The approved details shall thereafter be implemented in full prior to first occupation, and maintained in perpetuity thereafter.

To enhance access by means other than the private car, in accordance with Policies GD1 and TT4 of the Jersey Island Plan 2011.

Prior to first use of the new junctions of the site with La Pouquelaye and Drury Lane everything within the required visibility sight lines (as shown on the approved Site Plans), including gates, walls, railings and plants growth is to be permanently restricted in height to 900mm above road level.

In the interests of highway safety, in the interests of the amenities of the area and in accordance with the requirements of Policy GD1 and of the Jersey Island Plan 2011.

5. A Percentage for Art contribution must be delivered in accordance with the Percentage for Art Statement submitted to, and approved by, the Minister for Planning and Environment. The approved work of art must be installed prior to the first use/occupation of any part of the development hereby approved.

To accord with the provisions of Policy GD8 of the Jersey Island Plan 2011.

6. Notwithstanding the information on the approved plans, the development hereby permitted shall not be commenced until there have been submitted to and approved in writing by the Minister for Planning and Environment, full details, including samples and colours, of all external materials and hard surfacing to be used to construct the development including (but not exclusively) all elevational treatments including the paint for the Listed building, rooflights and other window systems, downpipes, hoppers, gutters, railings, roof materials and road / footpath / driveway surfacing. The approved details shall thereafter be implemented in full prior to first occupation, and retained in perpetuity thereafter.

For the avoidance of doubt and in the interests of the amenities of the area and to deliver a high quality of design in accordance with Policies GD1 and GD7 of the Jersey Island Plan 2011.

7. The development hereby permitted shall not be commenced until there has been submitted to and approved in writing by the Minister for Planning and Environment a Demolition / Construction Environmental Management Plan. The Plan shall include an implementation programme of mitigation measures to minimise any adverse effects of the proposal, and shall include:

i) A demonstration of best practice in relation to noise and vibration control; and control of dust and emissions;

ii) Details of a publicised complaints procedure, including office hours and out-of-hours contact numbers;

iii) Specified hours of working (to include that work resulting in noise being heard outside the application boundary occurs only between 8am and 6pm Monday to Friday, and 8am to 1pm on Saturdays, with no noisy working outside these times, and no noisy work on Bank or Public Holidays).

iv) Details of any proposed crushing / sorting of waste material on site;

v) Details of the proposed management of traffic and pedestrians (to include for vehicle wheel washing)

vi) Measures taken to detect and manage any asbestos.

The approved details shall thereafter be implemented in full prior to first occupation, and retained in perpetuity thereafter.

In the interests of protecting the amenities of the area generally and to accord with Policy GD1 of the Jersey Island Plan 2011.

The approved details shall thereafter be implemented in full prior, and retained until completion of the development.

8. Notwithstanding the submitted information, the development hereby permitted shall not be commenced until there has been submitted to and approved in writing by the Minister for Planning and Environment a scheme setting out the allocation of the car parking spaces and cycle storage spaces to individual apartments. For the avoidance of doubt, there shall be no car parking by commuters or non-residents other than persons visiting residents. Car parking shall not to be sub-let or reassigned to non-residents of the development. The approved details shall thereafter be implemented in full prior to first occupation, and retained in perpetuity thereafter.

For the avoidance of doubt and to ensure adequate car parking in accordance with Policy GD1 of the Jersey Island Plan 2011.

9. Notwithstanding the submitted information, the development hereby permitted shall not be commenced until there has been submitted to and approved in writing by the Minister for Planning and Environment a Green Travel Plan covering the management of travel movements to and from Janvrin School. The Methodology for the Green Travel Plan shall cover a period of at least 10-years and shall first have been agreed with the Minister for Planning and Environment, and shall include provision for management initiatives to manage demand for car trips and car parking. No accommodation shall be occupied until a Travel Plan coordinator has been appointed and their details forwarded to the Minister for Planning and Environment. The approved details shall thereafter be implemented in full prior to first occupation, and retained in perpetuity thereafter.

In the interests of promoting sustainable patterns of development, and to accord with Policies TT9, BE2 and SP6 of the Jersey Island Plan 2011.

10. The development hereby permitted shall not be commenced until there has been submitted to and approved in writing by the Minister for Planning and Environment, a scheme of service infrastructure, which shall include details of:

separated waste facilities and waste collection arrangements;
details of the communal satellite television reception system (or other communications infrastructure);
Confirmation of the location and number of electric car charging points; and
proposed SUDS / rainwater harvesting, shall be submitted to and approved in writing by the Minister for Planning and Environment, to be thereafter implemented prior to first occupation and maintained in perpetuity.

The approved details shall thereafter be implemented in full prior to first occupation, and retained in perpetuity thereafter.

In the interests of providing adequate service infrastructure in accordance with Policy GD1 of the Jersey Island Plan 2011.

11. The development hereby permitted shall not be commenced until there has been submitted to and approved in writing by the Minister for Planning and Environment, a scheme of external lighting. The approved details shall thereafter be implemented in full prior to first occupation, and retained in perpetuity thereafter.

In the interests of the amenities of the area and in accordance with the requirements of Policy GD1 of the Jersey Island Plan 2011.

12. The development hereby permitted shall not be commenced until there has been submitted to and approved in writing by the Minister for Planning and Environment a Skills and Training Plan, to support the development and training needs of Island residents. The Methodology for the Skills and Training Plan shall first have been agreed with the Minister for Planning and Environment. The approved details shall thereafter be implemented in full prior to commencement of development, and retained in perpetuity thereafter.

In the interests of promoting sustainable patterns of development and supporting economic growth and diversification, and to accord with Policy GD1 and SP5 of the Jersey Island Plan 2011.

13. The development hereby permitted shall not be commenced until there has been submitted to and approved in writing by the Minister for Planning and Environment an Ecological Report. The methodology for the Report shall first have been agreed in writing by the Minister for Planning and Environment, and shall include survey for protected species to include amphibians and reptiles, mammals, bats and birds, to include consideration of habitat and potential mitigation works. The approved recommendations shall thereafter be implemented in full prior to commencement of development, and retained in perpetuity thereafter.

In the interests of biodiversity and ecology, in accordance with Policies SP4, NE1, NE2 and NE3 of the Jersey Island Plan 2011.

14. Notwithstanding the submitted information, the development hereby permitted shall not be commenced until there has been submitted to and approved in writing by the Minister for Planning and Environment a revised Waste Management Plan to include monitoring and reporting arrangements for the actual waste streams arising in relation to excavation and the demolition of existing structures. Prior to first occupation a Waste Management Completion Report shall be submitted to the Minister for Planning and Environment to demonstrate compliance with the approved revised Waste Management Plan.

In the interests of securing waste minimisation, and to accord with Policy WM1 and BE2 of the Jersey Island Plan 2011.

15. Notwithstanding the conclusions reached within the Phase 1 Desktop Study, should any contamination be found during the course of development hereby approved, work shall cease and the Department of the Environment contacted immediately. If contamination is identified, the levels of potential contaminants in the ground shall be investigated and any risks to human health or the wider environment assessed and mitigation measures proposed in a scheme, to be submitted to and approved in writing by the Minister for Planning and Environment. The approved scheme shall be implemented to the satisfaction of the Minister and in accordance with the requirements of Supplementary Planning Guidance Planning Advice Note 2 - Development of Potentially Contaminated Land as amended.

To ensure the development does not have an unreasonable impact on public health or the wider environment and to accord with Policy GD6 of the Jersey Island Plan 2011.

16. Prior to the commencement of any development on site, a Project Design for an Standing Building Survey to record the existing building and the parts to be demolished to ensure an archive record exists in the public domain shall be submitted to and approved in writing by the Minister for Planning and Environment. The Project Design once approved in writing, shall be implemented at the applicant’s expense prior to the commencement of development.

To ensure that special regard is paid to the interests of protecting the architectural and historical interest, character and integrity of the building or place under the provisions of Policies SP4 and HE1 of the Adopted Island Plan 2011.

17. The development hereby permitted shall not be commenced until there has been submitted to and approved in writing by the Minister for Planning and Environment drawings showing existing and proposed typical joinery details for all forms of windows which are proposed to be replaced. The drawings shall be presented in elevation (scaled no less than 1:20) and in horizontal and vertical section (scaled no smaller than half full size). The approved windows shall thereafter be implemented prior to first occupation and retained in perpetuity thereafter.

For the avoidance of doubt, as the approval of the replacement windows has been made on the basis that the existing and proposed windows are identical in all regards. To accord with Policy HE1 and HE2 of the Jersey Island Plan 2011.

18. Prior to the commencement of any development on site, a Project Design for an archaeological evaluation which will aim to gather sufficient information to establish the presence/absence, extent, condition, character, quality and date of any archaeological deposits within those areas affected shall be submitted to and approved in writing by the Minister for Planning and Environment. The Project Design once approved in writing, shall be implemented at the applicant’s expense. In the event that any significant archaeological finds are made, the Minister for Planning and Environment shall be notified immediately to allow for proper evaluation of such finds and may require revisions to the approved scheme in order to avoid damage to the finds.

19. Notwithstanding any indication on the approved plans or documents, prior to the commencement of the development hereby approved, details in respect of the following shall be submitted to and approved in writing by the Minister for Planning and Environment. The approved works shall thereafter be implemented in full prior to first occupation and retained in perpetuity thereafter:

A repair schedule for the external envelope of the Listed Building;
A Method Statement specifying the works to survey, repair, replace and paint the render including final type of paint and any colour treatments;
Proposals to reclaim and reuse internal historic joinery;
A scheme of architectural salvage for any other features, to include decorative ceiling mouldings and the western staircase being offered as a complete piece;
External materials schedule for the retained Listed Building;
Full details of roof-lights;
A Method Statement for removal of the existing library (to include all the timber elements, plus the decorative ceiling mouldings) and its relocation to the new premises (to include an interpretative panel recording its history);
Final and full details of the proposed external lift tower and its attachment to the Listed Building

These details are not included in the application and are required to be submitted and agreed by the Minister for Planning and Environment to ensure that special regard is paid to the interests of protecting the architectural and historical interest, character and integrity of the building or place under the provisions of Policies SP4, HE1, HE2, HE5 of the Adopted Island Plan 2011.

20. Prior to the commencement of the development hereby approved, the detailed method of ensuring the safety and stability of the building fabric to be retained throughout the period of development, such as structural engineers' drawings and method statement, shall be submitted to and approved in writing by the Minister for Planning and Environment. The work shall be carried out in full accordance with the method statement approved. Any variations shall be agreed to in writing by the Minister prior to the commencement of such work.