Policy Considerations The site is located within the Built-Up Area meaning that, in principle at least, there is no presumption against development. Policy G2 sets out key principles which every application must observe, including that developments will not unreasonably affect the character and amenity of the area, will not have an unreasonable impact on neighbouring uses and the local environment and provides a satisfactory means of access and adequate space for parking. Policy G3 calls for a high standard of design with all applications and requires the scale, form, massing, orientation, siting and density of development along with the relationship to existing buildings and the details, colours, materials and finishes of the proposal settlement form and character, topography, landscape features to be taken into consideration. Policy G6 states that the Minister will require that a Transport Assessment is carried out for a proposed development that is likely to have significant transport implications. Policy IC1 recognises that it is essential that there are sufficient opportunities for the development of office accommodation over the Plan period. The policy states that the Minister will work to provide for sufficient land to satisfy this requirement. Policy IC3 states that new office developments will not normally be permitted outside of St Helier Town Centre, except where they accord with policies IC4 or IC5. Policy IC5 states that small-scale office developments (below 250m2) will normally be permitted within key rural settlements subject to normal amenity considerations (impact on character of the area, neighbouring uses, traffic etc…). In this instance, the level of proposed office floorspace (around 703 m2) is considerably greater than this. However, the intention is for the Style Group, who are already based in an out-of-town office, to relocate from their existing base at La Rue Fondon. As well as being within the Built Up Area, the site is also zoned as an Existing Industrial Site within the Island Plan. The Island Plan seeks to protect industrial sites from development or changes of use that would lead a loss of industrial land and restrict the ability of the economy to adapt and develop. Policy IC8 states that industrial development, including manufacturing, warehousing and distribution uses, will normally be permitted within existing industrial sites, whereas the introduction of non-industrial uses will not normally be permitted, unless related to and ancillary to the industrial use. In this instance, the proposal is for a new commercial office building, which would not normally be considered as an industrial development in line with Policy IC8. However, the Style Group, who are the prospective tenants of the new building, have made it clear that they intend to relocate their manufacturing operations to the adjacent Landes du Marche site, in the event that the new office is granted permission. The new building, therefore (which would serve as the Group’s administrative headquarters), can be viewed as being related to an adjacent industrial use. Also, in view of the fact that the site has been used as a vehicle compound for many years, one could argue that there is no loss of existing industrial land in the sense that an existing industrial use would be displaced by the current scheme. Finally, given the proximity of neighbouring residences, the applicant’s agent has made the point that the proposed office development is a far more benign and neighbourly use than would be the case for a genuine industrial use. In summary, the proposed office development is considered to be acceptable as an exception to the industrial zoning and commercial policies discussed above. Land Use Implications The scheme proposes to develop part of an industrial site for use as a commercial office building for the Style Group. The zoning and land use implications of the scheme are discussed in the policy section above. Size, Scale & Siting The proposal is to construct a two-storey rectangular building, with a footprint of around 30m x 15m, parallel to the site’s north-west boundary with Field 555. The building will be around 14m from the road, La Rue des Sapins, at its nearest point (its north-east corner), and the overall height will be 8m which is marginally higher (20cm or so) than the existing shed on the adjacent site. The Minister will note that a number of nearby residents have objected to the scheme on the grounds that the building would be overly large, visually intrusive and therefore inappropriate to the surrounding context. As always, there is a judgement to be made in such circumstances. Clearly the new building will be visible to those who live nearby; however, the Department does not believe that its impact will be unreasonable. As noted, the site does lie within the Built Up Area, wherein there is no presumption against development. In addition, the application proposes to reduce the height and width of the existing roadside bank and create a new vehicle entrance through from La Rue des Sapins. Owing to its height, the bank has a wide base which occupies a sizeable area of the site; reducing it as proposed, therefore, will increase the usable site area. Whilst this makes good sense for the applicants from an operational perspective, the Minister will again note that nearby residents are concerned that the reduction of the bank will open up the site and expose them, to a much greater extent than at present, to the commercial activity on the site. With the proposed landscaping which is to be planted atop the newly-lowered bank, the Department does not believe that this will be a significant problem. This issue is discussed below in the Landscaping section. Design & Use of Materials The actual architectural design of the proposed building has been discussed at length by department officers and the applicants in the months leading up to the submission of the application, and the department is satisfied that the scheme as submitted is of a high architectural quality in line with the Minister’s design principles. Materials include aluminium panelling and curtain walling, brise soleil louvred external frame, granite detailing to the full height cross walls as well as rendered panels. The principal south-east elevation will also feature a prominent Percentage for Art installation which is to be built into, and therefore integral to, the design. Impact on Neighbours A number of nearby residents have objected to the development, stating that, by virtue of its size and scale, the new building would have a detrimental impact on their general residential amenity. The Department has considered this issue, but does not believe that the building will overbear on its neighbours or have an unreasonable presence in the vicinity. In respect of the concerns raised with regard to possible overlooking, the applicants have proposed to obscurely glaze the upper floor windows which overlook the carpark. With regard to potential light pollution, the Department would propose to restrict any new external lighting in order that they do not unreasonably affect nearby properties. The issue of the proposed new access is discussed below. Access, Car parking and Highway Considerations The application proposes the creation of a new vehicle entrance into the site from La Rue des Sapins. The intention is that the new vehicle entrance would serve as an entrance-only (not an exit), and that it would only be for the use of customers to the Style Building. Staff would be required to come and go via the adjacent Landes du Marche site, and customers would also be required to exit in this manner (of course, some may choose to arrive via the adjacent site too). On this basis, the applicants have calculated that there would be a very low number of vehicles using the new entrance. They have submitted a Travel Survey in support of their application. However, the prospect of a new vehicle entrance from La Rue des Sapins has proved to be particularly contentious with nearby residents. La Rue des Sapins is fairly narrow in places (not wide enough for two vehicles to pass) and there is a strongly held belief among local residents that there is simply no need for a new vehicle entrance to be created in this location. At present, the site is readily accessible through the adjacent Landes du Marche site whose junction with La Grande Route de St Pierre fully complies with TTS Highways standards in respect of visibility and general highway safety. They also question the purpose of such a new entrance given the stated intention that it will serve such a small number of users. There is a fear that, over time, the number of users would increase leading to a much higher level of congestion than at present. There is also concern that other uses of the adjacent site (Marks and Spencers shoppers for instance) would come to view the new entrance as a shortcut, and that it would not be possible to prevent this. To an extent, the Department shares these concerns. Indeed, historically, as part of its dealings with the site, the Department has generally indicated that it would not allow a new entrance onto La Rue des Sapins. The applicants have responded to the various concerns raised stating that every effort would be made to ensure that the new vehicle entrance operates in the manner set out within the Traffic Management Survey. Vehicles unrelated to the Style Group activities on the site would be prevented from entering the site or using it as a shortcut, by the Style staff and through the use of appropriate signage. The applicants have offered to monitor and enforce the use of the entrance and would be prepared to accept a planning condition to this effect. They have also indicated that, in view of the financial outlay required to undertake the development as well as the building’s intended purpose as a company headquarters, a new private vehicle entrance is highly desirable. The Department understands and sympathises with this argument. Ultimately, however, TTS Highways (the highway authority) have maintained their objection to the establishment of a new vehicle entrance as proposed, on the grounds of highway safety and congestion within La Rue des Sapins. Theirs is a balanced objection however, and they do state that, if they could be assured that vehicle numbers would be as low as set out within the Traffic Management survey, and that the new entrance would operate exactly as described, then they would lift their objection. Whilst the Department appreciates the lengths to which the applicants have gone in order to address neighbouring concerns and overcome the objection of the Highway authority, at the present time, we do not believe we can support the creation of a new vehicle entrance as proposed. A total of 58 parking spaces are to be created as part of the scheme. This exceeds the requirement for a development of this nature as set out within the Minister’s parking standards. Foul Sewage Disposal To mains drains Landscaping issues A detailed landscaping scheme has been prepared and submitted as part of the application. Once the bank roadside bank has been lowered, the intention is to create a native mix hedge formed from both evergreen and deciduous species which will result in a dense screen to the proposed development from the adjacent housing. The landscape proposal argues that reducing the height of the existing bank will result in a roadside hedgerow which is more in keeping with Jersey’s countryside character then the man-made ‘disproportionately-large’ bank which exists at present. The hedgerow along the existing site boundary with Field 555 is to be retained and possibly planted further, in conjunction with the co-owner of the hedge. The car park area is also to be appropriately landscaped with a mix of good quality hardstanding surfaces and planting areas. A staff amenity area is to be provided within the north-east corner of the site. Overall, the landscaping scheme has been carefully considered and will result in an attractive finish for the project; however, as noted above, the principle of reducing the roadside bank remains contentious. Other Material Considerations In view of the previous uses of the site, there is the potential for some contamination of the land. To this end, the applicants engaged Hartigan Engineers to undertake an investigation of the site. The conclusion of this investigation was that there was no evidence of contaminated soil and that chemical analysis showed low concentrations of a range of common contaminants. The recommendation in the report was that no remediation was necessary. A copy of the Site Investigation is attached with the background papers. The scheme has been designed to achieve a BREEAM (Building Research Establishment’s Environmental Assessment Method) rating of ‘very good’, meaning that it has been designed in such a way so as to increase sustainability and minimise environmental impact. | 
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