1 and 2 Lewis Street and 61, 63 and 65, Kensington Place, St. Helier.

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A decision made (13/07/2007) regarding: 1 and 2 Lewis Street and 61, 63 and 65, Kensington Place, St. Helier.

Demolish existing petrol station, retail unit, storage units and associated office. Construct new petrol station, retail unit and 240 space car park with access from Lewis Street. AMENDED PLANS: Increase car park by 1 extra storey. FURTHER AMENDED PLANS: Alterations to design

Subject:	1 and 2 Lewis Street and 61, 63 and 65, Kensington Place, St. Helier. Demolish existing petrol station, retail unit, storage units and associated office. Construct new petrol station, retail unit and 240 space car park with access from Lewis Street. AMENDED PLANS: Increase car park by 1 extra storey. FURTHER AMENDED PLANS: Alterations to design
Decision Reference:	MD-PE-2007-0188	Exempt clause(s):		n/a
Type of Report (oral or written):	Written	Person Giving Report (if oral):		n/a
Telephone or e-mail Meeting?	n/a	Report File ref:		P/2006/0739
Written Report Title:	Referral to Minister	Written report – Author:		P. Le Gresley Assistant Director
Decision Following a public hearing held on the 13th July 2007 The Minister decided to approve this application subject to the following additional conditions: Granite to be used as the external material To agree Percentage for Art contribution prior to commencement of work. A façade consultant to be retained for the duration of the work, to be approved by the Minister.
Reason(s) for decision: The application sought consent for an additional floor of car parking spaces to that previously approved. It was noted that the number of spaces had increased by only nine and that the design of the building was a considerable improvement over the existing permission.
Action required: NONE – Shortly after the meeting the Agent contacted the Department to advise that he did not wish for planning consent to be issued as he would like to make some further amendments to the scheme and re-submit them to the Minister for further consideration.
Signature: (Minister)			Date of Decision: 13.07.07

1 and 2 Lewis Street and 61, 63 and 65, Kensington Place, St. Helier.

Planning and Environment Department

Report

Application Number

P/2006/0739

Site Address	1 and 2 Lewis Street and 61, 63 and 65, Kensington Place, St. Helier.

Applicant	A A Pitcher Limited

Description	Demolish existing petrol station, retail unit, storage units & associated office. Construct new petrol station, retail unit & 240 space 5 storey car park above with access from Lewis Street. AMENDED PLANS: Increase car park by 1 extra storey. FURTHER AMENDED PLANS: Alterations to design.

Type	Planning

Date Validated	12/04/2006

Zones	Town Proposals Map Built-Up Area Action Area 3 Island Rte Network: Secondary

Policies	G2 –General Development Considerations TT28 – Private car parks

Reason for Referral	Departure from Island Plan Conflicting policy objectives Level and degree of objection Size and scale of development proposal

Summary/

Conclusion

This application seeks consent for an additional floor of car parking spaces to that previously approved. However, the number of spaces is similar (nine more) and the design of the building is far superior to the approved scheme. Subject to the conditions suggested, the proposal should be approved.

Recommendation

APPROVE

Site Description	The site lies to the rear of the Grand Hotel sandwiched between Lewis Street and Kensington Place. It included Roberts Garage petrol forecourt, the warehouses behind and an office/admin building. However, these have now been demolished in preparation for the development (with the consent of the Department).

Relevant Planning History	Permission was granted to redevelop the site for residential purposes in 1998. This consent was never acted upon and has since expired. Permission was granted for a 240 space multi-storey car park on this site in September 2005, subject to a legal agreement and various conditions. However, due to notification of changes to the scheme proposed by the applicants, the work on the legal agreement was never completed and so the final permit was never released. Notwithstanding this, the Minister has accepted the fact that the decision of the former Committee stands.

Existing use of Land/Buildings	Demolished

Proposed use of Land/Buildings	Multi storey car park (249 spaces)

Consultations	PSD(Highways) in their letter dated 21 November 2006 have no objection to the revised number of spaces (249). They have minor detailed comments relating to exit positions. These have been dealt with Parish in their letter dated 17 November 2006 have no objection. PSD(Drainage) in their letter dated 10 November 2006 require further details (to be provided at Bye Law stage) H&SS in their letter dated 1 November 2006, make comment regarding the likelihood of contamination on the site arising from its former use as a petrol station. Also advice is given regarding nuisance during demolition and construction. All consultations are attached with the background papers

Summary of Representations	The Department has not received any written representations in relation to this application. However, the Minister has been approached by Deputy Ben Fox who represents a number of interested parties in Kensington Place. Their concerns relate to the use of the car park in view of the one-way traffic flow currently in place. This means that all traffic would have to enter the car park via Lewis Street and exit via Kensington Place (to the north). It has been suggested that the very southern end of Lewis Street and Kensington Place are both reinstated to two-way traffic flow. This would help ‘spread the load’ of traffic entering/leaving the car park. Initial discussions held with POSH and T&TS (Highways) have proved fruitful and it is considered that a solution can be found which answers the concerns which have been raised.

Planning Issues	This application is a revision to a previous approval. The principle of a 240 space car park on this site has already been established. The only issues raised by this application are the additional height (of one floor) and the design changes. Policy Considerations Already agreed Land Use Implications Already agreed Size, Scale & Siting The additional height of this building has been closely examined by the Department. Although, it is clear that the building will be taller than that approved (and will therefore be more readily visible) the design changes which have been negotiated will mean that this will create a positive impact, rather than a negative one. The site is surrounded by a number of tall structures, including the rear of the Grand Hotel, Patriotic Street car park and the site of the soon-to-be constructed MacCormac building on the Esplanade. The proposed building would certainly not be out of scale with those structures. Design & Use of Materials The design of this building has changed several times and the applicant has now submitted an acceptable scheme. The design now incorporates a granite screen to the external elevations, with punched openings providing the required ventilation. These openings are guarded by patterned stainless steel railings. The south elevation (facing the back of the Grand Hotel) is highlighted by a tall stair tower, with small square windows, which provides a welcome break in this façade. The overall effect is of a high quality development, particularly for a car park. Impact on Neighbours No material change from existing permission Access, Car parking and Highway Considerations The comments of Deputy Fox are welcomed and it is considered that this would improve the position for both residents and car park users alike. It is suggested that a condition be applied to any consent, requiring the applicant to provide for the exact requirements of the Parish and T&TS, prior to the opening of the facility. Foul Sewage Disposal As previously approved. Landscaping issues None. Other Material Considerations The Percentage for Art policy has been applied to this development, which has resulted in the improved design and in particular the high quality materials now proposed.

Recommendation	APPROVE

Conditions/ Reasons	Applicant to agree traffic flow and entrance/exit details with Parish and T&TS prior to commencement and to complete any works arising prior to opening. Applicant to set aside sum of £15,000 to signalise the Kensington Place/Esplanade junction, should this be required by T&TS. Spaces of car park only to be used by residents or businesses within a 500 metre radius of the site. Final details of external materials, fixings and finishes to be agreed prior to commencement. Site to be investigated for potential contamination prior to commencement, in line with Planning Advice Note No. 2. Mediation of any issues arising from the contamination report, prior to commencement.

Background Papers	1:2500 Location Plan Consultation responses from Health, T&TS (both Highways and Drainage) and Parish of St. Helier.

Endorsed by:

Date: