Policy Considerations Policy BE2(vi) provides that proposals in the town centre should positively contribute to vitality and viability of town centre. As described in Policy BE3, town centre vitality is encouraged by ground floor retail and residential units in the town centre. Policy BE3(iii) provides that, in order to support the vitality of the town centre, proposals involving the loss of residential units should be resisted. The subject proposal involves the loss of residential units to office use and is therefore directly contrary to Policy BE3(iii). Policy H10 states that proposals which lead to a loss in residential floor space or units will not normally be permitted, unless the loss of units is replaced on an alternative non-residential site. The subject proposal involves the loss of residential units and floorspace for non-residential office use. The applicant has proposed to replace the loss of 8no. units at Caledonia Close with the alteration of an existing 3 bedroom flat at 8 Mulcaster Street for 8no. staff units. Although this proposal involves the loss of an existing 3 bedroom unit and does not replace the loss on a non-residential site (as required by Policy H10), the Housing Minister has made a decision to agree to the proposal on the grounds that imperative support continues to be given to the tourism industry, as reasonably can be provided, particularly in the change economic climate. The Housing Minister was satisfied that sufficient efforts had been made to identify alternative suitable site for staff accommodation. Therefore, as the Housing Minister considers that the loss of 8no. units at Caledonia Close has been suitably replaced with the creation of 8no. staff units at Mulcaster Street, there is no objection to the proposal for the permanent loss of residential units for offices in connection with the Royal Yacht Hotel. Conditions are recommended to ensure that the creation of 8no. units at Mulcaster Street are constructed and that the offices at Caledonia Close are only in connection with tourism and the Royal Yacht Hotel. Policy H14 states that staff accommodation should be conditioned solely for staff and proposals to convert to other types of housing should only be permitted where staff accommodation is no longer required in relevant industry. Therefore, staff accommodation will normally only be converted into other residential accommodation and not into non-residential uses. However as the units have not yet been converted or occupied for staff accommodation the previous permission has not been instigated. As the previous permission has yet to be instigated, the approved use reverts to its former residential use and not staff accommodation. Therefore Policy H14 is not material to the consideration of this proposal. Policy IC2(ix) states that offices in St Helier Town Centre should not lead to a loss of residential units. The proposal leads to a loss of residential units however under Policy H10, Land Use Implications The permanent loss of housing units within the town centre would detrimentally impact on the vitality of the town centre, however as the replacement residential units are also within the town centre, there is no impact on the town centre vitality. Size, Scale & Siting There is minimal change to the exterior of the existing building. With the exception of the alterations to the rear access, the size and scale is unchanged. Design & Use of Materials The proposal involves minor changes to external appearance, primarily focused on the rear access. The materials of the existing building are basic render building and PVC windows. Little improvement is proposed to existing poor façade. Impact on Neighbours The neighbouring properties are non-residential uses, being a hotel and the museum. Given that the proposal is to convert an existing building, there would be minimal impact to non-residential neighbours whether the use is residential or offices. Access, Car parking and Highway Considerations TTS (highway) have advised that the current access is sub-standard and that mirrors are required to improve visibility. The applicant has agreed to install mirrors. The proposal provides no car parking facilities as there is no ability to provide car parking on site. Foul Sewage Disposal The property is connected to foul sewer. Landscaping issues There are no landscaping issues. Other Material Considerations The proposal does not include provision for Percent for Art as the application involves 204m2 of floorspace proposed as offices and 34m2 proposed as industrial (storage for the Royal Yacht Hotel). This does not meet the requirements for Percentage for Art, which is set at 500m2 floorspace for non-residential development. |