Caledonia Close, Pier Road, St. Helier

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A decision made (26/01/2009) regarding: Caledonia Close, Pier Road, St. Helier - Planning Application.

Decision Reference: MD-PE-2009-0012			Application Number: P/2008/0848 (If applicable)
Decision Summary Title :	Caledonia Close, Pier Road, St. Helier		Date of Decision Summary:		9/1/09
Decision Summary Author:	Kelly Johnson		Decision Summary: Public or Exempt? (State clauses from Code of Practice booklet)		Public
Type of Report: Oral or Written?	Oral and written		Person Giving Oral Report:		Kelly Johnson
Written Report Title :	Report for Caledonia Close		Date of Written Report:		9/1/09
Written Report Author:	Kelly Johnson		Written Report : Public or Exempt? (State clauses from Code of Practice booklet)		Public
Subject: Caledonia Close, Pier Road, St. Helier Convert existing staff accommodation into offices and stores. Various external alterations.
Decision(s): Approval of Planning Permission At the Ministerial Meeting of 23 October 2008, the Minister deferred the item for further consultation with the Housing Minister. Initially the Housing Minister opposed the loss of residential units at Caledonia Place. However on 3 December 2008 the Housing Minister reviewed his position and agreed to the loss of units at Caledonia Place only for the use as offices for the Royal Yacht Group, and subject to the replacement of 8no. units at a property on Mulcaster Street. Therefore, in light of the support from the Housing Minister, the Planning Minister decided to approve the application in line with the Officer’s recommendation contained within the written report.
Reason(s) for Decision: Permission was granted as a suitable exception to Island Plan Policies BE3, H10 and IC2 in this instance having regard to all material circumstances of the case, in particular having regard to the needs of the tourism industry and the support from the Housing Minister.
Resource Implications: None
Action required: Notify Agent, Applicant and all other interested parties
Signature:		PLeg / PT Initials		Position: Minister for Planning and Environment
Date Signed:				Date of Decision (If different from Date Signed):

Caledonia Close, Pier Road, St. Helier - Planning Application.

Planning and Environment Department

Report

Application Number

P/2008/0848

Site Address	Caledonia Close, Pier Road, St. Helier.

Applicant	The Royal Yacht Group

Description	Convert existing staff accommodation into offices and stores. Various external alterations.

Type	Planning

Date Validated	11/04/2008

Zones	Town Proposals Map Built-Up Area Town Centre Island Rte Network: Secondary Potential Conservation Area Area of Archaeological Pot

Policies	G2 –General Development Considerations BE2 – Proposals in the Town Centre BE3 – Town Centre Vitality H10 – Loss of Housing Units H14 – Staff Accommodation IC2 – Offices in St Helier Town Centre

Summary/

Conclusion

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.

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.

Officer

Recommendation

APPROVAL

Site Description	The site is located behind the new Royal Yacht Hotel and fronts Pier Road. The building was constructed in the 1960’s and was formally States rented accommodation until it was sold to the Royal Yacht Group Ltd as part of the redevelopment of the hotel in 2005.

Relevant Planning History	In 2005, the Housing Committee lodged a proposition (P.74/2005) for the sale of 8 one-bedroom flats and the public right of way to the Royal Yacht Group Ltd. In support of the Tourism industry, to facilitate the redevelopment of the Royal Yacht, and on the basis that the accommodation was to be used for the staff of the Royal Yacht, the proposition was adopted. P/2005/1526 – application approved to construct two extensions on flat roofs to provide two additional units and convert existing 1 bed flats into 7no 3 bed flats all for staff accommodation. RP/2006/2213 – application approved to re-arrange internal layout to provide 8no 1 bed flats for staff accommodation.

Existing use of Land/Buildings	Residential

Proposed use of Land/Buildings	Office

Consultations	PSD(Highways) in their letter dated 15 May 2008 and their email dated 16 July 2008 state that the existing access is substandard and mirrors are required at the entrance to improve visibility. The applicant has agreed to provide this. Parish in their letter dated 24 April 2008 state that refuse collection facilities must be incorporated into the scheme. A strategy has been agreed with applicant including the removal of a section of flat roof to enable access, the removal of the existing protruding staircase, that the manhole covers are to be levelled, and that the courtyard is to be tarmac and have a non-slip ramp. Parish in their letter dated 29 July 2008 confirm that subject to the strategy, they have no objection. Design & Conservation in their letter dated 28 August 2008 state that the proposal will not have any archaeological implications. Economic Development Department in their letter dated 7 July 2008 state no objection to the proposal. Population Office in their letter dated 22 April 2008 state that the proposal, which involves the loss of residential accommodation, cannot be supported unless the accommodation can be replaced elsewhere. 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 the Housing Minister has consistently refused the loss of 8no. units at Caledonia Close, he reviewed his position in December 2008 stating’ “…we need to react immediately to the changing needs of Tourism and although I was sceptical of the change of use of Caledonia Close, I now have mellowed and am happy to assist for the Royal Yacht Hotel’s changing needs”. Therefore the Housing Minister on 8 December 2008 made a Ministerial Decision (MD-H-2008-0120) to agree to the loss of a 3 bedroom flat at 8 Mulcaster Street which would become an 8no. bedroom staff hostel; and the loss of 8no. bedroom staff accommodation block at Caledonia Close which would then be incorporated into the Hotel itself as offices and stores for the use of the Hotel, not for commercial let. All consultations are attached with the background papers

Summary of Representations	No representations were received.

Planning Issues	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.

Officer Recommendation	APPROVAL

Conditions	1. Prior to the commencement of any work on the site, the applicant shall provide 8no. residential units on an alternative site. A strategy detailing this provision shall be submitted to and approved in writing by the Minister for Planning and Environment. 2. Notwithstanding the provisions of the Planning and Building (General Development) (Jersey) Order 2007, or any subsequent amendment thereto, the building in question shall only be used for offices in connection with the Royal Yacht Hotel Group and shall not be let, sub-divided or sold for other commercial or office uses. 3. Prior to the first use/occupation of the development hereby permitted visibility mirrors, in accordance with the letter from Transport and Technical Services dated 11/4/08, must be installed and thereafter permanently maintained in good condition to the satisfaction of the Minister for Planning and Environment. 4. Prior to the first use/ occupation of the development hereby approved, the works detailed in the letter dated 21/7/08 from Naish Waddington Architects are to be completed in accordance with the requirements of the Parish of St Helier and to the satisfaction of the Minister for Planning and Environment.

Reasons	1. To protect against the loss of residential floorspace within the town centre, and to accord with Policy BE3(iii) and H10 of the Island Plan 2002. 2. This Change of Use from residential units to offices for the Royal Yacht Hotel Group was only granted on the grounds of political support of the tourism industry and otherwise would not comply with Policies BE3(III), H10 and IC2(IX) of the Island Plan 2002. 3. In the interests of highway safety and to accord with Policy G2 of the Island Plan 2002. 4. To provide adequate space on site for refuse collection, safe access to and egress from the site and to avoid any damage to the highway, in accordance with Policy G2 of the Island Plan 2002.

Background Papers	1:2500 Location Plan Minutes from the States Assembley 10 May 2005 Proposition P.74/2005 PSD(Highways) letter dated 15 May 2008 and email dated 16 July 2008 Parish letter dated 24 April 2008 and 29 July 2008 Design & Conservation letter dated 28 August Economic Development Department letter dated 7 July 2008 Population Office letter dated 22 April 2008 Correspondence from the agent

Endorsed by:

Date: