Policy Considerations The site is located within the Green Zone wherein Policy C5 presumes against all forms of development for whatever purpose. 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 G15 allows for that the replacement of buildings where the proposed development would enhance the appearance of the site and its surroundings; replace a building that it is not appropriate to repair or refurbish, not have an unreasonable impact on neighbouring uses and involve the loss of a building that is unsympathetic to the character and amenity of the area. The existing building on the site is evidently in a very poor state of repair and would not appear to be of any especial architectural merit. An appraisal of the existing property has been undertaken by a firm of chartered building surveyors and their report highlights a series of defects affecting the internal and external integrity of the building. In the surveyors’ view, the demolition and replacement of the property is the most appropriate balanced solution for the site. In the circumstances, therefore, the principle of redeveloping the site with a single dwelling of a high quality of design representing a significant environmental enhancement is considered acceptable. Land Use Implications This is currently the site of a single dwelling – the scheme proposes a replacement dwelling. Size, Scale & Siting The bulk of the new dwelling sits largely on the footprint of the existing dwelling but with two additional elements; the north-west corner of the site is also to be utilised (this area is also approved to be developed under the existing un-implemented approved scheme), whilst a two-storey element is be added to the south-east of the dwelling. The new ridge is around 800mm higher overall than the existing one. In total the new dwelling would have an internal floor area of 214 m2 (2,300 sq ft) compared to 120m2 (1,290 sq ft) for the existing dwelling. Design & Use of Materials A design statement has been submitted which outlines the concept of the scheme (a copy of this has been attached within the background papers). The replacement dwelling is to be an ‘upside-down’ house with the living accommodation at first floor level to maximise the coastal views whilst overall this is considered to be a striking design which incorporates a high quality palette of contemporary materials. The house will have a standing-seam zinc curved ‘wave form’ roof which flows over the whole of the building. The internal space at first floor is vaulted up to the ridge allowing for the introduction of fully-glazed gables and clerestory glazing. This appears to raise the whole structure making it appear to ‘float’ on top of the house and enabling views through the entire structure. In addition, the gables are to incorporate an interesting brise soleil feature. The walls of the dwelling are to be finished in a smooth crisp render (white and grey) set with hardwood and aluminium fenestration. Elsewhere metal rainwater goods, glass balustrading and stainless steel flues are to be incorporated. One of the strongest features of the site is to be the curved roadside granite wall which will wrap around the western and northern elevations of the site. This wall will serve to shelter and anchor the development in the site. This is considered to be a highly accomplished and exciting contemporary scheme and it has the full support of the department’s architect. Impact on Neighbours There is just one other dwelling in the immediate vicinity (approximately 20m away) which will not be adversely affected by the development. The principal outward views from the dwelling will look out across the beach to the east whilst other new terraces and views will look out onto the dwelling’s own garden and the carpark. Access, Car parking and Highway Considerations The joint access shared by Amy’s Cottage and La Grande Maison to the south has good visibility and room for manoeuvring. However, TTS Highways have expressed concern that the introduction of the high granite roadside wall will interfere with the off-side visibility for vehicles exiting the adjacent public car park to the north of the site (this car park presently enjoys visibility across the top of the existing low wall i.e. across land within the curtilage of Amy’s Cottage). They have requested that the visibility site lines are retained in this location. However, the Planning Department fears that some of the quality of the scheme would be lost if this wall were to be omitted from the scheme or reduced in scale (the quality of design is considered absolutely crucial to the success of this proposal). In attempting to find a solution to this issue, the agent has suggested two alternative schemes whereby, in the first instance, a small grassed area could be created (at the applicant’s expense) within the carpark adjacent to this wall; this grassed area would have the effect of ensuring that vehicles would have to exit the site further to the north and thus their off-side visibility would not be impeded to the same degree. Alternatively, the other scheme suggested involved a land ‘swap’ which effectively ceded the area of the site within the visibility splay to TTS Highways in return for a similar-sized portion of the carpark which would then form part of the new dwelling. However TTS are not satisfied with either of these proposals. In the first instance, the creation of a grassed area would, in their view, force vehicles to exit further to the north and thus reduce the near-side visibility available (which, at the present time, is adequate but only just). With the second proposal, the Highways view is that a land swap would create an additional area of road requiring maintenance (and again force vehicles to the north). However, the Planning Department feels that Highway’s unyielding view on this matter is unreasonable. This is a very small public car park (4-5 cars at most) and, given that the entire frontage of the car park is presently open to the road, vehicles already have the option of exiting the car park at any point along this opening. In light of this, and the fact that the car park relies upon visibility across land in other ownership, our view is that it would be unreasonable to request changes to this element of the scheme. The scheme provides parking for three spaces as required. Foul Sewage Disposal To foul sewer Landscaping issues Normal domestic landscaping is anticipated Other Material Considerations none | 
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