Policy Considerations Policy BE2 states that the Planning and Environment Committee will take into account the context of the development and its contribution to the townscape, public realm, the potential to regenerate outworn areas of the town, to remove eyesores and re-locate un-neighbourly uses, the quality and character of the proposed development and its positive contribution it would make to the vitality and viability of the town centre. Policy G3 states that a high standard of design that respects, conserves and contributes positively to the diversity and distinctiveness of the landscape and the built context will be sought in all developments. The Planning and Environment Committee will require (inter alia) matters such as scale, form, massing, orientation, siting, design, density of development, materials and landscaping to be taken into account as appropriate. Land Use Implications The former bank premises have been empty for about 5 years. Work has recently commenced on site to implement the previously approved scheme for offices under P/2003/2522 which involves the conversion of the upper floors to a single office user. The new tenant also requires office accommodation on the ground floor, rather than the retail use previously approved and the planning application for the change of use to office accommodation is also no this agenda for Ministerial consideration. (P/2007/2466). Size, Scale & Siting The proposal is for external alterations to the existing building. The application does not propose to alter building heights or siting and as such the scale is deemed to be acceptable in terms of its impact on the streetscape. Design & Use of Materials The application does not seek to significantly alter the front façade of the modern 1980’s building. To the front, it is proposed to replace the existing metal framed windows with new fixed glass windows with minimal framing and new stainless steel framed windows; to replace the existing glazed revolving door with matching side doors to a stainless steel finish; to refurbish and repaint black the existing iron gates; to repair the existing slate roof where required with matching slates and to professionally clean the stonework. To the existing front forecourt area, it is proposed to professionally clean the existing walling; install new railings and a gate to match the existing; fill-in the existing gap left by the removal of the night safe with matching stone work; the provision of stainless steel planters and stainless steel cycle stands; 2no. ground fixed floodlights and repaving with natural granite setts, granite paving slabs and white cobbles. Finally, the space left by the removal of the previous ATM will be re-utilised with the new engraved name of the occupier to also contain recessed decorative lighting. To the rear of the building where it faces the car park area, the existing metal framed windows will be replaced with new double glazed fixed pane windows. The existing roof will be repaired where required with matching slates and a new double glazed roof light installed. On the first floor, the existing flat roofed area will be converted to a roof terrace measuring 7.5m long x 6.5m wide. The terrace will be decked with hardwood timber, with 3no. steps down from the internal room adjoining and bordered by 500mm high stainless steel planters, with uplighters within the planters. The roof terrace will then be enclosed by 1100mm high stainless steel balustrading. On the existing flat roof area behind the existing main pitched roof, the 2no. existing cooling towers measuring 3075mm high x 2700mm long x 700mm wide will be replaced by 6no. condensers each measuring 1990mm long x 1840mm high x 840mm wide. The proposed works to the front and rear of the building are in accordance with Policies G3 and BE2 and will not have any detrimental impact on the character and appearance of the building or the area in general. The replacement roof plant is to the rear of the building, only viewed from the car park. It is of a smaller scale than the plant it is replacing and as a consequence, will not have any adverse impact on the character and appearance of the building or the area in general. Impact on Neighbours The property is situated in Hill Street with existing office accommodation either side and opposite. The proposed development will not have any adverse impact on the neighbouring properties. Access, Car parking and Highway Considerations There has never been any car parking associated with the building even when it was in use as a bank. The site is however located within the centre of the town in close proximity to good public transport links, including cycle parking provision and is in close proximity to residential areas of St. Helier. Foul Sewage Disposal The site is connected to both foul and surface water sewers. Landscaping issues The site currently has no landscaping and little opportunity exists for a large scheme. The proposal does however afford the opportunity to improve what little space there is on the front forecourt of the building and as part of the new roof terrace area to the rear of the building. The submitted details for these areas are acceptable. Other Material Considerations Whilst the building is not a registered building, part of the rear portion of the building is considerably older than the 1980 front facade, with a suggestion that it could have been a former wine store. During current building works to form the new offices, a granite door, window openings, the original timber beams and a large granite outer wall have been uncovered. These elements have been retained as there is no reason why they cannot be incorporated into the overall office development. The Curator of Historic Buildings at the Heritage Trust has been advised of this and is currently in the process of investigating this further and any results will be reported verbally to The Minister at the meeting. |