TRANSPORT AND TECHNICAL SERVICES
Consideration of the highways Implications of a Planning Application involving a new vehicular Access onto Francis Street from No.47 Colomberie
Purpose of the Report
The comments of the Highway Authority have been sought by the Planning and Environment Department with regard to an application to convert an area of garden into a car park for 4 cars at the rear of No.47 Colomberie, with an access onto Francis Street (see attached plan). The highway authority would be able to support the application assuming that a previous road widening proposal is not carried out. The purpose of this report is to advise the Minister of the officers’ recommendation to abandon the road widening and support the Planning application.
Background
Francis Street has previously been subject to a road improvement plan and over several years properties have been redeveloped and land purchased which enabled partial implementation of the proposed road widening scheme.
In the 2002 Island Plan a number of road improvement proposals were abandoned, including that for Francis Street. The Planning and Environment Committee undertook to review a number of the abandoned improvements with the appropriate Highway Authority, following any relevant traffic studies. The south east part of the St Helier ring road is an area identified in the Island Plan as an area requiring investigation.
Discussion
Although no further studies have been carried out since publication of the 2002 Island Plan, the Francis Street area has been subject to previous investigations which have failed to identify any positive proposals for change. The road improvement would not enable Francis Street to be widened to a width which would safely accommodate two way traffic. Its widening would therefore provide better footpath and carriageway width but would not lead to significant improvements to traffic flow in the area.
The road has been widened at its northern end due to a redevelopment of Bourne House (No.s 1 to 5 Francis Street). Buildings have been set back at the southern end of Francis Street which will enable a road improvement to assist large vehicles to turn the corner into Francis Street, and to widen the footpath on the west side. This work is subject to TTS prioritisation of minor road improvement works.
Road widening along the remaining middle section of Francis Street is unlikely to be achieved due to the following: -
Refusal of the Parish of St Helier to relocate a Parish Pump (decision of the Parish assembly)
Refusal from the owner of a parcel of land to sell a small area of land between No 7 Francis Street and Bourne House for the widening (that owner being the current applicant).
Opposition from the Planning and Environment Department to the removal of a front terrace with low wall and railings at No.7.
On the assumption that no road widening is carried out in the vicinity of the proposed access, the application can be supported conditionally. It is essential that the car parking area is used for only four cars as shown on the application plan. Any additional number would result in vehicles being unable to turn on site and therefore reversing out onto a busy section of the ring road.
To gain safe visibility, a wall in States ownership would require lowering. A small radius could be provided on the wall to facilitate the turn into the site. This in turn would require the railings to be altered. As the railings are in need of repair, this would be an appropriate time to repair, or replace as appropriate, the entire section of railings. The combination of works should secure a significant visual improvement to an area which has suffered from neglect. At the same time a connecting wall which screens the Parish pump could be lowered to enable the public to appreciate its presence. It is intended that the applicant should fund these works if his application is successful
A small area of footpath at the front of the proposed access aligns with the public footpath to the north and should be taken into public ownership to ensure its future use as such.
Conclusion
The likelihood of completing the road improvement is remote and the improvement is not essential. The application can therefore be conditionally supported.
Recommendation
The Minister is recommended to forward the following comments to the Planning Department with respect to this application
The parking area must be strictly limited to 4 spaces (not therefore suitable for customer parking)
The applicant to arrange and fund the lowering of the adjacent wall with radius, refurbishment of railings, and lowering of wall surrounding the Parish pump.
The applicant to sell the small area of footpath to the public (for a nominal amount) where the proposed access meets Francis Street.
Reason(s) for Decision
The proposals will bring about a long overdue visual improvement, as well as a resolution to a long standing road widening proposal, which is not essential and has proved unachievable.
Action Required
Advise the Planning and Environment Department accordingly.
Written by: | David St George |
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Approved by: | Chris Sampson Director - Municipal Services |
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Attachments:
A4 plan
35/13/1 25/14/1
4th Sept 06