Policy Considerations The subject site is within the Built-Up Area as defined in the Jersey Island Plan 2002 and as such there is no presumption against the development, with Policy H14 providing the key guidance on applications for Staff Accommodation. H14 sets out that the initial requirement is that there has to be a proven need, and that within the Built-Up Area the accommodation should be capable of future conversion to other types of home. The general policies of the Island Plan should also be met and these deal with such issues as impact on character and amenity, and highways matters. Land Use Implications This application would displace the egg packing operation, which the applicant proposes to relocate into the existing packing shed on the site (in itself, this does not require planning permission). The staff for the Jersey Oyster Company Ltd are currently based in leased accommodation in St Martin, and with the approval of the shellfish processing unit, this application would deliver 9 staff units from the conversation of the building, and the erection of a single storey eastern wing. Each unit is capable of accommodating 2 people, therefore the capacity (including the existing unit) would be 20 people. The Standards for agricultural worker accommodation are controlled by the Population Office in relation to the Lodging House Laws Whilst the area is generally residential, there are other agricultural / commercial operations, and this proposal would be compatible with the land use pattern, albeit with a higher occupancy density than other residential uses. Size, Scale & Siting (Design Statement submitted?) The subject building is evidently in need of attention, and this application is a comprehensive proposal to remove the unsympathetic interventions and restore the building. In terms of alterations, the proposal does involve making several new openings (particularly rooflights) unifying the ad-hoc alterations to the fenestration, and most significantly it proposes a single-storey eastern wing on the footprint of a previous structure. Design & Use of Materials The design is sympathetic to the character of the building – the eastern wing is based on a ‘cart shed’ concept, in appropriate materials. Other works (such as replacement windows) go a long way to remediation of previous unsympathetic interventions. Impact on Neighbours The direct impacts on neighbours are limited as the majority of the buildings in the vicinity are in the ownership of the applicant and part of the farm holding. The issues of overlooking are removed as the base of the new rooflights will be about 1.8m above floor level. As identified by the letters of representation, the majority of the impacts are likely to be indirect (for example) as a result of increased traffic movements, and the associated ‘lifestyles’ of the proposed additional residents. Access, Car parking and Highway Considerations There is an existing access to the west of La Rocque Methodist Church, forming a junction with La Rue de la Sente Maillard. This road is in the jurisdiction of the Parish of Grouville, who have raised no objections. T&TS are responsible for La Grande Route de Sablons and have expressed concern about increasing traffic movements on the junction with La Rue de la Sente Maillard. However, they are content with the proposals as long as vehicles are deterred from the unsafe access points, and directed to the safe junctions which have been provided as part of the approved scheme for the shellfish processing unit. A total of 24 vehicle car parking spaces are provided within the curtilage of La Ferme and at the approved shellfish processing unit. Foul Sewage Disposal To mains Landscaping issues No landscape works are proposed. Other Material Considerations The applicant has submitted a Percentage for Art Statement setting out that the contribution will be invested into the art installation proposed for the shellfish processing unit. |