Former Jersey College for Girls

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A decision made (30.10.06) to approve planning permission for the Former Jersey College for Girls.

Subject:	Former Jersey College for Girls, Rouge Bouillon, St. Helier Proposed redevelopment of building and land to the north and east comprising 32 No. 1 bed apartments, 17 No. 2 bed apartments, 1 No. 3 bed apartment & 9 No. 3 bed terraced houses all with associated parking and stores. AMENDED PLANS: 26 No. 1 bed apartments, 20 No. 2 bed apartments, 1 No. 3 bed apartment and 9 No. 3 bed terraced houses.
Decision Reference:	MD-PE-2007-0152	Exempt clause(s):		n/a
Type of Report (oral or written):	Oral & Written	Person Giving Report (if oral):		Richard Williamson
Telephone or e-mail Meeting?	n/a	Report File ref:		P/2006/0736
Written Report Title:		Written report – Author:		Richard Williamson
Decision Following a Public Hearing the Minister decided to Approve this scheme subject to conditions.
Reason(s) for decision: Complies with Policy requirements
Action required: Draft detailed planning approval and notify Applicant/Agent and those who made representation.
Signature: (Minister)			Date of Decision: 30.10.06

Former Jersey College for Girls - approval

Report to the Minister for Planning and Environment

Former Jersey College for Girls

Rouge Bouillion

St Helier

Report to the Minister for Planning and Environment

Redevelopment of Jersey College for Girls to provide 32 No. 1 bed apartments, 17 No. 2 bed apartments and 9 No. 3 bed terraced houses. Amended plans: 26 No. 1 bed apartments, 20 No. 2 bed apartments, and 9 No. 3 bed terraces houses.

1. Introduction

The redevelopment of this site consists of a number of different components. Although all are linked as part of the complete redevelopment of the site they each carry different implications and have been separated for ease of assessment. This report will take that approach. These different parts are:

1. The Alterations to the principle building

2. The Extensions to the principle building

3. The Construction of new houses

4. The Management of Drury Lane

2. Background

There are some key factors which form the background to assessing development proposals:

 The main building is a designated Site of Special Interest (2005)

 The trees within the southern section of the site are protected by a

Tree Preservation Order.

 A Development Brief was prepared for the site (2003) to assist in

its redevelopment.

 The former gym and 6th Form block are not part of the site and will

be retained within the control of the Education, Sports and Leisure Department (ESL).

 Following the vacation of the building by the Education Department an advert was placed in the JEP inviting expressions of interest in the redevelopment of the site.

 From that process 4 parties were short listed and finally one was

selected on the basis of the compatibility of the scheme with the Development Brief and the likely financial return to the States. The party selected was Grange Developments; the applicants. This whole process was supervised by the Property Holdings Department.

 The application was formally submitted on 12 April 2006.

3. The different components of the scheme

3.1. The Alterations to the principle building

The original scheme proposed the:

· Demolition of the east, west and rear wings.

· Retention of the front range, but the removal of the first and second floor and the insertion of a new mezzanine floor.

· Retention of the two halls at the rear.

· The formation of a new main entrance to the complex from the west

· The relocation of the library from its original location

3.2 The Historic Buildings Section made the following comments in relation to the original proposals for the site:

· The demolition of the west wing is contrary to the Development Brief.

· There is no objection to the demolition of the east and rear wings, but they did not support the removal of the west wing.

· The extent of the conversion of the main building would have a harmful impact on the character and fabric of the building and would be contrary to Policies G11 and G13 within the Island Plan. Specific reference is made to:-

· The alteration to the existing plan form.

· The impact on the existing roof structure if forming the mezannine galleries at 3rd floor.

· The relocation of the Library is unwelcome.

· It is considered that a less intensive scheme could address those concerns.

· The rear extension will not harm the setting of the front range in terms of mass or scale, but the materials and quality of finishes is important.

· More detail is required within certain parts of the application.

3.3 MOLAS (Museum of London Archaeology Service) have completed a standing building assessment. They were requested to do so by the Department in order to provide an independent assessment of the quality and character of the building. Their core conclusions were:

· The main building including the ground floor kitchen extension to the north-west is of sufficient architectural, historical and cultural interest to be the subject of detailed analysis and recording before any alteration is made to it.

· The plan form which is relatively abstract is the internal part of the building of most interest, but other features have historical and cultural association. They should be recorded if they are to be removed.

· All the buildings within the site are worthy of being recorded if they are to be removed as part of understanding the history of modern education in Jersey.

· The south façade of the main building and all the site in front of it are of sufficient architectural, historical and cultural interests to be retained and conserved.

· The present proposals have appropriately identified the important architectural, historical and cultural value of the site as being within the:

· Main front of the south wing

· Open space to the south

· Within the interior

- dining room

- gymnasium

- library

3.4 Analysis

As a result of the comments made by MOLAS, the Historic Buildings Section and latterly, crucially through the involvement of Save Jersey Heritage (SJH) and their consultant Kit Martin, some key changes have been made to the scheme. These changes have been driven by a fundamental change in approach which adopts a number of key principles. These are:

 To look to this scheme of conversion as a means of repairing the character of the principal building and its setting.

 There is a presumption in favour of retaining the core components of the fabric of the principal building in respect of floors, walls and partitioning.

 All key architectural components both internal and external shall be retained as part of the development

 To restore the main entrance to the principal building.

Those principles are reflected in the amended drawings which are the subject of the application. All existing floors will now be retained. The existing partitioning within the building shall be retained but reworked if necessary only when original detailed elements are not adversely affected. In some parts of the building new partitions are added; notably in the upper floors where the large internal spaces could not reasonably be used to form new apartments.

3.5 These are important and fundamental changes to the original approach and are principles which sit square with schemes which seek to alter and change buildings of architectural merit and importance. This approach has led on to a more rigorous and detailed assessment of some of the other elements of the scheme. It is intended that the detailed internal features of the building form an integral part of the proposals to reuse this former school. Care will be taken to ensure that features such as skirting, cornices, windows, doors and architraves will be integrated into the conversion so to retain its existing character and appearance. Externally the appearance of the principal building will not be altered save for the removal of inappropriate later features and the repair of existing details and fenestration. The library will be retained in its original position and adapted for reuse. Careful consideration will be given to a painting scheme for the building and this matter will be reserved by conditions. It is essential that the architectural details that surround the site notably the gates and gate piers and balustrading should all be replaced as part of the project.

Externally too, the provision of adequate parking for the development has been carefully considered. The concept of clearing cars from the front of the building and allowing the building to be seen more clearly in context with its grounds has been adopted as a key principle. This has given rise to the relocation of the existing parking to the rear of the trees which border Rouge Bouillion. This parking area will be sunk and screened from the main building by new planting to reflect the existing planting to the south and the front entrance to the school restored to its former importance by the emphasis given to it by the new planting.

4. The extensions to the principal building west, north and east

4.1 The existing buildings which constitute the wings are not considered to be valuable in themselves nor as contributors to the more general quality and appearance of the principal building with its imposing southern aspect. The key issues in reviewing this part of those proposals are the extent to which the scale, position and appearance of the new buildings might impinge on the existing character. Changes have been made to both the eastern and southern ‘bookends’ of the new building in order that their external appearance can sit comfortably alongside the east and western gables of the principal building. These parts have been considerably simplified in design approach with balconies removed and the render finely detailed to reflect but not replicate the shadow lines and detail which appear throughout on the front elevation of the principal building.

4.2 The two halls which form the area of transition between the new and the old structures are to be retained and allowed to function as common courtyard areas. The new replacement building at the rear with the parking at ground floor is of a contemporary design maximising the penetration of light into these new apartments. Its scale and design are considered to be appropriate, and to give no prejudice to the principal building.

4.3 Analysis

· The important issues of scale and appearance have been carefully addressed within this part of the scheme, and are acceptable.

· The changes made to the ‘bookends’ of the new building which are its most visible elements will significantly improve the relationship of the new build with the principal building.

· The main front entrance is restored as the principal entry to the new apartments.

5. The Construction of the new houses

5.1 It is proposed that 9 new 3 bedroom houses are built in the former playground on the east part of the site. Vehicular access will be by underground access from Drury Lane. This part of the development has attracted most local interest from residents who live in close proximity to the site. A petition against has been received containing 22 names. Their grounds for concern are;

· The area is already densely developed.

· Vehicular access to the parking will be difficult.

· The scheme will reduce daylight to some of the houses and devalue the properties

· The buildings are too high and give rise to overlooking

· The construction of the underground car park will be noisy and disruptive.

5.2 In response to these concerns a number of important changes have been made to the original drawings. Before itemising those changes it is important to recognise the context and nature of other buildings in proximity to the site. There are significant changes in levels as the hillside which forms the collar of the plain of St Helier starts to rise to the escarpment above. The existing houses in close proximity to the site vary in terms of aspect, elevation, size and scale. The two storey houses proposed are not unduly out of proportion or character in terms of their surroundings though they are set at a higher level than Drury Lane simply reflecting the change in natural topography. However, in response to the concerns expressed a number of changes have been made. These are:

· The southernmost four houses have been turned through 90º. This will significantly reduce the prospect of overlooking to some of the properties on Drury Lane

· The underground car park has been reduced in size and now has only a single entrance and exit directly at the head of Dongola Road.

· The accommodation has been removed from the roof space to address concerns in relation to overlooking.

The proposed changes have reduced the potential impact of the new houses but some residents still retain concerns.

5.3 Analysis

· The concerns expressed by the residents have been carefully considered. The changes made to the scheme have been prompted with those points in mind. The reorientation of the four southern most houses will significantly address the concerns expressed in relation to overlooking as has the removal of the attic windows. The finished floor levels of the new houses are to be kept as low as possible. There has been a careful consideration of the aspect and orientation of the new houses in relation to the context, aspect and overlooking of the existing houses in Drury Lane. The scheme is considered now to be acceptable and respects the nature and character of the existing residential development in the vicinity of the site.

6. The Management of Drury Lane

6.1 Drury Lane was purchased by the States in 2001. The residents in the area have expressed their concern over the future management and use of the road; indications have been given to the residents with the consent of Property Holdings that it is the intention to locate bollards at either end of the southern section of the Lane to prevent:

· Its use as a rat run.

· Sporadic parking

6.2 Analysis

If this application is approved the management of Drury Lane should be resolved at the same time. This must be done in conjunction with Property Holdings. The proposed selective bollarding of part of the Lane appears the best option of addressing residents concerns and preventing inappropriate levels of use. This management approach has a significant prospect of improving the quality of life for residents in Drury Lane. This matter cannot be addressed by conditions as Drury Lane does not form part of the site which is the subject of the application. Notwithstanding that part of the present development agreement between Property Holdings and the applicant makes provision for the resurfacing of Drury Lane and will allow for any bollarding that is agreed or is necessary.

7. Conclusions

7.1 It is clear from the report that this complex scheme has a number of different facets each important in its own right but which collectively point to a new role and beginning for this well-known Island landmark. Although the different parts of the scheme have been separated in order to provide some clarity to the independent components, if consent is to be granted then a common but inclusive set of conditions need to be applied to the development. Such is the diverse nature of the components, the terms and details of the conditions will require to be extremely detailed and for that reason only heads of terms are given at this stage.

7.2 The former Jersey College for Girls is a landmark building both for Jersey and especially for St Helier. It is protected as a Site of Special Interest (internally and externally) and the tree cover is also afforded protection with the Tree Preservation Order. These development proposals have come forward and have been developed in conjunction with Save Jersey Heritage, their consultant and the applicant, with those key restraints in mind and represent a thoughtful and considered approach to providing a new life for the building which also respects its considerable history and character. This approach is maintained for all the proposed works, whether they are internal changes, extensions, refurbishments or new build. The new houses proposed have raised issues outside the site and they have also been the subject of lengthy discussions. There remains some local concerns as expressed by residents in relation to this aspect. Nevertheless, the core proposals of this present scheme, including the new building works, are well founded and although requiring careful control by conditions they will deliver this well known building a viable future which reflects and responds to its considerable past and character while respecting its context and location.

8. Recommendations - Approve subject to conditions which will address the following matters:

A detailed landscaping plan shall be prepared for the entire site. This shall provide details of all work to existing trees and all new planting proposed. The new planting proposed for the lawn to the south of the building shall be implemented in the first planting season following this consent.

All internal architectural features including doors, skirting, architraves and cornices which form part of the principle building shall be retained where it is possible to do so.

A detailed colour scheme for all elements of the development shall be submitted to the Minister for approval.

All gates and gate piers shall be retained.

A detailed scheme illustrating all proposed works of repair to the existing details on the principal building including the removal of later downpipes shall be submitted to the Minister for his approval.

No formal approval is given to the use of the dome at this time and it shall be the subject of detailed drawings to be approved by the Minister.

A full photographic survey shall be taken of the principal building prior to the commencement of any works on site.

The existing timber windows shall be retained or repaired; the details to be approved by the Minister.

Full details of the extension proposed to the rear shall be submitted to the Minister for approval.

Full details of all elevation treatment to the new houses on Drury Lane shall be submitted to the Minister for his approval.

Full details of all proposed finished floor levels and garden levels of all new houses shall be submitted to the Minister for his approval.

Full details of all external finishes and materials shall be submitted for the approval of the Minister.

Reasons

In order to protect the character and amenity of the building and the character and amenity of the area.

Report prepared by: Richard Williamson

Endorsed by: Peter Thorne