Les Creux Hotel (formerly known as), Chemin be Beau Port, St. Brelade

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A decision made (26.06.07) to grant planning permission to demolish all structures and rebuild on the site formerly known as Les Creux Hotel, Chemin de Beau Port, St. Brelade.

Subject:	(Formerly Known As) Les Creux Hotel, Le Chemin de Beau Port, St. Brelade Demolish all structures on site. Form 2 No. 5 bed dwellings with associated car parking facilities. Form new access drive to unit 1. ADDITIONAL INFORMATION: Landscaping and woodland management. REVISED PLANS: Internal alterations to existing basement area to create wine cellar and enlarged garage, internal alterations to attic floor. JEC sub station to be created to east.
Decision Reference:	MD-PE-2007-0205	Exempt clause(s):		n/a
Type of Report (oral or written):	Written	Person Giving Report (if oral):		n/a
Telephone or e-mail Meeting?	n/a	Report File ref:		RP/2007/0576
Written Report Title:	Referral to Minister by Officer	Written report – Author:		Andy Townsend
Decision(s) Grant Planning Permission
Reason(s) for decision: It was considered that the alterations to the house did not harm its appearance, or dilute the significant improvement of the site achieved by the original approval. The sub-station was necessary and had been designed to be sympathetic.
Action required: Notify agent and any interested parties.
Signature: (Minister)			Date of Decision: 26 June 2007

Les Creux Hotel (formerly known as), Chemin be Beau Port, St. Brelade

Planning and Environment Department

Planning and Building Services

South Hill

St Helier, Jersey, JE2 4US

Tel: +44 (0)1534 445508

Fax: +44 (0)1534 445528

Planning and Environment Department

Report

Application Number

RP/2007/0576

Site Address	(Formerly Known As), Les Creux Hotel, Le Chemin de Beau Port, St. Brelade.

Applicant	Schrecq Developments Limited

Description	Demolish all structures on site. Form 2 No. 5 bed dwellings with associated car parking facilities. Form new access drive to unit 1. REVISED PLANS: Unit 1 - Internal alterations to existing basement area to create wine cellar and enlarged garage, internal alterations to attic floor. JEC sub station to be created to east.

Type	Revised Plans

Date Validated	09/03/2007

Zones	Zone of Outstanding Character

Policies	G2 –General Development Considerations G3 – Quality of Design C4 – Zone of Outstanding Character

Reason for Referral	Ministerial Call In

Summary/

Conclusion

Planning Permission has already been granted for the construction of two detached houses in place of the unattractive hotel and ancillary buildings.

The alterations to the attic space and basement will not be visible outside the building or have any impact on the apparent scale of the building or its design. These changes will not therefore dilute the environmental improvements achieved when the two houses were originally approved, notwithstanding the increase in floor area.

The substation is required by the JEC, and has to be close to the road. It is to be enclosed by granite walls to match existing. In accordance with officer advice the taller part of the wall is to be extended further towards the north, with the addition of a gate to the enclosure, to better hide the substation structure behind.

Officer

Recommendation

APPROVE

Site Description	Site of former Les Creux Hotel and ancillary buildings directly adjacent to the sea at the western side of St. Brelade’s Bay. The front of the site is very open to view from the bay, but continues into the valley to the rear.

Relevant Planning History	Planning Permission was granted in June 2006 under reference P/2006/0580 for the redevelopment of the hotel and its outbuildings to create two detached dwellings. The existing buildings were unattractive, and the proposed houses were considered by the Planning Applications Panel to be a considerable environmental improvement. In line with the requirements of Policy C4 in the event of the redevelopment of a commercial site, a reduction in floor area was also achieved, of approximately 30%. Subsequently a Revised Plans application was submitted to make alterations to Unit 2, the northern unit of a farmhouse based design. This included alterations to the basement level, the addition of a conservatory at ground floor level on the front elevation, and a link between the parallel ridge roof spaces. The application was refused. It was considered that the increase in floor area combined with the design of the extension diluted the quality of the original approval and the environmental benefits achieved. A further application for more modest changes has now been received but will be dealt with separately.

Existing use of Land/Buildings	Approved for residential development.

Proposed use of Land/Buildings	Residential.

Consultations	T&TS (Drainage) Section – in their comments of 16 March state that their comments remain the same as they were for the original application. Those comments were taken into account at that time, and the application approved. These proposals do not result in any increase in the number of habitable rooms proposed, nor therefore the level of effluent likely to be produced from the property. The letter is attached with the background papers

Summary of Representations	2 letters of representation have been received making comments in regard of:-  Substation is too exposed and should be relocated.  No access should be created across countryside towards frequently used public footpaths. The agent has responded stating that the JEC require a 24 hour access to the substation from a public thoroughfare. The building cannot therefore be located to the rear of the site as is suggested by the objector. Vehicle access to the site is from the road, and not through the valley to the rear, although a temporary access is required to lay cables. All letters of representation and responses are attached with the background papers

Planning Issues	Policy Considerations The impact of the proposed alterations and the new substation should be considered with regard to Policies G2 (General Development Considerations), G3 (Quality of Design) and C4 (Zone of Outstanding Character. Land Use Implications These revisions do not alter the land use which has already been approved. Size, Scale and Siting The proposed alterations to the attic area will not be visible from outside the building. They comprise setting the internal walls back further to increase the floorspace. The original approved drawings show the walls positioned at a 2m ceiling height level. The proposal is to push these back to a 1.8m ceiling. The alterations to the basement and the increase in the size thereof will also not be visible from outside the site. The extension to the basement is westwards towards the rear of the building, and provided the north, west and south elevations are still at the levels originally approved, this work would not be visible once the building is complete. The agents letter of 2 May and supporting letter from Rothwells explains the construction merits of this given the variable ground conditions. Policy C4, when considering the redevelopment of commercial sites such as this, also requires a reduction in floor area. The alterations to the attic area and the increase in size of the basement increase the floor area of this proposed unit. This reduces the original loss of floorspace. This is disappointing. However, in assessing the impact of any development Policy C4 states that the key issue will always be the visual impact upon the character of the area. In this particular case these two alterations will not increase the apparent size of this building, or dilute the benefits to the appearance of the site that were achieved by the original Permission and the demolition of the hotel. The proposed substation is required by the JEC, and by necessity it must be located at the front of the site. To avoid it appearing intrusive the proposals suggest that it would be enclosed in a granite wall to continue and raise the existing roadside granite wall. Design and Use of Materials The design of the new house is not changed, nor the use of external materials. Substation – See Size, Scale and Siting above. Impact on Neighbours Neither the proposed alterations to the house nor the substation will have any material impact on any adjoining property, each neighbour being reasonably distant from the substation. Access, Car parking and Highway Considerations Note relevant – no changes to parking requirements or access. Foul Sewage Disposal Site relies upon a septic tank and soakaway, but this arrangement was approved as part of the original scheme as it was considered that two houses would significantly reduce the drainage output of the site from the existing hotel and outbuildings. The alterations now proposed do not increase the occupancy of the buildings or therefore the drainage loading. Landscaping issues See Size, Scale and Siting above. Other Material Considerations None relevant to the determination of this application.

Officer Recommendation	APPROVE

Conditions/ Reasons	1. The attic area enlarged in this application shall not be subdivided to create more than one room, which would increase the drainage loading of the site.

Background Papers	1:2500 Location Plan 2 letters of objection. Applicant’s letters 28 March,11 April and 2 May Consultation response from Transport and Technical Services (Drainage).

Endorsed by:

Date:

19 June 2007