Policy SCO3 – Community facilities Proposals for the development of new or additional community facilities or for the extension and/or alteration of existing community premises will be permitted provided that the proposal is: 1. Within the grounds of existing community facilities, or 2. Within the Built-up Area The proposed development is partially for the use of the pitch for the community and schools etc and therefore could be seen as a community facility. Policy SCO3 refers to a community use as one which provides an open and flexible space that can be used for a variety of functions including sports halls. It is arguable if the proposed use is a community use according to this definition. But in any case, the proposed use is considered desirable and is extending an existing leisure/community use within the Built up area within St Helier which is broadly to be encouraged in sustainability terms. Policy SCO4 – Protection of open space Policy SCO4 states that the Minister will protect existing open space provision and the loss of open space will not be permitted except where it can be demonstrated that one of the 4 listed criteria are met which are as follows: 1. Its loss will have no serious impact on the adequacy, quality and accessibility of provision of the type of open space affected by the proposal; 2. Alternative replacement provision of the same or better extent, quality and accessibility of open space can be provided; 3. The proposal will be of greater community or Island benefit than the existing open space resource; 4. Its loss would not seriously harm the character and appearance of the locality. As a result of the proposed relocation of the play area with the extension of the car park to the north-east part of the site, some of the designated open space will be lost. This partial loss of open space needs to be balanced against the gain achieved through the provision of the 3G pitch to replace the existing grass pitch. The 3G pitch will allow the sports facility to be used for more hours than the existing situation (please see proposed usage timetable submitted by the Agent) and the pitch will be to a higher quality than existing. The 3G pitch can be used for a wide variety of community, soccer school, and schools use as well as for the Football Club and for the forthcoming Island Games. This offers a significantly greater community and Island benefit particularly for the footballing community than existing and the open space in general. It should also be noted that when Springfield was first developed the Town Park did not exist. Since the Town Park’s inception it does now provide an alternative recreation area not far away. It is considered in this instance that the benefits from the proposal outweighs the partial loss of open space and as mentioned above will have a greater community and Island benefit than existing. As such, the proposal is considered in accordance with Policy SCO4. Policy GD1 – General development considerations Policy GD1 states that development proposals will not be permitted unless certain criteria are met including: 1. contributing towards a more sustainable form and pattern of development, 2. does not seriously harm the Island’s natural and historic environment 3. does not seriously harm the amenities of neighbouring uses. It is considered that the proposed development is in accordance with Policy GD1 as the development contributes to a sustainable form of development with its more efficient use of the existing sports facility in this central location within close proximity to residents, schools and bus routes and being easily accessible to pedestrians and cyclists. The proposal is not considered to cause serious harm to the environment or to the amenities of neighbouring uses, issues which are considered in more detail in the assessment section below. Policy GD7 – Design quality Policy GD7 states that a high quality of design will be sought in all developments and sets out 7 criteria that need to be adequately addressed and appropriately responded to, including regarding scale, form and massing, the relationship to existing buildings and form and character and incorporation of features to design out crime. It is considered that the proposed development is in accordance with Policy GD7 as outlined in the assessment section below. Strategic Policies Policy SP2 – Efficient use of resources Development should make the most efficient and effective use of land, energy, water resources and buildings to help deliver a more sustainable form and pattern of development and to respond to climate change. Policy SP7 – Better by design All development must be of high design quality that maintains and enhances the character and appearance of the area of Jersey on which it is located. Transport Policies Policy SP6 – Reducing dependence on the car Policy SP6 states that applications for development such as for leisure use must be able to demonstrate that they will reduce dependence on the private car by providing for more environmentally friendly modes of transport and sets out 6 criteria which must be demonstrated to have met including accessible to pedestrians, cyclists and public transport and does not lead to an unacceptable increase in vehicular traffic. Paragraph 8.135 of the Transport section of the Island Plan clarifies that ‘the aim in the central area is to restrain commuter trips but not essential business trips. Levels of on-site parking for new developments need to provide for the reasonable operational needs of businesses but not provide a level of parking that encourages commuting by car’. It is clear from the above quotation that a balance needs to be found within central areas of St Helier to providing sufficient parking whilst not encouraging commuter parking. The proposed development would provide ancillary car parking for the users of the facilities on site including the play area and pitch. This proposed parking is not strictly public parking as provided at Minden Place and the like and therefore Policy TT10 on off-street public parking is not applicable. Whilst Policy TT11 on Private car parks in St Helier is also not applicable in this instance as it is not a new private car park in its own right but is ancillary parking to the main use as a leisure use. Policy TT4 – Cycle parking This policy seeks to encourage cycle use and states that cycle parking provision will be required in all new developments. Considering the development’s public use it is considered essential that sufficient cycle parking is provided on site and therefore a condition is recommended to provide sufficient cycle parking on site. Waste Management policies Policy WM1 – Waste management and new development The Minister will encourage the minimisation of waste generated as part of the construction activity and an increase in the recycling, re-use and recovery of resources. Policy LWM3 – Surface water drainage facilities The Minister will expect proposals for new development and redevelopment to incorporate Sustainable Drainage Systems (suds) into the overall design wherever practicable. The Applicant has agreed following negotiation with the Department that the proposed parking area to the north-east of the site will have a Suds system and has accepted a condition to this effect. A condition is recommended for further details for the drainage on the pitch and spectator standing areas. |