Highfield Country Hotel, La Route d'Ebenezer, Trinity.

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A decision made (14/05/2008) regarding: Highfield Country Hotel, La Route d'Ebenezer, Trinity.

Decision Reference: MD-PE-2008 -0130			Application Number: RP/2007/2643 (If applicable)
Decision Summary Title :	Highfield Country Hotel, La Route d`Ebenezer, Trinity		Date of Decision Summary:		10/06/2008
Decision Summary Author:	Alistair Coates		Decision Summary: Public or Exempt? (State clauses from Code of Practice booklet)		Public
Type of Report: Oral or Written?	WRITTEN		Person Giving Oral Report:		N/A
Written Report Title :	Highfield Country Hotel, La Route d`Ebenezer, Trinity		Date of Written Report:		18/01/08
Written Report Author:	Alistair Coates		Written Report : Public or Exempt? (State clauses from Code of Practice booklet)		Public
Subject: Highfield Country Hotel, La Route d`Ebenezer, Trinity Demolish existing staff accommodation. Construct 2 No. 2 bedroom dwellings.
Decision(s): At a public meeting held on 18/01/2008, the Minister resolved to defer making his decision until further plans had been submitted indicating a better standard of design. Plans were finally submitted in May 2008 and the Minister decided to APPROVE the revised plans application, subject to the following conditions: This permission relates solely to the proposed works detailed on Drawing No. 42.567. In all other respects, the development shall be carried out in complete accordance with the original permission (P/2007/0647, dated 29 June 2007) and the terms and conditions stipulated in that permission. Before the development is commenced, samples of the roofing slate, window and door frames and dormer cheek/roof covering shall be submitted to and approved in writing by the Minister for Planning and Environment. The walls shall be finished in smooth painted render, the colour of which shall be first approved by the Minister. That a Waste Management Completion Report shall be submitted to the Minister for Planning and Environment after the demolition contract has been carried out and agreed in writing prior to the construction contract commencing.
Reason(s) for Decision: The scheme as re-submitted and approved complied with all relevant policies of the Jersey Island Plan and also met the Minister’s requirement for a high standard of design.
Resource Implications: None
Action required: Notify Agent, Applicant and other interested parties.
Signature:		PLeg / PT Initials		Position: Minister for Planning and Environment
Date Signed:				Date of Decision 14th May 2008

Highfield Country Hotel, La Route d'Ebenezer, Trinity.

Planning and Environment Department

Planning and Building Services

South Hill

St Helier, Jersey, JE2 4US

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Planning and Environment Department

Report

Application Number

RP/2007/2643

Site Address	Highfield Country Hotel, La Route d`Ebenezer, Trinity.

Applicant	Bespad Holdings Ltd

Description	Convert hotel into 41 No. flats to include balconies with associated landscaping and alteration to vehicular access. REVISED PLANS: Demolish existing staff accommodation (which has permission to be converted into 2 dwellings). Construct 2 No. 2 bedroom dwellings.

Type	Revised Plans

Date Validated	07/11/2007

Zones	Green Zone Water Pollution Safeguard Area

Policies	G2 –General Development Considerations G3 – Design G15 - Replacement Buildings C5 – Green Zone

Reason for Referral	Minister call-in

Summary/

Conclusion

Permission for the conversion of the staff house to 2 dwellings has already been approved. However, owing to the poor structural condition of the building, the applicant wishes to demolish the house and replace it with a new building which respects the original in terms of size, siting and design and which would also allow for a better standard of accommodation for occupants.

No objections have been received and Policies G2, G3 and G15 of the Island Plan will not be compromised by the approval of this application.

Officer

Recommendation

Approve, subject to conditions.

Site Description	The Highfield Country Hotel is a fairly prominent structure, now empty, adjacent to the Ebenezer Chapel on La Route d’Ebenezer. The staff house, the subject of this application, is located at the back of the hotel, on the boundary with the chapel and is visible from the main road.

Relevant Planning History	Planning permission was granted in June 2007 for the conversion of the hotel into 41 flats (P/2007/0647). One element of the approved plans was the conversion of the staff accommodation house into two 2-bed apartments. This revised plans application relates specifically to that element. Work has not yet commenced on site (as at December 2007).

Existing use of Land/Buildings	Hotel – now closed awaiting re-development.

Proposed use of Land/Buildings	Residential; two 2-bed dwellings.

Consultations	T&TS(Highways) in their letter dated 20/12/2007 state “ Access to the dwellings would appear to be via the eastern property access. Previous comments relating to the eastern access are now subject to the approved roadside detail for the Chapel alongside. If these details include removal of the pillars and railings, the Department can now support the use of this access. If visual obstructions are to remain and a clear offside visibility splay can not be attained, the Department maintains an objection to this access being used in its current location.” Environment Dept. in their letter dated 20/10/2007 state “No comment to make.” All consultations are attached with the background papers

Summary of Representations	No representations were received.

Planning Issues	Policy Considerations G2 – Must be applied in all cases as it relates to general development considerations. G3 – Requires a high standard of design that respects, conserves and contributes positively to the diversity and distinctiveness of the landscape and built context. G15 - Normally only permits the replacement of buildings where the proposed development would enhance the appearance of the site / surroundings, replace a building that is not appropriate to repair / refurbish, not have a negative impact on neighbouring uses or environment and where it would remove a building that is unsympathetic to the area. C5 - Presumes against all forms of new development within the Green Zone. Certain exceptions may be permitted where the scale, location and design would not detract from, or unreasonably harm, the visually sensitive character & scenic quality. There are no policies of the Island Plan which would specifically preclude what is, effectively, the demolition and rebuild of a property to be used for what is approved. Land Use Implications No implications as the site already has approval for separate residential accommodation. Size, Scale & Siting The proposed new building would occupy the same footprint and be of the same massing as the structure it is intended to replace. Accordingly, there are no objections from a planning standpoint to the proposed size, scale or siting of the 2 new dwellings. Design & Use of Materials The new build would be of a very similar design to the existing building, but would also now use the roofspace in order to achieve more appropriate space standards within. Simple dormers are proposed and in their design statement, the agent states that these will “…emulate those on the front and rear elevations of the main building, repeating and enhancing the accepted building character”. The design statement highlights that the existing staff house is in a poor condition and suffers from excessive damp problems. The agent advises that the building is beyond economically viable repair and further evidence to this effect will be presented at the meeting. Materials would be slate roofs, lead dormers, smooth render walls etc to match those of the main development. Impact on Neighbours Little or no impact is envisaged and no neighbour representations have been received. Access, Car parking and Highway Considerations These details were all approved under the previous application (P/2007/0647) and no further revisions are proposed. Foul Sewage Disposal No further revisions are proposed in respect of drainage. Landscaping issues A landscaping plan was approved under the previous application and that permission still requires the landscaping scheme to be implemented.

Officer Recommendation	Approval

Conditions/ Reasons	This permission relates solely to the proposed works detailed on Drawing No. 42.567. In all other respects, the development shall be carried out in complete accordance with the original permission (P/2007/0647, dated 29 June 2007) and the terms and conditions stipulated in that permission. Before the development is commenced, samples of the roofing slate, window and door frames and dormer cheek/roof covering shall be submitted to and approved in writing by the Minister for Planning and Environment. The walls shall be finished in smooth painted render, the colour of which shall be first approved by the Minister. That a Waste Management Completion Report shall be submitted to the Minister for Planning and Environment after the demolition contract has been carried out and agreed in writing prior to the construction contract commencing. Reasons For the avoidance of doubt, to ensure that the development does not conflict with Policy G2 of the Jersey Island Plan, 2002. To ensure that the materials used in the development are appropriate in terms of reaching a high standard of design as required by Policy G3 of the Jersey Island Plan, 2002. To ensure that the proposed development complies with condition WM1 of the Jersey Island Plan, 2002.

Background Papers	1:2500 Location Plan Design statement Consultation response from T&TS (Highways) Consultation response from Environment Dept.

Endorsed by:

Date: