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A decision made (07.02.06) to maintain refusal of planning permission for La Forge Apartments, Rue des Pallieres, St. Ouen.

Subject:	La Forge Apartments, La Rue des Pallieres, St. Ouen Request for Reconsideration: Removal of condition 8 (units 6 and 7 are not approved)
Decision Reference:	MD-PE-2006-0155	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:		P/2005/0728
Written Report Title:	Request for Reconsideration: Removal of condition 8 (units 6 and 7 are not approved)	Written report – Author:		Sara Marsh RIBA
Decision(s Maintain Condition 8
Reason(s) for decision: No justification for development in this part of the site. As stated previously.
Action required: Write to applicant to inform of decision.
Signature: (Minister)			Date of Decision: 7th February 2006

La Forge Apartments - maintain refusal of planning permission

Application Number: P/2005/0728

Request for Reconsideration Report

Site Address	La Forge Apartments, La Rue des Pallieres, St. Ouen.

Requested by	Artesian Hotels Limited	Agent	Page Architects Ltd

Description	Refurbish farm house & reinstate as domestic. Demolish outbuildings & construct 5 No. 3 bedroom units & 1 No. 4 bedroom unit. REQUEST FOR RECONSIDERATION removal of condition 8 on permit (units 6 & 7 are not approved).

Type	Planning

Original Decision	APPROVED

Conditions	8. Notwithstanding the information on the approved drawings, units 6 and 7 are not approved as part of this application.
Reasons	8. These units would constitute new dwellings in the countryside, contrary to policy C5 of the Jersey Island Plan 2002

Determined by	Sub Committee Approval

Date	21/07/2005

Zones	Green Zone

Policies	G2, G3 and C5

Recommendation

Maintain Condition

Comments on Case	The decision to grant planning permission for 5 no units of accommodation in a farm style group was taken by the Environment and Public Services Planning Sub Committee on 14th July 2005. The Committee followed the officers recommendation that the re-development of existing commercial property to residential was acceptable and within the guidance of policy C5 of the Jersey Island Plan 2002. The policy makes exception where it can be demonstrated that a significant reduction in built floor area can be achieved and the re-development would give rise to substantial environmental gains. The policy preamble states more specifically that changes in the nature and intensity of use, careful consideration of siting and design and a restoration of landscape character should be considered. It was considered that the inclusion of units 6 and 7, whilst still resulting in a modest reduction of built floor area, did not produce a significant enough reduction to justify the policy exception. Furthermore the siting of two dwellings to the north east of the site would represent building on an open area of the site that had no precedent for such structures, despite forming part of the car park to the current use. Dwellings in this location would lead to an erosion of the tighter, more traditional building mass that was achieved by the remainder of the re-development. The result would be sanctioning new dwellings in the green zone on open land where there was no precedent or policy justification. Whilst the both the agent and applicant make an argument in this request that the re-development produces a reduction in built floor area, it fails to take account of the other factors that are required to secure the policy exception and as such does not give significant enough justification for the removal of condition 8 and allowing the two additional units.

Recommendation	Maintain Condition

Reasons	8. These units would constitute new dwellings in the countryside, contrary to policy C5 of the Jersey Island Plan 2002.

Background Papers	1:2500 Site Plan Letter from MS planning dated 29th July 2005. Letter from applicant dated 23rd August 2005. Agent letter of request for reconsideration dated 9th September 2005. Officer Committee Report from the decision. Planning Sub Committee minutes dated 14th July 2005

Prepared by	Assistant Senior Planner	Date	23rd January 2006

Endorsed by		Date