3 Ventnor Villas, La Route de St Aubin, St Helier

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A decision made (25/02/2008) regarding: 3 Ventnor Villas, La Route de St Aubin, St Helier, JE2 3SD. Replace dormer window with door, create balcony. REQUEST FOR RECONSIDERATION of refusal of planning permission.

Decision Reference: MD-PE-2007-0045
Decision Summary Title:	3 Ventnor Villas, La Route de St Aubin, St Helier, JE2 3SD		Date of Decision Summary:	21/02/08
Decision Summary Author:	Jonathan Gladwin		Decision Summary: Public or Exempt?	Public
Type of Report: Oral or Written?	Written and Oral		Person Giving Oral Report:	Jonathan Gladwin
Written Report Title:	3 Ventnor Villas, La Route de St Aubin, St Helier, JE2 3SD		Date of Written Report:	20/12/07
Written Report Author:	Jonathan Gladwin		Written Report : Public or Exempt?	Public
Subject: 3 Ventnor Villas, La Route de St Aubin, St Helier, JE2 3SD Replace dormer window with door, create balcony. REQUEST FOR RECONSIDERATION of refusal of planning permission
Decision(s): This item was deferred from the Ministerial Meeting of 18 January 2008 for a decision to be made after a site visit. The Minister conducted a site visit on 21 February 2008 with the Planning Officer and met with the owners to discuss the proposals. The Minister, having regard to the representations made on site, the written report dated 20 December 2007 and all material planning considerations, decided to approve the application for the reason given below.
Reason(s) for Decision: The decision to approve was given for the following reason: Permission has been granted having taken into account the relevant policies of the approved Island Plan, together with other relevant policies and all other material considerations, including the consultations and representations received.
Resource Implications: None
Action required: Notify Agent, Applicant and all other interested parties and issue Planning Permit.
Signature:		Position: Minister
Date Signed:		Date of Decision (If different from Date Signed): 21 February 2008

3 Ventnor Villas, La Route de St Aubin, St Helier - Reconsideration of refusal.

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

Application Number: PP/2007/0555

Request for Reconsideration Report

Site Address	3 Ventnor Villas, La Route de St. Aubin, St. Helier, JE2 3SD.

Requested by	Mr. WBegbie	Agent	CRAWFORD ARCHITECTURAL DESIGN

Description	Replace dormer window with door, create balcony. REQUEST FOR RECONSIDERATION of refusal of planning permission.

Type	Planning Principle

Original Decision	REFUSED

Conditions
Reasons	1. The proposed balcony would result in unacceptable overlooking of the neighbouring properties, contrary to policies G2 (ii) and H8 (iii) of the Jersey Island Plan 2002.

Determined by	Delegated Refused

Date	02/05/2007

Zones	Built-Up Area

Policies	BE2 – proposals in the Town of St Helier G2 – General Considerations G3 – Quality of Design H8 – Housing Development within the Built Up Area

Recommendation

Maintain Refusal

Comments on Case	The principle of the balcony in this location within the Built Up Area is unacceptable due to the major overlooking issues that would be created as a result. There would be overlooking to the rear of the adjacent property at No. 2 and principally into the garden and side elevation windows of the rear extension to the north of the site on Bellozanne Road. The balcony would be large enough to hold seating and so could be used for a reasonable length of time rather than as a fleeting viewpoint and would be in close enough proximity to adjacent properties to cause considerable loss of residential amenity to these properties. The applicant states in response that: The access door is proposed primarily to give a fire escape possibility to the accommodation on the top floor which cant be provided otherwise; The flat roof would enable the provision of solar panels to provide renewable energy. In answer to this: I have spoken to Building Control, who state that because the loft has already been converted to a bedroom, that they would not require a fire escape to be provided. This point therefore has no bearing on the consideration of this application. The applicant may be able to provide solar panels elsewhere on the building under permitted development rights. In any case, this does not outweigh the adverse impact on residential amenity created by this development.

Recommendation	Maintain refusal

Reasons	As above

Background Papers	1:2500 Site Plan Letter from Agent dated 30 May 2007

Endorsed by		Date