Policy Considerations Policy G13 states that there will be a presumption in favour of the preservation of the architectural and historic character and integrity of registered buildings and places. Permission will not normally be granted for the total or partial demolition of a registered building or extension or other external alteration works which would adversely affect the architectural or historic interest, character or settling of a registered building or place. Policy H10 states that proposals that would lead to the loss of residential units or floorspace will not normally be permitted. Where a proposal would lead to a loss of residential units or floorspace, applicants will normally be expected to replace this loss on site. Policy BE2 states that the Planning and Environment Committee will take into account the context of the development and its contribution to the townscape, public realm, the potential to regenerate outworn areas of the town, to remove eyesores and re-locate un-neighbourly uses, the quality and character of the proposed development and the positive contribution it would make to the vitality and viability of the town centre. Policy BE3 states that within the town centre, the Planning and Environment Committee will seek to promote the viability and vitality of the Town Centre and resist the loss of existing ground floor retail units to non-retail uses and resist the loss of residential units within the town centre. Policy IC2 states that the development of new offices and extensions to existing office accommodation will normally be permitted within the St. Helier provided that the proposal is accessible by pedestrians, cyclists, public transport users including those with mobility impairments, will not have an unreasonable impact on neighbouring uses and the local environment and will not lead to unacceptable problems of traffic generation, safety or parking. Policy IC13 states that the role of St. Helier town centre as the main retailing centre of the Island will be protected and promoted. Changes of use involving a loss of ground floor retail floor space within the town centre will not normally be permitted. Policy G16 states that the demolition of a building or part of a building will normally only be permitted where the proposal i) involves the demolition of a building or part of a building that is not appropriate to repair or refurbish; ii) would not have an unacceptable impact on a Site of Special Scientific Interest, Building of Local Importance of a Conservation Area; iii) would not have an unreasonable impact on the character and amenity of the area, and iv) makes adequate provision for the management of waste material arising from demolition as required by Policy WM2. Policy WM2 states that any development proposals involving the demolition of major structures or removal of significant quantities of waste material during construction shall identify the means by which the waste material shall be re-used, recycled or disposed of either within or off the site. Land Use Implications With the exception of the former Commercial Hotel, the previously vacant buildings have now been removed from site and the steel framework has been erected. The new use for the site will comprise offices and a café in the former Commercial Hotel building. The loss of the originally proposed ground floor café in the new building to additional office floorspace is acceptable and in compliance with Policy IC2 of the Adopted Plan. The issues relating to the loss of the former retail and housing uses on site have been previously considered. Size, Scale & Siting The building will comprise a five storey development; the size, scale and siting having been previously considered and determined in February 2007. This current application does not propose to alter building heights or siting and as such the scale is deemed to be acceptable in terms of its impact on the streetscape. Design & Use of Materials The design of the proposal as previously, follows the traditional window rhythm and form of Victoria Chambers. In addition, the design responds to the historic plot widths, the string course tie into those at Victoria Chambers and a clear hierarchy of detail is proposed to enliven the building at pedestrian level in comparison to the simple façade above. This accords with the general approach used historically in this area in accordance with Policies G3 and BE2. Notwithstanding these references to the established pattern of development in Conway Street, the scheme is contemporary in detailing and this considered to be an appropriate form of development in this area, whilst still retaining local relevance in terms of materials. A coloured render is proposed for the first, second and third storeys and granite for the ground floor. The use of a standing seam metal roof is not common in this area, although the Lloyds Bank building in close proximity uses lead in a similar fashion. In any event, the roof will not be clearly visible except at longer distances. The previous proposal included an entrance to the (now deleted) café on the ground floor in Conway Street, which was to be next to the existing Victoria Chambers building. This arrangement has now been replaced with glazing which replicates the other proposed glazing on the ground floor. The originally proposed office entrance doorway with stainless steel/glass canopy over has also been relocated to be adjacent to one of the existing single width door entrances to the Commercial Hotel. Given that the revised proposal involves the removal of (now) internal areas of blockwork on Victoria Chambers directly adjoining to create five floors of continuous office floorspace, this now involves the creation of a new larger width ground floor entrance to the front façade of Victoria Chambers where it fronts The Esplanade. This new entrance will comprise a stainless steel and glass canopy, stainless steel curtain walling with an entrance door and a revolving door. The existing single door entrance will be changed to a window. The existing opening will be retained and glazing and a granite panel inserted to be consistent with the other window on the ground floor. It is considered that the design and appearance of this detailing is acceptable. There are 3no. existing single width doorway entrances in the Commercial Hotel façade fronting Commercial Street. The originally approved proposal sought to close the central doorway and replace it with a new window. This current proposal now retains this existing doorway opening, but seeks to widen the doorway entrance where adjoins No.s 5 and 6 Commercial Street. This is to enable suitable access to the proposed internal refuse store. As a proposed change to the originally approved scheme, the proposed plant enclosure to be situated on the roof is to be re-located some 1.9m closer to the Commercial Street frontage. This is to accommodate the slightly re-located lift shaft. However as in the previous scheme, the plant area will be screened by the proposed mansard roof arrangements and will not be visible from outside the site. The proposed plant roof located on the second floor over the former Commercial Hotel was previously indicated to be located adjacent to the internal stairs to the first floor. This arrangement has now altered in the current scheme so that the plant room is proposed to be accessed direct from the flat roofed area between the edge of the building and the proposed 0.8m high glass balustrade. The plant room will be enclosed by an aluminium louvered screen to match the fascia to the second floor curtain walling and behind the glass balustrade and as a consequence, it is considered that this element will not have any adverse impact on the design and appearance of the building or the street scene in general. The applicant’s agent had originally confirmed that the proposal to widen one of the existing doors of the former Commercial Hotel building off Commercial Street is linked to the requirements under the Building Regulations legislation to be used as a final means of escape and the revised plans indicated a 1.1m wide door opening with an internal bin store and internal stairs. The Historic Buildings Officer (HBO) has taken the view that as this is one of the original doors to the building then its opening should remain unaltered. Building Control have further confirmed that the bin store location arrangements are unacceptable and given the views of the HBO, the applicants need to find alternative arrangements to satisfy their legislation. The agents have also confirmed that given the possible requirement to alter the internal floor levels of the new café in the former Commercial Hotel building, then there may be a requirement to undertake some alterations to the two other doors on the Commercial Street elevation. No details have been submitted to indicate any possible changes and this matter will need to be conditioned accordingly. Impact on Neighbours The revised proposal is of the same scale and size as the previously approved proposal and does not result in any adverse impact on neighbouring properties. Access, Car parking and Highway Considerations Prior to granting planning permission, consideration was given as to whether or not the development should provide any car parking. It was resolved that any car parking provision on site would encourage private car usage contrary to the Strategic travel objectives of the Island Plan and would as a consequence, be extremely harmful to the vitality of the pedestrian level façade. In any event, the site is located in close proximity to good public transport links, including cycle parking provision and is in close proximity to residential areas of St. Helier. Foul Sewage Disposal The site is connected to the foul sewer. The previously submitted scheme raised a number of technical issues requiring the developer to obtain an agreement with T&TS (Drainage). Landscaping issues The site currently has no landscaping and none is provided. Within the context of the street it is reasonable to permit the development without additional landscaping. Other Material Considerations Issues such as the demolition of the existing buildings, waste generation, the removal of roofs and chimneys and a contribution to the provision of public art through the Percentage For Art mechanism have been covered as part of the previously approved application for the site. |