Resthaven, Highlands Lane, St. Saviour: Construct single storey extension to north elevation for flats 2 and 3 to form bedrooms and breakfast room. Request for reconsideration of refusal of planning permission.

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A decision made (02/05/2006) regarding Resthaven, Highlands Lane, St. Saviour: Construction of single storey extension to north elevation for flats 2 and 3 to form bedrooms and breakfast room. Request for reconsideration of refusal of planning permission.

Subject:	Construct single storey extension to north elevation for flats 2 and 3 to form bedrooms and breakfast room. REQUEST FOR RECONSIDERATION of refusal of planning permission.
Decision Reference:		Exempt clause(s):		n/a
Type of Report (oral or written):	WRITTEN & ORAL	Person Giving Report (if oral):		R.GLOVER
Telephone or e-mail Meeting?	n/a	Report File ref:		P/2006/0204
Written Report Title:	Refer to subject description above.	Written report – Author:		M. JONES
Decision(s) - Maintain Refusal
Reason(s) for decision: The proposed increase in occupancy of this site fails to provide adequate additional space for car parking and is therefore contrary to Policy G2 (vii) of the Jersey Island Plan, 2002. 2. The proposed reduction to the external amenity space for this site is contrary to Policy G2 (v) of the Jersey Island Plan, 2002.
Action required: NONE
Signature: (Acting Minister)			Date of Decision: 2nd May 2006

Resthaven, Highlands Lane, St. Saviour: Construct single storey extension to north elevation for flats 2 and 3 to form bedrooms and breakfast room. Request for reconsideration of refusal of planning permission.

Application Number: P/2006/0204

Request for Reconsideration Report

Site Address	Resthaven, Highlands Lane, St. Saviour

Requested by	R. Le Sueur	Agent	R. Le Sueur

Description	Construct single storey extension to north elevation for flats 2 & 3 to form bedrooms and breakfast room. REQUEST FOR RECONSIDERATION of refusal of planning permission.

Type	Planning

Original Decision	REFUSED

Conditions	None
Reasons	The proposed reduction to the external amenity space for this site is contrary to Policy G2 (v) of the Jersey Island Plan, 2002.

Determined by	Delegated Refused

Date	24/02/2006

Zones	Built-Up Area Town Proposals Map Green Backdrop Zone Island Route Network : Primary

Policies	G2 (v), (vii)

Recommendation

Maintain Refusal

Comments on Case	History of site Although not clear from the current application, ‘Resthaven’ was granted planning approval in 1992 (D/1992/0395) for internal refurbishment of the existing lodging house to form 8 units of accommodation including care takers accommodation. It is clear from archive records that when submitted in 1992 the proposal did not have the initial support of the case officer as the scheme was unable to provide additional car parking to support the proposed intensification of use. On planning officer advice, the scheme was revised to reduce occupancy and thus car parking requirements. The Committee in 1992 was assured by the officer that the site met the standards required for car parking. The Committee asked that a more flexible approach be applied generally to car parking standards in and around the town centre. 8th January 2001 - Refusal notice issued to create road side entrance to south of site due to poor location, visibility and detriment to highway safety. 14th January 2002 - Unauthorised vehicular access is constructed contrary to Refusal Notice P/1992/0670 and is brought to the Committee’s attention. The applicant was given one year to reinstate road side wall and extinguish road side access. 23 October 2003 - Agent confirms that vehicular access has been blocked up. Enforcement Officer verifies access closure and the matter was considered closed by the Department. Consultation Comments - Parish The Parish Roads Committee recommend that the application is rejected on the basis that the increased accommodation could exacerbate the already strained on-site parking facilities. It is also considered that the proposals would lead to still further on-street parking dependency on Highlands Lane which is already at saturation point. Comments 2nd March 2006 - The request for reconsideration letter received from the agent maintains that by extending the living space to one of the units he is trying to provide a decent home for one of his valued employees who has a young child. He also points out that he is unable to provide additional car parking and states that many of the lodgers do not have vehicles. In terms of amenity space the agent concludes that only 10% of the existing space will be lost. 21st March 2006 - In response to Parish Roads Committee consultation comments, the agent maintains that although the number of bedrooms will increase, due to the status of ‘Resthaven’ which is a registered lodging, the occupancy levels will not increase. Conclusion A visit to ‘Resthaven’ during mid-morning found that two out of the five designated car parking spaces were unoccupied within the site and that the road side car parking offered on Highlands Lane was completely occupied by vehicles. It is apparent that, although located on the outskirts of town, there is a high ownership of private cars for the residents in and around ‘Resthaven’, many of which appear not to be used during the day. Notwithstanding the agent’s comments in regard to the employees and their families that occupy this site, it is considered that ‘Resthaven’ as a registered lodging house cannot be considered suitable for the provision of family accommodation due to the physical contraints of the site. In planning terms it is considered that this site reached its maximum planning potentional in 1992. Should the agent wish to increase the number of bedrooms on the site it is considered, as was advised in 1992, that the number of units on site are reduced by consolidation of the existing units which will have mean that current occupancy numbers are maintained. To summarise the proposed intensification of use of the site coupled with the reduction in amenity space for the site is considered contrary to Policy G2 of the Jersey Island Plan, 2002 and it is therefore recommended that the Minister for Planning and Environment maintains the refusal of this application.

Letters of Objection Recommendation	None Maintain Refusal

Reasons	As above

Background Papers	1:2500 Site Plan Letter Officer - 11th June 1992 Letters from Agent - 2nd & 21st March 2006. Parish Consultation Roads Committee - 3rd March 2006

Endorsed

Date