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A decision made (28/09/2007) regarding:Weighbridge - redevelopment.

Decision Reference: MD-PE-2007-0326			Application Number: RP/2007/1979 (If applicable)
Decision Summary Title :	Weighbridge, St. Helier		Date of Decision Summary:		5 October 2007
Decision Summary Author:	Richard Williamson		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 :	Weighbridge, St. Helier		Date of Written Report:		14 September 2007
Written Report Author:	Richard Williamson		Written Report : Public or Exempt? (State clauses from Code of Practice booklet)		Public
Subject: Weighbridge, St. Helier Redevelopment of the weighbridge to create a new public open space, including realignment of Caledonia Place, alfresco areas, hard and soft landscaping, site furniture and new pedestrian link to liberation square. REVISED PLANS: Various alterations to hard and soft landscaping with Petanque terrains to south of site.
Decision(s): The Minister approved the application, subject to conditions to cover the materials to be used specified in the Written Report attached
Reason(s) for Decision: The scheme accords with policies G2 and G3 within the Island Plan.
Resource Implications: None
Action required: Notify Agent, Applicant and all other interested parties
Signature:		Dir initials		Position: Assistant Minister
Date Signed:		CEO Initials		Date of Decision (If different from Date Signed): 28 September 2007

Weighbridge - redevelopment.

Planning and Environment Department

Report

Application Number

P/2006/1789

RP/2007/1979

Site Address	The Weighbridge, Caledonia Place, St. Helier.

Applicant	Waterfront Enterprise Board Ltd

Description	Redevelopment of the Weighbridge to create a new public open space, including realignment of Caledonia Place, alfresco areas, hard and soft landscaping, site furniture and new pedestrian link to Liberation Square. Revised Plans: Various alterations to hard and soft landscaping with petanque terrains to south of site.

Type	Planning

Date Validated	16/8/2006

Zones	Built-Up Area Land for Recreation Town Map Area Potential Conservation Area

Policies	G2 –General Development Considerations G3 – Quality of Design BE2 – Proposals in the Town of St. Helier

Reason for Referral	The Minister intends to determine the applications within and connected to the Waterfront.

Summary/

Conclusion

The removal of the buses from the Weighbridge offers the opportunity to deliver an important new public space for St. Helier and the Waterfront. The design and approach to remodelling this area has been driven in association with Hopkins Architects who are preparing a new master plan for the Esplanade Square and Les Jardins sites on the Waterfront. Forging a link between those sites and the Weighbridge is a key part of the bigger picture to be delivered by the Master Plan. The Weighbridge is to provide the hub of two new boulevards to be created to the west and south-west.

The design approach has been to provide a new open space using high quality local materials in a well detailed clear and crisp manner. A key imperative has been to leave the space as uncluttered as possible while delivering key basic facilities which will offer flexibility and complement adjoining buildings and spaces. The work of Hopkins Architects has been a key part of developing this approach.

Officer

Recommendation

APPROVE - Subject to Conditions.

Site Description	The former bus station. The only buildings which presently occupy the site are the several bus shelters. The buses are due to quit the site at the end of the September 2007.

Relevant Planning History	None relevant.

Proposed Use of Space	New public open space.

Consultations	The application has come forward in two parts. The first application (P/2006/1789) drew comments from our Statutory consultees and from other parties. The revised application RP/2007/1979 awaits responses from the consultees, but has drawn further comments from other parties as a result of the changes made to the scheme. All comments on the original scheme are included in the enclosures though a number of issues raised within those letters have been addressed within the revised plans.

Summary of Representations	In relation to the revised drawings two parties have made comment on the drawings and model particularly in relation to the prospect of a new National Gallery on the site. The view expresses suggest a preference for leaving the new open space entirely ‘open’ and not prejudice either the new space or the adjoining buildings by constructing a new building within the site. Copies included with the Report.

Planning Issues	The revised plans for the scheme represent the final stage of a long considered design process, driven by Hopkins Architects but with the participation and agreement of the applicant. The key principles of delivering a new public space using high quality local materials in a simple yet considered manner has been used in conjunction with the desire to leave the space as uncluttered as possible allowing for flexibility in its future use whilst recognising that key items of street furniture such as lighting, decking and litter bins need to be provided. Local granite will be re-used and new granite dressed and sized to aid its integration with the re-used material. Setts will be used to match those in the locality and the laying patterns will respect local tradition. Street furniture will be limited and lighting and bins will be integrated to minimise the number of free standing elements on site. Within the southern part of the site a hoggin area with three petanque pitches will be laid out. Existing planting around the perimeter of the site will be retained where possible and new planting added to provide a screening from the roads to the west. The existing road network around the Weighbridge carries significant traffic flows. Whilst in the long term the aspiration is to link this new space with Liberation Square the reality is that this is only likely to be achieved within a co-ordinated traffic plan only possible once a new traffic remodelling system as been prepared and the implications fully assessed. In the meantime however a new road crossing will be provided to the south of the site with the agreement of T.T.S. and new crossings provided towards the west and Liberation Square. It is expected that these crossings the manner in which they are finished and their scale will be done in conjunction with this scheme so as to deliver the crossings and new space simultaneously. The new National Gallery for Jersey has recently received significant press coverage. A model prepared on behalf of the Working Party for the Gallery has shown the Gallery located within the southern section of the Weighbridge. This application is not for the Gallery it applies only to the landscaping of the space. If this application is approved it will not concede the principle of a gallery on this site the outline on plan merely demonstrates the feasibility of such an option should it be pursued in future. The entrance to the Jersey Museum and its alfresco area is shown as being advanced to the same building line as the buildings immediately to the west. This is virtually identical to its original position prior to its relocation. Its realignment would significantly enhance the presence of the museum and would give more prominence to the fine granite arch and walls that constitute the entrance.

Officer Recommendation	APPROVE, subject to Conditions to the control of:- The final granite samples and setts. The final approval of lighting fixtures, litter bins and seating. All planting to take place in the first planting season following completion of the works.

Enclosures:	Letters of Representation.

Endorsed by:

Date:

14 September 2007