Policy Considerations SP1 – Outside the Built-up Area, planning permission will only be given for (among other things) development appropriate to the countryside and, where it meets an identified need and is appropriate to do so. In this instance, the resultant reduction in numbers of dwellings would lead to a corresponding reduction in intensity of use of the site. In terms of the Spatial Strategy, Ouaisne is not a preferred site for housing and the proposal to reduce numbers is, accordingly, compliant with Policy SP1. SP2 – Development should make the most efficient and effective use of land, energy, water resources and buildings. New development should secure the highest viable resource efficiency in terms of the re-use of existing land and buildings. In this instance, the continued use of the existing chalets is considered to be the most sustainable option. Their demolition and replacement with 8 dwellings would result in the need to find at least 13 new homes for the displaced occupant families and this is not considered to be a sustainable approach to development or housing provision. SP4 – A high priority will be given to protection of the Island’s natural and historic environment. The protection of the countryside and Jersey’s biodiversity will be key considerations in the determination of planning applications. In this instance, the department is not wholly satisfied that the demolition and construction of new permanent dwellings would not result in harm to the environment. GD 1 – Outlines the material considerations against which all development proposals will be tested, including the need for the highest standard of design and construction and the need to prevent unreasonable harm to neighbour amenity or to the character of an area. In this instance, the proposal is not likely to lead to any unreasonable impact upon neighbour amenity and the design standard is high. However, as detailed elsewhere in this report, the Department has serious concerns about the potential impact upon the sensitive character of the area. GD 2 – in the case of a replacement building, the new building must enhance the appearance of the site and surroundings and should be seen to replace a building that is not appropriate to repair or refurbish. In this instance, the chalets have, over the years, been repaired and refurbished by their owners or occupants. It is evident that the owners / occupants are satisfied with their accommodation and that they are capable of repair and refurbishment. GD7 - Requires a high quality of design that respects, conserves and contributes positively to the landscape and built context. In this instance, the quality of design is of a good standard. NE 6 – Strongest presumption against all forms of new development and the extension and / or intensification of existing development. Notwithstanding this presumption, the Policy accepts that there may be opportunity to secure the repair and restoration of its character by allowing exceptions to the presumption against new development to be made where it is clear that a redevelopment of existing buildings or land uses might provide an opportunity to repair or reduce the damage caused to the landscape character by existing buildings and uses. In this instance, the existing chalets and structures have, to a certain degree, assimilated into the landscape over the years and are not considered to cause any significant harm to the landscape character of Ouaisne. Nonetheless, the clearance of the chalets and the careful resotration of the land upon which they are situate would not be objected to by the Department on environmental grounds. The Department’s prime concern is that the erection of 8 permanent dwellings should not be seen as a justifiable ‘reward’ for the clearance of the chalet homes. The erection of 8 dwellings here would serve to alter and affect the landscape character and would not necessarily serve to repair or restore its character. Given the strongest presumption against all forms of development within the Coastal National Park, the erection of 8 dwellings is not supported under Policy NE6. H 11 – Presumption against the loss of housing units except where such loss is justified on the basis of, among other things, the replacement of sub-standard accommodation. In this instance, the Department accepts that the existing habitable chalets and structures probably do not comply with latest standards of room sizes and private amenity space etc., but are aware that the majority, if not all, occupants of the chalets wish to remain living in them and are content with the state and nature of the existing structures. The proposed development would provide 8 cottage-style dwellings in place of 21 chalet-style dwellings; a resultant loss of 13 homes. The proposal does not include any measures to try and re-house the displaced residents and, although the existing units are not up to present-day standards, the occupants are content living there. As such, the Department considers that the loss of such a significant number of homes is a material planning consideration and one that conflicts with the presumption against the loss of housing units. NE1 - presumption in favour of the conservation and enhancement of biological diversity. In this instance, the department is not wholly staisfied that the demolition and construction of new permanent dwellings would not result in harm to the environment. NE2 - Planning permission will only be granted for development that would not cause significant harm to animal or plant species protected by law, or their habitats. In this instance, the department is not wholly satisfied that the demolition and construction of new permanent dwellings would not result in harm to the environment. Land Use Implications The site is within a very sensitive area of the new Coastal National Park where housing development would not, ordinarily, be considered acceptable. The Spatial Strategy of the 2011 Island Plan would also strongly discourage new housing on such sites away from the Built-up Area and with poor transport links and access to services. The Department considers that the existing range of old chalets and resultant community at Ollivier’s Farm is, perhaps, unique to Jersey and accepts the residential use on that basis. The removal of these homes to allow for a new housing development is not considered to be a sustainable or beneficial option in land use terms. Size, Scale & Siting The existing structures on site add up to a footprint of approximately 730 sq.m. The proposed development would have a footprint of around 510 sq.m - a 30% reduction. The siting of the new dwellings would allow for a greater buffer zone between the pond and the houses and would result in the clearance of the structures from just behind the roadside trees. Such an approach could result in environmental improvements to the area although the Natural Environment Team does not believe that this is necessarily the case. They state that “…The current dwellings are small, non-permanent structures with a very small footprint. The proposed development would be of permanent housing with foundations and permanent hard-standing – a substantial change to the nature of the footprint”. Design & Use of Materials The proposed dwellings are designed in a vernacular form and intended to resemble 1½ fishermen’s’ cottages clustered around a central green area. Materials would include painted rendered walls with stone window / door surrounds, slate roofs and painted timber windows. The dwellings are neatly proportioned and would be acceptable in detail if it were not for the wider concerns raised in this report. Impact on Neighbours The proposed demolition of the existing structures and the erection of 8 well designed cottages is not likely to result in an unreasonable loss of amenity to any other residents in the vicinity. Access, Car parking and Highway Considerations The Parish support the proposed access improvements and the site has the capacity to provide sufficient parking and manoeuvring space to serve the proposed development. Foul Sewage Disposal The site is connected to the public foul sewer which has capacity to cater for the proposed development. Landscaping issues The site could be landscaped in such a way to try and minimise any impact on the environment. However, given the very sensitive nature of the immediate area, a bespoke landscape scheme would be required in order to ensure that alien species are not purposefully introduced to the Common. In the event that Panel are minded to grant planning permission, a condition should be attached to the permit requiring the submission and approval of all landscaping prior to development commencing. Other Material Considerations A Percentage for Art Statement has been received. | 
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