Island Site (Unit 10), La Route de la Liberation, St. Helier: Planning Application (RP/2011/1377): Request for Re-Consideration: Determined by Minister

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A decision made 24 June 2013:

Decision Reference: MD-PE-2013-0063			Application Number: RP/2011/1377 (If applicable)
Decision Summary Title :	Island Site, La Route de la Liberation, St. Helier		Date of Decision Summary:		21/6/2013
Decision Summary Author:	Senior Planner		Decision Summary: Public or Exempt? (State clauses from Code of Practice booklet)		Public
Type of Report: Oral or Written?	Oral and Written		Person Giving Oral Report:		Senior Planner
Written Report Title :	Request for Reconsideration		Date of Written Report:		29/2/2012
Written Report Author:	Senior Planner		Written Report : Public or Exempt? (State clauses from Code of Practice booklet)		Public
Subject: Island Site, La Route de la Liberation, St. Helier, Jersey, JE1 1BB Install two awnings to South elevation of the first floor to Unit 10. REQUEST FOR RECONSIDERATION of refusal for planning permission.
Decision(s): The Minister for Planning and Environment heard the above Request for Reconsideration at his public meeting on 13 March 2012. The Minister having due regard to the written report, oral representations from the case officer and applicant, was minded to approve the application subject to reviewing more detailed design of the proposed awning. Detailed design of the proposed awning was submitted on 2 May 2013 and this was reviewed by the Minister on 21 June 2013. The Minister considered that the proposed awning meets the operational requirements of the business, the design has been amended to remove the proposed advertising and the awning material is in a more appropriate hue. Affixation to the building is to the new structure with the use of a number of support posts that are assumed to be removed when the awning is retracted. The impact on the setting of the listed building is acceptable and the horizontal interruption to the new architecture will be limited as the awning, when removed, is believed to leave the underlying structure intact. The Minister therefore decides to grant planning permission for the awning as per the drawings received on 2 May 2013.
Reason(s) for Decision: REASON FOR APPROVAL: 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
Signature: Deputy R C Duhamel		PLeg / AS Initials		Position: Minister for Planning and Environment
Date Signed:				Date of Decision (If different from Date Signed):

Island Site (Unit 10), La Route de la Liberation, St. Helier: Planning Application (RP/2011/1377): Request for Re-Consideration: Determined by Minister

Department of the Environment

Planning and Building Services

South Hill

St Helier, Jersey, JE2 4US

Tel: +44 (0)1534 445508

Fax: +44 (0)1534 445528

Application Number: RP/2011/1377

Request for Reconsideration Report

The Minister has called this application in for his determination as, by reference to this being a sensitive site in a prominent location, this is considered to be an exceptionally important proposal, particularly in conjunction with A/2011/1375 also on this agenda.

Site Address	Island Site, La Route de la Liberation, St. Helier, JE1 1BB.

Requested by	Courtyard Holdings Ltd	Agent	Courtyard Holdings Ltd

Description	Install two awnings to South elevation of the first floor to Unit 10. REQUEST FOR RECONSIDERATION of refusal for planning permission.

Type	Revised Plans

Original Decision	REFUSED

Reasons	1. The proposed awning introduces an incongruous and unsympathetic feature that does not respect the form of the carefully designed building on which it is proposed, contrary to Policies GD1, GD7 and HE1 of the Island Plan 2011.

Determined by	Delegated Refused

Date	22/12/2011

Zones	Listed Building Listed Place Built-Up Area Town of St. Helier Primary Route Network Regeneration Zone Town Centre

Policies	Policy GD7 Design Quality Policy HE1 Protecting Listed Buildings and Places BE3 Town Centre

Recommendation

Maintain Refusal

Comments on Case	The challenge of adding carefully designed modern architecture in such close proximity to the iconic Listed Buildings forming Liberty Wharf directly involved Jim Greaves, Hopkins Architects. The particular development of this architectural language for Unit 10 required detailed discussions given its close relationship with Listed Buildings forming the curtain wall and offices of the former abattoir and the public facing harbour areas. There was a series of design developments specifically of these gables taking account of the south elevation’s prominent visual impact. The design process achieved a lightweight and consistent architectural language with a balance between steel and glass, layered within the strong roof overhangs with minimal horizontal elements. This allowed the glazed components to be read as single layers within this façade make up. During construction, a horizontal supporting beam was introduced without planning consent on the line of the proposed awning. The Department required this supporting beam to be removed and new structural glass was installed to overcome the load bearing issues. The application to fit a new horizontal steel plate with awning box to this glass façade would be contrary to the Department’s previous actions and its longstanding aspiration to manage the delivery of this modern architectural design which has been so carefully developed. The proposed awning introduces a jarring horizontal addition to this well balanced, high quality modern building that does not respect the form of the elevation. The applicants request reconsideration on the grounds that sun exposure to restaurant patrons and lack of cover during rain is having a negative impact on their business. The Department recognises the commercial reasoning given behind this proposal for an awning and has met with the applicants to negotiate. The Department has offered a compromise solution of umbrellas or self-supported awnings that can provide the required cover. However the applicants do not wish to pursue this option and have requested reconsideration of the decision. In principle, the addition of the awning and its supporting steelwork is contrary to the aspiration and delivery of the carefully designed and constructed south elevation. As such it is considered to be unacceptable.

Recommendation	Maintain Refusal

Reasons	1. The proposed awning introduces an incongruous and unsympathetic feature that does not respect the form of the carefully designed building on which it is proposed, contrary to Policies GD1, GD7 and HE1 of the Island Plan 2011.

Background Papers	1:2500 Site Plan Request for Reconsideration Officer report Consultation response

Endorsed by		Date