Roches Douvres, Le Chemin du Guet, Trinity.

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A decision made (14/02/2008) regarding: Roches Douvres, Le Chemin du Guet, Trinity.

Decision Reference: MD-PE-2008-0135		Application Number: P/2007/1460 (If applicable)
Decision Summary Title :	Roches Douvres, Le Chemin du Guet, Trinity	Date of Decision Summary:		15 February 2008
Decision Summary Author:	Elizabeth Ashworth	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 :	Roches Douvres, Le Chemin du Guet, Trinity	Date of Written Report:		09 October 2007
Written Report Author:	Elizabeth Ashworth	Written Report : Public or Exempt? (State clauses from Code of Practice booklet)		Public
Subject: Roches Douvres, Le Chemin du Guet, Trinity Convert lower ground floor storage area into habitable accommodation. Construct ground floor extension to south west and extend kitchen. Various external alterations.
Decision(s): At a public meeting held on the 26 October 2007 The Minister deferred making a decision for the receipt of additional information regarding structural details. On the 14th February 2008 The Minister visited the site with the Case Officer and Department Architect and decided that he was not prepared to approve the application in its present form.
Reason(s) for Decision: The Minister did not consider that the scheme met his stated requirements on good design
Resource Implications: None
Action required: Notify Applicant, Agent and other interested parties of the Minister’s decision. The Minister instructed the Case Officer to negotiate a better scheme that involved the demolition of the building and a fresh design.
Signature:			Position: The Minister for Planning and Environment
Date Signed:			Date of Decision (If different from Date Signed): 14 February 2008

Roches Douvres, Le Chemin du Guet, Trinity.

Planning and Environment Department

Report

Application Number

P/2007/1460

Site Address	Roches Douvres, Le Chemin du Guet, Trinity.

Applicant	Mr & Mrs R Le Bail

Description	Convert lower ground floor storage area into habitable accommodation. Construct ground floor extension to south west and extend kitchen. Various external alterations.

Type	Planning

Date Validated	20/06/2007

Zones	Built-Up Area

Policies	G2 –General Development Considerations

Reason for Referral	Minister has called the application in.

Summary/

Conclusion

The site is a prominent one overlooking Rozel Bay and the property is of a very dated and non-descript appearance. It is considered that the proposals, whilst of a contemporary design, are suited to the location. However the scale of the development would result in a damaging impact on the character of the area. which is contrary to Policy G2

Officer

Recommendation

Refuse

Site Description	A very prominent site overlooking Rozel Harbour to the south

Relevant Planning History	Approval granted in 2000 for the demolition of the buildings and its replacement with a traditional granite cottage but this was not carried out. In 2005 the Committee refused an application for the conversion for the basement and garage to form a one bedroomed flat. The application was refused on grounds of scale and damaging impact on the character of the area by the works required to form a 2nd unit of accommodation. At the time the Committee visited the site, a large balcony that had previously surrounded the building had been removed and the Committee was concerned that the physical alterations to the single storey building would increase the impact on the surrounding area, in particular when viewed from across Rozel Bay. These alterations involved the addition of a roof, the rendering of the building and the addition of a further floor of accommodation at basement level thereby increasing the apparent mass of the building and making it more intrusive in the landscape.

Existing use of Land/Buildings	Dwelling and garage

Proposed use of Land/Buildings	Dwelling and garage

Consultations	Transport & Technical Services Drainage) in their letter dated 4 July 2007 state that there is no foul sewer readily available in the area. The architect has responded by saying that the applicant is in negotiation with the owners of Rozel Fort who have a private drain running along the parish road directly outside the property and this will be connected during the construction works. ESU in their letter dated 13 July 2007 advise of the presence of wall lizards which are protected under the Conservation of Wildlife (Jersey) Law 2000. The report goes on to advise about the duty of care during construction. All consultations are attached with the background papers

Summary of Representations	There have been 2 letters of representation from properties below on Rozel Harbour and they refer to the occupants concerns regarding the stability of the bank and any impact that the works might result in damage to those properties visual impact in this sensitive location The architect has responded that full structural drawings will be submitted at Building Control stage. They also state that their clients installed gabions 10 years ago after the hillside collapsed but that it is in everyone’s interest to ensure all works are carried out under full supervision of a structural engineer. All letters of representation and responses are attached with the background papers

Planning Issues	Policy Considerations G2 requires that development will not unreasonably affect the character and amenity of the area and will not have an unreasonable impact on the local environment by reason of visual intrusion. It is considered that the scale of the development would result in a damaging visual impact on the character of the area. G3 seeks a high quality of design and it is considered that the design is acceptable. Size, Scale & Siting The proposal seeks to increase the floor area of the building by rebuilding the terrace and utilizing the undercroft for accommodation. Although the survey drawing shows a large lower ground floor, only the area up to the pillars exists, the remainder is a concrete slab. The proposal also includes a new raised roof over part of the rear of the property. Design & Use of Materials The Department’s architect has been consulted and she considered that the design is acceptable. The architects have clearly given thought to the treatment of the existing building to bring it back into good use. The roof is shown as raised over the rear, roadside elevation, not over the whole of the structure, to form a monopitch which the architects states better articulates the building externally and create the opportunity to introduce high level windows on the south/east elevation. A steel louvered Brise-soleil further emphasises the horizontal form. Cladding would be used on the south elevation of the new roof and the lower part of the building would be rendered. Impact on Neighbours The architect has advised that structural engineer’s details would be submitted with a Building Bye-Law application. Access, Car parking and Highway Considerations There is adequate parking on site. Foul Sewage Disposal It is intended to join an existing private drain. Landscaping issues Significant landscaping would be required to ensure that the building integrates well into the landscape Other Material Considerations Notwithstanding the positive advice regarding the design it is considered that the proposal would have a damaging visual impact in the landscape by virtue of the fact that the terrace is to be reinstated, having been removed before 2005. The undercroft is proposed to include the extended terrace and would be utilized for additional accommodation, and this combined with the raising of the roof in one area, does not address the concerns of the previous Committee regarding the scale of the proposal, when it refused the last application in 2005. For these reasons it is therefore considered that the application cannot be supported.

Officer Recommendation	Refuse

Conditions/ Reasons	The proposal, by virtue of its size and siting would result in a damaging visual impact on the character of the area, contrary to Policy G2 of the Island Plan 2002.

Background Papers	1:2500 Location Plan Letters from the architect Letters of representation Design statement

Endorsed by:

Date:

15 October 2007