Island Site Annex, La Route de la Liberation, St. Helier.

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A decision made (30/06/2008) regarding: Island Site Annex, La Route de la Liberation, St. Helier.

Decision Reference: MD-PE-2008 -0140			Application Number: P/2007/1755 (If applicable)
Decision Summary Title :	Island Site Annex, La Route de la Liberation, St. Helier		Date of Decision Summary:		20 June 2008
Decision Summary Author:	Peter Le Gresley		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 :	Island Site Annex, La Route de la Liberation, St. Helier		Date of Written Report:		05 February 2008
Written Report Author:	Peter Le Gresley		Written Report : Public or Exempt? (State clauses from Code of Practice booklet)		Public
Subject: Island Site Annex, La Route de la Liberation, St. Helier Construct Cafe
Decision(s): The application was presented to the Minister at a Public Meeting held on the 18th January 2008. The Minister deferred the application pending design improvements and other alterations to the proposed café. These improvements and alterations were prepared by the architects for the scheme (Axis Mason Ltd) and the Minister subsequently approved the application subject to the following conditions. Condition(s): 1. Prior to the commencement of development on site, the applicant shall submit to the Minister for his approval a palette of samples indicating the precise materials to be used on this development. 2. The applicant shall give consideration to increasing the angle on the roof structure so as to accentuate the design concept. 3. The applicant shall have regard to the contents of the letter from the Health and Social Services Department dated 20 August 2007 and shall implement those requirements to the satisfaction of that Authority. 4. The applicant shall negitiate directly with the Parish of St Helier regarding the collection of refuse from this facility. Reason(s): 1. The design concept for this scheme relies heavily on the use of high quality materials and the Minister would wish to ensure the use of the same. 2. In the interests of accentuating the architects own Design Concept. 3. In the interests of public health. 4. To ensure that refuse arising from this facility is properly disposed.
Reason(s) for Decision: 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:		PLeg / PT Initials		Position: Minister for Planning and Environment
Date Signed:				Date of Decision (If different from Date Signed): 28 March 2008

Island Site Annex, La Route de la Liberation, St. Helier.

Planning and Environment Department

Report

Application Number

P/2007/1755

Site Address	Island Site Annex, La Route de la Liberation, St. Helier.

Applicant	Mr L Williams Island Development Ltd

Description	Construct Cafe

Type	Planning

Date Validated	18/07/2007

Zones	Built-Up Area Town Map Area Waterfront Development Area Site Of Special Interest

Policies	G2 –General Development Considerations G3 – Quality of Design BE3 – Town Centre Vitality

Reason for Referral	MINISTERIAL CALL-IN

Summary/

Conclusion

This is a welcome facility at the western end of the Island Site, bringing vitality and life to this open space. The mixture of glass, timber and copper as materials combine to produce an effective and appropriate design which will architecturally improve this area.

Recommendation

APPROVE

Site Description	The site consists of paved triangular area of land between the back of the Liberty Wharf offices and the Island Site. The site is not yet fully prepared but will be laid out to paving slabs with hard landscaping features.

Relevant Planning History	None.

Existing use of Land/Buildings	Public Open Space.

Proposed use of Land/Buildings	Public Open Space with café.

Consultations	Health and Social Services Department - in its letter of 20 August 2007 make general recommendations with regard to the facilities required for this café and food preparation area. Design and Conservation Section – Support the proposal. Parish of St. Helier - no comment received. All consultation responses are attached as background papers

Summary of Representations	No representations have been received in this application.

Planning Issues	Policy Considerations The 2002 Island Plan supports development within the Town Centre area, the Built Up Area and the Waterfront where it would give rise to beneficial and lively uses which would support the Island’s economy. Development must be designed to be of a high standard and should not give rise to any nuisance to neighbouring premises. It is considered that this proposal achieves all of these aims by bringing a lively and vital use into this open space. This will encourage the use of this space at all times of the year, whilst not being sufficient to disrupt any of the surrounding retail or office uses. Land Use Implications The only implication for this new use is that it must be serviced for deliveries and the like. Access may be achieved from the existing service road which has been designed to cope with the Liberty Wharf retail development. A bin store is designed into the building for the use of the Parish of St. Helier. Size, Scale and Siting This is a single storey building constructed of timber, framed glass with a copper roof. The architects Design Statement indicates that the concept for this building arrived from that of a “fallen leaf”. This has resulted in a slightly cranked ‘gull wing’ roof built from copper, which resembles the form of a fallen leaf. The Department is entirely happy with the design, albeit that it is felt that the angle of slope on the roof could be increased to slightly accentuate the form of the building. Design and Use of Materials See above. Impact on Neighbours None. Access, Car Parking and Highway Considerations The proposed building does not require any additional car parking on this site, as the facility will rely, as do all other town cafes, on the public parking facilities around the edge of the town. Also, it is considered that to introduce cars into this area would be inappropriate. Foul Sewage Disposal To mains foul sewer. Landscaping issues None. Other Material Considerations None.

Officer Recommendation	APPROVE

Conditions/ Reasons	Condition 1: Prior to the commencement of development on site, the applicant shall submit to the Minister for his approval a palette of samples indicating the precise materials to be used on this development. Reason: The design concept for this scheme relies heavily on the use of high quality materials and the Minister would wish to ensure the use of the same. Condition 2: The applicant shall give consideration to increasing the angle on the roof structure so as to accentuate the design concept. Reason: In the interests of accentuating the architects own Design Concept. Condition 3: The applicant shall have regard to the contents of the letter from the Health and Social Services Department dated 20 August 2007 and shall implement those requirements to the satisfaction of that Authority. Reason: In the interests of public health. Condition 4: The applicant shall negotiate directly with the Parish of St. Helier regarding the collection of refuse from this facility. Reason: To ensure that refuse arising from this facility is properly disposed.

Background Papers	1:2500 Location Plan Copy of architect’s Design Statement Copy of letter from Health and Social Services dated 20 August 2007. Copy of advice from Historic Buildings Team dated 20 July 2007.

Endorsed by:

Date:

5 February 2008