Policy Considerations (What are the presumptions) Policy G13 - There will be a presumption in favour of the preservation of the architectural and historic character and integrity of registered buildings and places. Permission will not normally be granted for the total or partial demolition of a registered building or extension or other external alteration works which would adversely affect the architectural or historic interest, character or setting of a registered building or place. Policy H10 – Proposals that would lead to the loss of residential units or floorspace will not normally be permitted. Where a proposal would lead to a loss of residential units or floorspace, applicants will normally be expected to replace this loss on site. Policy BE2 – the Planning and Environment Committee will take into account the context of the development and its contribution to townscape, public realm, the potential to regenerate outworn areas of the town, to remove eyesores and relocate un-neighbourly uses, the quality and character of the proposed development and the positive contribution it would make to the vitality and viability of the town. Policy BE3 – Within the town centre, the Planning and Environment Committee will seek to promote the viability and vitality of the Town Centre and resist the loss of existing ground floor retail units to non-retail uses and resist the loss of residential units within the town centre. Policy IC2 – The development of new offices, and extensions to existing office accommodation, will normally be permitted within the St Helier provided that the proposal is accessible by pedestrians, cyclists, public transport users including those with mobility impairments, will not have an unreasonable impact on neighbouring uses and the local environment and will not lead to unacceptable problems of traffic generation, safety or parking. Policy IC13 –The rôle of St Helier town centre as the main retailing centre of the Island will be protected and promoted. Changes of use involving a loss of ground floor retail floor space within the town centre will not normally be permitted. Policy G16 – Demolition of Buildings The demolition of a building or part of a building will normally only be permitted where the proposal: (i) involves the demolition of a building or part of a building that it is not appropriate to repair or refurbish; (ii) would not have an unacceptable impact on a Site of Special Interest, Building of Local Importance or a Conservation Area; (iii) would not have an unacceptable impact on the character and amenity of the area; (iv) makes adequate provision for the management of waste material arising from demolition as required by Policy WM2. Policy WM2 – Construction and Demolition Wastes Plan Any development proposals involving the demolition of major structures or removal of significant quantities of waste material during construction shall identify the means by which the waste material shall be re-used, recycled or disposed of either within or off the site. Land Use Implications The buildings are currently vacant, the former pub, the yard and 26 Conway St have been vacant for a number of years. In terms of the Planning Law, the recognised uses are one retail unit (Les Tourists) with an office above and a public house with a residential unit above. These uses will be removed from the site and replaced with office use (approximately 85% of the floor space) and two separate cafés on the ground floor. The removal of the existing uses raises conflicting policy issues relating, principally to policies H10, BE2, BE3 and IC13. The loss of the existing housing unit above the Commercial Hotel is contrary to Policy H10 however, it is not of a good quality and the Population Office have not objected to its loss. The loss of the retail unit is contrary to policies BE2, BE3 and IC13. However, it is the only retail unit (and of a small size) at the southern end of Conway Street and therefore its loss would not harm the retail core or character of St. Helier. However in accordance with the requirements of the Island Plan, the vitality and viability of the shopping area and St Helier as a whole must be protected and enhanced. This development will achieve this not only by providing additional office accommodation on a vacant site but by siting two cafes at street level. This will enhance the vitality of this important link between the transportation centre, tourism areas and the heart of St. Helier. In particular the corner siting of the café will enhance the character of the street. These benefits outweigh the loss of the housing and residential units. Size, Scale & Siting The existing buildings are two storeys in height and are the smallest buildings in the road. Most (including remaining historic) development is 3-5 storeys in height. Excluding the Commercial Hotel and in accordance with policies G3 and BE2, the development is respectful of the scale of development in the immediate area given that it matches the roof and eaves levels of Victoria Chambers and is similar to the Pomme D’Or Hotel to the southeast. The Design and Conservation Section has reservations about the scale of the development particularly in relation to the Commercial Hotel. However, the introduction of a glazed extension as agreed in principle by the Planning Sub-Committee and by the Design Review Group helps graduate the scale of the development to the Registered Building. Overall the scale is acceptable in terms of its impact on the streetscape. In order to accord with the character of the street and thus policies G3 and BE2 the only acceptable siting was immediately onto the street. This siting has been proposed, thus maintaining the established building line. In addition, the proposed division of the new building (3-bay, 3-bay and 5-bay) follows closely the historic plot widths of Conway Street thus maintaining the grain of the street to a greater degree then some other modern interventions. Design & Use of Materials The design follows the traditional window rhythm and form of Victoria Chambers. In addition to the design responds to the historic plot widths, the string courses tie into those at Victoria Chambers and a clear hierarchy of detail is proposed to enliven the building at pedestrian level in comparison to the simply façade above. This accords with the general approach used historically in this area in accordance with policies G3 and BE2. Notwithstanding these references to the established pattern of development in Conway Street the scheme is clearly contemporary in detailing and this is an appropriate form of development in this area whilst still retaining local relevance in terms of materials. A coloured render is proposed for the 1st, 2nd and 3rd storeys, and granite for the ground floor. The use of a standing seam metal roof is not common in the area however the Lloyds Bank building uses lead in a similar fashion and the roof will not be clearly visibly except at longer distances. The Design Review Group has advised the removal of the plant from the roof in order to provide a development that did not harm the roofscape of the town as has often happened with other office blocks. The agent has stated that it is “not possible to locate the main services plant on-floor due to the requirement to naturally cool and ventilate the plant and in particular, the heat rejection units”. Instead a compromise solution has been designed, incorporating the entire plant area in a louvered mansard enclosure. This is an acceptable solution in design terms given that it is set back from most public views and follows the form of the main roof. Given the importance of securing a high quality scheme to enhance the area and to justify the demolition of a Registered Building (in accordance with the previous advice of the Planning Sub-Committee) all external materials will need to be submitted for agreement. Impact on Neighbours Despite the scale of the development in a relatively narrow street, the development will not result in any adverse impact on neighbouring properties. This is because the neighbouring uses are either office or warehouse/car parking. It should be noted that the Pomme D’Or Hotel will benefit from the regenerate of this outworn area of the town in accordance with Policy BE2. Access, Car parking and Highway Considerations The site has one vehicular access from the courtyard onto Conway Street which has limited visibility and thus its removal would enhance pedestrian safety. The proposed development has no vehicular access and no parking spaces provided. To meet the standards as set out in PPN No. 3 (Parking Guidelines) 30 staff parking spaces, and 3 visitor spaces would be required. In order to achieve this, a substantial new car park would be required and it is not realistic objective on this site. Such a large number of parking spaces would encourage private car usage contrary to the strategic travel objectives of the Island Plan, contrary to Policy TT1. This is a clear change in policy from those applications refused in the late 1990s that results in this scheme with no parking as being acceptable in principle. Critically, the provision of car parking on the site would be extremely harmful to the vitality of the pedestrian level façade. In addition, the site will benefit from good public transport links, including cycle rack provision, and is in close proximity to residential areas of St. Helier. T&TS as Highway Authority state “No change to the infill building raises any highways issues” whilst the Parish in their second comments state no objection to the development. Foul Sewage Disposal The site is connected to the foul sewer and this is sufficient to accord with Policy NR2. A series of technical requirements have been raised by T&TS (Drainage) that will require agreement between the developer and T&TS. Landscaping issues The site currently has no landscaping and none is provided. Within the context of the street it is reasonably to permit the development without additional landscaping. Other Material Considerations | 
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