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A decision made (31.08.07) to grant planning permission for Beausite Apartments, Rue Maraval, Grouville.

Decision Reference: MD-PE-2007-0240		Application Number: P/2007/0003 (If applicable)
Decision Summary Title :	Minister Call – In of Planning Application	Date of Decision Summary:		24.09.07
Decision Summary Author:	John Nicholson	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 :	Beausite Apartments, (Formerly Site of The Grouville Tavern car park), La Rue Maraval, , Grouville	Date of Written Report:		29.06.07 & 21.08.07
Written Report Author:	John Nicholson	Written Report : Public or Exempt? (State clauses from Code of Practice booklet)		Public
Subject: Beausite Apartments, (Formerly Site of The Grouville Tavern car park), La Rue Maraval, Grouville Construct 3 units of self catering accommodation with associated parking. AMENDED PLANS: Construct 2 units of self catering accommodation with associated car parking.
Decision(s): Following a Ministerial Meeting held on 31st August 2007 the Minister has agreed to grant permission for the above development, subject to the conditions set out on the Officers report, and three additional conditions, being: · The east facing rooflights are to be of restricted opening, in a manner to be submitted to and approved by the Minister for Planning and Environment prior to first occupation, and thereafter maintained (In the interest of the amenity of neighbouring properties). · Notwithstanding the details shown on the approved drawings, prior to the commencement of development, revised drawings shall be submitted to and approved in writing by the Minister for Planning and Environment, showing a revised roof arrangement, to be no higher than the ridge height of the first bungalow on Le Grand Pre. (In the interest of the amenity of neighbouring properties).  The first floor south facing window of Unit 2, and the east facing rooflights of both units, shall be fitted with obscured glazing prior to the first occupation of the development hereby permitted and thereafter permanently maintained. (To prevent overlooking and loss of privacy to the occupiers of the adjoining property).
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: N/A
Action required: Permit issued 31st August 2007. Notify all interested Parties
Signature:			Position: Minister for Planning & Environment
Date Signed:			Date of Decision: 31.08.07

Beausite Apartments, Rue Maraval, Grouville - planning permission granted

Planning and Environment Department

Report for Ministerial Meeting

Application Number

P/2007/0003

Site Address	Beausite Apartments, (Formerly Site of The Grouville Tavern car park), La Rue Maraval, Grouville.

Applicant	Apart Hotels Jersey Ltd

Description	Construct 3 units of self catering accommodation with associated parking. AMENDED PLANS: Construct 2 units of self catering accomodation with associated car parking.

Type	Planning

Date Validated	02/01/2007

Zones	Built-Up Area

Policies	G2 –General Development Considerations G3 – Quality of Design TR1 – Development of New Tourist Accommodation

Reason for Referral	Level and degree of objection

Summary/

Conclusion

This application is the resubmission of scheme for self-catering holiday accommodation, originally refused in October 2006.

It has been considerably revised to taking account of representations, including amendments to the design and reduction in the overall form, initially, from 4 to 3 units, and now to 2 units.

The development will provide 2 self catering units, each for a maximum of 4 people. They are arranged as a pair of bungalows, each containing living accommodation at the ground floor level and a bedroom within the roofspace.

In policy terms, the principle of the use is acceptable, and the issues for consideration are in relation to the character and amenity of the area, including the scale and form of the building (particularly in relation to the site context), traffic safety and parking.

The size and scale of the buildings have drawn on the form of surrounding residential properties. The proposed structures are relatively simple and contemporary, yet use traditional materials and finishes. All external walls will be painted render, the roof will be slate, taking reference from the properties along La Rue de la Pasture. The ridge height will match the primary buildings along La Rue de la Pasture, and will be 1m higher than the bungalows on Le Grand Pre. To the east of each unit will be an area of private amenity space, and the scheme will provide a total of three car parking spaces, fronting La Rue Maraval.

The key issue is the potential impact on neighbours, particularly the property to the east, La Partage a Trois. The primary garden area of La Partage a Trois is to the south, away from the application site, and the proposal has sought to establish a building-line to move the mass away from the boundary, and avoid any overlooking between existing or proposed windows / rooflights. This relationship is considered to be acceptable.

Officer

Recommendation

Approve, subject to conditions.

Site Description	Former car park for the nearby Grouville Tavern PH, which is now converted into self catering apartments, set within a primarily residential area.

Relevant Planning History	Application reference P/2006/0505 sought permission for four units of self-catering accommodation, and was refused in October 2006, for three reasons, relating to the form and design, the use of brickwork and inadequate car parking arrangements. The current application is of a very different built form and architectural style than the earlier refusal, the current scheme also originally proposed to reduce the accommodation from four to three units. In discussion with the agent, this has now been further reduced to propose two units, also with significant alterations to the design and layout. The application has been readvertised on this basis (as confirmed by the amended description of development).

Existing use of Land/Buildings	Vacant car park.

Proposed use of Land/Buildings	Two units of self catering accommodation with associated car parking.

Consultations	Parish of Grouville in their letter dated 26 January 2007 state that the Parish Roads Committee viewed the plans and proposals and had no objection. However, the Committee requested that the developer and Planning were reminded that the area was extremely low lying and already prone to flooding. This consultation response was in relation to the original form of this application, containing three units. No response was received when the scheme was reduced to two units. PSD(Drainage) in their letter dated 7th June 2007 state “The Department has no objection to the proposal that will allow access to be gained to the public surface water sewer under Le Partage a Trois from Le Grand Pre. In previous discussions about this site an access manhole was to be constructed in La Rue ed la Pasture to the east but this will now not be required as part of this application.” Economic Development Department (Regulatory Services) in their letter of 16th May 2007 state “This department supports the construction of further quality holiday self catering accommodation.” All consultations are attached with the background papers

Summary of Representations	The original form of this application, involving three units, attracted four letters of representation, all objecting to the development. The issues raised can be summarised as:  Overdevelopment;  Dominant building, not in keeping with single-storey bungalows on Le Grand Pre, by virtue of height, roof materials and use of brickwork;  Increased traffic near Grouville School;  Inadequate car parking for the wider area;  The introduction of a commercial use, which may be empty for long periods, in a residential area;  Overlooking and loss of light, due to proximity with property on eastern boundary and form of roof. In dialogue with the Department, the applicant sought to address these concerns, and redesigned the scheme, to comprise two units. The application was readvertised and five letters of representation were received, one letter raised a comment about the form of windows, the remaining four letters all objected to the development. The issues raised can be summarised as:  Two storey height will dominate the surrounding bungalows;  Design (pitch of roof) and finish (materials) is not in keeping with the area;  Impact on privacy due to facing windows and use of rooflights;  Increased traffic near Grouville School;  Introduction of a commercial use within a residential area; Following receipt of these representations, the development has been further altered, again seeking to address the issues raised, and the height of the ridge has been reduced to match that of adjacent property, Le Partage au Trois, on La Rue de la Pasture. All letters of representation and responses are attached with the background papers

Planning Issues	Policy Considerations This proposal is for the erection of self catering tourist accommodation on a site within the Built Up Area as defined by the Island Plan 2002. Policy TR1 allows for the development of such accommodation within the built up area provided that amongst other things, the development will not unreasonably affect the character and amenity of the area; will not lead to unacceptable problems of traffic safety or parking and is appropriate in scale, form, massing density and design to the site and its context. These considerations are echoed by Policy G2 and Policy G3 of the Island Plan 2002. The Minister for Planning and Environment has a clear set of design principles that should be used to inform and assess development. These principles include the proviso that new buildings should draw on their context in terms of building form, mass and height. The current application is of a form which relates both to the nearby bungalows (in terms of overall scale and bulk), and the adjacent Le Partage a Trois (in terms of materials and height). Land Use Implications As indicated by Policy TR1 the introduction of tourist accommodation as a land use is appropriate for this site. Indeed to the north-east of this site close by is a hotel and self catering accommodation. As such there are no adverse implications on land use by the proposals. Size, Scale & Siting The proposed building will provide two no. one-bedroom / four person self catering units, arranged as a pair of bungalows, each containing living accommodation at the ground floor level and a bedroom within the roofspace. The size and scale of the building has drawn on the form of surrounding residential properties to incorporate a pitched roof, taking reference from the properties along La Rue de la Pasture. The ridge height will match the primary buildings along La Rue de la Pasture, and will be 1m higher than the bungalows on Le Grand Pre. To the east of each unit will be an area of private amenity space, and the scheme will provide a total of three car parking spaces, fronting La Rue Maraval. Design & Use of Materials As considered earlier, the design has been drawn from the surrounding built form and the proposed structure is relatively simple and contemporary, yet uses traditional materials and finishes. The overall scale relates to the nearby bungalows on Le Grand Pre, whilst the arrangement (particularly of the roof), relates the form of the development to the main properties on La Rue de la Pasture, and enables the incorporation a bedroom at first floor level. Following negotiation with the applicant, areas of brickwork have been removed and all external walls will be painted render. The roof will be slate – which matches the adjacent property to the east (La Partage a Trois). Impact on Neighbours The property to the south is a bungalow, with a garage between the dwelling and the application site. The property to the east (La Partage a Trois) runs parallel and in close proximity to the site boundary and the impact of the development on this dwelling needs careful consideration. The primary garden area of La Partage a Trois is to the south, away from the application site, and the proposal has sought to establish a building-line to move the mass away from the boundary, and avoid any overlooking between existing or proposed windows / rooflights. Access, Car parking and Highway Considerations Planning Policy Note No. 3: Parking Guidelines requires the provision of one car parking space per 4 bed spaces. As each of the apartments provides for 4 bed spaces then 2 car parking spaces are required. This requirement is met by the provision of 3 spaces on the forecourt area. Foul Sewage Disposal To foul sewer. There is also a culvert forming part of the boundary between the subject site and Le Partage a Trois, and access to this culvert (for maintenance purposes) will be provided from the road, via the amenity area of Unit 2. This arrangement has been agreed by PSD Drainage. Landscaping issues There will be both hard landscape treatments, including a low granite wall fronting Le Grand Pre, and planters to the forecourt parking area. Other Material Considerations The applicant has confirmed that no refuse storage will occur on site, all waste is to be collected from the apartments on a daily basis and removed to a bin store at the hotel.

Officer Recommendation	Approve subject to conditions.

Conditions/ Reasons	1. The development hereby approved shall be carried out entirely in accordance with the plans and documents permitted under this permit. No variations shall be made without the prior written approval of the Minister for Planning and Environment. 2. The proposals should accord with the requirements of Economic development Regulatory Services with reference to compliance with the Tourism (General Provisions) (Jersey) Order 1990. 3. There shall be no refuse storage on site with all waste to be collected from the development on a daily basis and removed to a bin store at the Grouville Tavern Hotel. 4. Notwithstanding the indications on the approved plans, prior to the commencement of the development hereby permitted, full details of all external materials (including elevations, roofing, hard and soft landscape works) to be used to construct the development shall be submitted to and approved by the Minister for Planning and Environment. 5. The permission hereby granted is for tourist self catering accommodation as registered under the Tourism (Jersey) Law 1948 and for no other purpose without prior consent of the Minister for Planning and Environment Reasons 1. To ensure that the development is carried out and completed in accordance with the details approved by the Minister for Planning and Environment. 2. In the interests of the amenities of future occupiers. 3. In the interests of the amenity of the area. 4. To safeguard the visual amenities of the area. 5. The Minister for Planning and Environment considers that the accommodation hereby approved is acceptable as holiday accommodation in terms of its, layout, size, car-parking, amenity provision, and relationship with neighbouring properties. Occupation on a permanent basis would require different standards in these respects.

Background Papers	Consultation responses, letters of representation and other relevant correspondence:  Letter of 10th January 2007, from R.C. Arnold, of Kingfisher House. Objecting to original scheme for 3 units, now superseded;  Letter of 17th January 2007, from S. Allum, of 5 Le Grand Pre. Objecting to original scheme for 3 units, now superseded;  Letter of 19th January 2007, from C. Stephens, of La Partage a Trois. Objecting to original scheme for 3 units, now superseded;  Letter of 22nd January 2007, from C.C. Pinel, of Villefranche. Objecting to original scheme for 3 units, now superseded;  Consultation response of 26th January 2007, from Parish of Grouville;  Consultation response of 16th May 2007, from Economic Development Department, Regulatory Services;  Consultation response of 7th June 2007, from Transport and Technical Services (Drainage);  Letter of 14th May 2007, from C. Stephens, of La Partage a Trois;  Letter of 17th May 2007,from C.C. Pinel, of Villefranche;  Letter of 19th May 2007, from S. Allum, of 5 Le Grand Pre;  Representation of 21st May 2007, from Mr and Mrs P. Bourke of Petit Becquet;  Letter of 21st May 2007, from P. McEvoy, of La Maison des Murailles;  Letter of 21st June 2007, from agent. Relevant drawings are: Location Plan Proposed Site Plan Proposed Ground Floor Proposed First Floor Proposed Contextual Elevations

Endorsed by:

Date:

29 June 2007