Fantastic Tropical Gardens, La Dimerie, St. Peter: Development in the Green Zone

FANTASTIC TROPICAL GARDENS, LA DIMERIE, ST. PETER: DEVELOPMENT IN THE GREEN ZONE _______________

Lodged au Greffe on 27th July 1999

by the Planning and Environment Committee

______________________________

STATES OF JERSEY

STATES GREFFE

175             1 9 9 9   P . 1 0 9          

Price code: B

PROPOSITION

THE STATES are asked to decide whether they are of opinion -

  to s u p p ort the Planning and Environment Committee's intention to grant permission for the demolition of the

existing buildings and structures at the site of the former Fantastic Tropical Gardens, La Dimerie, St. Peter (as shown on drawing No.  620/1), and the construction of three four-bedroom dwellings on part of that site, which is situated within an area designated as Green Zone on the Island Map, as amended 1-87, as an exception to States' policies regarding the development of land within the Green Zone.

PLANNING AND ENVIRONMENT COMMITTEE

REPORT

1. I nt  ro  duction

  T h is a p plication offers the opportunity to make a significant enhancement to this part of St. Peter's Valley, which

currently has a sprawling commercial development in urgent need of redevelopment or replacement.

  T h is r ep ort recommends that an exception be made to the Green Zone policy to allow the proposed demolition of

all existing buildings and structures on the site of the former Fantastic Tropical Gardens in St. Peter, and the proposed construction of three dwellings on part of the site, two of which would be sited on the southern part of the former gardens and one on the northern part of the car park.

2. R  ea s o nsfor recommended policy exception

  A lth o u gh new residential development would not normally be permitted in a Green Zone/valley location, the

Planning and Environment Committee is minded to grant permission as an exception to the approved policies, having regard to the following points.

  (i ) T he site has the benefit of an existing commercial use. The proposal to redevelop the site for three dwellings

would involve a more "low-key" use, having particular regard to the traffic/parking implications, in what is a sensitive Green Zone location.

  (ii  ) T he proposal would involve certain environmental benefits, particularly the restoration of the remainder of

this part of the valley to its natural state, and the removal/replacement of a large part of the car park by natural landscaping.

  ( ii i) T he associated proposal to provide a foul sewer connection would eliminate any risk of water pollution, which would otherwise remain if the existing commercial use was reactivated in its existing form.

  (iv  ) T he new housing development would form part of an existing small cluster of houses and is designed to

integrate well into the surrounding area; when viewed from the main valley road, the houses would be seen against an existing woodland backdrop. As such, it is considered that the new houses themselves would not have  an  adverse  visual  impact  on  the  area,  and  this  anyway  needs  to  be  balanced  against  the  other environmental benefits.

   T h e ty p e o f houses proposed are clearly not for first-time buyers, but the size and design is considered

appropriate in this context and location.

  Fo  r th  e  above  reasons,  the  Planning  and  Environment  Committee  is  minded  to  grant  permission  for  this

development.

3. T he   s ite

  T h e site   is located in St. Peter's Valley, on the western side of La Dimerie, comprising the former gardens area

itself, which is located on the north side of Le Mont des Charrières, and the associated car park on the south side (location plan enclosed).

4. R e c e nt background/applications

  In 1 9 8 5 permission was granted for a large greenhouse with new restaurant, albeit this permit was not taken up, the

site has for many years been a commercial site for a tourism-related business.

  In th e m id 1990s, with visitor numbers declining, the previous owner decided to explore alternative options for the

site, and the following applications were considered by the Committee.

1. L e is ure pool proposal

  In A p r i l 1996, the owner submitted an application to redevelop the site for a themed leisure pool, to be housed in a

large glazed structure.

Pe  rm  i ss ion was refused in September 1996 on grounds relating to unacceptable scale and form of development in

the Green Zone, potential adverse impact on the existing natural landscape character of the area, and inadequate car parking

provision (for a facility which could have accommodated up to 400 persons). Car parking was a particular concern, given the potential problem of on-street parking in nearby roads, which would be against highway safety interests and  cause  unacceptable  loss  of  amenity  to  neighbouring  residents.  The  existing  car  park  is  capable  of accommodating approximately 70-75 cars.

L a D  im  erie is a Green Lane.

  In d e a lin  g with this application, the Committee recognised that the site has an existing commercial use, but advised

the owner that any new commercial venture should preferably be linked to the established use for gardens, given its Green Zone/valley location.

2. Pr o p osal for upgraded visitor attraction with additional facilities

  In N o v e mber 1997, an application was submitted on behalf of the owner to construct a new cafe/restaurant facility,

children's play building and shop/exhibition building, all linked by covered walkways and all associated with a new themed attraction for botanical gardens.

  Pe  rm  is s ion was granted for this development in February 1998, subject to a number of conditions, which included a

requirement that the new development should be connected to the foul sewer. Shortly before the permit was issued, the site changed ownership.

3. A p p lication for residential development

  In J u n e 1998, an application was submitted on behalf of the new owner (in the company name of La Rocher Guest

House Ltd.) to demolish all existing structures and construct six dwellings on the site, four to be sited on the southern part of the garden area and two in the car park area. The submitted plans again involved a proposal to provide a foul sewer connection to serve the development.

  Pe  r m i ss ion was refused on grounds that the proposal would involve an unacceptable scale of development in a

sensitive Green Zone location and would adversely effect the landscape character and appearance of the area.

  T h is  d e cision was subsequently maintained by the Committee following various requests by the applicant for

reconsideration of the proposal, and the Committee also rejected a revised proposal for the construction of four dwellings on the site. In making this latter decision, the Committee advised (without prejudice) that it might be prepared to support the development of three dwellings on the basis of the other related proposals for the site.

5. C  ur r e nt application proposal

1. A p p lication details

  T h e c u r rent application which forms the subject of this proposition includes the following proposals.   (i ) T he proposed demolition of all existing buildings and structures on site.

  (ii ) T he proposed construction of three dwellings comprising -

• o n e tw  o -storey dwelling (Unit 1) to be constructed on the northern part of the existing car park, being of traditional form, layout and design and faced in granite, located opposite an existing granite barn and dwelling on the other side of La Dimerie;

• tw o d w ellings (Units 2 and 3) to be constructed on the southern part of the gardens area, set back

behind an existing high roadside hedge which would be retained. Proposed Unit No. 2 (located close to the existing site entrance) would be single-storey, and proposed Unit No. 3 would be two-storey. External wall materials would include render and cedar boarding, with roof materials clay pantiles or cedar shingles, in order to integrate the houses into the existing landscaping.

    T h e f lo o r s p ac e a re a of Unit 1 would be approximately 2,370 square feet, and Units 2 and 3 would each

comprise approximately 2,500 square feet.

(ii i )  It is again proposed that a foul sewer connection would be provided to serve the development.

  (iv  )  B eyond the residential curtilage of Unit No. 1, the remainder of the existing car park would be removed and

the area banked up and restored to natural landscape.

  (v ) I n a northerly direction, beyond the curtilage of Units 2 and 3, the remainder of the former gardens area (with

buildings removed) would revert back to its natural state.

2. R e p resentations on application

  Fo  llo  w in  g the normal advertisement procedure, the following representations were received -

1. National Trust

  N o o b je ctions raised to development in former garden area itself, but strongly object to proposal for a new dwelling

(Unit 1) in the existing car park, which in the Trust's view should be restored to its natural state so that the environmental state of the valley is not impinged upon any further.

2. Lo cal residents

  T w  o o bjection letters received, commenting that the area should remain unspoilt because of its Green Zone

location, but raising no objections to just one house on the site of the existing gardens.

6. C  on  c lusion

  I t  is   r a re that the Committee is presented with such a good opportunity to reverse the impact of commercial

development in an area such as this. The Committee believes that the proposals will be of significant benefit to this area of the Green Zone and seeks the support of the States.