Retail Policy Review - Minister for Environment - Submission - 27 September 2018

Minister for the Environment  

PO Box 140, St Helier, Jersey, JE4 8QT  

Deputy K Morel

Chairman

Economic Affairs Scrutiny Panel Scrutiny Office

States Greffe

Morier House

St. Helier

27 September 2018

Dear Deputy Morel ,

Retail review: written submission from the Minister for the Environment

Thank you for your letter of 04 September 2018, requesting that I make a submission in relation to your panel's review of the future of retail in Jersey and the issues facing the industry locally.

I am delighted to do so, and set out information and observations relative to my own Ministerial portfolio and the terms of reference for your review, which have been prepared following discussion with officers.

1. Challenges and opportunities

The Island Plan, which is Jersey's statutory land use planning document, is important in providing the planning policy framework for all forms of development in the island. With regard to retailing, its key planning policy objectives are to ensure that:

• the island has an adequate provision of retail facilities to meet its needs;
• this is appropriately located; and
• retail centres remain viable and vibrant.

All of these represent planning challenges.

Adequate retail provision

In terms of retail provision, the latest retail capacity study undertaken in the island was carried out by DTZ[1] in 2008, to inform the preparation of the current Island Plan. This study concluded that, at that time, there was generally sufficient capacity in the Island to meet overall retail demands, and that there was no forecast quantitative requirement for additional significant foodstore floorspace in the foreseeable future.

With regard to food shopping, however, the study identified a qualitative need for the introduction of discount food retailing, to better complete Jersey's food retail offer: this was not necessarily a planning issue, but a matter of the composition of the local retail market.

At the time of the study, forecasts for comparison shopping, based on population and household expenditure modelling, indicated a likely increasing demand for comparison goods floorspace, and the current Island Plan made provision for this by seeking to extend St. Helier 's Core Retail Area, where there is a presumption in favour of allowing retail uses, to make provision for this potential demand.

Given the significant changes that have occurred since the current Island Plan was adopted in 2011 there will be a requirement to review the adequacy of current retail provision as part of the forthcoming Island Plan Review. This will need to give consideration to changes in shopping behaviour generally relative to the increased use of online shopping; and the introduction of new food retail operators to the island. Regard will also need to be had of current and forecast future changes in demand, driven by demographics; household expenditure; and modes of shopping.

Location

Successive Island Plans have sought to uphold and support the role of St. Helier , as the primary focus for shopping in Jersey, whilst recognising the role of other local centres, particularly in meeting local convenience shopping needs.

Jersey's planning policies have been largely successful in resisting the development of out-of-town foodstores such as those seen in the UK and France. The DTZ study concluded that existing foodstores on the Island are well distributed to serve the main concentrations of population, both for main food shopping and local walk-in shopping and considered that there were no conspicuous weaknesses in terms of the spatial distribution of foodstores.

As a result of this, the Island Plan seeks to maintain the current distribution of foodstores but enables the provision of new small-scale local facilities to serve changing local needs, and we have seen the emergence of a number of local convenience stores and the expansion of garage forecourt shopping provision over the current Plan period.

Planning policies seek to protect the primacy of St. Helier as the island's main retail centre, and operate a sequential test' approach for large scale retail development over 500sq.m. This means that there is sequential preference for large scale retail development to be located within the town centre; then edge-of-centre; and then other locations within the town.

Retail proposals outside of the defined shopping centres or the island's built-up area, as defined in the Island Plan, are required to demonstrate that they will not have an adverse impact on St. Helier and local shopping centres, as appropriate.

As part of the forthcoming Island Plan Review, I want to consider the adequacy of retail provision across the Island to ensure that we have the right amount of retail space in the right places. Whilst I support the need to maintain St. Helier as the island's primary retail centre, we need to ensure the availability of other retail provision in places such as Les Quennevais and Red Houses, which has a role to support local retail needs and which might obviate people's need to travel into town for some of their shopping needs.

The sale of fresh local produce direct from producers can be an important part of an agricultural business, and is supported by marketing initiatives such as Genuine Jersey. The Island Plan enables and encourages this where the enterprise remains ancillary to the existing economic activity e.g. the farm shop is secondary to the farm.

It is recognised that, to overcome problems of seasonality, farm shops may need to provide a wider range of produce to maintain a customer base all year round, but the emphasis should remain on fresh local produce. It can be challenging, from a planning perspective, to ensure that this remains the case and that farm shops do not turn into supermarkets in the countryside' which might challenge the viability and vitality of nearby local shopping centres.

The island's planning system has generally successfully regulated the location of bulky goods retail warehouses in Jersey within the built-up area where they can complement town centre uses.

Vibrancy and vitality

The planning policies that are set out in the Island Plan seek to ensure that, by controlling the location of retail activity throughout the island, and by generally focussing it in urban centres, these centres remain vibrant and viable as places that retail businesses can thrive and where people can easily visit to shop.

In St. Helier , the Plan defines a Core Retail Area where policies seek to resist the loss of ground-floor retail floor space to ensure that St. Helier 's shopping centre remains vibrant.

Over many years, and for different reasons, the physical extent of the town's retail centre has contracted: the retail character of secondary shopping areas such as Bath Street (beyond Minden Place), La Motte Street, Cheapside, David Place, New Street and the eastern end of Colomberie, has changed. There has also been some limited growth in the provision of new retail floorspace in St. Helier , evident by the provision of some new but limited retailing on the Waterfront.

The Island Plan review will need to consider the extent of St. Helier 's defined core retail area and the planning policies that might apply to it to look at how the island's primary retail area might remain vibrant and vital in response to changing patterns of retailing.

In addition to the regulation of retail and other development, I am also responsible for setting out masterplanning frameworks for the development of St. Helier in particular. I am of the view that this presents some key opportunities to support retailing in St. Helier and to bolster this important aspect of what the town has to offer to both residents and visitors.

There are tremendous opportunities to enhance the public realm of St. Helier , and to make visiting or living in the town, a much more pleasant experience. Similarly, other local shopping centres, such as Red Houses, can appear tired and in need of revitalisation. I think that this is of great relevance to retailing given that shopping appears to have become a much more experiential' activity, rather than just a functional one, and people visit town and local shopping centres, not just to buy something, but also to enjoy the experience, which may include other activities related to eating, drinking, leisure or culture. As a result of this, the physical environment of a town or local shopping centre needs to be a place that people can reach easily and be of a high quality, to ensure that people will want to spend time in it and return to it rather than, perhaps, simply make a purchase online.

Delivering physical change to regenerate and renew St. Helier 's public realm represents a challenge: it will require investment of resources; and it will require detailed consultation and engagement about how we want to use the limited space we have on our roads and streets, where there are competing claims upon its use.

At a detailed level, there are also planning challenges in seeking to ensure that buildings can be changed and adapted to meet changing retail needs whilst making sure that they are of good quality, in terms of design and character. If places like St. Helier are to remain attractive for shopping, for locals and visitors, we need to ensure that new retail development, including refurbishment and signage, contributes to, maintains and enhances its unique character and identity.

St. Helier 's buildings are a critical part of this, and it is important that the changes that we make in the town respect and maintain its architectural character. Historic buildings should not be seen, as they so often are, as a constraint to new development, but rather an opportunity to work with something that is unique and special to help develop a great retail experience: the restoration and refurbishment of listed buildings such as the abattoir (Liberty Wharf Shopping Centre); 5 Pitt Street (Locke's Coffee); and 35 King Street (Jack Wills) provide a few examples of what can be achieved.

2. Current value of the retail sector

The retail sector has a significant role to play in meeting islanders' needs but is also believed to be important for the visitor: it is part of what the island has to offer. Retail provision and retailing activity contribute significantly to the vibrancy and sense of place' of a location, and this is particularly pertinent for St. Helier .

Retailing is an important sector of the local economy in terms of both GVA and employment.

The key environmental impact of retailing is considered to relate to its location and the implications that this might have for travel and transport. As stated above, the Island Plan seeks to ensure that the provision of retailing in the island is linked to the principal centres of population and that retailing provision is proportionate to it. In this respect, the Plan seeks to enable and maintain local convenience shopping in the island's smaller centres, where people can have good, direct access to local facilities without having to travel far, and where there may be more opportunities to walk or cycle to a local shop. St. Helier , which is supported by a wider range of transport options, offers a greater size and range of food retail and comparison shopping. The Plan, therefore, seeks to ensure that the distribution of retailing provision across the island is as sustainable as possible.

3. Review of economic development policies

I would not seek to offer any view of the current policies, strategies and initiatives of the Minister for Economic Development, as they affect retailing, and await the outcome of the Scrutiny Panel's assessment.

4. Previous Retail Policy Review: outcomes

The Economic Affairs Panel last conducted a review of retail policy in June 2014 (SR 6/2014), a number of recommendations from which fell within the remit of the Minister for the Environment.

A response to this was presented to the States on 25 July 2014 (SR6 Res/2014). I can provide a further update to the status of actions in response to these recommendations, as follows:

Pedestrian priority and ease of access (recommendation 14 and 15)

The previous report sought to encourage the implementation of pedestrian priority schemes, whilst serving to maintain service access to retail premises, to deliver an improved retail experience in St. Helier .

The Ministerial response previously provided acknowledged this aspiration and referred to the existing pedestrian priority proposals in the Island Plan, acknowledging that resources were required to implement them.

Under the last term of government some limited work was undertaken, using existing departmental resources, to undertake pedestrian enhancements schemes in Conway Street (pavement widening), to enhance pedestrian access from the bus station to the town centre; and at Charing Cross/ Sand Street (reclaiming road space for pedestrian use), providing better pedestrian linkages between the town centre and shopper car parks and new offices at the JIFC and Esplanade.

Further preparatory work was also undertaken to further evaluate and develop traffic management and pedestrian priority schemes for other parts of the town road network at, for example, Bath Street and Parade Gardens (see: https://www.gov.je/SiteCollectionDocuments/Planning%20and%20building/St%20Helier %20Report%20v4%20appendices%20removed.pdf).

Further public realm enhancement and traffic management proposals, making it easier for pedestrians, cyclists and bus users, to get into St. Helier , are also being considered as part of the work to review the Esplanade Quarter Masterplan: this work is due to published for consultation shortly.

I remain hopeful that resources to implement some of these proposals will emerge from the work currently being undertaken to renew strategic priorities for the Council of Ministers.

Similarly, there is a growing recognition that work is required to refresh the Sustainable Transport Policy particularly to facilitate greater use of low-carbon vehicles, walking and cycling. This will necessitate, in particular, a review of movement and access in and around the town.

Refurbishment of St. Helier 's markets (recommendation 16)

I am pleased to advise that the Historic Environment Team of the Planning Department has been engaged in providing advice on the maintenance and repair of the Central Market (HE1042: Grade 1 Listed building see: https://www.gov.je//citizen/Planning/Pages/HistoricEnvironmentDetail.aspx?s=3&r=HE10 42) and Fish Market (HE0045: Grade 2 Listed building see: https://www.gov.je//citizen/Planning/Pages/HistoricEnvironmentDetail.aspx?s=3&r=HE00 45) . These are key heritage assets for St. Helier and a unique part of the island's retail experience and offer. The appropriate maintenance of their architectural and historic fabric is essential in order to protect their authentic character, and their contribution to St. Helier 's identity and unique sense of place.

Car parking: north of town (recommendation 18)

Planning permission for the redevelopment of Ann Court, which will include the provision of 137 shopper car parking spaces, was approved in January 2018.

Planning permission has also been granted, in May 2018, for the temporary (three year) provision of 185 public car parking spaces on the site of the gas holder in Gas Place.

Planning process: change of use and advertising (recommendation 23 and 25) Concerns were previously raised about the process of changes of use involving, in particular, a change from general retail to retail involving the sale of food and drink (which requires planning permission) and the apparent challenges that this posed for retailers. The Minister responded that he would review permitted development rights to see if there was any potential to relax planning rules about this.

Consultation on changes to the General Development Order was undertaken in 2015, with changes being made to the relevant legislation in 2016: this did not, however, involving any relaxation in this area (see consultation details and response here: https://www.gov.je/government/consultations/pages/permitteddevelopment2.aspx).

It is still considered legitimate for planning applications for changes of use of this nature to be made in order to ensure that any potential impacts of food preparation on adjacent uses, in particular, are properly regulated. There is considered to be no particular evidence that such proposals are experiencing difficulty through the planning process (see recent examples of such proposals approved under delegated authority: https://www.gov.je/citizen/Planning/Pages/PlanningApplicationDocuments.aspx?s=1&r= P/2017/1607 and https://www.gov.je//citizen/Planning/Pages/PlanningApplicationDetail.aspx?s=1&r=P/201 7/1438).

A recommendation was also made that the use of flags and banners might provide an efficient and cost-effective way to animate retail areas. The Minister responded that he would review the regulations governing the display of advertisements.

This was undertaken in 2015 where planning rules were relaxed to enable; the replacement of previously approved advertisements without the need for consent, subject to conditions; the use of window graphics; the use of flags and banners on garden centres, car sales and garage forecourts; a relaxation of rules governing free- standing signs. The minimum size and number of advertisements requiring consent was also increased from two to five square metres (see: https://www.jerseylaw.je/laws/enacted/pages/RO-159-2015.aspx)

5. Impact of retail tax

I would not seek to offer any view on the impact of retail tax and await the outcome of the Scrutiny Panel's assessment.

6. Out-of-town retailing

As stated above, the planning policy framework that is set out in the current Island Plan seeks to maintain the viability and vitality of existing local shopping centres and the primacy of St. Helier town centre, by seeking to generally resist out-of-town retail development proposals.

Where any such proposals are submitted, and where they are of a nature and scale to warrant it, there is a general requirement to prepare and submit a retail impact assessment as an integral part of a planning application in order that the potential impact of a proposal upon existing retail centres can be assessed and considered as part of planning process.

In addition to responding to the Panel's specific terms of reference, the chairman invited me to comment on tensions and difficulties that might be faced when weighing up planning and economic demands'.

In this respect I think it is perhaps useful, by way of a summary, to provide some specific examples of how the Island Plan works in practice and how these matters are actually considered and weighed in the context of real planning applications.

I would, therefore, accordingly direct the Panel to consider the:

• retail impact assessments; and
• planning officer reports

for two relatively recent planning applications for the development of retail foodstores outside of local shopping centres, which are attached. The examples cited include;

De la Mare Florist, La Rue a Don, Grouville (Co-op Locale, Grouville )

Construct two storey building comprising of convenience store, pharmacy, storage and ancillary areas at ground floor level etc

(For full application details see: https://www.gov.je//citizen/Planning/Pages/PlanningApplicationDetail.aspx?s=1&r=P/201 3/1315 ).

Former St. Martin 's Primary School, Rue de la Croix au Maitre, St. Martin

Convert former school to form 2 No. retail units (class A) etc.

(For full application details see: https://www.gov.je/citizen/Planning/Pages/PlanningApplicationDocuments.aspx?s=1&r= P/2018/0333).

I think these two planning applications provide excellent examples of the nature of the assessments required by the planning process in order to consider the potential impact of retail development proposals upon existing shopping centres, and how this evidence is weighed, in relation to many other factors, in the context of real planning decisions.

I hope that the above and attached is of interest and assistance to the work of the Panel in undertaking its review. I will be interested to learn of the Panel's findings both as a general matter of course but also to inform the potential issues which emerge as requiring further consideration within the context of the forthcoming Island Plan review.

Yours sincerely,

Deputy John Young Minister for the Environment

Department of the Environment

Planning and Building Services

South Hill

St Helier, Jersey, JE2 4US Tel: +44 (0)1534 445508 Fax: +44 (0)1534 445528

Department of the Environment Report for Planning Applications Panel Site Visit

1. Application Number
2. Site Address
3. Applicant
4. Description
5. Type
6. Date Validated
7. Zones & Constraints

P/2013/1315

De la Mare Florist Site, La Rue a Don, Grouville , JE3 9DX. The Channel Islands Co-Operative Society Limited

Demolish existing retail, storage and staff accommodation building. Construct  two  storey  building  comprising  of  convenience  store, pharmacy, storage and ancillary areas at ground floor level. Staff, plant areas and 3 No. two bedroom apartments at first floor level. Various  landscaping  works  including  28  No.  parking  spaces. READVERTISED:  Reduced  scheme.  Amended  Description: Demolish existing retail, storage and staff accommodation building. Construct  two  storey  building  comprising  of  convenience  store, storage and ancillary areas at ground floor level. Internal plant area and 2 No. two bedroom apartments and 1 No. one bedroom apartment at first floor level. Various landscaping works including 33 No. parking spaces.

Major Application 24/09/2013

Built-Up Area

Eastern Cycle Route Corridor Primary Route Network

Summary The site fronts onto La Rue a Don in the Parish of Grouville and is

an existing retail facility - De la Mare nurseries'. The corner of the site to which this application relates forms part of the built-up area unlike the rest of the site which consists of redundant glass houses and is part of the Green Zone.

The proposed scheme is to replace the existing non - food related retail facility (florists) with a new food retail facility together with 3 new apartments at first floor level. The scheme together with the retail floor area proposed has been substantially reduced in size within the current application to address concerns with the initial scale of the proposal.

The proposed retail floor area has been reduced by approximately 25% which would provide a nett retail floor area of approximately 388m2. This is considered to be an appropriate retail size that would not damage the local shopping centre Gorey Village' as detailed in the Retail Impact Assessment addendum and would be comparable in scale to other local retail providers. In addition, the reduced footprint of the building is considered to be appropriate to the plot size without leading to an overdevelopment of the land available and allows increased parking provision which adequately meets the needs of the new facility.

The proposed pitched roof contemporary styled building would be an improvement on the appearance of the existing building which is of no particular architectural merit and thus would make a positive addition to the street-scene and would not harm the visual amenities of the area.

Department  Approve

Recommendation

8. Site Description  The  site  which  measures  approximately  1953m2  is  located

& Existing Use approximately  1  mile  from  Gorey  Village.  Gorey  Village  is comprised of the following retail units:

Spar, In-Bloom florists, Optometrist, Village Butcher, Fruit Shop and Rosedale Stores.

The existing building is two-storey's in height with a pitched roof. There are 20 parking spaces and the retail area is approximately 456m2 in gross retail area (172m2 nett). There are 4 one bedroom bedsits and 1 three bedroom apartment.

Surrounding the site, the area is generally lacking in any visual cohesion  or  defined  character  other  than  the  predominance  of simple pitched roof forms and rendered elevations.

La Rue a Don runs along the southern boundary of the site with a series  of  2  storey  pitched  roof domestic  and  storage  buildings lining the road opposite the site entrance. Some of these buildings are  arranged  in  groups  or  clusters  and  employ  a  range  of architectural styles and materials.

Paddock End defines the eastern boundary of the site and is lined along its length by an almost continuous range of detached, semi- detached and terraced houses, mainly of 2 storeys with pitched roof but including some larger properties with occupied dormer and attic storeys. These buildings are generally rendered with a mix of slate, concrete and pantile roofs.

The site is located close to the road junction at Rue de Ia Ville es Renaud which is also generally occupied by 2 storey, pitched roof domestic  properties  employing  a  range  of  materials  and architectural styles.

To the west and north of the site are the redundant glasshouses which form part of the Green Zone.

9. Proposed  The main elements of the proposal include: Development

The removal of the existing dis-used, poor quality retail facility, storage and staff accommodation building and associated structures.

The construction of a replacement building comprising of a local convenience store at ground floor level and 3 new apartments (2 two bedroom and 1 one bedroom) at first floor level.

The re-orientation of the building from north to south fronting onto La Rue a Don.

The sustainable re-use of previously developed land within the established built-up area.

The proposal includes the provision of a new 3m wide shared cycle and pedestrian route along the southern boundary of the site which would be ceded to the public in accordance with TTS Highways requirements and would form part of the Eastern Cycle route network.

The proposed building would be environmentally efficient which will incorporate BREEAM. The site would have optimised service access, a dedicated retail delivery bay, customer and residential parking.

10. Relevant Planning History
11. Consultations

4/4/4123D – Removal of existing cottages and construction of Florists shop, cool store, toilets and staff accommodation. Approved 26/7/13. A condition was placed on the permit to restrict the retail use to a florists.

Parish in its letter dated in its letter dated 28th October raised no objections. Concerns were expressed at the parking provision, however, this matter has been addressed in the revised scheme which has increased the level of parking provision.

Highways section of TTS in its letter dated 27th November have raised no objections subject to conditions and state:

"TTS are generally supportive of the proposal to provide small retail offerings of this nature close to residential areas such as this, so that residents of the area have options to travel for grocery shopping using transport modes other than the car. It is noted that a thorough Transport Assessment has been prepared by the applicant that demonstrates that the scheme is viable from a traffic and transport perspective."

Drainage section of TTS in its letter dated 18th November 2013 stated Further to recent correspondence with Sara Devitt of T&G and discussions with Steve Fisher of the drainage section of TTS and also to our previous comments to the Environment Department, I can confirm that the department has no objection to the proposal on drainage issues for this site'

Health Protection Team of H&SS  in its letter dated 22nd November 2013 have raised no objections subject to conditions and state:

"Provided that the work is carried out as proposed in the report and addendum, Environmental Health has no objections to the development but recommends the inclusion of the following condition: All plant and equipment installed in connection with this application, with the exception of plant necessary for the proper functioning of refrigeration units, shall not operate outside of the hours of 07.00 to 21.00."

Land Controls and Agricultural Development Section of DoE in its letter dated 2nd October 2013 have raised no objections.

Natural Environment Section of DoE in its letter dated 10th October 2013 have raised no objections subject to a site workers condition.

Policy and Projects Section of DoE in its memo dated 19th November support the scheme and state:

I refer to the retail assessment addendum for the Co-op Grouville proposal, which answers my queries and is acceptable in policy terms in respect of developing the existing retail use of the site, provided the panel are prepared to use their discretion, see below:

• The proposal has been reduced in area and can be considered under policy ER4 but will require the panel to uses it discretion in allowing an area greater than that identified in the policy.
• The chemist store has been deleted from the proposal which meets Policy ER3 and helps protects the viability of Gorey Village.
• The applicant identifies current residential development (Potteries) in Gorey Village that will help maintain the viability of the village shopping centre.
• The applicant identifies the shopping offer provided by smaller in the village (top-up purchases) is different from the Co-Op proposal (convenience supermarket) designed to intercept shoppers travelling to the larger stores.
• The report identifies that there are 3000 active Co op members (shoppers) within Grouville Parish who currently

shop in larger stores outside the area.

• The proposals can be described as sustainable on the basis that it potentially reduces car travel.

The applicant adequately demonstrates that such developments have little impact to local shopping centres using Bagatelle Parade

& St John as examples.'

Advise agents/applicant's response if one or more has been made All consultations are attached with the background papers

12. Representations Four letters of objection have been received. The main reasons for objecting can be summarised as:

• Unacceptable increase in traffic generation
• Size of proposal
• Impact on Gorey village/local shops

All letters of representation and responses are attached with the background papers

13. Planning Assessment

1. Overarching Policy SP 1 - Spatial strategy

policy constraints Development will be concentrated within the Island's Built-up Area,

as defined on the Proposals Map, and, in particular, within the Town of St Helier. Outside the Built-up Area, planning permission will only be given for development:

1. appropriate to the coast or countryside;
2. of brownfield land, which meets an identified need, and where it is appropriate to do so;
3. of greenfield land, in exceptional circumstances, where it justifiably supports parish communities or the rural economy and which meets an identified need and where it is appropriate to do so.

The proposal complies with these requirements in that the site is located on previously developed land and within the built-up area thus according with sustainable and spatial strategy.

GD1 – General Development Considerations

Outlines the material considerations against which all development proposals will be tested, including the need for the highest standard of design and construction.

The proposal complies with Policy GD1 in that there would be no significant harm to the residential or visual amenities of the area.

GD 2 – Demolition and Replacement of Buildings

The  demolition  of a  building,  or  part of  a building,  will  not  be permitted unless:

- it involves a building which is not appropriate to repair or refurbish,

- it makes adequate provision for management of demolition waste,

- it would not have an unacceptable impact on a listed building or

place,

- it would not have an unacceptable impact on the character and amenity of the area and,

- in the case of a replacement building, the new building must enhance the appearance of the site and surroundings and should be seen to replace a building that is not appropriate to repair or refurbish.

The proposed replacement building is considered to substantially enhance the appearance of the site as the existing building is of no particular architectural merit and would be more environmentally efficient as the existing building is in poor condition as detailed in the submitted building report.

GD 7 – Design Quality

Requires a high quality of design that respects, conserves and contributes positively to the landscape and built context.

The proposed pitched roof contemporary building is considered to make a positive contribution to the character and visual amenities of the area.

Policy TT 1 Protection of the Island's footpath and cycle network

In order to protect the integrity of the Island's footpath and cycle network, both off road and along the roadside, development proposals that would result in the loss, or prevent the use, of any part of the pedestrian or cycle network or other rights of way, or future development of these networks or compromise the safety of users thereon, will not be approved, unless alternative routes

are provided that are similar or better in quality, safety, convenience and length.

In accordance with TTS(highways) requirements, the proposal includes a 3m pedestrian/cycle pavement at the front of the site.

Policy TT 3 Cycle routes

The development of off-road cycle facilities and on-road treatments that support and contribute to the objective of providing a strategic cycle route linking the east of the Island and St Helier and / or which supports or contributes to the development of off-road cycle facilities and on-road treatments that link residential areas with local community facilities anywhere in the Island, will be supported. Applications for large new developments, such as housing, shopping, employment, health or leisure proposals in the Eastern Cycle Route network area, as defined on the Proposals Map, will be assessed to determine their potential to contribute towards the further development of the Eastern Cycle Route network and may be required to contribute directly through the provision of a section of cycle path, or to enter into an agreement to make an appropriate financial contribution to the development or enhancement of the network. The provision of new, or the enhancement of existing, cycling infrastructure should seek to minimise the impact of development upon the landscape, through the appropriate design of structures and use of materials, and should also seek to repair the character of the countryside, through the provision of landscaping where appropriate. The provision of public art to enhance the public realm along these linear routes, will also be encouraged.

The ceding of the 3m pavement to TTS (highways) would contribute towards the completion of the Eastern Cycle Route as requested under the policy. Full details shall be required by condition to meet TTS requirements.

Policy ER 3 - Protection and promotion of local shopping centres

The Minister for Planning and Environment will seek to protect local shopping centres at:

Les Quennevais/ Red Houses;

Gorey Village;

St Aubin;

St Ouen's Village;

St John's Village;

St Peter's Village

Five Oaks and Bagatelle Parade; and

Miladi Farm Parade.

Within local shopping centres, new retail developments will be permitted provided that the proposal accords with Policy GD 1 'General development considerations'. Changes of use within local shopping centres from retail to non-retail use will only be permitted where the proposed non-retail use will meet an identified local need and contribute to the vitality and viability of the centre.

The applicant has successfully demonstrated through the submission of a Retail Impact Assessment together with an addendum that the proposed reduced sized retail facility would co- exist with the existing shops in Gorey Village without having a detrimental impact on the vitality and viability of the village itself.

The main conclusions from the survey are that there is a difference in demand between the customers who shop in Gorey Village and those that would avail of the proposed co-op store. For example, the report demonstrates that local inhabitants would be more likely to purchase everyday top-up items such as milk and tobacco in the local stores whereas their weekly shop for general products would be conducted elsewhere.

The report identifies that a large bulk of retail spending is currently being leaked outside the Grouville catchment area at present. This portion is mainly representative of persons who are commuting to larger retail facilities which are outside the catchment area of Gorey village and are mainly car dependent facilities. The proposed store is intended to intercept this expenditure but would not significantly alter the day-to day expenditure which is afforded to Gorey Village. This would result in less vehicular movements out of the Grouville area in accordance with sustainable development.

The report also identifies that the nearby Verona Stores and Checkers stores do not form part of Gorey Village being located outside the centre and therefore are not protected under Policy ER3.

Also addressed is the area in question. Gorey Village is currently an affluent area which is experiencing a high level of development and an increase in population which is anticipated to project into the future. It is therefore unlikely that the proposed store would have any negative impact on the demand for goods in the local shops in Gorey Village given the forecast for increase in demand. The report illustrates similar sized retail outlets in St. John s Village and Bagatelle Road in St. Saviour s which have had a negligible effect on the local shopping parades/centres.

The aim of the proposed retail facility is not to compete with the local village which is demonstrated by the omission of the pharmacy element in the revised plans.

The conclusion of the Retail Impact Assessment which was submitted in support of the application is that the proposal would not have a negative impact on Gorey Village.

Policy ER 4 - Development of local shops

Proposals for new small local shops of 100m² (3)will be permitted within the boundary of the Built-up Area provided they will not unreasonably affect the character and amenity of the area and where the proposal accords with Policy GD 1 'General development considerations'. Proposals which do not satisfy these criteria will not be permitted.

The proposal is located within the built-up area and would be in excess of the definition of a local shop (100m2) but would be less than the area considered as a large shop or mall (500m2) under Policy ER7. It is accepted that the proposed retail floor area would be significantly greater than 100m2 yet it is also accepted that the intention of the proposal is to create a local shopping facility which has been reduced to an acceptable size and comparable to other facilities of the same nature. Therefore, the proposal is not considered to have an unreasonable impact on the character and amenity of the area.

Policy ER 10 - Retail development outside the Built-up Area There is a presumption against the establishment of new retail uses outside the Built-up Area, in accordance with Policy SP 3 'Sequential approach to development'. In exceptional circumstances, the Planning and Environment Minister may permit the sale of goods which are related and ancillary to the main activity on the site and where the proposal makes use of existing buildings, and will have no unreasonable effect on the vitality or viability of St Helier Town Centre, the central markets or a local shopping centre. There will be a presumption against extensions to existing retail buildings outside of the Built-up Area.

The submitted retail impact assessment successfully demonstrates that the proposal is not anticipated to have a detrimental impact on either the vitality or viability of St. Helier Town Centre or on Gorey Village.

Policy H 3 - Affordable housing

Permission will not be granted for any residential development to which this policy applies, whether or not this forms part of a mixed- use scheme, unless and until the Minister for Planning and Environment is satisfied that the development has maximised the opportunity for the provision of affordable housing, in accord with the parameters of this policy. The Minister will require a proportion of affordable housing to be provided on those sites to which this policy applies in accordance with the proportions and thresholds set out in supplementary planning guidance issued by the Minister.

The De La Mare site which has a gross land area of approximately 6.6 acres (15 vergees) and consists of approximately 3 acres of redundant glasshouses includes the south-east corner of the site comprising of the existing retail facility and staff accommodation. It is important to note that although included in the overall site, the area occupied by the retail area is built-up area unlike the rest of the site which forms part of the Green Zone. In addition, the site was included in the revised draft Island Plan (March 2011) as suitable for the development of affordable housing but ultimately was not included in the approved Island Plan (June 2011).Should the current scheme be approved, it would not prejudice the rest of the site being developed for affordable housing. It is considered that there is no conflict with PAP determining this application as a separate exercise to the consideration of the future zoning of De La Mare. The emerging changes to the Island Plan are not yet mature enough to influence the current policy direction, which does allow for small scale retail outlets on sites such as this.

Policy GD 8 - Percentage for art

The Minister for Planning and Environment will encourage the contribution of a percentage of design and development costs to the provision of public art. Agreements will be sought where it is considered that both the scale and location of a new development are appropriate for the inclusion of public art; and the provision of public art would enhance the public's enjoyment of the building, development or space.

A contribution of approximately £21, 750 has been made towards percentage for art contribution. The intention is to provide high quality public art work which will enhance the visual look and feel of  the  overall  development  and  surrounding  public  realm.  Full details of the work of art have yet to be delivered and should be required by condition.

2. Scale The proposed building has been substantially reduced in size and Form, Siting &  retail floor area from what was previously proposed.

Design

The original proposal included:

• Dimensions of 32.2m x 17m x 10m
• 676m2 gross retail floor area at ground and first floor levels.
• 498m2 nett retail floor area at ground floor level.
• 3 two bedroom apartments at first floor level
• 28 car parking spaces.

The revised proposal includes:

• Dimensions of 35.5m x 18m x 10m
• 498m2 gross floor retail area at ground floor level.
• 388.7m2 nett retail floor area at ground floor level.
• 2 two bedroom apartments and 1 one bedroom apartment at first floor level.
• 33 parking spaces

The  proposed  footprint  of  the  building is  approximately  555m2 whereas the footprint of the existing retail store is 553m2 which equates to approximately 29% of the total site area. This is not considered to lead to an overdevelopment of the site and would be an  appropriate  balance  between  built-form  and landscaping/car parking. The building would also be of a comparable scale being two-storeys in height.

The proposed building would have a simple pitched roof which has been reduced to 3 vertical bays with large shop front windows defining the ground floor retail use and smaller grouped vertical windows and panels defining the first floor residential uses.

The proposal would have a clearly defined retail entrance pavillion as a distinct facade element with an appropriate mix of solid to

void in the rest of the façade treatment.

The key defining characteristics of the proposals are;

• Restrained, contemporary architectural approach that draws on the grain and character of the surrounding context

• Conservative  and  in  context  building  focussed  on  material quality, efficient re-use of previously developed land and flexible internal plan for future adaptability

• Employing a mix of render, slate, timber and glass in a familiar pitched  roof  form  that  recalls  the  modest  residential  and agricultural buildings in the area

The proposed use of materials are of a good quality and would include:

• Smooth finish through coloured render
• Painted timber cladding
• Natural slate roofing
• Photovoltaic Panels
• Aluminium Window System
• PPC Aluminium Rainwater Goods

3. Impact on the  The proposal would front onto La Rue a Don which would make it Landscape/Street more visually prominent than the existing building which is side-on. Notwithstanding this, the proposed footprint of the new building would be set back within the plot thus reducing its visual impact. In addition, the existing building is of no particular architectural merit and the proposed building by reason of its contemporary style together with the use of the appropriate palette of materials would be a vast improvement on the existing building which would have a positive impact on the street-scene and the visual amenities of the area.
4. Impact on The proposed new building would be located over 20m from the Neighbours adjoining residential properties.

The  proposal  would  be  sited  approximately  22.9m  from  the property  to  the  east  known  as  Driftwood  Paddock  End  and approximately 26m from the nearest property to the south known as number 1 Beauvoir Court.

These distances are considered to be acceptable to avoid any significant overlooking/overshadowing concerns and consequently, the proposal is not considered to have a detrimental impact on the residential amenities of the surrounding properties.

On the basis of the submitted noise survey, Environmental Health do not object to the proposed plant material provided that non- refrigeration units are not used outside 07.00 to 21.00 hours which demonstrates that the proposed plant would not have an adverse impact on the residential amenities of nearby properties.

5. Access, Car A transport statement has been submitted  which demonstrates Parking &  that the increase in traffic would not be unreasonable. There would Highways be some increase in traffic flow along La Rue a Don and the Considerations surrounding  local  road  network  as  a  result  of  the  proposed development. However, the impact is considered to be at a level that could be accommodated within the existing capacity of the highway network. The proposed site access would also be able to operate with negligible impact and can be considered sustainable in terms of transport impacts.

The  parking layout  has  been  revised  to  provide  a  total  of 33 parking spaces. This is achieved by reducing the footprint of the building this allowing more space for parking on the eastern side of the building.

Based on 1 space per 15m2 of the nett floor area under Planning Policy  Note  3,  the  requirement  would  be  for  26  spaces  for customers  with  the  remainder  available  for  staff  parking.  The proposed number of staff at work at any one time would be 7 which equates to 1 space for the manager and 1 space for the two remaining  staff  members.  The  proposal  also  includes  1 commercial space for deliveries to the store. There would be three areas  made  available  for  cycle  parking  in  accordance  with sustainable transport provision.

As the site lies along the path of the proposed eastern cycle path, the  new  boundary  wall  to  the  site is to  be  set  back from the existing position in order to facilitate the creation of a 3m wide shared pedestrian and cycle route.

Access to the site for pedestrians is provided off this shared route, at the eastern corner of the site giving good access for pedestrians from both La Rue a Don and La Rue de Ia Viles es Renauds.

Both the approach and the layout of the new car park will follow the  design  principles  contained  in  BS  8300  and  Technical Guidance Document 8 including drop kerbs, tactile paving, lighting and signage. The new car park layout including accessible bay and  access  to  the  primary  entrances  will  be  designed  in accordance with BS 8300 and Technical Guidance Document 8.

Designated accessible parking spaces will be provided for disabled and  parent  &  child  visitors  close  to  the  store  entrance.  The accessible  bays  will  be  clearly  signposted  and  well  lit. Management will monitor the use of the accessible parking bays to ensure that these are not misused by ambulant visitors.

6. Foul Sewage & The  proposed  retail  facility  would  be  connected  to  the  mains Surface Water drains.  Transport  and  Technical  Services  (drainage)  have Disposal confirmed that they have no objections to the scheme as detailed in the drainage calculations report.

7. Landscaping A landscaping plan accompanies the submission and adequately details the proposed species to be planted together with details of finishes and surfaces of the proposed pedestrian and permeable pavement areas.

The existing 900mm granite wall at the south of the site fronting onto La Rue a Don would be retained and supplemented with a ground level planter with mixed planting behind.

Trees would be planted between the row of parking spaces at the southern  side  of  the  building  to  further  soften  the  bulk  of  the building.

The suggested plant pallet includes species which incorporate the colours red and gold either in the foliage, flowers or fruit. Plants have also been selected for their suitability for car park situations.

The proposed hedging would be evergreen to ensure that it is effective all year round.

Proposed trees would have a formal habit with colourful Autumn interest. For instance, the Alnus incana Aurea' which has yellow foliage  in  Spring  and  brown  made  catkins  tinted  red  in autumn/winter.

Each  apartment  is  provided  with  an  external  amenity  space measuring between 47 sqm and 59 sqm. The quantity of amenity space  provision  surpasses  the  minimum  amenity  space requirements  for  apartments  established  under  Planning  Policy Note 6.

8. Planning  The  proposal  incorporates  the  provision  of  the  3m  pedestrian Obligations footway/cycle path fronting onto La Rue a Don in accordance with Transport and Technical Services advice and Policy TT3 which requires the development to contribute towards the completion of the  Eastern  Cycle  Route.  The  manner  in  which  this  is  to  be transferred should be conditioned.
9. Other Matters A contribution of approximately £21, 750 has been made towards percentage  for  art  contribution.  A  contribution  of  approximately £21, 750 has been made towards percentage for art contribution. The intention is to provide high quality public art work which will enhance the visual look and feel of the overall development and surrounding public realm. Full details of the work of art have yet to be delivered.

14. Conclusion The scheme is considered to be acceptable because:

• The retail floor space has been reduced by approximately 25 % to address concerns with the scale of the retail provision.
• The applicant has successfully demonstrated through the submission of a retail impact assessment that the proposal would not have an unreasonable impact on Gorey Village.
• The revised scheme has increased the parking provision in accordance with Planning Policy Note 3.
• The residential units achieve an acceptable level of internal space, amenity space and parking provision.
• The contemporary styled building is of an acceptable footprint and standard of design that would not adversely impact the street-scene.
• The proposal would not have an unreasonable impact on residential amenities.

15. Department  Approve

Recommendation

16. Conditions See below
17. Reason for  The proposed development is considered to be acceptable having Approval considered all of the material considerations raised. In particular, the development has been assessed against Policies GD1 , ER3 and ER4 of the 2011 Island Plan which assesses proposals for new local shops subject to criteria such as the suitability of the site to accommodate development without adversely impacting on the local shopping centre, amenities of both local residents and the area in general and with suitable access, parking and drainage arrangements available. In this case, the construction of a new food retail facility is regarded as aceptable because the applicant has successfully demonstrated through the submission of a Retail Impact Assessment together with an addendum that the proposed retail facility would co-exist with the existing shops in Gorey Village without having a detrimental impact on the vitality and viability of the village itself.

In addition, the design, siting and appearance of the development is  acceptable  and  can  be  accommodated  on  the  site  without adversely impacting on the amenities of adjoining neighbours; the development  makes  best  use  of  previously  developed  land  in accordance  with  the  principles  of  sustainability  and  the development  can  provide  suitable  drainage  and  parking arrangements.

In addition, the representations raised to the development on the grounds of the unacceptable increase in traffic generation and noise and disturbance an the unacceptable impact of the proposal on local shops have been assessed, however, it is considered that the proposal would not have an unreasonable impact on neighbouring uses.

18. Background 1:2500 Location Plan Papers  6 consultation responses 4 letters of objection

Condition(s)

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.

Reason: To ensure that the development is carried out and completed in accordance with the details approved by the Minister for Planning and Environment and to comply with Policy GD1 of the Adopted Island Plan 2011.

2. Notwithstanding the indications on the approved plans, prior to the commencement of the development hereby permitted, full details together with samples of all external materials to be used to construct the development shall be submitted to and approved by the Minister for Planning and Environment

Reason: To safeguard the visual amenities of the area , in accordance with Policy GD 7 of the Island Plan, 2011.

3. The parking spaces and garage shown on the approved plans shall be permanently kept available for the parking of vehicles by the customers and staff of the retail use and by the occupiers of the dwellings and all manoeuvring space and accesses to parking, unloading and garage space must be kept available for that use and for no other purpose.

Reason:To ensure the permanent provision of on-site parking for vehicles, in the interests of highway safety and amenity and to comply with Policy GD1 of the Adopted Island Plan 2011.

4. No outside storage or display of goods shall take place on the site, unless otherwise agreed in writing by the Minister for Planning and Environment or an authorised officer of the Development Control section of Planning and Building Services.

Reason: In the interest of visual amenity and to ensure that the outside areas are kept free from obstruction and to comply with Policy GD1 of the Adopted Island Plan 2011.

5. Notwithstanding the provisions of Article 10 of the Planning & Building (Display of advertisements) (Jersey) Order 2006, no advertisements or signage are to be displayed on the premises the subject of this application unless a separate application has been submitted to, and approved by, the Minister for Planning and Environment.

Reason: The Minister wishes to retain control with regard to this aspect of the development in order to avoid any detrimental impact on the character of the area and to comply with Policy GD1 of the Adopted Island Plan 2011.

6. Prior to the occupation of the building for the use hereby approved, the landscaping scheme, as indicated on drawing 2636/900/P2, shall be undertaken within the first available planting season and any trees which die, are removed or become seriously diseased within a period of five years from the date the planting first takes place, shall be replaced in the next planting season with others of a similar size and species. The Landscape Architect must give written confirmation to the Minister for Planning and Environment that they are satisfied that the works are completed in accordance with the approved plans and the quality of the materials and workmanship is of the highest order.

Reason: To safeguard the character and appearance of the area in accordance with the requirements of Policy GD 1, NE 1, NE 2 and NE 4 of the Adopted Island Plan 2011.

7. In conjunction with Condition 6 above, a Landscape Management Plan including long term objectives, management responsibilities and maintenance schedules for all the landscaped areas shall be submitted to and approved in writing by the Minister for Planning and Environment prior to the first occupation of any part of the development.

Reason: To ensure a satisfactory form of development and continuing standard of amenities are provided and maintained in accordance with the requirements of Policies GD 1 and NE 4 of the Adopted Island Plan 2011.

8. Notwithstanding the provisions of the Planning and Building (General Development) (Jersey) Order 2011, or any subsequent amendment thereto, the retail unit in question shall be used for the purposes of food retailing only.

Reason: A non-food retail use in these premises may result in an over-intensive use of the site as a whole which would be detrimental to the amenity of the occupants of neighbouring properties and to comply with Policy GD1 of the Adopted Island Plan 2011.

9. A work of artshall be delivered in accordance with the advice of the appointed the Percentage for Art Statement which has been submitted to and approved by the Minister for Planning and Environment. The work of art must be installed prior to the first use/occupation of the development hereby approved unless otherwise agreed in writing.

Reason: To ensure the implementation and subsequent maintenance of an agreed scheme of public art in accordance with the requirements of Policy GD 8 Adopted Island Plan 2011.

10. Before any development first commences on site, precise details of the proposed boundary treatment arrangements (to include materials details and finishes) to serve the new development shall be submitted to and approved in writing by the Minister for Planning and Environment. The approved scheme shall be implemented in full and shall be retained and maintained a such.

Reason: To safeguard the character and appearance of the area in accordance with the requirements of Policy GD 1 of the Adopted Island Plan 2011.

11. It is the responsibility of the applicant to inform all site workers of the possibility of protected species on site and the implications under the Conservation of Wildlife (Jersey) Law 2000. If any protected species are found, the applicant shall stop work and notify the Department of the Environment immediately.

Reason: Failure to implement the procedures to protect species or habitats, may lead to the disturbance or killing of protected species which could lead to prosecution under the Conservation of Wildlife (Jersey) Law, 2000 and would be contrary to the provisions of Policy NE2 of the Jersey Island Plan, 2011.

12. The approved Waste Management Strategy shall be implemented in full in accordance with the details contained in the submitted report with any variation to the programme having been agreed in writing with the Minister for Planning and Environment before the work is undertaken.

Reason: For the avoidance of doubt and in accordance with the requirements of Policy WM 1 of the Adopted Island Plan 2011.

13. The use hereby permitted shall not be open to customers outside the following times: 07.00am to 11.00pm.

Reason: To safeguard the amenities of the occupiers of neighbouring properties in accordance with the requirements of Policy GD1 of the Adopted Island Plan 2011.

14. Prior to the commencement of the development, full details of the permeable paving materialsshallbesubmittedtoandapprovedinwritingbytheMinisterfor Planning and Environment. The agreed permeable paving shall apply to all hard-surfaced areas on site and shall be fully implemented prior to the first use of the development and retained and maintained as such.

To ensure satisfactory drainage arrangements and to avoid flooding in accordance with the requirements of Policy LWM 3 of the Adopted Island Plan 2011.

15. Prior to the commencement of the development, the Developer is to design and build a road side footpath/cycle path on La Rue a Don, to Transport and Technical Services (TTS) requirements. The land in question is approximately 3m in width as illustrated on the approved site plan number 2636/100/P5 and shall be ceded to the Public with all legal and associated costs being met by the Developer. Full details of the cycleway/footpath shall be submitted for prior approval and the scheme shall be fully completed in accordance with the agreed details.

Reason: To improve the highway and public transport infrastructures in accordance with the requirements of Policies TT2 and TT3 of the Adopted Island Plan 2011.

16. Demolition and construction work shall only operate between 08:00 and 18:00 Monday toFridayandbetween08:00and13:00onSaturdaywithnoworkonSundays or Bank Holidays.

Reason: To safeguard the residential amenities of the area and to comply with Policy GD1 of the Adopted Island Plan 2011.

17. All plant and equipment installed in connection with this application, with the exception of plant necessary for the proper functioning of refrigeration units, shall not operate outside of the hours of 07.00 to 21.00.

Reason: To safeguard the residential amenities of the area and to comply with Policy GD1 of the Adopted Island Plan 2011.

18. Prior to the first use/occupation of the development hereby permitted visibility lines must be provided in accordance with the approved drawings. Everything within the visibility sight lines, including gates, walls, railings and plant growth is to be permanently restricted in height to 900mm above road level.

Reason: In the interests of highway safety, in accordance with Policy GD 1 of the Island Plan, 2011.

19. The building hereby permitted shall not be used until provision has been made for vehicles to park, manoeuvre, load and unload in accordance with the details shown on the approved drawings and these facilities shall thereafter be permanently retained for those uses.

Reason: To ensure the permanent provision of vehicular facilities, in the interests of highway safety and amenity, in accordance with Policy GD 1 of the Island Plan, 2011.

20. The trees fronting onto La Rue a Don elevation shall be permanently maintained at a height of of 2.4m from the surface of the cycle track.

Reason: To ensure that the trees grow above the minimum height required for obstructions above a cycle route in accordance with Policies GD1 and TT3 of the Adopted Island Plan 2011.

ASS - GEN  Officer Assessment Sheet for General Development

Applications No : P/2018/0333  Valid Date :  Deadline Date :

19/03/2018  18/06/2018

Address: Former St. Martin 's Primary School, La Rue de la Croix au Maitre, St. Martin , JE3 6HW.

Description of Work : Demolish existing nursery. Convert former school to form 2 No. retail units (class A) and 3 No. medical and welfare units (class K). Construct various extensions, ancillary structures, external alterations and form hard standing to site . Install air conditioning units to plant area on roof and external lighting to site. Alter vehicular access onto La Rue de la Croix au Maitre. Constraints :

Built-Up Area

Listed Building

Primary Route Network

Protected Open Space

Water Pollution Safegua rd Area

Registered Listed Building  x Potential Listed Building

Not Registered

Context

Site Description  The site is a Grade 4 Listed former school building with various modern extensions, and Existing use  which is located in the Built up Area on the outskirts of St Martins Village. The new

primary school is located to the north -west, the Public Hall to the south -east with a group of houses to the east. Field 327 lies directly north and across the road to the south is the existing parking area for village amenities.

Proposal and  The proposal seeks to demolish some of the later buildings on the site such as the Proposed Use  conservatory and nursery, along with the refurbishment of the school to create a

mixed used building. This will comprise of a food retailer, a doctors surgery and pharmacy, a specialist mobility a nd medical showroom along with two medical and welfare units, all at ground floor. A community room will be created at first floor with roof plant located externally. The vehicle entrance to the north -west will be widened to allow for 2 way traffic as part of the scheme.

Policy  Policy SP 1 - Spatial strategy; Policy SP 2 - Efficient use of resources and Considerations  Policy SP 3 - Sequential approach to development

Development will be concentrated within the Islands Built-up Area, and, in particular, within the Town of St Helier. Development should make the most efficient and effective use of land to help deliver a more sustainable form and pattern of sustainable development. A sequential approach to an assessment of development proposals will be applied in support of a more sustainable pattern of development and the more efficient and effective use of land, energy and buildings.

This site is within the Built-Up Area, where the Island Plan directs new development thus following the sequential approach. Furthermore, the site makes efficient use of an existing redundant building that is located in a sustainable area with good transport links .

Policy SP 4 - Protecting the Natural and Historic Environment

Provides for a high level of protection for the Islands natural and historic environment, including heritage assets (archaeology, historic buildings, structures and places) which contribute and define its unique character and identity.

See comments for Policy NE1, NE2 and HE1 (below).

Policy SP 6 - Reducing Dependence on the Car

Applications for retail and community development must be able to demonstrate that they will reduce dependence on the private car by providing for more environmentally friendly modes of transport.

The site is in a highly su stainable location, served by regular bus routes to St Helier and beyond, with bus stops close by. It is envisaged that the development will mainly be used by residents of the village which will encourages walking and cycle parking is provided on site.

Policy GD 1 - General Development Considerations

States that development proposals will not be permitted unless the proposal contributes towards a more sustainable form and pattern of development, does not seriously harm the natural and historic environment , does not seriously harm the amenities of neighbouring uses, contributes or does not detract from the Islands economy, contributes to reducing the dependence on the car, and is of a high quality of design.

The proposed scheme is considered to be accepta ble within the surrounding area see Officer analysis below.

Policy GD 7 - Design Quality

Requires that a high quality of design that respects, conserves and contributes positively to the diversity and distinctiveness of the landscape and built context will be sought in all developments.

The application site is a Grade 4 Listed building of a high quality design. With the removal of the modern extensions to the rear, the refurbishment works themselves and landscape enhancement, the building will be enhan ced and historic character preserved.

Policy GD 8 - Percentage for Art

States that the Minister will encourage the contribution of a percentage of design and development costs to the provision of public art.

A Percentage for Art contribution up to 15,000 will be provided.

Policy HE1 Protecting Listed Buildings and Places

Presumes in favour of the preservation of the architectural and historic character and integrity of Listed Buildings and Places, and their settings.

Whilst there are some works which remove historic fabric such as part of the roadside wall and the loss of the girlspedestrian entrance, on balance the historic building is considered to be preserved and enhanced. In particular the replacement of unsympathetic plastic windows, the removal of modern extensions and the reinstatement of the garden space and central gate will be an improvement to the existing and improve the setting.

BE10 Roof Plant

This states that the siting of roof plant, equipment or other structures on the roofs of new or existing buildings, where it projects above the roofline will not normally be permitted. Where it is justified that plant should be located on the outside of the building, such development may only be permissible where it will not unreasonably affect the character of the area and not have an unreasonable impact on neighbouring uses.

The external roof plant will not be visible from the public domain and is hidden behind a new mono pitched roof. Environmental Health conditions will ensure mitigation to protect the neighbouring properties from unreasonable noise pollution.

Policy ER 3 - Protection and promotion of local shopping centres

The Minister for Planning and Environment will seek to protect local shopping centres at Les Quennevais/ Red Houses, Gorey Village, Aubin, St Ouens Village, St Johns Village, St Peters Village, Five Oaks, Bagatelle Parade and Miladi Farm Parade.

A retail impact assessment has been submitted with the application addressing the impact of the potential retail us e upon local shopping centres. The closest centres to the application site are Five Oaks, Bagatelle Parade and Gorey Village however, the assessment has justified that the retail development would not have a detrimental impact on these centres.

Policy ER 4 - Development of local shops and Policy ER 7 - Large -scale food retailing

It should be noted that the proposal does not fall into either category of the above. The proposed food outlet is approx 211m so is above the local shop threshold, but below th e large scale food retail threshold of 500m. However, the total of all the units do exceed the latter threshold at 653m .

NE2 Species Protection

Permission will only be granted for development that would not cause significant harm to animal or plant sp ecies protected by Law, or their habitats.

An ecological assessment has been submitted with the application and Natural environment have confirmed that the implementation of the species protection plan, is sufficient to avoid harm to protected species.

NE4 - Trees, woodland and boundary features

Trees, woodlands and boundary features - walls, fosses, banques and hedgerows, which are of landscape, townscape, amenity, biodiversity or historical value, should be protected.

The existing mature trees to the front of the building are to be retained as is most of the roadside granite wall. New planting and landscaping is proposed.

Policy SCO 2 - Healthcare facilities

Proposals for the development of new or additional primary and secondary healthcare facilities or for the extension and/or alteration of existing healthcare premises will be permitted provided that the proposal is within the grounds of existing healthcare facilities, or within the Built-up Area.

The site is located within the Built up Area.

Polic y SCO 3 Community Facilities

Proposals for the development of new or additional community facilities or for the extension and/or alteration of existing community premises will be permitted provided that the proposal is:

1. within the grounds of existing community facilities, or
2. within the Built-up Area

The site is located within the Built up Area.

Policy SCO 4 - Protection of open space

The Minister for Planning and Environment will protect existing open space provision and the loss of open space will not be permitted other than certain exceptions.

The carpark opposite the school building is located in an area of protected open space. This will be modified but will remain as existing.

Policy TT 2 - Footpath provision and enhancement and walking routes

The potential for new developments, such as housing, shopping, employment, health or leisure proposals on or adjacent to the Islands primary route network to contribute to the provision of new or the enhancement of existing footpaths will be consid ered relative to the justification of need, the nature of the development and the character of

the area.

The scheme provides a widened footway in front of the development which will enhance usability and road safety.

Policy TT 4 - Cycle Parking

Requires cycle parking provision in all new developments.

The scheme includes parking for 8 bicycles and a condition will be added for more to be located to the front of the building.

Policy TT 9 - Travel Plans

Proposals which would generate significant amounts of traffic will be required to submit travel plans to reduce the reliance on the private car.

DFI - Highways have been consulted and support the scheme, in principle, subject to a number of requirements a travel plan will be conditioned.

Policy NR 1 - Protection of water resources

Development that would have an unacceptable impact on the aquatic environment, including surface water and groundwater quality and quantity, will not be permitted. In particular, development proposals that rely on septic tanks, soakaways or private sewage treatment plants, as a means of foul waste disposal, will not be permitted except where they accord with Policy LWM 2 'Foul sewerage facilities'.

The site is already connected to the Islands mains foul sewerage system.

Pol icy LWM 2 - Foul sewerage facilities

Development which results in the discharge of sewage effluent will not be permitted unless it provides a system of foul drainage that connects to the mains public foul sewer (to the satisfaction of the Minister for Plan ning and Environment in consultation with the Minister for DfI Drainage).

The site is already connected to the Islands mains foul sewerage system.

Policy LWM 3 - Surface water drainage facilities

The Minister for Planning and Environment will expect p roposals for new development and redevelopment to incorporate Sustainable Drainage Systems (SuDs) into the overall design wherever practicable.

The surface water drainage will utilise three existing soakaways on site.

Planning Policy Note 3 Parking Guidelines(PPN3)

In order to satisfy the parking standards a provision of 50 spaces would be required on the new mixed use site. It must be noted that the guidelines are outdated and do not take into account reducing the dependency on the carhowever, 31 spaces have been provided for the main development along with an overspill of 16 spaces in the Parish Car Park opposite. DfI have agreed that the use of 47 spaces along with the bus service and cycle parking is adequate for the needs of this site. The proposals are therefore considered to offset the requirements of this policy note.

Relevant Planning P/2000/1202 Formation of vehicular access from main road including 2 manually History  opened fenced gates approved 26/07/00

P/2012/0833 Construc t new school with playing fields, new vehicular access & electricity substation approved 25/03/13

PA/2017/0589 Re -development of former St Martins School

Officer Analysis

Design (Form, size, This is an application primarily for chan ge of use of the building, therefore the

scale, siting)  building will remain visually much the same. However, to the rear the modern ad

hoc nursery building will be demolished reducing the footprint back to the school building, improving the plan form and allowing for a commercial compound with a security gate to be formed. Various incidental structures such as a trolley bay and cycle racks will be located within the car park area, and roof plant will be introduced to the rear flat roof of the modern non - listed building.

The ground floor mixed use building will be divided as follows:

Food retailer 211m

Doctors with ancillary pharmacy 194m

Specialist mobility / medical retail showroom 125m Medical / welfare unit 1 53m

Medical / welfare unit 2 70m

Medical / welfa re unit 1 53m

Total 653m

Architectural Detail  The Victorian school is to be predominantly preserved maintaining in particular, its and use of  distinctive front faade. Unsympathetic UPVC windows will be replaced with timber materials  which is conside red a vast improvement and all other alterations use traditional

materials. High level openings will be formed on the east and west facades to fit timber louvered extract vents. Whilst historic fabric will be lost, this is minimal on the less prominent side elevations.

Impact on  Given the building is existing and once operated as a school, the impact on the Neighbours  neighbouring properties is considered minimal. The largest impact will be on the

property Jardin Des Raisies to the north -east where the commercial compound will be adjacent to the garden. However, a 2m green buffer is proposed to this boundary, designed to reduce noise and lessen the impact.

The plant equipment on the rear flat roof has been raised as a potential issue along with deliv eries, which could emit noise at times other than those associated with normal daytime activity. Mitigation has been submitted to deal with these potential noise risks and a condition will be added to the decision notice.

Access, car  Car parking will be located to the north west of the site. To the front of the site the parking and  most westerly gate will be widened to allow for 2 way traffic whilst the middle Highway  entrance will be closed with a feature public art gate installed. The g ate to the east considerations  will be retained for emergency vehicle and pedestrians only. Traffic will freely flow

around the west of the site which allows for the movement of delivery vehicles which can turn within the commercial compound.

Landscaping  A comprehensive landscaping package has been provided for a screen hedge to the Issues  north -east and new interlocking planting, with Victorian origins to the front (after

removing existing overgrown and substandard existing vegetation). Tarmac will form the hardstanding within the car parking areas. Landscaping will be added to the car park by condition, to soften the large area of hardstanding and to allow for high quality landscaping throughout the site.

Other Material Required Provided Comments considerations

YES NO YES NO

Percentage For Art  x x

Contaminated Land  x x Archaeology  x x

Waste Management  x x

Foul Sewage  x x

Disposal

Planning Obligation  x x

Agreement

Other material  Pre application advice was issued on 25/07/05 89 under application PA/2017/0589 considerations  Re -development of former St Martins School. The advice was followed within the

submission of this application.

Statutory Considerations

Statutory  JEP Date 27/3/18 (17/4/18) advertising period

Site Notice Certificate 22/3/18 (12/4/18) Date

Photo received/ ok? Yes

Summary of HET in a consultation response dated 29/3/18 had no objection to the scheme but consultations  requested more info. The re -use of the building was welcomed along with the care

taken to re pair and renovate it. Comments included the potential scope to landscape the carpark (especially the boundary edges) and this will be conditioned along with external materials and design of the proposed roadside gate.

Environmental Health in a consultation response dated 23/3/18 stated that consideration should be given to delivery routes and times to ensure that noise does not impact on neighbours. A noise impact assessment condition was requested to ensure any plant would be at least 5DB below backgrou nd noise along with several informatives. After further discussions with EH, a noise impact assessment was requested up front from the applicant. This was received on 29/6/18 and in a final response from EH dated 4/7/18, there was no objection providing the mitigation described in the report was carried out.

Natural Environment in a consultation response dated 24/4/18 had no objection to the scheme, stating that they were satisfied with the findings of the ecological assessment. It should be ensured tha t the species protection plan is carried out along with all required mitigation. It was also requested that a l ighting schedule be conditioned to address the need to adhere to best practice in terms of the confirmed bat roost.

Planning Policy Team in a c onsultation response dated 15/5/18 confirmed that the proposals are in principle, compatible with the aims and objectives of the Island Plan. However, to support Policy SP1 of the Island Plan, permitted Change of Use rights should be removed to ensure tha t the medical facilities could not be converted in to additional retail units in the future . Such development would require a further more detailed retail impact assessment.

DfI Transport in a consultation response dated 20/4/18 confirmed support of the

a pplication. Various conditions were requested such as the protection of visibility splays and the implementation of a travel plan. In a further response dated 2/7/18 DfI Highways outlined that a Technical Plan should be conditioned to address the highways matters along with informatives for pre -commencement works.

Summary of  Representations from one household have been made on the grounds of potential Representations  noise disturbance from delivery vehicles and roof plant. These have been addressed

by the Environmental Health officer and will be subject to a condition.

Responses from  In a response dated 29/3/18 the agent confirmed that a sound survey had been applicants/  submitted but would expect a condition to be added to t he decision notice. They also amendments/  confirmed that an asbestos survey has taken place.

Re -advertised?

Recommendation

Officer Summary/  This is an application to convert a former Victorian school into a community focused Conclusion  mixed used building, providing a food retailer and medical based functions along with

community space in the Parish of St Martin.

The retail floor space is approx 336min total, which does not constitute large scale retail and is acceptable under policy. However, change of use permitted

develo pment rights have been removed to prevent the remaining units changing to

retail, as this would take the floor area over 500m making it large scale. This in itself could be contrary to Policy SP1 so would require a new planning assessment.

The build ing footprint will be reduced and the building itself carefully restored whilst allowing for conversion in a sympathetic and respectful manner. The westerly vehicle entrance will be enlarged to allow 2 way traffic flow and the site provides adequate mixed parking including cycle spaces. This will be supplemented by the existing Parish carpark across the road. The commercial compound for the building is located in a discreet location to the rear, protected by a security gate and detached from the public d omain.

The former headmasters house remains as existing and does not form part of the change of use application.

As part of the scheme , road improvements such as a wider pavement and a raised pedestrian table have been proposed, which will significantly improve road safety. High quality landscaping has also been proposed along with the use of public art as a feature gate.

This is considered to be a high quality successful scheme, which is not likely to result in any significant or unreasonable harm to the amenities of nearby users and will considerably benefit the wider community, whilst restoring and breathing life back into an important Parish historic building.

Recommendation  Approve

RFA  Permission has been granted having taken into account the relevant policies of the (Reasons for  approved Island Plan, together with other relevant policies and all other material Approval)  considerations, including the consultations and representations received. Notably,

the relationship with neighbours has bee n specifically considered in relation to the potential noise impact of the roof plant and delivery vehicles. Based on submissions and consultation responses it is considered that the proposal will not result in serious harm to the amenities of neighbours.

Conditions  1. Prior to commencement of the development hereby approved, details in

respect of the following matters shall be submitted to and approved in writing by the Department of the Environment. These works shall thereafter be carried out in full in accordance with such approved details:

1. All external materials
2. Design of roadside gate

2.  Prior to commencement of the development hereby approved, a scheme of landscaping for the carpark shall be submitted to and approved in writing by the Department of the Environment. The scheme of landscaping shall provide details of the following;

1. all existing trees, hedgerows and other plants, walls, fences and other features which it is proposed to retain on the site;
2. the position of all new trees and/or shrubs, this must include the species of plant(s)/tree(s) to be planted, their size, number and spacing and the means to be used to support and protect them;
3. other landscape treatments to be carried out including any excavation works, surfacing treatments, or means of enclosure;
4. the measures to be taken to protect existing trees and shrubs;
5. the presence of any invasive plant species on site, and if present, a detailed method statement for the removal and long -term management/ eradication of the

species; and,

6. A landscape management plan for the maintenance of the landscaped areas.

Once agreed, the approved scheme shall be implemented in full and thereafter retained and maintained as such.

3 . No part of the development hereby app roved shall be occupied until all hard and soft landscape works as indicated on the approved plan have been carried out in full. Following completion, the landscaping areas shall be thereafter maintained as such.

4 . Prior to commencement of the developme nt hereby approved, a schedule of landscape maintenance shall been submitted to and approved in writing by the Department of the Environment. The schedule shall include details of the arrangements for its implementation and ongoing maintenance. The mainten ance shall be continued in accordance with the approved schedule unless otherwise agreed in writing by the Department.

5 . No part of the development hereby approved shall be occupied until the roof plant has been installed, along with all recommended noise control measures detailed in the approved Plant Noise Assessment carried out by 'aua sound and air' dated 25th June 2018.

6 . No part of the development hereby permitted shall be begun until a lighting schedule to address the need to adhere to best practice in terms of the confirmed bat roost, has been submitted to, and approved in writing by the Department of the Environment. The approved schedule shall be implemented in full and thereafter retained as such.

7 . Notwithstanding the provisions of the Plann ing and Building (General Development) (Jersey) Order 2011, or any amendment to or replacement of that order, no works involving the change of use of the building from Class K (medical and welfare) to Class A (shop) is permitted without the formal submission and approval of a planning application to the Department for Growth, Housing and the Environment. This is in accordance with the consultation response from the Planning Policy Team.

8 . Prior to the occupation of any part of the development hereby approved, the Percentage for Art contribution shall be delivered on site, in accordance with the details submitted in the approved Percentage for Art Statement.

9 . No part of the development hereby permitted shall be begun until a full travel plan shall be submitted to and approved in writing by the Department of the Environment. The plan should adhere to a methodology pre -agreed by DfI Highways and be implemented in full and thereafter retained for 10 years unless otherwise agreed to in writing by the Departme nt.

10 . No part of the development hereby permitted shall be begun until drawings, including materials, to a scale of no less than 1:100 shall be submitted to and approved in writing by the Department of the Environment/Department for Infrastructure for th e following details:

1. The landing point for the westbound bus service
2. The final agreed width of pavement along the site frontage
3. The strengthening of the vehicle access and the hardbound treatment to prevent vehicle braking performance

4. Extra space in parking bays for parents and disabled drivers
5. The vehicle access at the field carpark to be straightened
6. Additional cycle parking to the front of the building
7. Any other necessary works on or adjacent to the highway

11 . Prio r to the development being brought into first use, visibility splays shall be laid out and constructed in accordance with the approved plans. The visibility splays shall then be maintained thereafter and no visual obstruction of any kind over the height of 900mm shall be erected within them.

12 . No part of the development hereby approved shall be occupied until the cycle parking facilities as indicated on the approved plan have been wholly constructed in accordance with the approved plans. The facilities sh all thereafter be retained solely for the use of occupants of the development and maintained as such.

1 3 . The measures outlined in the agreed Species Protection Plan (ref. NE/ES/SMS.02, 30th October 2017, Nurture Ecology) shall be implemented prior to the commencement of development, continued throughout the phases of development (where applicable) and therefore retained and maintained as such. Any variations that may be required as a result of findings on site are to be agreed in writing by the Departmen t of the Environment prior to the works being undertaken.

14 . Waste management shall be implemented in full accordance with the approved Waste Management Strategy. Any variations shall be agreed to in writing by the Department of the Environment prior to the commencement of such work.

Reasons  1. These details are not included in the application and are required to be

submitted and agreed by the Department of the Environment to ensure that special regard is paid to the interests of protecting the architect ural and historical interest, character and integrity of the building or place, in accordance with Policies SP4, HE1, HE2, HE5 of the Adopted Island Plan 2011 (Revised 2014).

2.  To safeguard the character and appearance of the area in accordance with Polic ies GD1, NE1, NE2 and NE4 of the Adopted Island Plan 2011 (Revised 2014).

3 . To ensure that the benefits of the approved landscaping scheme are carried out and completed, making a positive contribution to the amenities of the site in accordance with Policies GD1, GD7, NE1, NE2 and NE4 of the Adopted Island Plan 2011 (Revised 2014).

4 . This condition is necessary to ensure the protection of wildlife and supporting habitat and secure opportunities for the enhancement of the nature conservation value of the site in accordance with the requirements of Policies GD1, NE1, NE2 and NE4 of the Adopted Island Plan 2011 (Revised 2014).

5 . To safeguard the amenities and privacy of the occupants of the adjoining properties in accordance with Policy GD1 of the Adopted Island Plan 2011 (Revised 2014).

6 . To ensure the protection of all protected species in accordance with Policies NE1, NE2 and NE4 of the Adopted Island Plan 2011 (Revised 2014).

7 . The site is considered to require additional controls to safeguard the use of the building as a community facility and to prevent the change of use of the medical facilities into additional retail, without a full retail impact assessment, which may be contrary to Policy SP1 of the Adopted Island Plan 2011 (Revised 2014).

8 . To e nsure that an appropriate art contribution is provided on site, in accordance with policy GD8 of the Adopted Island Plan 2011 (Revised 2014).

9 . In the interests of promoting sustainable patterns of development, in accordance with Policies TT9 and SP6 of the Adopted Island Plan 2011 (Revised 2014).

10 . In the interests of highway safety, in accordance with Policy GD1 of the Adopted Island Plan 2011 (Revised 2014).

11 . In the interests of highway safety, in accordance with Policy GD1 of the Adopted Island Plan 2011 (Revised 2014).

12 . In the interests of promoting sustainable patterns of development, in accordance with Policies TT9 and SP6 of the Adopted Island Plan 2011 (Revised 2014).

13 . To ensure the protection of all protected species in accordance with Policies NE1, NE2 and NE4 of the Adopted Island Plan 2011 (Revised 2014).

14 . To protect the amenities of the occupiers of neighbouring properties and the visual amenities of the surrounding area, in accordance with Policies GD1 and WM1 of the Adopted Island Plan 2011 (Revised 2014).

Informatives Informative

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 con sultations and representations received. Notably, the relationship with neighbours has been specifically considered in relation to the potential noise impact of the roof plant and delivery vehicles. Based on submissions and consultation responses it is c onsidered that the proposal will not result in serious harm to the amenities of neighbours.

Pre -commencement, all works on or within 2 metres of the highway will require the signing of a suitable agreement with DfI, including covering all aspects including reinstatement of the back of kerb and footway edging across the frontages of the site that could be affected by this proposal. The agreement would also cover full safety audit and design fees as incurred by this Department and / or its representatives in executing such an agreement. It should be noted that following discussions with the Highway Engineer at DfI, the agreement would need to be supported by a technical drawing showing full detail of any works, and an works inspection schedule agreed before, during, and after such works. The works should be undertaken by a Contractor approved by DfI at the expense of the Applicant.

Permission from DFI Streetworks (Telephone No: 445509) pre -commencement is required for any work being undertaken on a public highway or footway in a location where the work could have implications for other road users, especially those within vulnerable groups such as young people, the elderly, and mobility impaired.

Given comments received during the assessment of the application , the States of Jersey recommends that the applicant should be aware of the possible presence of ASBESTOS within the development site. It is recommeded that further advice is sought from a suitably qualified professional prior to the commencement of develo pment so as to reduce the risk to public health.

Given comments received during the assessment of the application, the States of

Jersey recommends that the applicant should refer to the guidance on The Control of Dust and Emissions from Construction and Demolition, which can be found online at: http://www.london.gov.uk/thelondonplan/guides/bpg/bpg_04.jsp

Given comments received during the assessment of the application, the States of Jersey recommends that the applicant should follow the provisions of the Food Hygiene (General Provisions) (Jersey) Order, 1967. Further advice can be obtained from Environmental Health on +44 (0) 1534 443712.

Given comments received during the assessment of the application, the States of Jersey recommends that the applicant sh ould refer to the guidance on extraction systems in the following documents: 'Guidance on the Control of Odour and Noise from Commercial Kitchen Exhaust Systems' prepared by Netcen on behalf of DEFRA, 2005 and 'Heating and Ventilating Contractor's Association DW/172 Specification for Kitchen Ventilation Systems' 2005.

Given comments received during the assessment of the application, the States of

Jersey recommends that the applicant should refer to the guidance contained in the document 'Guidelines on Noise Control for Construction Sites' which is available online at http://www.gov.je/Industry/Construction/Pages/ConstructionSite.aspx and 'British Standard BS5228:2009 Code of Practice for Noise and Vibration Control on Construction and Open Sites'.

Site Vis ited  2/5/18

Final Drawings  Location Plan

(Log)  Proposed Site Plan 45/A

Proposed Ground Floor Plan 46/A

Proposed First and Second Floor Plan 47/A

Proposed Roof Plan 44/A

Proposed Elevations 48/A

Proposed Sections - Sheet 1 50/A

Proposed Sections - Sheet 2 51/A

Historic Roadside Wall 53/A

Proposed Trolley Bay Plans 57

Boundary Wall Details 59

Proposed Joinery Details 01 61

Proposed Joinery Details 02 62

Proposed Joinery Details 03 63

Proposed Joinery Details 04 64

Proposed Joinery Details 05 65

Proposed Joinery Details 06 66

Proposed Joinery Details 07 67

Proposed Joinery Details 08 68

Proposed Joinery Details 09 69

Proposed Rooflight Details 70

Proposed External Lighting Stretegy

Technical Schedule

External Lighting Unit Details

Proposed External Lighting Site Plan 02 -P5

Proposed Mechanical Plant Details 04 -P4

Proposed Mechanical Plant Acoustic Requirements 05 -P6 Planting Plan 001 -P0

Planting Plan for Hedge 002 -P0

Noise Assessment Report Aura Sound and Air Planning Officer  Rebecca Hampson

Recommendation  10/7/18

Date