"Harmful" Havre des Pas flat scheme rejected

Friday 16 November 2018

Plans to demolish a once-popular restaurant and nearby guest house to make way for a five-storey apartment block at Havre des Pas have been rejected over concerns that the new build would be "harmful" to nearby residents.

The developers, Mevanna Prestige Limited, had tried to address some of the concerns voiced by neighbours in a revised version of a planning application, but it was still rejected in a Planning Committee meeting yesterday.

They planned to scrap Caribbean Vibz Restaurant - previously known as Nelson’s Eye - as well as the Drifters Beach Bar and Café, and Maison Chaussey Guest House to make way for 20 flats.

They submitted a planning application in January with architects Axis Mason Limited, who said that their "characterful development" aimed to contribute to the "rejuvenation" of the area.

But they later withdrew their planning application amid concerns from neighbours that it would drive away visitors, lead to increased traffic, and make the area "soulless".

After going back to the drawing board, taking account of the various public representations received, which included a letter from the National Trust and the owners of the neighbouring Marina Metro Hotel, they presented updated plans to the Planning Department. 

Pictured: A view of the original plans for the five-storey building. (Axis Mason)

To answer concerns over the loss of small businesses, Axis Mason proposed to replace the gym and pool they aimed to build on the ground floor with a café and an al-fresco area open to the public. 

They also offered to "cut back" the fourth floor and the mezzanine on the sea-facing side in a bid to reduce the visual impact of the building. Balconies above the third floor at the east of the site were also removed, apparently to preserve the privacy of visitors at the neighbouring Marina Hotel.

However, those changes were not enough to gain the approval of neighbours. One of them recognised that the architects had tried to deal with the "unreasonable harm to neighbouring properties." He added however that while they had acknowledged the problem they had only acted on "half" of the units and could have done more to minimise the impact.  

Mark Mattioli, Director of the Marina Hotel, advised that his family had previously received permission to transform the hotel into residential flats. He voiced concerns over the loss of light, not only for his hotel, but for the neighbours on the other side of rode. "The new development would reduce light and create a boxed up effect," he told the Planning Committee. "I am very concerned of the effect on the business and the future viability of the hotel. I don’t believe this is the right scheme for the site."

Stephanie Steedman, a former States Planner who now owns KE planning, also discussed how the development would cause the loss of direct sunlight and natural daylight to the buildings located either side of it. She argued it would cause "unreasonable harm" to the living conditions of residents.

Pictured: The development was slightly amended following public outcry. (Imagery from 3D Model)

Ian McDonald, Director of Axis Mason, told the Committee that the café located on the ground floor would be larger than the Drifter’s café and would "reactivate the seaside frontage." He also argued that the Marina Hotel did not have "a right of view", but was simply benefiting from it, adding that his team had already tried to adapt their plans to ensure neighbouring properties didn't lose too much daylight.

However, Mr McDonald's suggested scheme only found favour with one member of the Planning Committee: St. Lawrence Constable Deirdre Mezbourian. She said it had been very difficult to judge, but that she had been persuaded to support the application "based on the regeneration of an area that I believe is long overdue."

"I remember the days when it was buzzing there... I think it’s time we start looking at that," the Constable added.

Meanwhile, St. Saviour Deputy Jeremy Maçon however said that the impact of the building on neighbours was not reasonable. "It is just too much, notwithstanding the design quality, which is great... I just don’t think it works. It's not fair on neighbours," he stated before rejecting the application. 

St. Brelade Deputy Graham Truscott also rejected it, saying that the impact of the building on the west side was just "too much for the neighbours to bear."