Five-storey Havre des Pas development stalled following public opposition

Monday 09 April 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 pulled amid concerns from neighbours that it would drive away visitors, lead to traffic congestion, and make the area "soulless".

The developers, Mevanna Prestige Limited, had planned to scrap Carbbean Vibz Restaurant, previously known as Nelson’s Eye, as well as the Drifters Beach Bar and Café, and Maison Chaussey Guest House.

But they have now withdrawn their planning application and will be revising the scheme to take account of the various public representations received, which included a letter from the National Trust and the owners of the Marina Metro Hotel, a neighbour of the proposed development.

They were planning to build 19 one-bedroom flats and one two-bedroom flat, along with garage with 20 parking spaces, including six with charging points, and a gym. The building roof was designed as a communal amenity space complete with a garden to be enjoyed by all residents. An outdoor communal space was also set at the back of the building, along the promenade.

The architects, Axis Mason Limited, said the scheme had been designed to continue the "rejuvenation" of the area "by providing a more appropriate and characterful development consisting of contemporary apartments that will assist in the repair of the streetscape and increase the value of the surrounding area, whilst maintaining a scale which is appropriate for its context."

Pictured: A proposed view of the new development seen from the top of Havre des Pas Gardens. (Axis Mason)

However, Havre des Pas residents did not appear to share the sentiment - many commented the development would be detrimental to the promenade, with more than 25 of them writing to the Planning Department to make their objections known. Most were strongly opposed to the loss of the restaurant and café, which they said adds "vibrancy" to what was described as a unique part of the island.

Robert Hill wrote: "One of the things that is helping give Havre des Pas its character is the number of small businesses and restaurants. To lose these for a development such as this would dilute the character of the area and just help turn it into another soul-less part of the coast road. Space for (small individually/family run unique) restaurants is far more important to the character of the area than a gymnasium."

John Ruddy, who hopes the proposed seaside village scheme for Havre des Pas will progress, commented: "This potentially charming area has long been neglected. A further increase in private residences will go against this and there will be little prospect of an outcome as seen in St. Aubin. The present promenade and alfresco dining areas are already one of the more pleasant aspects of Havre des Pas and should be improved upon, not done away with."

 Pictured: Many residents feel that the development would be detrimental to the atmosphere of the promenade.

Victoria Coutanche said that the development would affect the area so much that it would drive out "visitors to the neighbouring guest houses and hotel (ones that remain) as well as local footfall." She added that the local restaurants that might close down when the new hospital is built could naturally relocate to Havre des Pas, "if given the opportunity."

Some residents also shared concerns about the amount of traffic the new development would draw to the area, which they say is already suffering from congestion and lack of parking. Matt Chatterley commented that Havre des Pas is already "very busy at peak times, causing congestion, lowering air quality and ruining the nearby beach atmosphere with noise." Brenda Bourne said that the development would "well and truly put the nail in the coffin in the Havre des Pas Village Development Scheme" by destroying two thriving businesses and increasing traffic on a road which is already "one of the busiest roads on the island."

The owners of the Marina Metro Hotel, which would be located right next to the proposed five-storey building, also voiced their opposition through Director of Arkitecture Ltd Alan M. Pickup, who wrote to Planning officials on their behalf, stating that the designs provided with their application were "incomplete and misleading" regarding the effect of the new building on the hotel.  

Pictured: Residents says the Caribbean Vibz Restaurant and the Drifters Beach Bar add to vibrancy to the promenade.

He said the east facade would only leave a gap of 1.5m with the hotel's, which includes windows to three suites, causing a loss of light, ventilation and outlook. Mr Pickup said that the rooms, which form 10% of the hotel's overall capacity, would have to be closed down as they would no longer be fit for use. A suite on the first floor previously had to be closed down when Nelson's Eye was extended, ruining the room's view.

Jersey National Trust representatives also chimed in with their concerns. Susan Kerley commented that the development had "no relevance or acknowledgment of the architectural style and details for which Havre des Pas is noted", stating that it would be a great loss to the island if Havre des Pas, which is a regeneration zone and a potential conservation area, was put at risk through a new development she described as "at odds with its surrounding, both in terms of scale and design."

She added: "If this application is approved it will cause increased loss of light for dwellings on the opposite side of the road, which is also contrary to Policy GD1. In addition the height of the proposed dwelling will intensify the unattractive tunnelling effect caused by the height of the buildings on the shoreline side and further spoil the view of the bay from the beach and the sea"

Pictured: The Marina Metro Hotel, which would be a direct neighbour of the proposed development.

Alan Luce, who was forced to pay more than £30,000 plus legal costs to the government when he tried to sell his former home and has now made a formal complaint to the States, also wrote a letter to highlight the fact the development may even encroach on the foreshore - an ambiguously-defined area of land between the natural high and low water mark. Those found to either own property or be intending to develop on the foreshore are currently being pursued by the States for compensation worth thousands.

Mr Luce wrote: "I want to make the point, how can Government continue to take fees for land/investment/developments and not address any potential encroachment... The Promenade is indelibly reclaimed, photographic and map evidence is simple to find and is held... The government owes a duty of care to these developers, land owners need surety. Planning fees are taken a duty of care must be given. [sic]"