Idlerocks developer cannot build and live in house first
DEVELOPERS have another three years to begin work on a new hotel at the Idlerocks after planning permission was reissued.
Ramle Rocks was given the go-ahead in 2018 for a 35-bed 5-star hotel and independent three-bedroom dwelling, permission which would have lapsed in April.
The plans also include parking for 71.
Its re-application had only one change, a request to axe a condition stopping the occupation of the dwelling prior to the construction and operation of the hotel, but this was turned down by the planners.
‘The applicant has not made clear precisely how omission of this condition would make construction of the hotel, and the consequent delivery of substantial economic and consequential social benefits, more likely, nor have they suggested any alternative mechanism (e.g. a planning covenant) by which this could be achieved.
‘It is considered that concerns raised by both Economic Development and the sole representor to this application are valid, and absent the above condition there is a significant possibility that the dwelling could be constructed, occupied, and potentially sold on to a party who had no interest in developing the hotel,’ the planning report says.
‘At that point the effectiveness of any legal agreement between the applicant and the new owner of the dwelling to enable future construction of the very substantial hotel building above and around the dwelling could be stretched, while powers available to the authority to secure the completion of the development as originally approved would be very limited.’
The report said it was difficult to see how a planning covenant could work in this case.
‘If delivery of the development as a whole requires, on grounds of financial viability, the completion and occupation/sale of the dwelling before construction of the hotel commences (and not just the sale of the dwelling “off-plan”), it is possible that an alternative design and layout providing for two separate buildings within their own curtilages may be acceptable.
‘However, this will almost certainly require the applicant to revisit the design from first principles to ensure that the scale, form and location of any separate replacement dwelling would not prejudice the subsequent development of the hotel, and the Planning Service has recently offered advice on this basis.’
Because there were no material changes to the site or planning policy since the previous permission was given, the rest of the application was granted.
Economic Development said: ‘The development of visitor accommodation sites, such as the former Idlerocks Hotel site, is considered to be important to Guernsey’s future tourism product offering to help invigorate the tourism sector post Covid-19.
‘Given that the proposals have not been altered since they were last considered by the committee, the committee wishes to reiterate its support for the completed development, and considers the Idlerocks site to have the potential to be a significant asset within the island’s hotel stock and to enhance the island’s national and international tourism offering.’
