PLANNING AND ENVIRONMENT
St Helier Urban Task Force
Environmental enhancement schemes: Snow Hill and Colomberie
feedback from consultation and response
Purpose of the Report
The purpose of this report is for the Minister for Planning and Environment to consider and determine an appropriate response and actions to the feedback received from the recent consultation undertaken in respect of proposed environmental enhancement works at Snow Hill and Colomberie, under the auspices of the St Helier Urban Task Force.
Background
The St Helier Urban Task Force has been progressing a number of small-scale urban improvement schemes to enhance the public realm and the fabric of the town pending the adoption and implementation of large scale works and proposals identified in the St Helier Development and Regeneration Strategy. These smaller scale schemes are being progressed through joint-working and the pooling of resources between the States departments of Planning and Environment, Transport and Technical Services and Economic Development together with the Parish of St Helier.
In November 2007, the Assistant Minister approved a series of proposals for the enhancement of Snow Hill and Colomberie (MD-PE-2007-0268), as the basis for consultation with local stakeholders, involving the following:
Snow Hill
There are a number of issues associated with its use and appearance, not least problems of antisocial behaviour and disturbance in the evening caused when people congregate here and also that the public space is not particularly well-lit or conducive, easy or safe to use.
It was proposed to give this space something of an interim ‘make-over’ to improve it’s appearance and to promote and encourage the safe use of the public space. A set of proposals, costed at £25,000 (to be funded from the Urban Renewal Capital Fund with labour being provided in kind by T&TS and PoSH) was developed, as set out at appendix 1.
The investment of significant resources and comprehensive renewal of the area has always been held back pending the anticipation of major investment in Fort Regent and/or Snow Hill Cut and thus these proposals do not seek any major remodelling of the space, but rather its short-term improvement.
Colomberie
The Colomberie precinct forms part of an important route to/from the eastern end of the town and also serves to provide an important part of the St Helier ‘offer’ that makes the town distinct from others. The public realm in the ‘lower’ section of Colomberie has already received some investment with a scheme of pavement widening; lighting and the provision of unloading bays and tree planting. It is proposed that improvements to the public realm be extended into the precinct area and a scheme was developed to do this (as set out at appendix 2).This scheme is to be funded by the Parish of St Helier at a cost of £25,000 subject to the outcome of consultation.
Consultation on the proposals for Snow Hill were published at the end of November 2007 (appendix 3) and a number of consultation responses have been received (appendix 4). The consultation for Colomberie Precinct (@ appendix 5) commenced on 03 December 2007, and only one response has been received (@ appendix 6).
Discussion and recommendations
Snow Hill consultation response
The consultation response for the proposals at Snow Hill is set out at appendix 4: a detailed assessment and response of the issues raised is set out at appendix 7. Consideration of these detailed points helps to draw some key issues that, it is considered, require addressing in order to deliver genuine improvement at Snow Hill.
Lack of maintenance and neglect
The principal driver for action at Snow Hill has been the perception of neglect and decay of the area (see appendix 8), which is also a theme identified by a number of local residents. Interestingly, this is not so much related to the appearance and/or conditions of the buildings which surround the space but rather is focussed on the central buildings (the substation and the public toilets) and the implications of the way in which the open space is used –principally related to the presence and generation of rubbish and litter.
The latter points – about the use of the space for rubbish collection (ie location of Eurobins) – and the generation of litter from the people who congregate in the area, are dealt with separately in a section below.
The issue of the condition of the electricity substation and the public toilets, which are large dominant features in the public space can only be dealt with through either the removal of these structures, and their replacement with smaller and/or less intrusive structures, or a better exterior cleaning and maintenance regime for these buildings.
To encourage the cohesiveness and identity of the area, it would be beneficial to encourage all owners of buildings in the area to maintain their buildings in accord with a palette of colours which would help develop and harmonise the character of the buildings and street furniture. The St Helier Urban Character Appraisal (2005) Willie Miller Urban Design, proposed a series of palettes fro different parts of the town and it is proposed that the ‘Town Centre Palette’ (at appendix 9) be promoted here.
Recommendation
1. Work with Property Holdings to establish land ownership details of substation and public toilets to develop a more regular and effective maintenance and cleaning regime;
2. Promote the adoption and use of the Town Centre colour palette and encourage owners and occupiers of buildings, together with T&TS and PoSH, to adopt and implement a colour scheme for maintenance of buildings and structures
The fact that the area is, and is perceived to be, an area of undesirable social activity at night also contributes towards a feeling of decay and neglect. Enhanced lighting should promote a much safer environment after dark and should contribute to better policing and use of the public space, which should help to alter the perception of the area’s character. The proposals for additional lighting in the area has received much general support.
The addition of new street furniture – including lighting columns and luminaries - needs to be sympathetic to the character of the area and should see to avoid the introduction of unsympathetic forms or materials.
Recommendation
3. Implement proposals to add/ enhance lighting at Snow Hill, subject to adoption of sympathetic and complementary street furniture design;
Cleanliness
Two issues emerge around the issue of cleanliness: the first is related to facilities for litter and rubbish collection. The second relates to the management of litter and rubbish.
It was noted by many that there are insufficient litter bins in the area to cope with the level of litter generated from people using the hot food takeaways; the bus shelter; the grassed open space and the Regent Road steps. Additional litter bin facilities should be provided in these locations where required.
Recommendation
4. Work with T&TS/ PoSH to review adequacy of litter bin provision throughout Snow Hill area;
5. Where the level of litter bin provision is inadequate, provide additional facilities.
It was also noted that the presence of the Eurobins, and the fact that they are often misused or ‘always full’ adds to the perception of the area as ‘unkempt’ and ‘dirty’. The proposed removal of this facility should thus be beneficial.
The management of litter and rubbish – ie the frequency and adequacy of refuse collection and street cleaning – is also an issue which is adversely affecting the quality and character of Snow Hill. These are not issues that can be addressed by physical improvements, but need to be considered by PoSH and T&TS, relative to the deployment of their respective refuse collection and street cleaning resources. The removal of Eurobins will clearly need to be linked to a change in the management regime for refuse collection, which should also consider the frequency of collection from litter bins.
Recommendation
6. Support PoSH in the proposal to remove Eurobins from Snow Hill and to develop recycling centre in Snow Hill Car park, subject to the management of issues associated with noise and smell (ie management of glass disposal/collection and no food waste);
7. Support PoSH in development and implementation of new refuse collection regime.
Use of space and character
It is evident that there exists a conflict between the use of the public open space at Snow Hill and adjacent users (residents and businesses), particularly at night when larger numbers of people congregate in the area. Issues of noise and disturbance are to the fore. On this basis, the intensification of this use closer to local residences – through the addition of a seating area in the middle of the grassed bank at Snow Hill – is not considered to be appropriate and would do little to improve the area at this particular time (it may make existing problems worse).
It has also been noted that the addition of decking and seating on the grass here at Snow Hill will further erode the limited green space that is available and will contribute to the further loss of the area’s once quite formal character as a small green space of trees and grass surrounded by railings (see image at appendix 10).
Rather than provide new structures and facility to formalise the use of the public space (ie decking and seating) it is proposed that the issue to be addressed is about maintaining and improving the quality of what is there. If new seating is to be provided, it is considered that the potential for this to be incorporated atop the existing retaining wall, at the foot of the grass bank, is explored, using a design that is robust and easy to maintain and clean.
Recommendation
8. Remove proposed new decking and seating proposal from grass area for Snow Hill on grounds of amenity and impact upon character of area;
9. Explore the potential of the provision of additional seating atop the existing retaining wall and, where appropriate, to authorise its provision.
Scale of improvement
A number of comments have been received encouraging a much grander and comprehensive regeneration of Snow Hill. It is important to recognise, however, that the scale of these current proposals has been determined by the level of resource – at £25,000 – which has meant that interventions have been limited in scope and extent. It is appropriate to acknowledge, however, that the concept of the redevelopment of Snow Hill Car Park and /or Fort Regent, including the provision of new access, may offer the potential and scope for a more comprehensive approach to regeneration and renewal of the area.
Colomberie consultation response
The consultation response for Colomberie Precinct has been limited to one written representation (seeking more bike parking) and a number of telephone discussions with local stakeholders, which have been supportive of the proposals.
The provision of additional bike parking needs to be balanced with the maintenance of pedestrian space and accessibility and will be considered accordingly.
The only other issue to consider relative to the proposed enhancement of Colomberie Precinct is the potential incorporation of public art generated by an adjacent development, which can be dealt with under the terms of the planning approval for this site, but which should add value to the public realm improvements proposed here.
Recommendation
10. Advise PoSH of limited consultation response and propose implementation of scheme, noting potential for incorporation of additional public art.
Legal and resource implications
The legal bases for the Minister to support these works is provided by the Planning and Building (Jersey) Law 2002; the States Strategic Plan and Island Plan Policy TT8.
Resources – up to £25,000 – are available to implement physical improvements at Snow Hill under the auspices of the Urban Renewal capital vote. The proposed amendments to the scheme, as set out above, if adopted will serve to significantly reduce the overall cost of the scheme: the exact revised cost will be dependent upon the outcome of reviewing matters such as extent of litter bin; lighting and seating provision. Labour to implement the majority of works will be provided, as a resource in kind, by T&TS and/or PoSH.
Funding for the proposed works at Colomberie is to be provided by PoSH.
Recommendation
On the basis of the above and the attached it is recommended that the Minister for Planning and Environment approves and authorises officers, in relation to the proposed enhancement of Snow Hill, to;
1. work with Property Holdings to establish land ownership details of substation and public toilets to develop a more regular and effective maintenance and cleaning regime;
2. promote the adoption and use of the Town Centre colour palette and encourage owners and occupiers of buildings, together with T&TS and PoSH, to adopt and implement a colour scheme for maintenance of buildings and structures
3. implement proposals to add/ enhance lighting at Snow Hill, subject to adoption of sympathetic and complementary street furniture design;
4. work with T&TS/ PoSH to review adequacy of litter bin provision throughout Snow Hill area;
5. where the level of litter bin provision is inadequate, provide additional facilities.
6. support PoSH in the proposal to remove Eurobins from Snow Hill and to develop recycling centre in Snow Hill Car park, subject to the management of issues associated with noise and smell (ie management of glass disposal/collection and no food waste);
7. support PoSH in development and implementation of new refuse collection regime.
8. remove proposed new decking and seating proposal from grass area for Snow Hill on grounds of amenity and impact upon character of area;
9. explore the potential of the provision of additional seating atop the existing retaining wall and, where appropriate, to authorise its provision;
10. utilise funds from the Urban Renewal vote of £25,000 to deliver these objectives, working in partnership with PoSH and T&TS.
On the basis of the above and the attached it is further recommended that the Minister for Planning and Environment approves and authorises officers, in relation to the proposed enhancement of Colomberie, to;
11. advise PoSH of limited consultation response and propose implementation of scheme, noting potential for incorporation of additional public art.
Reason(s) for Decision
The Minister for Planning and Environment has given full and proper consideration to the representations submitted in respect of the proposed environmental enhancement works at Snow Hill and Colomberie and has set out a considered and proportionate response to the issues raised.
Action Required
Snow Hill
1. work with Property Holdings to establish land ownership details of substation and public toilets to develop a more regular and effective maintenance and cleaning regime;
2. promote the adoption and use of the Town Centre colour palette and encourage owners and occupiers of buildings, together with T&TS and PoSH, to adopt and implement a colour scheme for maintenance of buildings and structures
3. support PoSH in the proposal to remove Eurobins from Snow Hill and to develop recycling centre in Snow Hill Car park, subject to the management of issues associated with noise and smell (ie management of glass disposal/collection and no food waste);
4. support PoSH in development and implementation of new refuse collection regime.
5. review and the design of the Snow Hill scheme to include sympathetic and complementary street furniture design; new bins where required; and new seating, if appropriate and implement the revised scheme
Colomberie
6. advise PoSH of limited consultation response and propose implementation of scheme, noting potential for incorporation of additional public art
Written by: | Kevin Pilley Assistant Director: Planning and Building Services |
Attachments:
Appendix 1: Snow Hill: proposed improvements
Appendix 2: Colomberie Precinct: proposed improvements
Appendix 3: Public consultation: Snow Hill improvements
Appendix 4: Snow Hill improvements: response to consultation
Appendix 5: Public consultation: Colomberie Precinct improvements
Appendix 6: Colomberie Precinct improvements: response to consultation
Appendix 7: Assessment of consultation response
Appendix 8: Snow Hill: ‘drivers’ for change
Appendix 9: Town Centre Palette: UCA (2005)
Appendix 10: Snow Hill ‘times past’
1/01/13/20/8 and 1/01/13/20/11
22 February 2008
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