PLANNING AND ENVIRONMENT
REVIEW OF THE ISLAND PLAN TO REZONE LAND FOR LIFE-LONG RETIREMENT DWELLINGS FOR THE OVER 55s’ AND FIRST TIME BUYER HOMES
1. Purpose of the Report
This report details the outcome of the recent white paper consultation entitled Review of the Island Plan to Rezone Land for Life-Long Dwellings for the Over 55s’ And First Time Buyer Homes and recommends those sites to be taken forward for rezoning for Category A housing.
2. Background
The Planning and Building (Island Plan)(Jersey) Order, 2007, requires the Minister to have published details of any proposal to amend the Island Plan and to have invited written comments and to have held a public meeting where he might receive oral comment about any such proposal. In the case of these proposals to rezone land for lifelong dwellings and first-time buyer homes, a White Paper and associated Consultation Report (appendix A) was published in November 2007, the consultation period for which extended to 21 January 2008. A number of public meetings were held in relation to parish-specific proposals, as well as a Public Hearing to consider the proposal in its entirety, on 15 February 2008.
The proposals the subject of consultation involved the proposed allocation of just over 81 vergees of land on 12 sites for the purposes of providing lifelong homes for people over 55 as well as first-time buyer homes. The sites the subject of consultation include the following, which are detailed in the Consultation Report at appendix A (pp.20-32):
2007/01 – Field 1248, La Pouquelaye
2007/02 - Fields 413, 415, 415A and 470, Five Oaks, St. Saviour.
2007/03 - Field 836, Bagot, St. Saviour
2007/04 - Fields 516, 516A, 517 and 518, St. Saviour
2007/05 - Field 274, La Lourderie, St. Clement
2007/06 - Field 605, St. John
2007/07 - Field 178, Les Landes, St. John
2007/08 - Fields 561 and 562, St. Mary
2007/09 - Land north east of Maison St. Brelade
2007/10 - Field 148, Rue des Maltières, Grouville
2007/11 - Fields 818 and part of Field 873, Trinity
2007/12 - Field 578, Trinity
3. Consultation feedback
There was a considerable response to the publication of the Consultation Report, comprising the following:
3.1 Extent of feedback
A total of 86 written responses were received in the form of:
- 40 response forms
- 35 letters
- 11 emails
Representation was widespread and included submissions from the following organisations as well as from interested members of the public:
- Island Wide Strategy for the Ageing Population (Mrs Iris Le Feuvre)
- Jersey Homes Trust (Mr Van Neste)
- Standing Conference of Womens’ Organisations of Jersey
- Age Concern (Mrs D. Minihane)
- Alzheimer’s Society (Mr Mike Tomkiinson)
- G.R. Langlois Ltd
- M. P. Agencies Ltd
- Council for the Protection of Jersey’s Heritage
- Societe Jersiaise
- Family Nursing and Home Care
- Jersey Farmers Union
- National Trust for Jersey
- Landowners
The political response and interaction included the following. Responses were received from:
- Individual politicians
- Comite des Connetables meeting 10 December 2007
- Environment Scrutiny Panel meeting 10 January 2008
- Health, Social Security and Housing Scrutiny Panel
- States members meeting 11 February 2008
- Connetable and Deputies of St Saviour meeting 13 February 2008
In addition to the above, there were also a number of public meetings held, which included meetings at parish halls to discuss parish-specific proposals, and also a final public hearing to consider the proposal in its entirety, as follows;
- St Clement’s Parish Hall on 8 January 2008, attended by c 90 members of the public.
- Grouville Parish Hall on 14 January 2008, attended by c 100 members of the public.
- La Pouquelaye Community Centre, attended by c 40 members of the public
- St Saviour’s Parish Hall on 21 January 2008, attended by 100 members of the public.
- Public Hearing, held at St Pauls Gate on 15 February 2008, attended by 10 people.
3.2 Feedback content: White Paper questions
The White Paper set out a number of questions in order to help frame consultation feedback. The response to these specific questions is summarised below:
Rezoning land
- Question 1.a. Do you think land should be rezoned to help meet the needs of first time buyer housing? 82% thought that land should be rezoned to help meet the needs of first time buyer housing?
- Question 1.b. Do you think land should be rezoned to help meet the needs of social rent housing for the over 55’s? 64% thought that land should be rezoned to help meet the needs of social rent housing for the over 55’s?
- Question 1.c. Do you think land should be rezoned to help meet the needs of housing for the over 55’s enabling existing home owners to downsize? 69% thought that land should be rezoned to help meet the needs of housing for the over 55’s enabling existing home owners to downsize?
Response to occupation age being set at 55
- Question 2. Last years Social Survey indicated that people were more likely to ‘downsize’ in their mid 50s’ rather than in later years. Do you agree that the proposed minimum occupation age should be set at 55? 71% thought that the proposed minimum occupation age should be set at 55
3.3 Feedback content: themes
A number of key points and themes emerged from the consultation feedback, which can be summarised as follows:
Support for rezoning land
- The term ‘retirement home’ is considered to be wrong. The dwellings are ‘lifelong homes’ for people who are at a stage in life; families have grown up, people are planning for their retirement, purpose designed accommodation will meet future retirement needs, people can live independently for as long as possible, as well as releasing equity to assist retirement.
- Mixed communities must be created for young and old. All schemes should provide for first time buyers and elderly parishioners which will benefit the community and ensure that the elderly are not segregated from youngsters. Mixing the elderly with young families is not a problem provided the design is right. The mix is mutually beneficial and helps create a well balanced community.
- Concentrate on need housing for first time buyer and social rent homes for the elderly.
- Ensure first time buyer and life long homes are affordable.
- Development should be equitably distributed across Island – all Parishes should take their fair share.
- Traffic impact and pedestrian safety needs to be considered
- Ensure good internal and external space standards – in particular all life long homes should have sufficient space for a carer to stay
- The rapid ageing population means costs will rise. The Island needs to ensure security of funding for elderly care services
Opposition to rezoning land
- Strong objection to development of green field sites, particularly in the light of Imagine Jersey 2035.
- Damage to the agricultural industry through loss of agricultural land.
- Consider alternatives to building on green field sites:
- build in town
- build on brown field sites
- use existing one bed flats and under occupied property
- Development will impact to neighbouring property.
- There is little or no evidence of need for downsize homes – need for Census.
- The proposed planning obligations would place an unacceptable level of subsidy on the potential homeowners
- 55 is not retirement – this conflicts with Imagine Jersey which looks to extend the retirement age.
- Planning does not have legal power to age restrict housing.
- Population debate required before rezoning further land.
3.4 Feedback content: site-specific comments
There were also a number of site-specific comments related to the individual proposals for the zoning of land for housing: these are considered later in the report when each of the sites are assessed.
4.0 Response to consultation
This section seeks to address the key issues raised during consultation and specifically to focus on the evidence of the need for homes; the issue of rent rebate as a factor in the cost element of any homes to be provided; and individual site assessments
4.1 Evidence of need
The most recent data to support the provision of land for housing in advance of the Island Plan Review is provided by the latest Housing Needs Survey 2007: Jersey’s Housing Assessment 2008-2012. Whilst this survey represents an estimate of a point in time in a dynamic housing market and is a planning tool rather than a definitive statement, the headlines of relevance to this proposition are that:
- There is a potential shortfall of almost 1,400 dwellings overall
- There is a total 5-year shortfall of up to 400 older persons (over 55) homes;
- There is a notable potential shortfall in 2-, 3- and 4- bedroom owner-occupier properties;
- Some 3,000 households are potential first-time buyers (37% concealed households and 63% existing households)
- About two thirds of people are looking to move in the next 2 years. For people over 55, just over half the demand (55%) is short-term need (ie within two years);
- the majority of the demand is from people wishing to purchase older persons’ accommodation followed by demand for States’ rental accommodation, which equates to a 56%/44% split
It is also relevant to note that the need for new homes, of the tenure proposed in each site, is supported and endorsed by the relevant parish connetable, based on their own assessment and knowledge of the need and demand for homes from parishioners.
Notwithstanding the statistical evidence at any point in time, the demographic shifts occurring in the Island’s population – most notably the falling household size and the increasing proportion of the population that is made up of older people – is well documented. Given the time taken to realise the development of homes and their beneficial occupation and use, it should be acknowledged that any rezoning of land in 2008 will not likely yield any completed dwellings until 2010, or longer for the larger sites.
4.2 Rent Rebate
The proposal that the developer sell the rental units net of rent rebate has been challenged by Advocate Falle on behalf of the owner of Fields 516, 516A, 517 and 518, St. Saviour.
The Law Officer has advised that there is a potential problem, because rent rebate is a component of Income Support and is therefore something that rests within the entitlement of a prospective tenant and is only something that can be quantified in a retrospective manner.
At best, the policy is defensible as a condition precedent, however there is risk. It could equally be the case that a court will consider that Rent Rebate element is a step too far. It may well be a safer option not to pursue the Rent Rebate condition.
4.3 Lifelong homes vs retirement homes
The Consultation Report proposed the term ‘life-long retirement dwellings for the over 55s’ to describe the purpose of zoning some of the land under consideration. Comment has been received during the consultation that this term is misplaced and confusing on the basis that these homes are not necessarily for retired people. Indeed, evidence suggests that with the stretching of all stages in life, people may remain active in work beyond the age when people might otherwise expect to retire, and there may be a fiscal requirement (individually and societally) to extend the age of retirement too. On this basis, it is suggested that the ‘retirement’ element of the term should be removed.
4.4 Site assessments
Each of the twelve sites contained within the proposal to rezone land for housing (as set out at Appendix A), have been the subject of consultation with the public as well as a number of key stakeholders, such as relevant States departments and utility providers. The issues raised in relation to each site, together with some comment in response, are set out at Appendix B.
On the basis of the assessment of each of the proposed sites previously undertaken and having regard to the comments from stakeholders and other interested parties, as well as to the specifics of need in each parish, as expressed by the parochial authorities based on their knowledge and expressed requirements, it is considered that the following sites ought to be progressed for rezoning:
- 2007/01 – Field 1248, La Pouquelaye: to provide 55% first time buyer and 45% social rent life long homes.
- 2007/04 - Fields 516, 516A, 517 and 518, St. Saviour: to provide 55% open market life long homes and 45% social rent life long homes as part of an inclusive retirement village, and that may, through the use of planning obligation agreements, also provide a public car park and area of open space to the Parish, and other care facilities.
- 2007/05 - Field 274, La Lourderie, St. Clement and
- 2007/06 - Field 605, St. John: to provide 55% open market life long homes and 45% social rent life long homes.
- 2007/08 - Fields 561 and 562, St. Mary: to provide a mix of 55% open market life long and first-time buyer homes and 45% social rent life long homes.
- 2007/09 - Land north east of Maison St. Brelade and
- 2007/10 - Field 148, Rue des Maltières, Grouville: to provide 100% sheltered and social rent life long homes.
- 2007/11 - Fields 818 and part Field 873, Trinity and
- 2007/12 - Field 578, Trinity: to provide (in conjunction with Fields 818/813) 55% first time buyer and open market life long homes and 45% social rent life long homes.
In all cases, it is proposed that planning obligation agreements and/or planning conditions would be used to ensure that:
- the social rent homes were sold to a social rent landlord at an affordable price set by the Minister for Housing, net of maintenance charges;
- payments or direct provision was made in relation to any associated infrastructure provision or enhancement required as a result of the development;
- developers were encouraged to contribute a percentage of the development costs to the provision of public art
It is also considered that the following sites ought not to be progressed for rezoning at this time for the following reasons;
- 2007/02 - Fields 413, 415, 415A and 470, Five Oaks, St. Saviour
In light of the strong agricultural lobby and concerns of the Parish Deputy to consider the wider planning issues of the area, the site is not taken forward and referred to the Island Plan review for further consideration.
- 2007/03 - Field 836, Bagot, St. Saviour
In light of the objection raised by the Parish Deputies concerning the storm water catchment area and the landscape impact, the site should not be taken forward, but referred to the Island Plan review for further consideration.
- 2007/07 - Field 178, Les Landes, St. John
In light of the strong objection from TTS in respect of the remoteness of this site and the poor access for emergency services, the site is not taken forward and referred to the Island Plan review for further consideration.
5. Legal and resource implications
The Planning and Building (Island Plan)(Jersey) Order, 2007, requires the Minister to have published details of any proposal to amend the Island Plan and to have invited written comments and to have held a public meeting where he might receive oral comment about any such proposal, all of which has been undertaken as set out in the report above, before presenting the matter to the States.
There are no resource implications arising from this proposition.
6. Recommendation
On the basis of the above and the attached, and having regard to all other material considerations, the Minister for Planning and Environment resolved to:
- note the feedback from consultation and the response to it;
- progress the following sites for rezoning for Category A housing, as set out in the report above, in the form of an amendment to the Island Plan, and that a report and proposition be drafted to give effect to this:
2007/01 – Field 1248, La Pouquelaye
2007/04 - Fields 516, 516A, 517 and 518, St. Saviour
2007/05 - Field 274, La Lourderie, St. Clement
2007/06 - Field 605, St. John
2007/08 - Fields 561 and 562, St. Mary
2007/09 - Land north east of Maison St. Brelade
2007/10 - Field 148, Rue des Maltières, Grouville
2007/11 - Fields 818 and part of Field 873, Trinity
2007/12 - Field 578, Trinity
- not to progress the following sites for rezoning for Category A housing at this time:
2007/02 - Fields 413, 415, 415A and 470, Five Oaks, St. Saviour;
2007/03 - Field 836, Bagot, St. Saviour; and
2007/07 - Field 178, Les Landes, St. John
but to ensure their consideration as part of the ongoing Island Plan Review.
- not to pursue the proposed planning obligation requiring that affordable homes be sold net of rent rebate in light of the legal advice;
- to progress this proposal such that homes for older people be referred to as lifelong homes or dwellings for people over 55, rather than ‘retirement homes’;
- to inform the Parish Connetables, landowners and interested parties of the decision, and authorised the preparation of a formal consultation response to publicised in accord with the Guidelines on Public Consultation
7. Reason(s) for Decision
- to ensure appropriate attention and weight is given to all material considerations;
- to seek to respond to a need for housing, and in particular the provision of lifelong homes to meet the specific needs of older people (over 55) identified by the Minister for Housing and parish connétables, and supported by statistical evidence from a variety of sources.
- The specific reasons for the decision not to progress the following sites is as follows;
- 2007/02 - Fields 413, 415, 415A and 470, Five Oaks, St. Saviour.
In light of the strong agricultural lobby raised at the Public meeting and the request of Parish Deputy Robert Duhamel, to consider the wider planning issues of the area, it was agreed that the site would not be taken forward for rezoning and referred to the Island Plan review for further consideration.
- 2007/03 - Field 836, Bagot, St. Saviour
In light of the objection raised by the Parish Deputies Duhamel and Scott-Warren concerning the proximity of the site to a storm water catchment area and the landscape impact, the site should not be taken forward for rezoning.
- 2007/07 - Field 178, Les Landes, St. John
In light of the strong objection from TTS in respect of the remoteness of this site and the poor access for emergency services, the site is not taken forward and referred to the Island Plan review for further consideration.
- not to pursue the proposed planning obligation requiring that affordable homes be sold net of rent rebate in light of the legal advice;
- to provide clarity;
- to accord with the Guidelines on Public Consultation
- Action Required
- To prepare a report and proposition to give effect to this decision, for consideration by the Council of Ministers and the States thereafter;
- To prepare a consultation response and to advise interested parties of the decision
Prepared by: | Tony Gottard |
Written by: | Kevin Pilley |
Endorsed by: | Peter Thorne |
Attachments:
Appendix A: White Paper and Consultation Report: Review of the Island Plan to rezone land for lifelong retirement dwellings for the over 55s and first-time buyers
Appendix B: Individual site assessment and consultation feedback
8/17/03/1
07 May 2008
APPENDIX B
INDIVIDUAL SITE ASSESSMENT AND CONSULTATION FEEDBACK
2007/01 - Field 1248, La Pouquelaye, St. Helier
Parish support: This scheme has the support of the Connetable, following the approval of a Parish Assembly which gave unanimous support for the site.
Development yield: The site could accommodate approximately 51 dwellings consisting of 28 no. first-time buyer homes and 21 no. one bed life-long retirement dwellings for social rent.
Zone: The site is identified in the Island Plan as an H3 site for Category A housing.
Use: The land has been used in agriculture until fairly recently. The Rural Economy Group states that the land is viable and should be retained.
Site area: The site comprises 6¼ vergees.
Access: Field 1248 is land-locked, apart from a field access off the narrow Highview Lane, the owners of the CTV site have indicated that they are prepared to allow an access route to the site. Residents have complained that access, particularly for emergency services. A survey has revealed that the carriage way width is 9m and the Fire Services have confirmed that they would be access the site.
TTS support this site because of its proximity to existing facilities, the short distance from town and the availability of a good bus route.
Facilities and Amenities: The site is near to amenities and facilities, and is a short walk to D’Auvergne Primary School and Haute Vallee School which have sufficient capacity. The new Parish community centre at La Pouquelaye is also nearby. There is a local food shop and the site is close to the medical centre at the JEC complex at Queens Road. The site is also close to the woodland walk which leads down into Vallee des Vaux.
Environmental Health: Possible issues of noise from CTV air conditioning. Provision of transport links.
Ecological Impact: None identified
Site specific comments
- No to rezoning La Pouquelaye site (The site is identified as an H3 site and was unanimously support by a Parish Assembly. It is also in excellent proximity to amenities and facilities)
- Loss to agricultural industry (The Rural Economy Strategy Group strongly object to the loss of this field because of its excellent soil type, drainage, good access, ease of working and its ability to produce a wide range of crops)
- Vehicular access to the site is inadequate. (The width of the existing access is 9m which provides sufficient width to accommodate a two way traffic. The existing visibility splays meet current highway requirements)
- General traffic impact in the La Pouquelaye area, particularly at school times. (The site is supported by TTS Highways as the site is on the periphery of the town, however there is concern over the junction of La Pouquelaye and Queens Road)
- Loss of privacy to neighbouring property. (This is a development control matter which will be addressed at the time when a scheme is submitted)
- Density is too high. (The density is approximately 65 habitable rooms per acre which is equivalent to densities in the area ( Manor Park = 63hr/a & Nomond Avenue = 70 hr/a)
- Site already has unanimous Parish Assembly support. (Noted)
- Development will affect market value of existing neighbouring homes. (This is not a material planning consideration)
- Emergency services need to be consulted about access. (Noted, the emergency services will be consulted)
- Disruption caused to residents during construction. (Contrators are obliged to ensure that they maintain good working practices and do not breach the Nuisance Law, administered by Health Protection)
- Will road be strong enough to take additional traffic? (The developer is having to gain access through land owned by Walter Property and will wish to protect their interest and ensure that the road is properly constructed)
- Who will maintain the access road? (The access road will be maintained by the present owner)
- Signalone could be damaged by vibration. (The developers insurers require a conditions survey prior to commencement of the work)
2007/02 - Fields 413, 415, 415A and 470, Five Oaks, St. Saviour
Parish support: This scheme would be a Housing Ministry development which has the support of the Connétable. Parish Deputy has raised concerns about he piecemeal development and has suggested that the site should not be considered at this stage, but should be reviewed in the Island Plan.
Development yield: this site could accommodate approximately 32 no. Category A dwellings and 8 no. life-long retirement dwellings, a community outreach centre and 3 vergées of public open space.
Zone: Designated in the 2002 Island Plan as H3 (4).
Use: Agricultural land in current use. The Rural Economy Group states that the land is viable and should be retained.
Site area: The site comprises approximately 12¾ vergées
Access: The site is located on the northern side of Les Cinq Chênes Estate and can be designed link up with the existing estate. Vehicular access would be from La Grande Route de St Martin. It is on a good bus route and is in walking distance to shops at Five Oaks and is supported by TTS.
Facilities and Amenities: The site is in close proximity to shops and amenities located at Five Oaks and Bagatelle.
Environmental Health: Field 415 would be affected by external lighting at Les Chenes School and floodlighting from adjacent playing fields. Any development near he school hall will be affected by the sound of singing or music from the hall.
Ecological Impact None identified
Site specific comments
- Strong objection from agricultural lobby at Parish meeting and field recently been planted.
- Deputy Duhamel concerned that local plan should be produced before any rezoning.
- Strong legal objection from landowner stating that they are being treated differently from other sites reducing the site value and rendering it unattractive to developers.
2007/03 - Field 836, Bagot, St. Saviour
Parish support: This is a developer-led development which has the support of the Connétable provided the site meets planning criteria and does not permit future extension into the adjacent field.
Development yield: The site could accommodate a mix of approximately 14 no. life-long retirement dwellings for the over55’s and for social rent.
Zone Countryside zone
Use Agricultural. The Rural Economy Group has no objection to the loss of this land.
Site area The site is approximately 1¾ vergées
Access Vehicular access would be from Bagot Road, but coincides with a bus lay-by. This is not an ideal situation, but could be made to work provided good visibility was achieved.
The site is supported by TTS
Facilities and Amenities The site is close to shops and facilities in the Bagot area.
Environmental Health The site is in a storm water catchment area. There have been complaints about irrigation pump noise affecting dwellings in the area.
Ecological Impact None identified.
Site specific comments
- The Parish Deputies have raised strong objections to the development of this field, in respect of landscape impact (the field is the only glimpse of countryside in this area) and is also on the edge of a storm water catchment area.
2007/04 - Fields 516, 516A, 517 and 518, St. Saviour
Parish support: This is a developer-led development which has the support of the Connétable and the majority of Parish Deputies.
Development yield: The proposal is for an inclusive, mixed tenure retirement village consisting of approximately 98 no. open market and 80 social rent life-long retirement dwellings for the over 55’s, a 75-bed residential care and dementia home, guardian accommodation, indoor and outdoor recreational facilities, shop, surgery, car parking and amenity space. Thirty of the social rent life-long retirement dwellings will be given free by the developer to the Parish. A public car park to relieve potential on-street parking in Chasse Brunet and a public open space will also be provided as part of the development.
The Health department has confirmed that the principle of a retirement village is acceptable and supports the inclusion of a care and dementia unit within such a complex.
Zone: Countryside zone
Use: Agricultural. The Rural Economy Group state that this land is viable and should be retained in agriculture.
Site area: The site presently comprises approximately 27¼ vergées
Access: Vehicular access would be from St Saviour’s Hill. There have been many concerns raise about the traffic impact of a development of this size, however an initial traffic impact study suggests that the majority of traffic movements from this site would be during off peak times. Issues of pedestrian safety and car parking have also been raised an pedestrian improvements and a public car parking will be obtained through planning obligation agreement. This site is on a good bus route and has TTS support.
Facilities and Amenities: The site is located opposite Grainville playing fields on St. Saviour’s Hill and has access to good public transport and is in walking distance to shops at Five Oaks and Bagatelle. This site is a logical extension of the built up area and the proximity to amenities and facilities makes it appropriate for retirement housing. In addition, this type of development will have no impact on schools and minimal traffic impact. The site is large enough to incorporate a significant area of open space.
Environmental Health: None identified
Ecological Impact: None identified
Site specific comments
- The scheme is too dense. (The density will be approximately 65 hr/a)
- Loss of privacy to Clos du Patier houses because of level difference. (The issue of loss of privacy will be addressed as part of the development control)
- Boundary treatment and landscaping needs to be addressed. (The issue of boundary treatment and landscaping will be addressed as part of the development control)
- Support proposal for this site. (The comment is noted)
- Proposal will not impact on traffic as older people will not conflict with school traffic. The comment is noted and supports the advice given by the traffic engineers)
- Good bus service will avoid the need to use cars. (The comment is noted and Transport & Technical Services support this site which is on a good bus route)
- The proposal will have a significant traffic impact. Traffic impact needs to be understood. (The comment is not accepted. Traffic engineers have looked at the impact and advise that the impact can be managed)
- There is no open space in the area, apart form Grainville playing fields. (The comment is not accepted. The scheme will comply with the Ministers requirement for open space. The site also benefits from being close to Grainville playing fields)
- There will be 2 years of development upheaval for neighbours. (The comment is noted)
- Establish need for this amount of housing. A recent private developer survey obtained 936 responses (now over a year old). 582 from first time buyers wanting family homes. 354 from over 55's wanting to buy or rent retirement homes. (The comment is noted and the results of the 2007 Housing Needs Survey will be published at the end of April.
- Development should be on a brown field or in town where elderly are close to amenities. (The comment is noted and brown field sites are being investigated)
- Houses should be for first time buyers not elderly. (The existing primary school could not accommodate the number of children from a development of this size and would also add to peak traffic congestion)
- Glasshouse site in St Martin should be used for first time buyer housing. (This proposal is dealing specifically with finding an appropriate site for the Parish of St Saviour)
- Greenfields and offices are not the way to go. (The comment is noted)
- Can it accommodate 78 homes and a 70 bed care home? (The site is 12 acres and which is ample space for a development of this type. Avalon Park at St Clement is an example of a similar density)
- Allotments should be included on site. (The comment is accepted)
- Over 55’s will use roads at peak times and contribute to traffic congestion. (Traffic modelling has been carried out for this site and does not support the assertion being made)
- Pedestrian access, safety and traffic management need to be carefully considered by both the Parish and TTS. School children need a safe route to and from school. (The comment is accepted)
- Need to ensure a good quality of life is achieved for residents of the new development. (The comment is accepted)
- Jersey Dairy could be used instead. (The comment is not accepted, the site is not available and the owners of the site will want to maximise the value)
- Physical size of the development will have a tremendous impact. (The comment is not accepted. By way of example, Avalon Park is a similar density)
- The proposal is biased toward rental sector already well catered for by existing developments in St Saviour. (The comment is not accepted. This development would provide 55% open market downsize homes and 45% Parish social rent. The Parish of St Saviour do not own any social rent property)
- These fields have remained fallow for years and should be cultivated. (The is noted)
- New shops will compete with existing ones. (The comment is not accepted. The on site facilities will provide goods and services to residents)
2007/05 - Field 274, La Lourderie, St. Clement
Parish support: This proposal has the support of the Connétable
Development yield: The site could accommodate a mix of approximately 34 no. life-long retirement dwellings for the over 55’s and for social rent.
Zone: The site was designated in the 2002 Island Plan as Site H4 (14).
Use: This is a ‘brown field site’ which comprises a number of redundant glasshouses.
Site area: The site is approximately 5½ vergées.
Access: Vehicular access would be from the Coast Road and will require the developer to purchase and demolish and existing house,
Facilities and Amenities: The site is located near La Rocque, is on a good bus route and is in walking distance to shops at Pontac.
Environmental Health: Potential contamination issue will need to be investigated prior to development.
Ecological Impact: Potential ground pollution
Site specific comments
- Potential loss of privacy to adjacent property. (The comment is noted and the issues of privacy will be addressed at the application stage)
- Elderly downsize homes must be affordable. (The comment is noted and planning obligations will be used to secure affordable rental homes. Developers will also be conscious to ensure that the open market downsize home are taken up)
- Internal room sizes must be reasonable. (The comment is noted and internal space will be well above the minimum requirement)
- Accessibility to facilities is important. (The comment is noted and the site have been selected on that basis)
- The site is remote from the church or community hall. (The comment is noted, however the site is on a good bus route)
- The Parish Hall meeting did not provide any hope for first time buyers, the land is being zoned only for social rent and open market sheltered homes instead. We have no objection to the social rent homes but the open market homes are not fair. (The comment is noted and will be considered following the release of the Housing Needs survey)
2007/06 - Field 605, St. John
Parish support: This is a developer-led scheme which has the support of the Connétable.
Development yield: This site could accommodate a mix of approximately 16 no. life-long retirement dwellings for the over 55’s and for social rent.
Zone: The site is designated in the 2002 Island Plan as Site H4 (16).
Use: Agricultural land. The Rural Economy Group have no objections to the loss of land
Site area: The site comprises approximately 2½ vergées
Access: Vehicular access would be from La Route du Nord. Although the bus route is infrequent TTS support the development of this site for the purpose
Facilities and Amenities: The site is located near the centre of St. John’s Village and is in easy walking distance of all the village amenities and facilities, and is a short walk to the Parish Hall, St. John’s Primary School and the recreation centre.
The site is close to an infrequent bus route and supported by TTS fore the purpose.
Environmental Health: Church bells might be an issues.
Ecological Impact: None identified
Site specific comments
- Previous Connetable presented proposals for elderly homes on Fields 605 & 608 but rejected by Parish Assembly. (The comment is noted, however this scheme has been brought forward for consultation with the current Connetables agreement)
- Countryside zone makes a presumption against development. (The comment is accepted)
- What alternative sites have been investigated? (Several sites were mentioned by the Connetable, however only two were agreed to be taken forward for consultation)
- Traffic issues, dangerous road and traffic congestion around shopping precinct. (The comment is noted and the issue of pedestrian safety will be carefully considered)
- States should use existing vacant stock before building new. (The comment is noted, however this proposal is to meet Parish need for need housing)
- Impact on Parish infrastructure in respect of policing and traffic management. (The comment is noted, however this is a Parish issue and will be referred to the Parish)
- Privacy to nearby properties (The comment is noted and the issues of privacy will be addressed at the application stage)
- The Connetable stated in the JEP that he did not need retirement homes, so please develop homes for first time buyers instead. (The comment is noted and will be considered following the release of the Housing Needs survey)
2007/07 - Field 178, Les Landes, St. John
Parish support: This is a developer-led scheme which has the support of the Connétable
Development yield: This site could accommodate a mix of approximately 12 no. life-long retirement dwellings for the over 55’s and social rent.
Zone: Green zone
Use: This is a ‘brown field site’ which comprises a number of non-viable glasshouses.
Site area: The site comprises approximately 2 vergées.
Access: Vehicular access would be from La Rue de Landes. The Fire Service are concerned about emergency access to this site.
The site is remote from a bus route and not supported by TTS.
Facilities and Amenities: The site is located at Les Landes, on the North coast. The nearest shops are located in St. John’s Village where there are a good range of amenities and facilities.
Environmental Health: Potential contamination issue will need to be investigated prior to development.
Ecological Impact: Potential ground pollution issues
Site specific comments:
- Concern over access, particularly for emergency vehicles
2007/08 - Fields 561 and 562, St. Mary
Parish support: This is a developer-led scheme which has the support of the Connétable, following the approval of a Parish Assembly
Development yield: The site could accommodate a mix of 15 no. first-time buyer, 3 no. open market life-long retirement dwellings for the over 55’s and 15 no. life-long retirement dwellings for social rent.
Zone: Countryside zone
Use: This is a ‘brown field site’ which comprises a number of non-viable glasshouses.
Site area: The site area is approximately 5½ vergées
Access: Vehicular access would be from La Rue de La Vallee. The site is remote from a bus route and is not supported by TTS
Facilities and Amenities: The site is located on the southern edge of St. Mary’s Village and is in walking distance of the village amenities and facilities. There is also capacity at St. Mary’s primary school to cater for children living in the first-time buyer homes.
Environmental Health: Potential contamination issue will need to be investigated prior to development.
Ecological Impact: Potential ground pollution issues
Other issues
- In broad terms agreement with the development objectives. (The comment is noted)
- Concen about impact on privacy and amenity to neighbouring property. (The comment is noted ad the issue will be addressed if an application is submitted)
- New homes should be positioned away from boundary. (The comment is noted and the design wil needto ensure sufficient space about the buildings and avoid loss of privacy to neighbouring property)
- Housing should be low level to preserve skyline. (The comment is noted, the design of the scheme will need to compliment the surrounding neighbourhood)
- Landscaping, boundary treatment and future maintenance should be carefully considered. (The comment is accepted and a good quality landscaping scheme will be required)
- External lighting should not be excessive and observe dark sky policy. (The comment is accepted)
- Incorporate traffic calming. (The comment is noted and the issue will be carefully considered)
2007/09 - Land north east of Maison St. Brelade
Parish support: This is a Parish led development.
Development yield: The site could accommodate an extension to Maison St Brelade and 8 sheltered dwellings.
Zone: Countryside zone
Use: Scrub land – no agricultural value
Site area: The site comprises 2¾ vergées
Access: Through existing Maison St Brelade. The site is close to a good bus route and supported by TTS.
Facilities and Amenities: The site is located at Maison St. Brelade and in easy walking distance of the bus stop and a range of shops at Quennevais Precinct and the amenities and facilities at Les Quennevais recreation area.
Environmental Health: No issues identified
Ecological Impact: None identified
Site specific comments
None identified.
2007/10 - Field 148, Rue des Maltières, Grouville
Parish support: This would be an undertaking by the Gouray Lodge Charitable Trust, which has the support of the Connetable. The Parish Deputy strongly objects to the development of this land.
Development yield: The site could accommodate approximately 20 no. life-long retirement dwellings for the Parish of Grouville and the Gouray Charitable Trust.
Zone: Countryside zone
Use: Agricultural
Site area: The site comprises approximately 4 vergées
Access: Vehiclar access would be from Rue des Maltières. The Connetable is also investigating the potential for a pedestrian footpath. The site is close to a good bus route and supported by TTS. Residents concern about traffic impact in view of Jersey Pottery development, however, JP traffic impact shows less impact for residential development.
Facilities and Amenities: The site is in walking distance to shops and facilities in Gorey Village; the beach; golf course and a good bus route.
Environmental Health: None identified
Ecological Impact: Potential impact to Grouville marsh. The Connetable has identifid that the south east part of the site is adjacent to Grouville marsh and will be retained in its natural state as a buffer zone.
Site specific comments
- Many other land owners were willing to make land available why weren’t they consulted? (Other sites were mentioned by the Connetable, however only this site met the Connetables requirement to be taken forward for consultation)
- Island Plan policy C6 makes a presumption against development therefore this site should not be considered. (The comment is noted, hence the Ministers decision to take a report and proposition to the States to rezone the land)
- Use the Jersey Pottery site instead or build homes on the green area next to Jersey Pottery. (The comment is noted; however permission has already been given for open market housing on the JP site. The adjacent green area is an essential part of the village flood relief scheme and cannot be built on)
- Eco impact to the marsh. (The comment is noted and the Environment Department will be consulted on any necessary measures)
- Need for Parish rental houses not proven. (The comment is not accepted. The Connetable has confirmed the Parish need for elderly housing)
- Benefactor’s generosity is over-riding planning policy. (Notwithstanding the benefactors generosity, the site meets the requirements fort elderly housing)
- The site floods. (The comment is noted. It is understood that the lower section of the field is wet and this area could not be built on and would be retained as a buffer zone)
- The site is too steep for elderly people. (The comment is not accepted, the existing Parish homes at Hilgrove work well and are on a much steeper site)
- 60 houses on the Pottery site will strain infrastructure and amenities and increase traffic. (The comment is not accepted. The traffic impact study for the Potteries site showed that the replacement of the tourist use with residential would considerably reduce traffic)
- These homes should be built in town or on the Waterfront. (This would not address the Parish need)
- Reduce speed limit in Rue Horman to 20 mph. (The comment is noted and will be referred to the Parish)
- Site is 600 m from village which is too remote for elderly people. (The comment is not accepted. The site is in reasonable walking distance to the village center and the shops)
- Object to adjacent land being made green zone if the site is rezoned. (The comment is noted)
- The field is a wild life corridor. (The comment is noted and the Environment Department will be consulted on any necessary measures)
- View over the common to France will be lost if this field is developed. (The comment is noted, however the loss of a view is not a material planning consideration)
- Children will not be able to play in Rue de Maltiere. (The comment is noted. However encouraging children to play in a public road is not condoned)
- Development will result in light pollution. (The comment is noted and the issue of light pollution will be addressed at the application stage)
- Design and materials should blend in with the surrounding landscape. (The comment is accepted)
- Build a 1.8 m wall around site to safeguard neighbour privacy. (The comment is not accepted, however boundary treatment will need to be carefully designed to ensure it does not have an unreasonable impact on the area.
- Design homes to avoid overlooking and over bearing prejudice. (The comment is accepted)
- Soft landscaping needs to be carefully designed to avoid impact to neighbours (The comment is accepted)
- Adjacent properties should be rezoned as built up area. (The comment is noted. If the land is rezoned then the area will be looked at by the Island Plan review)
- Footpath link necessary for easy access to the village. (The comment is accepted)
2007/11 - Fields 818, Trinity
Parish support This is a Parish development with Parish Assembly approval.
Development yield The site is an extension to the existing elderly homes and could accommodate approximately 10 no. one-bedroom life-long retirement dwellings for social rent.
Zone Countryside zone
Use Agricultural land
Site area The site presently comprises approximately 1¾ vergées
Access Vehicular access would be through the existing development.
The site is on a poor bus route, however given the eldrly home use, TTS support the proposal.
Facilities and Amenities The site is a logical extension to the existing Parish sheltered homes and is in easy walking distance to the post office, pub, church and youth centre.
Environmental Health None identified.
Ecological Impact None identified.
Site specific comments
- Support site for OAP’s behind existing home. (The comment is noted)
2007/12 - Field 578, Trinity
Parish support This is a Parish development which has the support of a Parish Assembly.
Development yield The site could accommodate approximately 30 no. first-time buyer and 6 no. one-bedroom life-long retirement dwellings for social rent.
Zone Green zone
Use Agricultural. The Rural Economy Group do not support the development of this site
Site area The site presently comprises approximately 9¼ vergées Access
Vehicular access would be from La Rue es Picots.
The site is on a poor bus route and given the first time buyer use, TTS do not support the proposal.
Facilities and Amenities The site is located opposite the existing Parish sheltered homes and is in easy walking distance to the post office, pub, church and community facilities. There is also adequate capacity at Trinity primary school to cater for children living in the first-time buyer homes.
Environmental Health Possible noise nuisance from church bells and the pub.
Ecological Impact Possible impact to red squirrel habitat
Other issues
- Visual impact on rural area needs careful landscaping and tree planting (The comment is accepted and a good quality landscaping scheme will be required)
- Retain existing trees (The comment is accepted however some roadside improvements will be necessary)
- Red squirrels live in the area. (The comment is noted and the Environmnet Department will be consulted on this matter)
- Retain privacy for the rectory. The comment is noted and this issue will be addressed at the application stage)
- Request for a 20 mph speed limit along that stretch of road (The comment is noted and will be referred to the Connetable for his consideration)
- Request for pedestrian crossing. (The comment is accepted. Transport and Technical Services concur with the comment)
- Field should be retained as open space. (The comment is noted)
- Currently developments in Trinity negate the necessity for a Parish development.(The comment is not accepted, none of these developments provide affordable firt time buyer or elderly homes)
- Trinity School will not have capacity. (The Parish primary school has sufficient capacity)
- Could Parish help FTB’s to buy flats at Highfield instead? (The comment is noted, however because Field 568 is being given to the Parish free of charge, this enables the Parish to provide affordable homes for young parishioners)
- Retain existing boundary trees and protect roots even the stumps on the north boundary. Uses hedges on the boundary not walls or fences. (The comment is noted and a detailed landscaping scheme will be required as part of the application)
L:\Filing\Correspondence\8\17\03\1\WR - consultation feedback and response 200805.doc
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