Monday 18 March 2019
Three Development Frameworks have been approved by the Development & Planning Authority (D&PA), for sites at Pointues Rocques, St Sampson, Le Maresquet, Vale and the English & Guernsey Arms, South Quay, St Sampson.
The Development Frameworks provide planning guidance on how these sites might be developed by setting out how policies in the Island Development Plan will be applied.
The Pointues Rocques site was allocated for housing as part of the Island Development Plan process which included extensive, Island-wide consultation, a Public Inquiry and then unanimous approval by the States in 2016.
The approved Development Framework for Pointues Rocques provides planning guidance aimed at the detail of how the site might be developed, including density, traffic and access and design principles.
A first draft of the Development Framework was issued for public consultation in August 2017 and seventy-six responses were received from members of the public. After due consideration of all the responses and site visits, the D&PA made changes in order to address concerns with regard, in particular, to traffic flow. Specifically the draft Development Framework was revised to require that the site is served by two vehicular accesses, one from Robergerie Road and one from Rue des Pointues Rocques.
A second draft was issued in August 2018 and approximately ninety responses were received to the revised Framework.
The D&PA have reviewed all responses to the two drafts of the Development Framework and, as a result, the Framework has been further revised to address many of the comments and representations received. Changes have been made particularly in relation to overall housing numbers and density. The indicative density quoted in the Development Framework has been reduced from 40-60 dwellings per hectare as set out in the drafts to a density of 30-50 dwellings. The potential yield for the allocated site is, therefore, reduced from 100-150 dwellings to 75-125 dwellings.
However, it is important to note that the density and yield are indicative. The site may be able to yield more, or less dwellings, subject to meeting all the development and design guidelines, including the provision of associated car parking and both private and communal amenity space and depending on the type of housing proposed as set out in the approved Framework.
Although only concerns that relate to certain planning matters can be taken into account by the D&PA, it is worth noting that almost all such representations were taken on board and acted upon. So, whilst the principle of housing in the area was already established and therefore opposition on that basis could not be taken into account, however, this consultation for a Development Framework shows that representations are well worth making and can alter the outcome.
A planning application for part of the allocated site was previously submitted and has been held in abeyance pending approval of a Development Framework for the site. This application will need to be revised by the applicants to accord with the approved Development Framework. Any revised or further application for the site will be publicised in the normal way and considered formally by the D&PA in due course, probably at an Open Planning Meeting.
The draft Development Framework for Le Maresquet was subject of a six week public consultation which closed on 1 October, 2018. In total, 27 responses were received.
The key issues considered, amongst a number of others, related to the close proximity of the site to the power station and potential issues with noise and vibration, the loss of a green field and the impact of the proposed scale and form of the development.
The D&PA has carefully considered all responses to the draft Development Framework. As a result, several amendments have been made to the Framework, including amendments to the sections on archaeology, flood risk and density. Importantly, it was also clarified that, whilst developments are expected to make the most efficient and effective use of land, this does not mean that the entire developable area should be built upon. Proposals for development are expected to include private and communal amenity space ensuring the proposal represents the best possible solution for the site in its context and achieves a high quality of design.
It is anticipated the site will be able to accommodate a density range of 30 - 55 dwellings per hectare, having regard to its location close to The Bridge, which means approximately 21 - 38 dwellings on this site. However, it is important to note that this density and yield are indicative. The site may be able to yield more, or less dwellings, subject to meeting all the development and design guidelines set out in the Framework.
English & Guernsey Arms
There was a four week public consultation period for this draft Development Framework and a number of responses were received from a range of consultees including States' Committees and the Parish Constables. There were no responses from members of the public.
The main issues raised through the consultation related to technical matters in relation to a Major Hazards Public Safety Zone, potential archaeological finds, noise impact on residents, planting of native species, the provision of amenity space, parking and design quality.
All of the matters raised were fully considered by the Authority and several amendments were made to the draft in response to the comments received before the final Framework was approved. The main amendments related to:
- A Major Hazards Public Safety Zone and the application of Island Development Plan Policy GP17: Public Safety and Hazardous Development;
- Recording of archaeological remains;
- The potential for noise impact on future residents of the site should residential use be proposed;
- The planting of native species within any landscaping or amenity space;
- An explanation as to why the 19th century house has not been listed as a protected building; and,
- Reference to electric vehicle charging points.
The Planning Service would like to thank all respondents for their interest and engagement in the preparation of these Development Frameworks. The Development Frameworks can be accessed via the States of Guernsey website at https://gov.gg/developmentframeworks or copies are available to view at the Planning Service Reception at Sir Charles Frossard House, La Charroterie, St Peter Port.