Friday 31 July 2020
The Development Framework for a potential residential development at Le Four Banal, Route Militaire, St. Sampson (DF/2017/2581) has been approved by the Development & Planning Authority.
The Development Framework provides planning guidance on how the site might be developed by setting out how policies in the Island Development Plan will be applied to the site.
As a draft Development Framework there was a four week public consultation period and a number of responses to the draft were received from a range of consultees including States' Committees/Agencies and the public. The main issues raised focused on:
- Impact on residential amenity of the neighbouring properties;
- Housing density and levels of development in the Vale and St Sampson Parishes;
- Access, traffic, road safety & the pedestrian network;
- Public transport and cycle infrastructure in the area;
- Loss of open and agricultural land;
- Access to schools;
- Consultation process and whether there would be any obligation on landowners to agree to development;
- Comprehensive development and provision of affordable housing
All of the matters raised were fully considered by the Authority before the Final Framework was approved, and a number of detailed amendments to the document were made in response to comments from Traffic & Highway Services, Archaeology Service, Guernsey Water and La Societe Guernesiaise.
Amendments were made as a result of public feedback in respect of affordable housing requirements and comprehensive development, and to clarify that the inclusion of land with the Development Framework would not impose any obligation on landowners to develop, but serves to avoid piecemeal development and ensure the efficient and effective use of land.
In terms of density and housing numbers, the exact number of units on site will depend on the detailed design response to the specifics of this site. It is anticipated the site would be able to accommodate a density range of 25 - 35 dwellings per hectare which would need to be applied to any phase of development. The total site area is approximately 0.95 hectares (5.79 vergées).
Given the particular specifics pertaining this case a phased approach (a maximum of two) to development is considered appropriate.
To provide some context to the approval of Development Frameworks, the table below shows the figures for housing permissions vs completions for 2019. This shows where permissions have been granted and that the number of completions is consistently lower than the number of houses that are approved. For clarity, a Development Framework does not in itself give planning permission, but provides guidance should a planning application subsequently be submitted on the site.
Vale & St Sampson
St Peter Port Main Centre
The Planning Service would like to thank all respondents for their interest and engagement in the preparation of the Development Framework. The Development Framework can be accessed via the States of Guernsey website at https://gov.gg/developmentframeworks.