Sites put forward to the Minister: Suitability for Housing Assessment

Transcription

1 Island Plan Review Island Plan Review: Sites Assessment Sites put forward to the Minister: for Housing Assessment July

2 Introduction Island Plan Review: Sites Assessment All sites and requested amendments to the Proposals Map, presented to the Department during the Island Plan Review Public Consultation period, were mapped and recorded on a database. Where available, information held in the database includes the consultee, consultee and site address, agent, owner, together with the comments made in the representation as well the information collated as part of this Assessment. The database will enable efficient future monitoring as well as being used to provide analysis of the results. In assessing the suitability of sites put forward for housing purposes, it is important to ensure that each site is assessed in a consistent manner, using a clear and robust methodology. In order to achieve this all sites put forward for consideration were systematically evaluated using the scoring system shown by Table 1 below. The assessment criteria measured the suitability of sites across four key characteristics. Firstly how well site fitted the spatial strategy, secondly site the suitability of its location, landscape sensitivity, and finally site use. In order to ensure consistency, the suitability rating for each assessment criteria was rated as falling within one of the following categories, either, high, good, low or poor. A poor rating represents a development constraint that prevents a site from being suitable for housing development, such as a site located in a very highly sensitive character area. A low suitability rating represents a constraint that restricts the suitability of a site for housing development, for instance where the development of a site would result in the loss of an operating commercial activity. A good rating suitability refers to a site attribute that whilst it may make a site suitable, it would not be the most preferable site to development. For instance it is preferable to develop a brownfield site before developing a redundant glasshouse. A high suitability rating was given only when the site characteristic assessed was the most suitable, such as to a site within the existing built up area. It is important to note that this study is only an assessment of the suitability for housing use. However all sites and proposals map amendment requests put to the Minister during the consultation period are included within it and accordingly therefore, some sites not put forward for housing are also included. As a result some elements of this assessment may not be applicable when determining the appropriateness of those other site based requests, however the assessment provides a useful guidance, hence their inclusion. Table 1: Site Assessment Criteria Assessment Criteria : Settlement Integration : Accessibility/ Development Constraints : of Countryside Character Area : Existing use of site Classification Within the Built Up area Edge of St. Helier Continuous Built Up area (inc. First Tower, St. Saviour & St. Clement) Edge of any other built up area boundary No integration High Rating (rating ) Good Rating (rating 51-75) Medium Rating (rating 26-50) Rating (rating 0-25) Very (Built up Areas) Medium & High Very High Brownfield Redundant Glasshouse Commercial Activity Open Space, Agricultural Field, Recreation or Community Rating High Good Poor High Good Poor High Good Poor High Good Poor 2

3 1. Sites were firstly assessed against how well they accord with the as set out by the draft Island Plan. The aim of the is to ensure that new development is built in the most sustainable location available. As set out by 2002 Island Plan, primarily, this meant that new housing development formed a cohesive part of existing communities and did not encroach unduly into the countryside. Based on this principle, the 2002 Plan set out a development hierarchy, whereby, the preference is to develop sites at the top of the hierarchy in advance of those which pass the second test and so on; Within the town of St Helier including the contiguous built up areas of First Tower, St Saviours and St Clement; On the edge of, and can be integrated into, the built up area of the town of St Helier; Within an Urban or key rural settlement (Parish villages; Les Quennevais; Maufant; Gorey Village; Fauvic; Bel Royal; Beaumont and Sandybrook; Carrefour Selous; Sion; On the edge of, and can be integrated into, an urban or key rural settlement, Within a small rural settlement or small built up area. Island Plan Review: Sites Assessment In exceptional circumstances, the development of land outside the Builtup Area to support the rural economy or parish communities, to meet an identified need and where it is appropriate to do so. On this basis, the suitability of sites put forward has been assessed according to the following settlement hierarchy: Within the existing built up area Immediately adjacent to the edge of St Helier (including the contiguous built-up areas of First Tower, St Saviour and St Clement) and can be integrated into the existing built-up area. Immediately adjacent to the edge of a built up area; No integration with a built up area. Sites within the existing built up area achieve a high suitability rating, those adjacent to St Helier good, and those adjacent to any other Built up Area, a suitability rating. Where sites failed to have any integration with the existing Built up Area and poor suitability rating was given. Figure 1: The, Settlement Hierarchy Following Imagine Jersey 2035 and the Island Plan Review, Green Paper- Strategic Options, the public indicated a clear desire to restrict the further incursion of development into open and agricultural land. As a consequence of this, the draft Island Plan sets out a revised, tightened. In addition it was also important to ensure that the revised gave recognition to the rural economy, and in particular, allowed the parish communities, to remain viable. As a result, the draft Island Plan, is founded upon the following hierarchical sequence of principles: Development within the main Built-up Area of the Town of St Helier; Development within the Built-up Area outside the Town of St Helier, (as identified on the Proposals Map); Development of brownfield land outside the Built-up Area, to meet an identified need and where it is appropriate to do so; 3

4 2. Secondly, the suitability of the location of each site put forward was evaluated. This was measured by taking into consideration two key factors; firstly identifying any location based development constraints and then secondly determining accessibility levels. For this assessment criteria, location based development constraints including the following; Island Plan Review: Sites Assessment The lowest scoring areas are located along the north coast and in particular the mostly northerly and western parts of St Ouen, this can be attributed to poor to public transport and distant schools. Figure 2: Jersey Analysis Unsuitable land parcels (cliffs, playing & recreational fields, woodlands, dune lands etc) Sites of Special Interest (Ecolgical SSIs) Land within the Aircraft Public Safety Zone, Aircraft Noise Zones and Safety Zone for Hazardous Installations National Trust Land Ribbon development Good accessibility is vital to developing sustainable housing, helping to reduce the need to travel and promote more sustainable forms of transport. In determining accessibility, the following factors were taken into consideration; Distance from Built up Area weighted to Main Urban Areas Distance from Bus Routes weighted by frequency Distance from Shops (inc garages with convenience store) Distance from Non-fee paying schools Using the criteria set out above sites were scored with a rating out of 100, the higher the rating the more suitable the site for housing development. Figure 2, overleaf, shows that the most spatial suitable areas are those close to the existing built up area. There are a number of transport corridors where suitability is good, most notably the areas between St Martin s Village and Five Oaks. Outside the Town of St Helier and the other built up areas, the highest scoring areas are within St Saviour, St Clement, Grouville, and the southern half of St Lawrence. The most suitable areas in the west of the Island of the island are found close to the centres of Les Quennevais and St Peter s village. In using the score system to determine site suitability, sites were rated with a high suitability rating if they achieved an accessibility score greater than 75. These such sites are likely to be either, within the built up area, or in close proximity to it and have good accessibility to a range of community facilities. Sites which achieved a good suitability rating were those than had an accessibility rating between These sites were likely to be in close proximity to the main rural settlements. Sites with poor accessibility, a rating between were given a low suitability score. These sites are likely to be located in the north of the Island further away from the village centres, in isolated areas of the countryside. The lowest scoring sites, scoring less than 25, were given a poor suitability rating. These sites are likely to be situated on unsuitable/constrained land, for instance within an Aircraft Public Safety Zone, or have very poor accessibility, such as the most north-westerly areas of St Ouen. 4

5 Island Plan Review: Sites Assessment 3. This assessment looked at the suitability of sites put forward given the sensitivity and value of the landscape they sit in. sensitivity is defined by the UK Countryside Agency, as the degree to which a particular landscape character type or area can accommodate change without unacceptable detrimental effects on character. Site ratings were given by taking into account of the sensitivity of the individual Countryside Character Area as identified by the Countryside Character Appraisal and shown by Table 2, below. Areas with a very high sensitivity, such as St Ouen s Bay coastal plain, were given a poor suitability rating. Sites located in areas with either a medium or high sensitivity rating, such as D3: St. Brelade s Valleys, were given a low suitability rating. Sites falling within landscape character areas with a low sensitivity were rated good whilst sites within the built up areas were given a high suitability. Figure 3: Countryside Character Appraisal, Character Areas 1 Very 2 3 Medium 4 High Character Area Built Up areas, no rural areas in Jersey B2: St. Clement St. Saviour Coast where no view of sea E2: South-West Headland (St Brelade) - where forming well integrated, infill development E7: Eastern Plateau - where well integrated to existing built up areas E8: Western Plateau- where well integrated to existing built up areas B2: St. Clement St. Saviour Coast where view of sea B3: South Coast Urban Plain. E5: Central Plateau Ridges around Carfour Selois & Sion E6: Central Plateau Valley Heads, only around Trinity, St. John, St. Mary & St. Ouen villages. B1: Grouville Coastal Plain C1: Grouville, St. Saviour Escarpment C2: South Coast Urban Escarpment D1: Main Interior Valleys D2: Eastern Valleys D3: St. Brelade s Valleys E1 North-West Headland (St. Ouen) E2: South-West Headland (St Brelade) E3: North-East (St. Martin) E4: North Coast E5: Central Plateau Ridges other than around Carrefour Selous & Sion E6: Central Plateau Valley Heads, other than around Trinity, St. John, St. Mary & St. Ouen villages. E7: Eastern Plateau along the main roads (infill development) E8: Western Plateau east of Le Quennevais & along the main roads (infill development) Table 2: 5 Very High A1: North Coast Heathland A2: South West Headland Heaths A3: North-East Wooded Edge B4: The Quennevais Dunes B5: St. Ouen s Bay Coastal Plain B6: Le Ouaisné Common C3: St Ouen's Bay Escarpment and Valleys D4: North Coast Valleys D5 St. Martin s Valleys 5

6 4. Existing of Site 5. Site Assessment Island Plan Review: Sites Assessment The final site assessment related directly to the nature of each individual site put forward, and gave consideration to site use. The existing land use is an important consideration for determining the suitability of sites for housing development. The preference within the Island Plan and therefore this assessment is to ensure previously developed, brownfield land is re-developed before developing greenfield sites. Consequently brownfield sites were awarded a high suitability rating. The second most preferable type of land for housing developing is redundant glasshouses, therefore these sites were given a suitability score of good. Land that is activity being used for commercial purpose was deemed to have a low suitability as such premises would need to be relocated. In accordance with the Minister s desire for protecting open spaces, sites that constitute either, an open space, an agricultural or recreation field or a community use were given a poor suitability rating. The results of the Assessment are set out by Table 3, below. The table shows the suitability rating for each site, across each of the four assessment criteria categories. The sites are shown in order of the Planning Inspectors, Examination in Public (EiP) number and included in the table is a summary of the nature of representation(s) made. Table 3: Site Assessment Inspectors B1 Booster Station, Le Chemin DP1141 des Pietons, St Brelade area as Good Poor B2 Brook Farm, Mont Nicolle, St Site put forward for housing with the extension of the DP1156 Brelade to include site. Poor Poor B3 Cliff House, St Aubin, St Brelade DP854 Objection to 'Built up Area' designation High High High Poor B4 Corbiere & Noirmont Headland, St Brelade DP768 Request to designate as 'Coastal National Park' Poor Good Poor B5 East of Mont Nicolle, St Brelade DP1183 Amend designation from 'Built up Area' to 'Green Zone' Good Poor B6 Field 398 La Route Du Petit Port, St. Brelade DP888 Site requested to be included within the. Good Poor B7 Fields 706 & 707 St Brelade DP1126 Site put forward for housing Poor Poor B8 Oak Lane Farm, La Route Du DP1017 Petit Port, St Brelade DP1147. Good Poor B9 Ocean View, Petit Port Close, DP1153 DP685 St. Brelade DP686 DP687. Poor Good Poor B10 Portelet Heights, St Brelade DP1115 Site put forward for housing & objection to 'Coastal National Park' designation Poor Poor Poor 6

7 Island Plan Review: Sites Assessment Inspectors B11 The Biarritz Hotel, St Brelade DP42 DP67 Objection to Coastal National Park designation Good Poor Poor B12 Villa Devereux, La Route DP803 Orange, St Brelade. Good Poor C1 Field 125,La Grande Route De La Cote, St. Clement DP1125 Site put forward for housing Good High Good Poor C2 Field 128 & 127, Le Pont Close,La Rue Du Pontlietaut, DP901 Site put forward for housing Good Good Good Poor St. Clement C3 Field 151 St Clement DP1123. Good Good Poor C4 Field 190a,La Rue Graut, St DP1158 Clement. Good Good Poor C5 Fields 252 and 253 St DP1131 Clement. Good Good Good Good C6 H1(3) Samares Nursery, La Grande Route de St Clement, St Clement (10 Acres) DP142 DP253 DP359 DP385 DP623 DP681 DP713 DP787 DP796 DP902 Objection to Housing Site Good High Good Good C7 SE corner of the Island DP351 Request to designate as 'Coastal National Park' Good Poor C8 Slate House, La Grande Routede St. Clement, St. DP1130 Site requested to be included within the for the purposes of developing an agriculture Good Good Poor Clement shed/store G1 Coast Road Sea Views DP764 Support for 'Shoreline Zone' designation High High High Poor G2 G3 G4 H1(1) De La Mare Nurseries,Rue a Don, Grouville (2.5 acres/5.5 vergées) Field 155 Rue des Maltieres, Grouville Field 263A, Grouville DP1101 DP253 DP379 DP38 DP387 DP482 DP787 Objection to Housing Site High Good DP900 Site put forward for housing or a hotel complex Good Poor DP669 DP671 DP892 1x Designate site as 'Safeguarded for Education ', 1x Site put forward for housing, 1x Support for 'Protected Open Space' designation High High High Poor G5 Field 573, Grouville DP721 Site put forward for Category A housing Good Good Poor G6 Netherlee,Le Chemin Des DP409 DP670 Good Poor 7

8 Inspectors Island Plan Review: Sites Assessment Maltieres, Grouville. G7 Panorama, Land to the South of, Les Fonds de Longueville, DP1155 area into the. Grouville Poor Good Poor G8 Rainbow Nurseries, Rue de Tapon, Grouville DP717 Site put forward for housing Poor Good Good G9 The Grange & Field 730A, La DP1148 Rue a Don, Grouville. Poor High Good Poor H1 Beaulieu Convent School, St Helier DP356 Objection to 'Protected Open Space' designation High Poor High Poor H2 Caesarean Tennis Club, Les Grand Vaux, St Helier, JE2 DP778 Site put forward for housing High High High Poor 4NA H3 H1(5) Part Field 1219, DP253 DP787 Support for 'Safeguarded for Educational ' Grande Route de Mont a DP788 DP805 designation. l Abbe, St. Helier High High High Poor H4 CTV Site, La Pouquelaye, St. Site put forward for housing as part of the Built up DP798 Helier Area. High High High H5 Field 1341 and 1341a, Le Mont de la Trinite, St Helier DP897 Site put forward for housing Good High Poor H6 Field 1368, St Helier (H3/2) DP1099 Site put forward for Category A housing Good Poor H7 Field 1533, St Helier DP669 Designate site as 'Safeguarded for Education ' Good High High Poor H8 Field 1534,Tower Road, St DP855 Helier. Good High Poor H9 Field 1550, Westmount Road, Site put forward for housing, removal of protected DP1149 St Helier open space designation Good High High Poor H10 Fields 1551 & 1552, Site put forward for housing with the extension of the DP794 Westmount Road, St Helier to include site Good High High Poor H11 Gas Holder, St Helier DP965 Amend, zone site as a 'Safety Zone for Hazardous Installations' High High High High H12 Harbour's Regeneration Zones H13 La Collette Area, St Helier DP264 DP799 DP985 Combine Harbours Regeneration Zones High Poor High Amend, remove Provision and Enhancement of Open Space designation High High High H14 Retail Expansion Area DP569 Objection to 'Retail Expansion Area' designation High High High 8

9 Inspectors H15 H16 J1 Seafield House, La Route De St. Aubin Sunnymeade, Le Mont Cochon, St Helier East Grove, La Route du Mont Mado, St John Island Plan Review: Sites Assessment DP141 Objection to 'Protected Open Space' designation High High High Poor DP1143 area into the. Good Poor DP1139 Site put forward for housing Poor J2 Field 125 St John DP382 Objection to Coastal National Park designation Poor Poor Poor J3 Field 224, St John DP953 Request to designate site for allotment use Poor Poor J4 Field 230/230A & Field 613, St John DP981 Site put forward for housing and community hall Poor J5 1x Amend zoning from to Protected Field 236 & 237, St. la Rue du DP45 DP954 Open Space, 1x Site put forward for housing, 1x Cimiterie, St. John DP1184 Support for Green Zone designation High High High Poor J6 Field 236, St. la Rue du Cimiterie, St. John DP361 Site put forward for Category A housing High High High Poor J7 Field 525, St John DP386 DP807 DP951 Designate site as 'Safeguarded for Education ' Good Poor J8 Fields 676 and 677, St John DP955 Support for 'Protected Open Space' designation Good Poor Homestead, La Rue De DP381 DP378 J9 Poor L'Etocquet, St. John DP625 J10 Loop Road, St. John DP411 Objection to Coastal National Park designation Poor Poor Poor J11 Old Garden, Blair Adam House, Les Chenolles, St. John DP716 Site put forward for housing Poor Poor Poor J12 St Johns Recreation Centre DP952 Objection to 'Protected Open Space' designation High High High Poor L1 Bienvenue Farm, La Grande Route de St Laurent, St DP793 Site put forward for housing Poor Poor Lawrence L2 Field 79, Broadfield Vineries,Les Chanolles De DP1146 area into the. Six Rues, St Lawrence Poor Good Good L3 H1(2) Glasshouse Site, Field 114, Le Passage, Carrefour Selous, St Lawrence (1.5 Acres) DP253 DP377 DP624 DP787 DP844 Objection to Housing Site Good Good 9

10 Inspectors L4 L5 L6 Field 873, Bel Royal, St Lawrence (0.9 acres/ 2.0 vergées) La Maison Des Pointes,Le Mont Cambrai, St Lawrence La Maisonette, La Rue De Haut, St Lawrence Island Plan Review: Sites Assessment DP980 Support for 'Other Category A Housing' designation High High High Poor DP1114 Site requested to be zoned as Poor Good High DP1152 Good High Poor L7 La Providence, St Lawrence DP585 Amend zoning boundary extents High High High Poor L8 Magnolia Gardens/St. Matthews Church, St DP979 Support for 'Protected Open Space' designation High High High Poor Lawrence L9 The Gables, La Vallee de St. Pierre, Le Chemin des DP32 Mielles, St Lawrence Good Poor Poor L10 Thistlegrove Extension, St Lawrence DP22 DP241 DP254 DP340 DP341 DP342 DP699 DP802 7x Objection to 'Light Industrial and Warehousing' designation, 1x Site put forward for Light Industrial use Poor Good MN1 Alsmeer, La Route de la Maufant St Martin DP971 Site put forward for housing Poor Good Good MN2 Field 652a, & Cornfields, La Grande Route de Faldouet St. DP629 area into the. Martin Poor Good Poor MN3 Field 681, La Rue DP792 Bauchauderie, St Martin Poor Good Good Poor MN4 Hougemont La Rue D'aval, DP795 St. Martin Good Poor MN5 Land Adj Field 715 La Rue Des Cabarettes, St. Martin DP715 Site put forward for housing Poor Good Poor MN6 Queruee Lodge, Rue du Huquet, St Martin DP654 Site put forward for housing Poor Good Poor MN7 Le Mourin Vineries site DP1195 Site put forward for housing Good High MY1 Field 502 and St Marys Village Open Space DP762 Support for 'Protected Open Space' designation High High High Poor MY2 Field 502, St. Mary DP237 DP763 Support for zoning extents. Good Poor 10

11 Island Plan Review: Sites Assessment Inspectors O1 Field 616/617, St Ouen DP349 Amend, zoning to High High DP1082 Field 622 Clos De La Croute, O2 DP1171 DP887 3 supporting, 'Green Zone' designation. Poor St Ouen DP1132 O3 Field 669, La Rue des Grantez, BUA Extension St Ouen DP780 area into the. Poor Good O4 Field 782, St Ouen DP669 Designate site as 'Safeguarded for Education ' Poor O5 Field 783 & 785,La Route De Site put forward for housing as either or DP1145 Millais, St Ouen Category A housing Poor O6 H1(5) Glasshouse Site, Field DP24 DP253 2x Concerns relating to the design of the future 785, La Rue des Cosnets, St DP777 DP787 housing scheme. Ouen High High High Good O7 Le Mont Matthieu, BUA Extension St Ouen DP801 Site put forward for housing Poor Poor Poor O8 North Coast DP768 DP455 Request to designate as 'Coastal National Park' Poor Poor O9 Plemont Bay Holiday Village, St Ouen DP253 Request to return site to natural land/open space Poor Poor High O10 Val de la Mare Reservoir, St Ouen DP368 Objection to Coastal National Park designation Poor Poor Poor Poor O11 Field 1519, La Rue de la Ville au Neveu, St Ouen DP1189 Site put forward for housing Poor Poor O12 Field 1037, St Ouen DP1134 Site put forward for housing Poor Poor P1 Airport Regeneration Zone DP11 Amend, Airport Regeneration Zone to airport land only Poor Poor High P2 Field 1027,La Route De Site put forward for housing and southern part of land DP903 Beaumont, St Peter for a new traffic gyratory system. High Good Poor P3 Field 189, Rue D'eglise, St. Peter DP1122 Site put forward for housing Poor Good Poor P4 Field 287, St. Peter DP1121 Site put forward for over 55s housing Poor Good Poor P5 H1(7) Field 633, La Verte Rue, St Peter DP253 DP787 Support for all designated housing sites Good Good Good P6 Field 641 St Peter DP243 DP244 DP245 DP246 DP248 DP249 DP250 DP251 Objection to 'Built up Area' designation High High High Poor 11

12 Inspectors DP252 DP43 DP866 Island Plan Review: Sites Assessment P7 Field 739 St. Peter DP146 Site put forward for Category A housing Poor Poor Poor P8 Field 797, St Peter DP1142 Site put forward for housing Good Good Poor P9 Field 803, St Peter DP720 Site put forward for housing Good Poor Good Poor P10 Field 888, St Peter (Site H3-10) DP800 Site put forward for Category A housing Good Good Good Poor P11 Jersey Steel, La Rue Du Craslin, St Lawrence DP408 Amend, zone site as a 'Protected Industrial Site' High High High P12 Simon's Sand And Gravel DP39 Objection to Simons Gravel Pits as a possible landfill site Poor Poor Poor S1 Douro Terrace, St Saviour DP441 Objection to green zone designation Good High Poor S2 S3a S3b S4 S5 Fields 341 & 342, Clos De La Pommeraie,La Rue De Deloraine, St Saviour Field 530, Princes Tower Road, St Saviour Field 530a, Princes Tower Road, St Saviour Field 588 / 589 (Clinique Pinel), St Saviour Fields 741 & 742,New York Lane, St. Saviour DP1151 Good High Good Poor DP672 Site put forward for housing Good High Good Poor DP779 Site put forward for housing as an extension to the Good High Good Poor DP712 Request to designate site as 'Protected Open Space' High High High Poor DP1150 S6 Field 745, St Saviour DP655 S7 S8 S9a S9b S10 Fields 756 & 756a, Palace Close, St. Saviour Field 836, Bagot Road, St Saviour Les Sapins, La Rue De Guilleamerie, St. Saviour La Guilleamerie, La Rue De Guilleamerie, St. Saviour H1(4)Longueville Nurseries, New York Lane, St Saviour or for Category A housing Site put forward for housing with the land re-zoned as Good High Good Poor Poor High Poor DP1116 Site put forward for housing Good High Poor DP1038 DP1154 DP1157 DP1154 DP1157 DP1175 DP1187 DP253 Site put forward for housing for Category A (over 55s housing) area into the. area into the. Good High Poor Poor Good Good Poor Good Good Objection to Housing Site Good High Good Good 12

13 Island Plan Review: Sites Assessment Inspectors (2.1 Acres/4.75 vergées) DP396 DP662 DP787 DP789 DP797 DP890 S11 Field 200, Rue du Vieux Menage, St Saviour DP1188 Site put forward for housing Poor Good Poor T1 Field 269, Trinity DP1055 Site put forward for housing Poor T2 Part of Field 873, La Verte Rue,Trinity DP714 Site put forward for housing Good Poor T3 Field 1017a, La Rue Du DP1159 Moulin Du Ponterrin, Trinity DP1160. Good Good Poor T4 Field 1404, Trinity (H4/19) DP1100 DP771 Site put forward for housing Good Poor Trinity Grange La Rue du T5 DP1124 Good Poor Presbytere, Trinity 13