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Campaigners lobbying against the development of up to 150 homes on a vinery site near Delancey Park have said changes made to the plans are just not good enough.
And they have also uncovered an internal disagreement over how many access points the site might need, which they say should see the breaks slammed on over the project.
The St Clair Vinery at Pointues Rocques in St Sampsons was earmarked with a Draft Development Framework this time last year, but the plans came under heavy criticism from residents of the area.
The proposed development would see a number of separately owned pieces of land over 15 vergees or 2.5 hectares - which are all adjoined - given early permission for development, and while the report says any work would need to be in keeping with the area, the campaigners say early plans do not fit with this specification, nor would the area be suitable for the work.
Pictured: Part of the site map.
So, following the large number of submissions from the public, the framework was updated and amended - but the changes are not very meaningful and have ignored the vast majority of concerns put forward, Sarah Greeno, one of the residents and campaigners, said.
"We feel that the public’s comments should be taken seriously and hope that the public consultation is not just a tick box exercise. As pointed out by the committee for E&I in their rationale behind the reduced speed limits ‘the public are, after all, the experts in living, working and travelling within these areas’.
"We ourselves have previous concerns that haven’t been addressed within the second draft framework document – we have no idea whether they have been dismissed as irrelevant or if they haven’t been addressed because they have ‘slipped the net’. Without notification, there may be other residents’ concerns that ‘slip the net’ undetected."
Pictured: The six separate land owners of the St Clair Vinery.
The St Clair Vinery and the surrounding area is all part of, or adjacent too, a conservation area, and while the Development Framework indicates any work would need to fit in with that area, Ms Greeno and Dr Carmen Wheatley, another of the campaigners, said early plans did not indicate that would be the case.
"The changes that have been made in the update are cosmetic lip service to act as though they have listened, when the vast majority of our concerns have not been addressed," Dr Wheatley said, "they have made a few changes, but we think they realise there is no solution to the problems we have put forward."
Pictured: Rue Des Pointues Rocques.
Potential surges in traffic have been one of the main concerns about the site's development. The site borders Pointues Rocques and the Robergerie, and leads onto Vale Road - an arterial road into Town - all of which are already narrow and often used by pedestrians.
Initially, the Development & Planning Authority had a Traffic Impact Assessment carried out, but people were concerned this had not taken the sheer volume of vehicles which already pass through the area into account, particularly considering the number of schools in the area. Since, both Traffic & Highway Services and the TIA have been consulted, but the Traffic and the report's consultant have not been able to agree on whether a single point of entry would be sufficient, or if two are needed.
While THS argued for two, the assessment body did not agree, so a visit was carried out and the States decided two entrances would be needed.
This disagreement demonstrated the original Impact Assessment is not reliable, the campaigners are now arguing, and justifies the plans being dropped.
"We believe that the D&PA should consider this fully before agreeing any framework in order that the landowners expectations remain unchanged; at this time the landowners expectations are speculative (before now, we have never taken the step to fully assess the traffic situation)," Ms Greeno added.
"It has been made clear from the start that 'if examination of any Traffic Impact Assessment revealed that unacceptable effects would result which could not be satisfactorily mitigated, then development could be prevented from proceeding'. (page 73 inspectors report UAP review no.1. Nov 2001/Jan 2002.)"
At first, the States were reluctant to release Traffic's recommendations to Dr Wheatley and Ms Greeno, but since they have used this delay to get the submission deadline date for the updated draft extended until the 2 November - a further several weeks.
But in its document, THS highlighted a number of concerns, stating "there appears no practical options to negate impact on vulnerable road users aside from alongside the boundaries of the site", and that "Even with the diluting of the flows across the 2 roads the impact is likely to be discernible but has more chance of leading to a perception of a comparatively safer environment."
Pictured: An old Victorian Water Tower which is part of the Vinery site. It has been partially restored recently, and is used by residents as a shared water supply.
Additionally to traffic and conservation problems, there are concerns over the lack of consideration for the historical value of the site. It is one of the oldest known, still functioning, vineries on the island, with original glass houses, chimneys, walls and a water tower.
"Considering there are other available areas of land within Guernsey that would not present the same dangers to the public, it is unacceptable to go ahead with this framework," Ms Greeno said.
"When questioned, the D&PA advised that although it would be a very significant undertaking and not one to be entered into lightly, it is possible for the States to remove an area from being designated as a housing allocation site following a full public inquiry. We realise that this may be costly but feel that these costs would be justified in order to avoid unnecessary risk to public road safety.
"In our view, when making public road safety the priority there is only one conclusion: Remove this Housing Allocation Site from the IDP, regardless of the costs."
Pictured top: The campaigners are among this opposing plans to build on a vinery site near Delancey Park.
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