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The outline planning application for the most recent redevelopment plan for Leale’s Yard has been unanimously approved by the remaining members of the Development & Planning Authority.
There remain several substantive details which need to be finalised and returned to the Authority before construction can begin on 338 homes, retail and commercial units, green spaces, and the associated residential and road infrastructure.
The owners and developers will need to enter in to binding planning covenants and have those ratified by politicians. These include design, traffic, ecology, and affordable housing considerations.
A few extra conditions were added by members of the DPA during a well-attended Open Planning Meeting, on top of 26 already attached to the application by planning officials.
The Open Planning Meeting was marred by the sudden and unexpected resignation of Authority Vice-President Deputy Andy Taylor, who announced his departure due to “conflicts of interest” and “pre-determination” with the application.
Deputy Taylor said he would update the States’ Assembly next week to “expand” on his reasoning.
Pictured: Deputy Taylor's decision to quit the DPA was an elephant in the room.
Deputy Victoria Oliver, President of the DPA, made a brief reference to the resignation as the Open Planning Meeting commenced, but no mention was made after that.
After the Leale's Yard application was approved, Deputy Oliver thanked those who made representations and for the commitment made to the site by the developers.
“We’ve listened to the representations made and believe that the principles of this application are in accordance with the vision of the Development Framework for the Leale’s Yard Regeneration Area, I hope this will be a place to live, work and play,” she said.
“In granting outline planning permission, we’ve given our approval to the general principles of this development - the master plan - enabling the applicants to work through the finer details to be brought before the Authority to ensure that this development brings important regeneration and rejuvenation to the Bridge.”
The DPA will now turn its attention to agreeing the covenants with the Channel Islands Co-op and Omnibus Investment Holdings, who are developing the site, as well as looking for a new Vice-President.
Jim Rowles, Director of Planning, said: “Considerable further work is to be undertaken before the final details of the scheme can come forward, but the outline application is satisfactory”.
Pictured: Hundreds of homes could be built on the site, adding significantly to the island's housing stock.
A St. Sampson’s douzenier highlighted that the parish is in favour of the development despite parishioners concerns over a perceived over-development of the north.
“We have received two dozen responses to consultations since the Island Development Plan was agreed – many highly critical because of the undue burden on the parish – but this application we feel is different,” he said.
“This is key to the revitalization of the Bridge. Your approval will unlock that situation so much needed improvements can begin… very few parishioners yearn for the retention of an eyesore.”
He added that the proposals would make the area more of a self-contained community and a more desirable local centre: “Residents will be able to access everything they need without a car”.
But one woman who lives next to the site criticised the proposed height of some of the buildings, particularly the multi-storey car park neighboring the North Social Club: “Our back garden is going to be overlooked”.
Deputy Adrian Gabriel, who lives on Nocq Road, said some tweaks were required to the proposed road access on the road saying Traffic & Highways minmum criteria for visibility had not been met.
He also called for no commercial vehicles to use the new access road since Nocq Road is “only appropriate for low levels of traffic and is a single carriageway when a pedestrian is using the walkway”.
Pictured: There are big questions marks over whether any of the units built could be earmarked as 'affordable' due to viability concerns.
Charles McHugh, one of the development partners, raised the fact that an independent expert had judged that delivering affordable housing on the site would render the development commercially unviable.
“Affordable housing is only to be provided where economically viable… It is for the DPA to reach a decision in this instance by its own independent assessor. The decision must be made on the latest objective evidence available,” he said.
He suggested that the DPA “should make clear” that the only possible contribution of affordable housing is 0%.
“Not following the advice would allow for prima facie grounds for an appeal.”
Mr Rowles said the advice on affordable housing came “very late in the day”, to the point where the planning report and Open Planning Meeting were “almost rushed”.
He added that talk about planning appeals based on affordable housing were “not relevant to the planning consideration today” and will later be considered as part of reserved matters.
It looks like we have different approaches to planning application scrutiny and what our role on DPA is! https://t.co/mEY6tolpBV
Pictured: The conduct of some members of the Authority was criticised on social media after the meeting.
The DPA agreed to add three extra conditions to the application following representations. These include:
Hundreds of Leale's Yard homes recommended - 26 conditions attached
Viability threatens scale of affordable housing at Leale’s Yard
How could ecology be managed at Leale’s Yard?
"Leale's Yard a real boost - but the States need to do a lot more"
Co-op plans "good for homes, good for business, good for community"
GHA hopes to add rental and specialist housing to Leale's Yard
Leale's Yard proposals receive mixed reviews from Bridge businesses
Latest plans out for Leale's Yard - with 300+ homes and a new Co-op
Strong support for Leale's Yard plans from senior States' members
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