Wednesday 04 September 2024
General Update
Madam,
I am pleased to share with you the progress the DPA has demonstrated particularly with the focussed review of the IDP.
The DPA has a statutory duty to review the IDP and follow the prescribed stages of the planning inquiry process to propose any changes. The scoping of this work focusing on employment and housing land supply began in 2023, including the review of the controversial policy GP11. The Assembly's strong support in zero-rating the policy and the Committee's proposals to remove policy GP11 and ensuring we have a land buffer to enable homebuilding, meant that alternative planning policies were needed to ensure provision of land for Affordable Housing was made, resulting in the proposals to allocate 6 additional sites. The sites chosen were informed by the outcome of the Call for Sites. A very limited number of sites came forward where landowners were willing to allocate their land for Affordable Housing.
The DPA then published its proposals for revision of the IDP which entered the Planning Inquiry stage, an independent process managed by the Committee for the Environment & Infrastructure and led by an independent Planning Inspector. We're grateful to islanders and stakeholders for sending in their comments with nearly 500 representations received.
We received many different views from Committees and stakeholders, especially around the deliverability of some of the housing sites, such as Belgrave, increasing the % of private market development on sites bought by the States for affordable housing and changing Industrial land zoning. This would have significant knock-on effects on land supply for Affordable Housing being proposed, more time was required to enable proper assessment of those representations and further targeted consultation, including areas where there are contrasting views. Rather than leaving this until later down the line, we agreed with the Inspector that the best time to do this additional work would be now. Once we've carried out this work, next year, islanders will again have the opportunity to have their say on any amendments to the proposed changes to the IDP.
Any changes to what was originally proposed by the DPA will be published as part of its responses to the initial representations in January. If there are significant changes, the Inspector has indicated that this would mean that the initial representations stage in relation to these areas of change would need to be re-run. Although it would be the responsibility of the Inspector to determine what is deemed a 'significant change', this could potentially include any changes to site allocations for housing.
Following any potential re-run of the initial representations stage, there would be an opportunity for further representations to be made on the two phases of initial representations received. My Committee has worked very hard to try to complete this focused review this political term but we are equally keen to listen so that we get it right and it will now spill into the next political term. It would be the newly constituted DPA who would respond to these further representations after the general election, including any changes to the plans.
Although this is about ensuring future land supply for the next five-year period and ensuring the right changes are made to the IDP, this does not stop development coming through existing IDP policies and housing allocation sites. At the end of last year there were full permissions in place for 360 private market housing units to be brought forward with an additional 233 under construction at the time.
We've worked closely with the Planning Inquiry team and the Planning Inspector and are very grateful for their flexibility and support to ensure that we can conclude the initial representations stage before handing on to the next DPA.
By the time this focused IDP review is handed over to the next Assembly, it would be over 2 years since the process started and this was supposed to be a focused review only. It is very clear to my Committee that the current IDP review process is too cumbersome to enable the States to respond in time to emerging priorities and demands of our economy and community. This is why we are continuing with the parallel workstream, looking at the Planning Law, Ordinances and Regulations to identify options to streamline the process of amending the IDP in the future. The aim of this is to ensure that we can facilitate a more responsive and proportionate approach when changes to planning policies need to be made, which will stand future States' in good stead.
A second major project, on which we are making good progress, is the Local Planning Brief for the Harbour Action Areas. The DPA has agreed the draft LPB which will set out the proposed planning policy framework and approach for development proposals within the two Harbour Action Areas of St Peter Port and St Sampson. The DPA has also been liaising closely with the Guernsey Development Agency which is tasked with bringing forward developments within those areas. The draft LPB supports the objectives of the GDA and the DPA is keen to see their exciting and ambitious ideas for regeneration taken forward within the proposed policy framework.
We propose to publish the Local Planning Brief on 17 th September. This publication will also signal the commencement of the Inquiry process, the provisional dates are as follows:
Initial Representations - 17 th September to 14 th October
Further Representations - 4 th November to 2 nd December
Inquiry Hearing - w/c 9 th December
To support the publication of the Local Planning Brief and the commencement of the Inquiry, we'll be updating key stakeholders, including all States' Members around the time of publication. I hope to see as many States' Members as possible at that time.
I updated Members last year on our work on proposals to address land which is affecting the amenity of an area, also known as 'eyesore' sites. Following States' approval of the policy proposals I am pleased to say that the legislation has been prioritised and legal drafting is now complete. The Committee will consider the draft Ordinance shortly. It is clear to me from representations to the IDP Inquiry and other feedback that there are concerns about untidy sites and that the public want something done.
The DPA has issued Development Frameworks this year for housing sites at St Martin's Hotel and at La Vrangue/Pitronnerie Road. The Vrangue site, in particular, will make a significant contribution to meeting the Island's housing requirements with a projected yield of up to 527 new units of accommodation on the potentially developable area of 7.52 hectares. Such a large development will need very careful planning to ensure it creates a successful and sustainable place. The approved DF therefore includes requirements for a master- plan at the outset along with open space, ecological and landscaping provisions.
Open Planning Meetings have been held this year to consider proposed developments at the former Quayside site at Northside and the former CI Tyres site in Charroterie, as well as at Longue Hougue. I am pleased that progress is being made to bring forward the approved retail and residential scheme for Quayside and adjacent historic buildings. My Committee was strongly in support for quality high-rise, high-density development at La Charroterie and we are pleased to see the revised proposals from the GHA which makes best use of its location within the valley.
The planning covenants associated with the outline planning permission for Leale's Yard were also signed earlier this year, which enabled that permission to be issued and the scheme to move forward to more detailed proposals.
The DPA has published revised supplementary planning guidance on ancillary or associated living accommodation units, which supersedes the old dower unit guidance and reflects the more flexible approach advocated under the current IDP. This will help support multi-generational living and enable the creation of ancillary units even outside of the centres.
We are carefully considering the right approach and balance for application fees going forward to reduce the burden on the taxpayer, including the allocation of overheads for premises and corporate services. The outcome of this work will be known early next year and may result in some adjustment and possible extension to fees and charges for services within the DPA mandate.
In conclusion, there is much that the DPA have done and are still to do in the closing stages of this political term which is positive and of benefit to our Island community. I am proud of what we have achieved this term and extend my grateful thanks to the Committee and the Officers who have all made such a vital contribution. I regret that we will be unable to conclude the IDP review within this political term. However there is simply not enough time to do this and do justice to the comments and suggestions that we have received through the initial representations stage of the Planning Inquiry, I want to do it right not rushed.
Madam, I would be pleased to take any questions.