Select a region
The Assistant Environment Minister has today approved two major planning applications after a lengthy appeal process – a plan for more than 100 new homes at the former South Hill planning offices, and 'eco-townhouses' at the Hotel Savoy.
Connétable Mike Jackson said: “The schemes will yield just under 200 much-needed homes for the Island, and in the case of South Hill, make much better use of a disused site.”
Both applications had been highly contentious, and were only approved after appeals heard by an independent planning inspector.
So, how did the Hotel Savoy and South Hill redevelopments get over the line?
The States of Jersey Development Company had its plan to build more than 130 apartments at the former Planning offices on South Hill knocked back twice by the Planning Committee – in May 2022, and again in March the following year.
The Committee argued that the development might spoil views as it was too big, while the homes forming part of it were “undersized” and didn’t comply with residential space standards.
As well as expressing concerns that there was an “overconcentration of smaller-sized units”, the panel of politicians said that some of the homes would have “limited access to natural daylight and sunlight”.
In October, the public-owned developer appealed against the second refusal in a bid to get a revised scheme – which is lower and smaller than JDC’s first incarnation – over the line.
Pictured: An artist's impression of the development from the English Harbour. (JDC/FeildenCleggBradleyStudios)
The inspector held a hearing on 6 October, and took into account amendments to the plans which had not been considered by the Committee and supplementary planning guidance that was later published by Government.
The inspector said there was “no procedural unfairness” arising from this.
Addressing the volume and size of homes – one of the Committee’s key objections – the inspector noted that the Government’s policy had been to “ensure optimum development yield” on sites and as such had sought to “optimise the residential capacity of the site”.
The inspector noted that the Government’s standards for the sizes of homes had changed in October 2023, meaning that all the new units would now “exceed” the new space requirements.
He also described the amenity spaces provided for residents as “imaginative and practical”.
The inspector also said that the development would optimise opportunities for daylight and sunlight by ensuring many of the homes had balconies.
Evidence from the then-Housing Minister, Deputy David Warr, was that the scheme would help to meet the island’s housing needs with JDC seeking to make 25% of the homes affordable, as opposed to the minimum of 15%. It was noted, however, that these “would not be sea-view units because such units would not be unaffordable to the majority of qualifying islanders due to their high market value.”
In considering the visual impact of the development in a promiment area with views over Elizabeth Castle, the inspector noted that both the Architectural Commission and Historic Environment Team had been consulted on it, with the latter stating that it would, in fact have a “direct heritage benefit”.
While the Committee said it could have an “unacceptable impact upon public views through the site”, the inspector said that the development may in fact “facilitate some public views”.
Hotelier Roberto Lora had sought to transform the hospitality venue into an array of what were described as 'eco-townhouses', but those plans were rejected.
According to the planning inspector, the "main concern" of the Hotel Savoy appeal centred on "whether the impact of the redevelopment will be within acceptable limits".
The two previous rejections of the Hotel Savoy proposals had centre around the impact on neighbouring properties, which has now been addressed by stepping parts of the development further back from the northern and southern boundaries and introducing measures to avoid overlooking.
Following the alterations, the apartment occupiers on the southern boundary stated that they were now in agreement with the proposals, however the northern neighbours remained concerned.
Pictured: An aerial view of the proposed development at the Savoy Hotel.
The planning inspector concluded that, due to the site's location in an urban built-up area, "development and redevelopment is to be expected and has taken place in the recent past in close proximity to other buildings".
"There is always the potential for neighbours to experience some future loss of amenity in these circumstances," the report explained.
The inspector concluded that "the impact of the development will be within acceptable limits".
The Hotel Savoy planning appeal was recommended for approval under the conditions that at least 15% of the residential units as assisted purchase homes; a 'Percentage for Art' contribution is made; and a contribution towards the improvement of the Eastern Cycle Route Network is made.
Hotel Director Roberto Lora first announced plans to demolish the hotel premises and replace it with 53 “environmentally-conscious family townhouses” in 2021.
The plans included a mix of a mix of one-, two-, three- and four-bedroom apartments – which Mr Lora previously said “underpin the family orientated vision of the scheme”.
Unveiling the first iteration of the plans in June 2021, Mr Lora said the hotel had been “fighting a losing battle” to stay relevant to the ever-changing tourism market.
The first refusal was in April 2022 due to a lack of detail on the impact of the proposed development on neighbouring properties, and the fact that the application did not include an ecological assessment, nor was there a waste management plan nor details of the project’s ‘percentage for art’ contribution.
A revised application published in November 2022 included these new elements, as well as an assessment of the impact of the proposed development on neighbours’ sunlight and daylight.
But those proposals were unanimously rejected last May amid continuing concerns over the impact on neighbouring properties.
Following the rejection, Mr Lora said he felt his family and business's experience with Planning raised "concerns about the competence and effectiveness of the planning department".
Mr Lora explained: “We invested £250,000 and three years into developing a scheme to exit the hotel business and provide much-needed family homes in Jersey.
“However, the planning department's actions have needlessly hindered our efforts.
“We were ignored and stonewalled when we sought clarification on their reasons for wanting a complete withdrawal.”
Hotel Savoy “eco-townhouses” proposal rejected
FOCUS: Does planning red tape stifle local innovation?
Third-time (un)lucky? Another push to get South Hill complex approved
Plans go in for 153 apartments and redesigned park on South Hill
Major plans for 150 apartments on South Hill unveiled
Bid for more affordable homes at Waterfront and South Hill fails
Comments
Comments on this story express the views of the commentator only, not Bailiwick Publishing. We are unable to guarantee the accuracy of any of those comments.