The Planning Panel
was in a generous mood towards developers today.
Senator Ozouf and
his family’s “Highstead” farm development in Green Zone St Saviour was approved
without dissent but none of the 19 new homes plus the restored 18th
century, listed farmhouse – will be put on the “Gateway” list for social
housing.
This is up-market
housing and different standards apply in such rural areas of Jersey.
The developers will
though contribute towards a pathway connection to Rue des Pres and road
improvements including improved road sight lines…
Earlier in the day
Andium Homes had revealed that there are currently 1,092 families waiting for social
housing accommodation on that list alone and that is one of the reasons why
they are to be allowed to cram another 100% of units (145 flats) on the
redeveloped Le Squez Phase IV site.
This is within the
built up zone of course in St Clement where almost anything goes.
Desperate needs
must etc…
The Planning
Officer explained that this was a high density proposal because that is what
the previous Minister and the Island Plan required although it was admitted
that there would be some “impact” on existing neighbours’ properties…but
everybody (apart from a protesting neighbour) agreed that the Architects had
achieved “an Excellent standard of design” and it was in line with UK standards
so far as space between blocks are concerned – better even that Hammersmith or
Fulham!
Nevertheless, some
window would have to be fitted with permanent louvres to prevent the occupiers
from looking out and spoiling the privacy of their neighbours or overlooking
the communal amenity areas.
No such
restrictions were mentioned by the Architect regarding “Highstead.”
Presumably
different design standards were applied there where a similar – but very
low-rise – courtyard plan was proposed.
Strangely,
“excellent design” is a fickle creature because Andium is currently proposing
to demolish and redevelop the Green Street low rise blocks (whilst retaining a
sole high-rise block there) which were also considered to be of a high standard
of design and are still listed.
Yet again, because
the Island Plan requires it, these 50 years old flats in the “built-up zone”
are be redeveloped with a 300% increase in numbers of homes. Now they are of
course considered as no longer fit for habitation and the tenants are to be
“decanted” elsewhere …but not with the same care afforded to vintage wines. The
listing of such buildings counts for little in St Helier.
Green Street
low-rise is now degenerating into what used to be categorized as “slums” in the
past and were presumably built to house people “decanted” from even earlier
“sub-standard accommodation” in the town. Shall this cycle never be stopped?
And how odd it is
that Architects and Planners created both the Le Squez and Green Street
developments just 50 or so years ago and both are now only fit for demolition,
just like so much other post-war “social housing “ in Jersey. On the other
hand, the 300 year old “Highstead” farmhouse is still going strong, was not
designed by an Architect nor created in line with an “Island Plan” and the new
houses on this site are to be in a similar 18th century style, using
granite etc.
What does this
really say about the achievement of architects and planners since the war in
Jersey?
In September there
is a week of self-praise and award giving among the professionals but have they
anything to be proud of when it comes to providing “social housing” in Jersey?
Now we are cramming
accommodation in wherever a “built – up zone” space allows.
Although “Parker
Morris” minimum space standards were introduced in the 1950’s during more
enlightened times these have never been fully achieved and the ludicrously high
densities now being permitted are just a formula for future problems.
How can
professionally trained designers allow this to happen? Whose interests do they
serve?
It is not just
about housing accommodation either because so much commercial, office and hotel
accommodation built in the recent past is not longer “fit for purpose” and the
call is for new “A Class” facilities.
Yet the same call
is to convert much of these redundant “sub-standard” buildings into housing
accommodation, which must inevitably fail to achieve the highest quality.
Another development
that achieved the nod of the Planning Panel today was that for a two part plan
to move metal recycling and organic waste disposal to La Collette. It was
inevitably approved because “the Island Plan” required it but this was a really
blatant example of the divided Island, Ghetto creating, NIMBY attitude towards
“social” or “public” provision of services and facilities.
As Bob Le Brocq
pointed out (protesting in a personal capacity), Constable Gallichan of St Mary
(who chaired the session), had previously rejected the organic facility in her
Parish.
Bob thought that
the facilities should be shared among 3 centres but the decision was to approve
La Collette in spite of the nearly 600 vehicles per day (7 days a week) that
will deliver there travelling via Commercial Building or Havre De Pas.
Whether that was
600 in and 600 out again was not made clear but it would have made no
difference.
Nobody wanted the
facility in their patch of Jersey so dump it in St Helier was the foregone
conclusion.
Only one objection
had been made against it – by the St Helier Roads Committee and the two St
Helier Deputies on the Panel (Labey and Wickenden) recused (absented) the themselves for the discussion, as is the policy.
Who can resist such
a flawed process?
