Too crowded? Reclaim more land

Monday 16 December 2019

Islanders believe concentrating buildings in St. Helier, with further land reclaimed to the south of the town, is the best solution to Jersey's development needs.

The findings come as the result of a three-month consultation on the Island Plan 2021-2030 which received 2,254 responses.

As part of the consultation, islanders were asked to pick between one of six 'spatial strategy' options. This included increasing density in town or in other built-up areas, expanding the town to the north, east and west or to the south, expanding other built-up areas, a new settlement and development in the countryside.

Pictured: Islanders were asked to pick between one of six 'spatial strategy' options.

Respondents favoured the concentration of development in St. Helier (71%) with the second favourite option being the expansion of town to the south with 63%.

Many supported the idea of focusing developments within St. Helier and other existing built-up areas as being more sustainable, adding that denser development could be an “acceptable way” to accommodate housing needs without developing on green-field sites. Respondents linked this option with making the best use of existing infrastructure, while helping avoid increased demand for travel and congestion.

Countryside development received the least support with 78% of respondents considering it ‘not very acceptable’ or ‘not acceptable at all’.

This option also generated the most negative comments with islanders voicing concerns around the preservation of Jersey’s “special character” and landscape, environmental and wildlife protection as well as the necessity to keep enough agricultural land for food security.  

Pictured: Countryside development was the least favourite option.

Some commented that the environment and urban quality of St. Helier has been degraded by development with some using the term ‘over-development’, arguing the countryside should be protected from it.

The results show that almost half of the respondents (55%) support further land reclamation. The majority of those supporting the option considered it a “necessary solution” to mitigating the island’s existing pressures, especially population growth. 

Respondents also considered reclamation as a means of protecting the existing countryside and sites of ecological importance, as well as relieving traffic pressure.

Nonetheless, concerns were raised on whether reclaiming land was appropriate with the projected sea level rise. Among those who disagreed with the proposal, many highlighted that it could be costly and could harm the environment and amenities. 

Pictured: A number of islanders believe tall buildings should only be allowed in town and other built-up areas.

72% of respondents felt it was either ‘very important’ or ‘important’ that new developments should help minimise journey times and the need to travel. However, almost half of respondents (46%) felt that new offices should only be allowed in St. Helier while only 17% felt they should be allowed in other urban centres, such as Red Houses or Les Quennevais. 

44% of respondents supported allowing tall buildings with a majority considering it a pragmatic solution to managing the growing population, while protecting the countryside.

A number of respondents agreed with this option only on condition that tall buildings would be limited to the town and other built-up areas. Some even argued that existing urban areas were not “overly attractive” and would therefore not be visually harmed by more tall buildings.

Pictured: The Minister for the Environment, Deputy John Young.

Commenting on the consultation, the Minister for the Environment, Deputy John Young, said the results would help inform the development of the Island Plan and thanked islanders for sharing their views.

"The Island Plan is at the heart of the planning system and shapes the island that our children will grow up in. It determines where buildings can and can’t be built, and how we will protect our natural environment. 

“We have the difficult task of balancing the need for new homes with safeguarding our special landscape, while also supporting the economy and planning for an ageing population. The Island Plan will provide guidance on these difficult issues for the next ten years and it is essential for Islanders to be involved in the development of the Plan before it is presented to the States in 2021.”

The publication of the consultation findings comes just days after the Environment Minister launched the next stage of the process, calling for islanders to comment on which sites should be built on and which should be protected.