With just five days left for the public to comment on a planning application for an eight-storey block of flats at the Bridge, both criticism and support for the idea keeps coming.
When the idea was first reported, it attracted a mixed reaction with some people saying the building would be “out of keeping” with the Bridge, and that it would look “ridiculous” while others asked why it would only be eight-storeys high when so many new residential units are needed.
That has continued with the Vale Douzaine condemning the plans as a “joke” while one Deputy has said it is exactly what Guernsey needs.
Vale Senior Constable Richard Leale broke an “unwritten rule” that the Douzaine had which usually means it doesn’t comment on planning applications – saying that the proposal “has engendered a wholesale condemnation from them”.
The men behind the plans are confident in their idea though – with Oliver Brock and Simon Bone working as ‘Island Land’ to “tackle Guernsey’s housing crisis by helping islanders turn their brownfield and industrial sites into residential plots”.
Announcing their idea for the Bridge, the pair said Island Land’s plans could help islanders minimise risk with no upfront costs.
Their idea has support from Deputy Chris Blin who has said he “strongly welcomes” it.
Island Land
Oliver Brock is an architect while Simon Bone has a background in planning development finance.
They describe themselves as “two Guernsey-born entrepreneurs and school friends from Guernsey’s Elizabeth College with experience in AI, planning, development and finance”.
Working together as Island Land they say they want to use a mix of artificial intelligence technology and their combined experience to accelerate the transformation of old and unused brownfield sites.
They say doing this can provide development opportunities for local homes and help address the housing crisis.
Mr Brock and Mr Bone say they are unlike traditional developers in that they don’t intend to build any homes themselves.
“We specialise in using artificial intelligence and expert experience unlocking planning permission on brownfield sites, creating opportunities for others to build,” they said. “This focused approach allows us to help more landowners and create more housing opportunities.”
They intend to cover 100% of planning costs do the work at their own risk – including pledging that if planning permission isn’t approved, their customers will pay nothing. If planning permission is given then a pre-arranged share will be paid.
When planning permission is secured Island Land said it will conduct a public sale of the site in question to ensure “transparent, competitive prices that achieve maximum value for all parties”.
“This approach guarantees fairness whilst also massively speeding up the opportunity for local developers to start building homes,” Island Land said.
Brownfield sites
The proposed eight-storey block of 12 flats at One Bridge Avenue is their first planning application.
They said this represents “a revolutionary low-risk model that helps landowners unlock their sites’ potential while creating much-needed housing for island families”.
“The major issue with site conversion is that professional planning costs and fees can add up to tens or hundreds of thousands of pounds, which could be a huge gamble for a property owner as gaining approval is not a certainty,” said Mr Bone.
“Both Oliver and I know of several opportunities for building local homes that haven’t gone ahead due to the risks involved. I am involved with a similar scheme in the UK and we decided that this model could also work well on the Island so we launched Island Land to help fix the community’s dire need for housing.”
Mr Brock said if they can offer opportunities to build residential units on brownfield sites it will remove developmental barriers which will help people.
“We’re witnessing families across the Channel Islands struggling to find affordable homes whilst brownfield sites sit idle. Our model removes a large barrier that prevents these sites from being developed. We handle the outline planning process, pay all fees, and take on all the risk. We only benefit when and if we succeed; if planning isn’t approved, land owners pay nothing.”
By building on brownfield sites – such as previously developed but unused industrial locations – Island Land said they can help protect greenfield sites.
“We are very keen to help avoid development on beloved greenfield sites” said Mr Bone “And by focusing exclusively on brownfield and industrial sites Island Land supports sustainable development policies while helping to preserve our precious natural spaces.
Where they are focused on identifying brownfield sites for development, which includes garages, sheds, yards, old commercial plots, or redundant garden spaces, they said the key is that the land must have development potential and be in or near built-up areas.
One Bridge Avenue
The first planning application submitted by Island Land concerns a redundant office behind the Bridge.
Used by Citizens Advice until the end of last year, it is now empty.
It is near to an entrance to Leale’s Yard which itself is likely to be subject to development over the coming years.
Island Land said this first project looks to “transform an old commercial building in St Sampsons to a block of up to twelve residential dwellings”.
The planning application was submitted last month with a public consultation on the proposal open until 22 September.
After that date, the Development and Planning Authority will make a decision on whether the building can be transformed into a high rise (by Guernsey standards) block of flats or not.
If planning permission is given it could lead to the first high rise building behind the Bridge, offering views across St Sampson’s Marina for those living in the upper floors.
The 250m2 plot would offer 12 apartments just 40metres behind the iconic Bridge parade of shops and other businesses.
The Design Statement – which is available at gov.gg – suggests keeping the current footprint of the existing property, and building up, exceeding the current height of the office block.
While the appearance of the Bridge itself would not change at all, the new high rise block of flats would be visible behind the Bridge Motor Shop, Black Sabre wine merchants, the RNLI charity shop, the Roll Bar and Harbour View Chinese takeaway.
In its planning application, Island Land said the “site lies within and on the periphery of the Bridge Conservation Area, approximately 40 metres behind the principal frontage of the Bridge.
“Though the area is characterised in parts by traditional two- to three-storey buildings, it also contains a rich mix of taller structures that speak to its industrial and maritime heritage.”
These taller structures include the twin chimneys and fuel tanks of the nearby power station, nearby Church spires, the Weighbridge tower, and warehouse gables, other tall chimneys and water towers from the stone crushing era, the Mont Crevelt loophole tower and Vale Castle, and harbour cranes and other infrastructure linked to the port economy.
“This punctuation of vertical elements, coupled with the discontinuous nature of the roof lines of the frontage, creates a diverse and distinctive roof scape which the proposed building would contribute to in a manner that is contextually justified and visually coherent,” said the developers.
Support and opposition
There was a mixed response to Island Land’s plans when they were first reported by Express earlier this month.
Some readers asked whether it was April Fools’ Day, while others criticised the plans for being “way too tall”.
One reader said it was “nice to see someone come up with ideas. I bet our forefathers objected to buildings like the market and the old States Office building. Times change, needs change, we must not suffocate new ideas”.
The Vale Douzaine said it would be sending its objections to the Planning Department and encouraged others to do the same.
It said: “One Bridge Avenue looks like an April Fool’s joke and does not provide accommodation people want to live in”.
The statement released by Senior Constable Richard Leale also criticised the comments attached to the planning application which he said “contain rather a lot of jargon and political-speak which, to the majority of people, is totally meaningless. Comparing the mass and height to the power station chimneys and suchlike that do not stand on the sky line is frankly ridiculous”.
His statement further said that “it is a known fact that people would prefer not to live in high-rise buildings and would much prefer to have some outside space”.
The Vale Douzaine also cautioned that it would be better to wait for plans for Leale’s Yard to be re-drawn and approved first before other developments in the area are considered.
Island Land’s idea for One Bridge Avenue has some political support behind it though.
Deputy Chris Blin said it is exactly the kind of solution Guernsey needs to its housing crisis.
“The formation of Island Land and the proposals for One Bridge Avenue represent a significant step forward in unlocking underused ex-industrial and commercial sites in our main centres, creating well-located opportunities for much-needed housing.
“Too many brownfield sites have sat idle because of the high costs and risks of the planning process, but this model removes that barrier and gives landowners the confidence to bring them forward.
“By encouraging higher-density housing in our main centres we can both meet the needs of island families and resist the outward spread of development that drives up infrastructure costs for taxpayers, adds to congestion, and erodes our wildlife habitats and open countryside.
“As a Deputy and also having sat on planning last term I see this as being exactly the kind of practical, community-minded innovation Guernsey needs, and I strongly welcome it.”
