The outgoing Environment Minister approved plans for 29 new homes in St Helier just two days before Islanders went to the polls – overturning a Planning Committee refusal despite dozens of objections from neighbours.
The decision clears the way for the redevelopment of the former Auto Express site at Lucas House on St Clement’s Road, replacing the existing commercial buildings with 29 apartments and a commercial unit.
The plans had previously attracted criticism over parking, the scale of the development and the lack of dedicated children’s play space.
The ministerial decision was signed on 5 June – two days before Jersey’s election on 7 June – after an independent planning inspector recommended that the appeal be allowed.
Environment Minister Steve Luce – who will not form part of the new Assembly cohort following an unsuccessful Senatorial bid – concluded that there were “no reasons not to” follow that recommendation.
Committee says no… inspector says yes
The Planning Committee had refused permission in January after raising concerns about the loss of employment space, the impact on neighbouring homes and the absence of a dedicated on-site play area.
But Planning Inspector Jo Dowling reached a different conclusion after visiting the site, holding a hearing and considering submissions from residents, politicians and the developer.
The Planning Committee had also suggested that “advertised rental rates were unrealistically higher than comparable sites elsewhere in Jersey and as a result they considered that it had not been demonstrated that the premises could not be rented”.
However, Ms Dowling said she was “satisfied that the rate proposed was appropriate for the location, type of unit and its physical state”.
On the question of whether the former commercial site should be preserved for business use, she found that the buildings had been marketed for more than 18 months without success.
The inspector acknowledged that some residents had continued to see vehicles stored on the site after Auto Express left, but concluded that this did not undermine the marketing exercise.
Housing benefit outweighed concerns
The inspector also noted that the Island Plan relies heavily on “windfall” sites such as Lucas House to help meet housing demand.
“I consider that the redevelopment of the site for housing would deliver a significant benefit to the community,” she wrote.
She added that she was aware of “the level of local concern regarding the proposals”, but did not believe that concern outweighed the benefits of providing new homes.
What about the neighbours?
One of the biggest objections from nearby residents was that the development would be overbearing and harm the outlook from homes in Cleveland Avenue.
The Planning Committee had agreed, arguing that some properties would suffer from an “overbearing sense of enclosure”.
However, the inspector concluded the opposite.
She found that although one of the new blocks would be taller than the existing warehouse building, it would be set further back from neighbouring homes.
“Block A would be set further back within the site providing an improved outlook for the buildings in Cleveland Avenue,” she wrote.
The report also states that replacing the existing industrial structures with three separate blocks would “allow more light into the neighbouring properties”.
Ultimately, she concluded: “The living conditions for the occupants of these properties would not be harmed.”
No playground… but money for Howard Davis Park
The lack of a dedicated play area for children was another reason the scheme had been refused.
While accepting that the development would not include a formal playground, the inspector said children would still have opportunities to play within the communal spaces.
“I am satisfied that there would be informal opportunities for children to play within the proposed development including safe spaces where children could cycle, skate and scoot,” she wrote.
She also backed a proposal for the developer to contribute towards improvements at Howard Davis Park.
After walking routes between the site and the park herself, the inspector found that they were within the required distance and that pedestrians could cross busy roads safely using controlled crossings.
Parking
The scheme includes 13 parking spaces for 29 homes, alongside spaces for 55 bicycles, three motorcycles, and two EVs.
That issue sparked fierce criticism when the plans first emerged in 2024, with St Helier’s Roads Committee describing the parking provision as “woefully inadequate”.
At the time, the plans outlined space for a public EV space, four motorcycle spaces and 61 bicycle spaces.
The inspector acknowledged the level of concern but concluded that the scheme met current parking standards given its location close to town and public transport routes.
Under the approved plans, the former commercial site will be demolished and replaced by three residential blocks containing 15 one-bedroom apartments, 13 two-bedroom apartments and one three-bedroom apartment, alongside a commercial unit fronting St Clement’s Road.