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Island Plan Your Island
Your Say
Strategic issues and options
3 Contents Minister's foreword 4 Strategic issues and options 5 The Jersey context 10 Spatial strategy options 16 A sustainable island environment 27 A sustainable island economy 39 Sustainable island communities 45
4 Foreword Island Plan 2021 - 2030 Strategic issues and options Island Plan 2021 - 2030 5
Minister's foreword Strategic issues and
options
Work has begun to update the
Island Plan for the next decade and
to ensure we continue to protect This is the Island Plan Strategic Issues and Options summary
our beautiful environment. consultation document. It asks for your views on some of the
big issues that will inform the development of the new Island
The Island Plan doesn’t just govern Plan, which plays a big part in shaping your island.
where buildings can and can’t
be built. It determines how we’ll
protect our natural environment; it
There are 27 questions set out in this Write to us:
shapes the island that our children document, each with some summary
Island Plan Review Team
will grow up in, the places and information. We welcome comment on every
issue and option or, if you are interested in FREEPOST 505
communities in which we’ll grow Strategic Policy, Performance and Population
just one or two, please specifically comment
older; and how we support Jersey’s on those. 19-21 Broad Street
Deputy John Young
St Helier
changing needs. That is why it is Minister for the Environment
The questions are arranged around four Jersey
so important for all islanders to themes: JE1 1AF
have a chance to give their views. • the spatial strategy: where should If you need help to make your response,
development go? or would like to access the consultation in
In creating an Island Plan that’s fit for the This is our first phase of consultation to inform
an alternative language or format, please
2020s, we have to think not only about how the next Island Plan: it describes some of the • a sustainable island environment: to what
contact us.
we conserve the landscape of our island but critical challenges that the island faces and extent should we protect our seas, coast
also how we enhance the environment of our sets out some of the options that we have, as and countryside; and manage change in St As well as this summary consultation
urban centres. We must also be bold in our a community, to respond to them. Helier and the island’s other built-up areas? document, we have also published a more
response to the Climate Emergency and we detailed, technical consultation document. If
• a sustainable island economy: what is the
should consider how we might accommodate We want to understand, from all islanders, you have a keen interest in one or more of the
best use of land and buildings to support
technologies that can support the island’s what your preferences are for addressing consultation themes, we do encourage you
Jersey’s economy?
transition to a low carbon future. these issues: this is your opportunity to help to read and respond to the full consultation
shape your future, and the direction that • sustainable island communities: how document. This version is available at gov.je/
Creating good quality places, which nurture the new Island Plan takes in tackling these should we plan for and deliver the homes islandplanreview
strong communities, is a priority, as is challenges. that we need as well as creating great
continuing to support a sustainable island places to live? This Strategic Issues and Options consultation
economy. I do hope you’ll get involved. will inform the initial work to produce the
You can give us your views in several ways. new Island Plan. There will be more stages
We encourage you to complete the online to complete before we have a new Island
All these issues need to be considered in
consultation at gov.je/islandplanreview. Plan (see timeline overleaf). This includes
detail, and we will have to develop new
Alternatively, you can: further opportunity for you to engage with
planning policies that will strike a balance Deputy John Young
between competing interests that is right for Minister for the Environment and comment on the new Island Plan as it is
Request a survey response form to be sent to developed.
the next ten years and beyond; a stepping Government of Jersey
you by emailing or calling the team:
stone towards the future we all want to see for
Jersey. Email: islandplan@gov.je
Telephone: 01534 448441 or 01534 448458
6 Strategic issues and options Island Plan 2021 - 2030 Strategic issues and options Island Plan 2021 - 2030 7
Your Island, Your Say
Alongside the Island Plan consultation, we
are also keen to hear your views on other big
Your Island
issues that will affect your island. Go to
gov.je/yourisland to have your say on:
Your Say
• a new planning framework for Southwest St
Helier
• plans to prepare for flood risk caused by
climate change
• how you can play your part in tackling
climate change in Jersey.
Data protection
Your personal information (name, address,
contact details) will not be shared outside of
the Island Plan Review Team or published
online as part of the consultation, but we
may use it to notify you of progress and/or
further consultations relating to the Island
Plan. Under Jersey’s Data Protection Law you
have the right to ask us not to contact you
again (withdraw your consent to the further
processing of your information). This will,
however, mean that we will be unable to keep
you informed throughout the various stages
of the Island Plan Review. Should you wish
to exercise this right please contact us on tel.
01534 448441 or email islandplan@gov.je.
For further information on how the Island Plan
Review Team handles personal data please
visit gov.je/howweuseyourinfo.
If you have any queries, or require further
information, please contact the Island Plan
Review Team:
Email: islandplan@gov.je
Telephone: 01534 448441 or 01534 448443
8 Introduction Island Plan 2021 - 2030 9
Question 1:
Introduction
Do you think that Future Jersey
represents what the Island Plan should
be working towards achieving between
now and 2030?
• strongly agree
• agree
The Island Plan will set out and plan for the island's growth
• neither agree nor disagree
over the next ten years. It also provides a planning framework
• disagree
against which planning decisions are made. Planning is about
• strongly disagree
delivering sustainable development - balancing the future
• don’t know
economic, environmental and social needs of the island in
a way that's best for Jersey, in order to create a sustainable Submit your answer here
future.
The States Assembly adopted the current
Island Plan in 2011, and revised it in 2014. "An island loved for its beautiful
Much has changed since then, and the law coast and countryside, rich
requires an updated plan to be prepared and heritage, diverse wildlife and
lodged in the States Assembly by 2021. clean air, land and water.
The new Island Plan the must be ambitious, An island where a sense of
but realistic, and based on a sound community really matters – a
assessment and understanding of evidence. safe place to grow up and
enjoy life. An island that offers
As we are at the start of the process, we
are collecting the evidence to set us on the
everyone the opportunity
right track. Your views, expressed through to contribute to, and share
this consultation, will form a key part of that in, the success of a strong,
evidence, along with a wide range of studies sustainable economy."
and reports. We will publish each part of our
Future Jersey vision (2017)
evidence base on
gov.je/islandplanreview as it
becomes available.
We expect to focus the development The vision is aspirational. It challenges us, as
of the new Island Plan on achieving a community, to work together to protect and
islanders’ ambitions for the future, as set enhance what we value about Jersey, and to
out in the Future Jersey vision (2017). make it the best it can be.
10 11
The Jersey context
To help you understand the context in which we are
asking these questions, and the limits within which we
can review the plan, we have set out some key issues
here.
12 The Jersey context Island Plan 2021 - 2030 The Jersey context Island Plan 2021 - 2030 13
Population, migration and housing The Government of Jersey has established a Migration Policy Board to review future policy in
this area. The board is scheduled to produce a review of evidence in autumn this year, which will
The number of people who live and work in the island, how old they are, and how they live are inform the development of initial policy proposals, having regard to any implications arising from
all key factors that we need to plan for. Brexit, up to the end of 2019. It is anticipated that the development of a preferred policy, and
associated mechanisms, will be undertaken in early 2020, with the publication of a draft policy
Jersey’s population has continued to grow. The majority of this increase 8,800 out of an
in April 2020. This is aligned to ensure that it informs the development of the new draft Island
increase of 11,400 (or 77%) between 2009 to 2018 has come from net inward migration (the
Plan.
number of people coming to the island minus the number of people leaving the island). The
other factor that affects population is natural growth (the difference between the number of In the absence of a clear migration policy direction, and associated regulatory levers to
births and the number of deaths). Table 1, below, shows Jersey’s estimated resident population effectively manage migration, the preparation of the new Island Plan would need to be based
at the end of each year since 2011, and the annual change between years. on planning assumptions about migration and population levels over the plan period. This would
need to reflect the evidence of migration and population change, based on trends.
Population scenarios have been used to assess the potential future demand for homes2 . The
Year Resident population at year end Annual change table below presents the number of additional homes, and different types of homes, that are
2009 96,200 +800 likely to be needed under different population scenarios. Housing issues are considered in more
detail in the sustainable island communities section below.
2010 97,100 +900
2011 98,100 +1,000 Objective assessment of housing need
2012 99,000 +900 Year End
Nil migration +325 +700 +1,000
2013 100,0001 +1,000
Non-qualified -1,750 -830 250 1,110
2014 101,000 +1,000
Owner occupier 3,040 3,280 3,570 3,800
2015 102,700 +1,700
Qualified rent 50 340 670 930
2016 104,200 +1,500
Social rent 890 910 910 920
2017 105,600 +1,400
2018 106,800 +1,200
Table 1 – Resident population of Jersey
Total 2,230 3,700 5,400 6,760
Table 3 – Objective assessment of housing need
Jersey’s population is also ageing. As in most developed economies, people are living longer.
The proportion of the island’s population who are older (65+) and very old (85+) is projected Putting children first
to grow significantly. We expect the number of people aged 65 and over will rise from about
18,900 to 29,900 over the next 20 years; the number of people aged 85 and over will more than Jersey’s children and young people are our future. There is a need to ensure that the Island Plan
double, from 2,600 to 5,600, over the same period. Review, and policy framework that the new Island Plan will provide, appropriately reflects the
rights and needs of children and upholds the principles of the United Nations Convention of the
While the next Census will not be completed until late 2021 (after the new Island Plan is Rights of the Child (UNCRC)
scheduled for adoption), Statistics Jersey have made population projections for the next plan
period, based upon a range of migration scenarios (Table 2). We know that the physical environments in which our children grow up can have a profound
effect on their physical and emotional wellbeing, often to the same extent as the social and
economic factors that are traditionally understood to influence children’s life outcomes.
Resident population end of year Ensuring that our children have access to high-quality infrastructure – such as schools, health
Year End care facilities and community amenities – is key to ensuring that our children have the best start
Nil migration +325 +700 +1,000 in life and demonstrates the Government’s commitment to ‘putting children first’.
2025 104,900 108,400 112,500 115,700 Each of the options considered in the Island Plan process will be tested to understand how it
2030 105,400 110,900 117,200 122,300 might affect children. We will also take extra steps to engage children and young people in the
development of the plan, to ensure that their voices are heard.
Table 2 – Population projections
1
There was a delay in the availability of one of the main sources of data necessary for the population estimation methodology in 2013. 2
Objective Assessment of Housing Need (2018)
Consequently, analysis for the two years 2013 and 2014 was combined into one period and the two-year change was published in June 2015. https://www.gov.je/Government/Pages/StatesReports.aspx?ReportID=4193
The population estimate for 2013 given here is a rounded average of the unrounded year-end 2012 and 2014.
14 The Jersey context Island Plan 2021 - 2030 The Jersey context Island Plan 2021 - 2030 15
Health and wellbeing the planning assessment and delivery of the International environmental
proposed hospital. obligations
The built and natural environment has a big
impact on our health and wellbeing. Good Any proposal for a new hospital would still Jersey is party to a number of international
places, spaces and buildings support people need to be assessed and secure planning agreements and conventions, such as: the
to be more physically active, to feel safe and permission, having regard to normal planning Bern Convention on the Conservation of
secure, and promote social activity and play. considerations, under the current or new European Wildlife and Natural Habitats;
Island Plan, depending on when the proposal the Kyoto Protocol to the United Nations
One of the Government’s strategic priorities emerges. Framework Convention on Climate Change;
is to improve islanders’ wellbeing and and the Granada Convention for the
mental and physical health. One of the most Climate change Protection of the Architectural Heritage of
important ways that the new Island Plan can Europe, which require us to take certain
support this objective is to create places Climate change is perhaps the greatest courses of action, amongst other things, to
in which people can remain active and challenge facing our society. The global protect our biodiversity and heritage assets.
engaged in local life, and stay connected to impacts of increased temperatures and
their support networks of family, friends and severe weather are stark and intensifying, and The new Island Plan policies will need to
neighbours. will affect Jersey. genuinely address these commitments
and help to ensure that the island remains
Community is a strong foundation of The States Assembly has declared a climate compliant with them.
wellbeing, especially as people age. Strong emergency and the Council of Ministers is
communities thrive in places that provide for preparing a plan to aim for carbon neutrality
people at different stages in their life, have by 2030.3
Planning for a sustainable
good transport connections, and shared
economy
The new Island Plan presents a significant
spaces in which people can come together. The prosperity of our island, and the funding
opportunity for a proactive response to
As we develop a more community-based of the services on which we rely, depends on
the challenges of climate change through
health and care model, we can improve how a sustainable, vibrant and inclusive economy,
the development and adoption of policy
we connect our support for physical spaces underpinned by a skilled local workforce.
measures to deliver:
and the social networks in which people live.
Jersey has a rich economic history, based
• climate change mitigation: taking action to
on fisheries, agriculture, tourism and the
Our Hospital reduce the impact of human activity on the
now-dominant financial sector. The planning
climate system, mainly through reducing
Provision of a safe, sustainable and affordable system has played a key role in successfully
greenhouse gas emissions; and
health care system and hospital facilities enabling and maintaining all of these sectors
is essential to address Jersey’s ageing • climate change adaptation: making within our economy, and the new Island
population and increasing demand. changes to natural or human systems to Plan will need to ensure a sustainable local
respond to the impacts of climate change, economy into the future. It will have regard
The current General Hospital has served the to outputs from work which is ongoing to
mitigate harm and exploit opportunities.
island well, but it’s no longer fit for purpose: develop a Future Economy Programme for
almost every area of the current hospital fails This consultation asks some big questions the island.
to meet modern health standards. As part that will affect our carbon emissions. For
of providing a modern standard of care in example, where we locate development
the coming years, and delivering a planned will impact on people’s need to travel, their
change in health care which will support journey distances, and the choices they
islanders living longer, there is a need to might have as to how they travel – whether
develop a new hospital for the island. they need to take a car, or whether they can
The project to deliver the new hospital will choose to walk, cycle or travel by bus. Equally,
progress in close alignment with the Island we may choose to plan for new renewable
Plan Review. Depending on the progression energy infrastructure, and plan to better
of each project, the new Island Plan will protect and enhance the levels of natural
either contain: the preferred site for the new habitat, green space and trees to capture
hospital, once this has been identified and carbon, provide cooling, and reduce surface
assessed as an integral part of the hospital water run-off. These issues are explored in
project; or an enabling policy to facilitate more detail below.
3
https://www.gov.je/news/2019/pages/carbonneutralityenvironmentministerstatement.aspx
16 Spatial strategy options Island Plan 2021 - 2030 17
The objective of the Island Plan is to deliver To do this, we have set out six broad spatial
sustainable development where a balance is options. Each has been presented in this
struck between: chapter in an abstract map form. The
Spatial strategy
opportunities and challenges of the options
• the need to protect our sensitive coast are outlined to help you think about the
and countryside, biodiversity, and heritage implications of each.
assets, and
options
It is very likely that a combination of these
• the need to develop new housing, land for options will be necessary to meet Jersey’s
employment opportunities, major public future development needs, although these
infrastructure and community facilities, decisions will be made, following public
including open space and an improved engagement, as part of the plan-making
public realm. process.
A fundamental issue, and key part of the We have also posed a question about future
Island Plan Review, is setting a strategic land reclamation as a longer-term option to
At 45 square miles in area, Jersey’s land is a precious and direction as to where in the island we choose deal with Jersey’s development needs.
to locate new development. This is known
limited resource. Against the context of a growing population as the spatial strategy. It is of fundamental
and a need to sustain and grow the economy, there will be importance, and will determine how the many
tensions inherent in planning for a sustainable
competing demands upon it. future can be balanced over the coming
years.
Successive Island Plans have generally
focused new development in and around
established centres. Historically, the town of
St Helier has absorbed much of the island’s
economic and population growth – spilling
beyond the boundaries of the parish of St
Helier to embrace parts of the parishes of St
Saviour and St Clement – and it remains the
island’s commercial centre and home to more
than a third of our resident population.
This general approach to the distribution
of development has meant that 85% of the
island remains as relatively open countryside,
a fact that Jersey can be proud of, and which
contributes to the special character of the
island. The spatial strategy of the current
Island Plan continues with this approach: it
is based on a ‘settlement hierarchy’, where
the majority of new development is directed
to the town area and where smaller urban
centres are only expected to accommodate
proportionately limited amounts of new
development.
We want your views on whether the current
strategy for distributing new development in
the island is still right for the next plan period.
18 Spatial strategy options Island Plan 2021 - 2030 Spatial strategy options Island Plan 2021 - 2030 19
Option 1) Option 2 (a)
Increasing density within the town of St Helier Outward expansion of town to the north, east and west
The town of St Helier stretches from First
Tower in the west, to La Pouquelaye in the The urban fringes of the town comprise open
north, and Greve D’Azette in the east. countryside that could be developed to help
meet development needs.
Increasing the density of new development Building on the edge of town would represent
here would maintain and give greater a change from the current Island Plan.
emphasis to the existing policy direction of
the current Island Plan.
Opportunities Challenges
• reduces development pressure • increases the size, scale, and height
on the island’s most sensitive of new buildings
landscapes
• changes the character of the town
• encourages the reuse and
• increases the potential loss of or Opportunities Challenges
redevelopment of ‘brownfield’ sites
damage to listed buildings and
• greatly reduces the need for travel places, and their settings • reduces development pressure on the • results in the loss of open countryside
and reduces journey distances island’s most sensitive landscapes and agricultural land
• increases the risk of adverse impact
• enables more travel choice, to walk, on the amenity of existing buildings • reduces development pressure on the • changes the character of the town’s
cycle or catch a bus island’s existing built-up areas urban fringe
• reduces the amount of on-site
• supports a more vibrant town centre parking provision provided as part of • reduces the need for travel to some • increases the urbanisation of the
during the day and the evening new development extent and reduces journey distances parishes of St Clement and St Saviour
• enables more efficient provision • increases pressure on existing • enables more travel choice, to walk, • the impacts of climate change,
of community services and communities and community cycle or catch a bus particularly flood risk, to and from
infrastructure infrastructure – open space, play development would need to be
• supports a more vibrant town centre,
space, and community facilities such managed
• enables the development of mixed during the day and the evening
as youth centres and meeting places • increases the potential for damaging
and vibrant communities • enables more efficient provision of
– if no new provision is made change to sensitive habitats and risk to
community services
• the range of housing types is limited biodiversity
to more compact forms – terraced • enables the development of mixed
houses and flats and vibrant communities
• the impacts of climate change, • enables a greater range of housing
particularly flood risk, to and from types to be provided
development would need to be
managed
• increases the pressure on urban
habitats, trees and wildlife corridors20 Spatial strategy options Island Plan 2021 - 2030 Spatial strategy options Island Plan 2021 - 2030 21
Option 2 (b) Option 3)
Outward expansion of town to the south Increasing density in other built up areas
There is also potential to change the existing Other built-up areas include the coastal strip
use of parts of the harbour to enable the from St Aubin to Gorey; Red Houses and Les
expansion of the town to the south. Such Quennevais; and a range of smaller built-up
schemes would need to be commercially areas including parish centres.
viable and address current safety issues.
Increasing the density of new development
The current Island Plan includes the here would maintain and give greater
development of the St Helier Waterfront, emphasis to the existing policy direction of
which is effectively an expansion of the town the current Island Plan.
to the south.
Opportunities Challenges
• reduces development pressure on • increases the size, scale, and height
the island’s countryside and most of new buildings
Opportunities Challenges sensitive landscapes
• changes the character of the island’s
• reduces development pressure on the • changes the character of the harbour • encourages the reuse and built-up area outside of the town of
island’s countryside and most sensitive redevelopment of ‘brownfield’ sites St Helier
• risks the potential loss of or damage to
landscapes
maritime listed buildings and places, • reduces the need for some local • increases the potential loss of or
• reduces development pressure on the and their settings travel and reduces some journey damage to listed buildings and
island’s existing built-up areas distances places, and their settings
• may challenge the setting of Elizabeth
• encourages the reuse and Castle • enables some greater travel choice, • increases the risk of adverse impact
redevelopment of ‘brownfield’ sites to walk, cycle or catch a bus on the amenity of existing buildings
• requires better integration and
• greatly reduces the need for travel and connection of the town to the harbour • supports more vibrant local centres • increases the need for travel to St
reduces journey distances for pedestrian and cycle access outside of the town of St Helier Helier and increases some journey
• enables more travel choice, to walk, • limits the range of housing types distances
• enables some efficiency in the
cycle or catch a bus to more compact forms – terraced provision of community services and • increases pressure on existing
houses and flats infrastructure communities and community
• supports a more vibrant town centre
during the day and the evening • is dependent upon relocating existing infrastructure – open space, play
• enables the development of mixed
harbour operations space, and community facilities such
• enables more efficient provision of and vibrant communities
as youth centres and meeting places,
community services and infrastructure • needs to be financially and • the range of housing types is mixed if no new provision is made
environmentally viable and deliverable
• enables the development of mixed • the impacts of climate change,
in the plan period
and vibrant communities particularly flood risk, to and from
• the impacts of climate change, development, would need to be
• enables the delivery of a more efficient
particularly flood risk, to and from managed
and ‘future-proofed’ port operation
development, would need to be
managed • increases the pressure on urban
habitats, trees and wildlife corridors22 Spatial strategy options Island Plan 2021 - 2030 Spatial strategy options Island Plan 2021 - 2030 23
Option 4) Option 5)
Outward expansion of other built up areas A new settlement or the significant expansion
of an existing settlement
The edges of the other built-up areas
(described under Option 3) generally
The boldest option would be to create a
comprise open countryside. Most is currently
new settlement, or significantly expand an
defined as Green Zone but some is within
existing one. The development of a significant
the Coastal National Park. Some of the land
amount of new housing in Les Quennevais
on the edges of existing built areas could be
and Maufant are examples of this approach,
used to help meet development needs.
where it has been undertaken in the past.
Expanding these built-up areas, by
This would likely require an extensive process
releasing land on the edge of them for new
of land acquisition and the development of
development, would represent a change from
open countryside. This would represent a
the policy direction of the current Island Plan.
significant change from the policy direction of
the current Island Plan.
Opportunities Challenges
Opportunities Challenges
• reduces development pressure on • results in the loss of open
some of the island’s most sensitive countryside and agricultural land • reduces development pressure on • results in the significant loss of open
landscapes some of the island’s most sensitive countryside and agricultural land
• changes the character of parts of the
landscapes
• reduces development pressure on countryside • changes the character of the
the island’s existing built-up areas • reduces development pressure on countryside
• increases the urbanisation of rural
the island’s existing built-up areas
• reduces the need for some local parishes • likely to increase the urbanisation of
travel and reduces some journey • may enable some efficient provision a rural parish
• increases the need for travel to St
distances of community services
Helier and increases some journey • increases the need for travel to St
• enables some greater travel choice, distances • enables the development of a new Helier and increases some journey
to walk, cycle or catch a bus mixed and sustainable community distances
• the impacts of climate change,
• supports more vibrant urban centres particularly flood risk, to and from • the range of housing types can be • may reduce travel choice, to walk,
outside of the town of St Helier development, would need to be mixed to meet the island’s needs cycle or catch a bus
managed
• enables more efficient provision of • would require the provision of
community services • increases the potential for damaging new community infrastructure and
change to sensitive habitats and risk services
• enables the development of mixed
to biodiversity
and vibrant communities • the impacts of climate change,
particularly flood risk, to and from
• the range of housing types is mixed
development, would need to be
managed
• increases the potential for damaging
change to sensitive habitats and risk
to biodiversity24 Spatial strategy options Island Plan 2021 - 2030 25
Option 6) Question 2:
Development in the countryside What do you think about each of the following spatial options as a way of
meeting the island’s development needs (mainly homes) between 2021
and 2030?
This option would involve relaxing rules about
converting, demolishing and rebuilding,
and extending existing buildings in the Option 1: Increasing density within the town Option 4: Outward expansion of other built-
countryside. It would mean increasing the of St Helier: up areas:
density of development in the countryside • very acceptable, • very acceptable
and developing more areas of under-used
or open land around the edge of existing • fairly acceptable, • fairly acceptable
clusters of buildings in the countryside. • not very acceptable, • not very acceptable
The redevelopment and consolidation • not at all acceptable • not at all acceptable
of buildings or building clusters in the
• don't know • don't know
countryside would represent a significant
change from the policy direction of the
current Island Plan.
Option 2 (a): Outward expansion of the town Option 5: a new settlement or the significant
of St Helier to the north, east and west: expansion of an existing settlement:
Opportunities Challenges • very acceptable • very acceptable
• reduces development pressure on • increase development pressure on • fairly acceptable • fairly acceptable
the island’s existing built-up areas the island’s countryside and most • not very acceptable • not very acceptable
sensitive landscapes
• the range of housing types is mixed • not at all acceptable • not at all acceptable
• changes the character of the island’s
• encourages the reuse and • don't know • don't know
countryside; potential fundamentally
redevelopment of already developed
(brownfield) land • increases the urbanisation of rural
parishes Option 2 (b): Outward expansion of the town Option 6: development in the countryside:
• increases the potential loss of or of St Helier to the south:
• very acceptable
damage to listed buildings and • very acceptable
places, and their settings • fairly acceptable
• fairly acceptable
• increases the need for travel and • not very acceptable
increases journey distances • not very acceptable
• not at all acceptable
• reduces travel choice, to walk, cycle • not at all acceptable
• don't know
or catch a bus • don't know
• undermines efficient provision
of community services and
infrastructure Option 3: Increasing density within other Submit your answers here
built-up areas:
• unlikely to engender mixed
community and meet the needs of all • very acceptable
elements of the community • fairly acceptable
• the impacts of climate change, • not very acceptable
particularly flood risk, to and from
development would need to be • not at all acceptable
managed • don't know
• increases the potential for damaging
change to sensitive habitats and risk
to biodiversity26 Spatial strategy options Island Plan 2021 - 2030 27
Future land reclamation
Jersey has a long history of land reclamation.
A sustainable island
The shoreline of St Helier, in particular, has
advanced over several hundred years as
land has been reclaimed to accommodate
the growth and defence of the town and the
environment
operation of the port. Land reclamation has
also provided a disposal route for the island’s
solid waste.
Any land reclamation would have significant
environmental implications.
While not an option that would likely yield
land for development during the plan period,
further land reclamation may be a longer-
This section sets out some of the big issues facing our
term option to be explored, subject to an seas, coast and countryside, and seeks your views about
assessment of its environmental implications.
how we might meet them. It also considers the potential
impacts of meeting our needs for development on our urban
Question 3: environments – particularly St Helier.
What do you think about further
land reclamation as a way of Travel and transport issues are highlighted and your views are
meeting the island’s future
development needs?
sought about how we should travel and what priority different
• very acceptable users should enjoy on our roads and streets.
• fairly acceptable
• not very acceptable
• not at all acceptable
• don’t know
Submit your answer here28 A sustainable island environment Island Plan 2021 - 2030 A sustainable island environment Island Plan 2021 - 2030 29
Offshore renewable
energy
The scientific evidence of climate change is resources to generate significant amounts
overwhelming. The latest science indicates of renewable energy for the island. Equally,
that we need to take accelerated action to Jersey’s very large tidal range makes it
reduce carbon emissions to avoid the worst attractive to proven technologies, such as
impacts of rising global temperatures. In light tidal barrages, and emerging technologies,
of this, the States Assembly has formally such as tidal lagoons.
declared a climate emergency and has
proposed the development of a plan, by the The development of any form of marine
end of 2019, to identify how the island might renewable energy in Jersey’s waters would
become carbon-neutral by 2030. have environmental implications that need
to be explored and understood. The current
A significant increase in locally-generated Island Plan encourages proposals for new
renewable energy will very likely be required offshore renewable energy developments,
to achieve this aim. There is excellent subject to the rigorous and transparent
physical potential for exploiting offshore wind testing of their impact.
Protection of the marine
environment
Our coast and the sea around the island Unlike the rich planning policy regimes for the Question 5: Question 6:
are integral to island life. Jersey’s marine island’s territorial landmass, where we identify To what extent do you agree with To what extent do you agree with
environment is of outstanding scenic, historic and protect areas of different landscape
the statement? the statement?
and cultural value and its character and use is sensitivity, we currently treat our marine
embedded within the island’s sense of place environment as a single planning zone.
and identity. It is also an area of increasingly We should continue to encourage We should specifically identify
intense activity, where complex interactions the development of offshore where the development of
take place between physical, biological, Question 4: renewable (wind and tidal) offshore renewable energy
social, cultural and economic activities. These To what extent do you agree energy. schemes might be appropriate.
competing uses can create tensions and with the statement?
present challenges as to how our seas might
be managed. • strongly agree • strongly agree
We should specifically identify
To manage these pressures with confidence areas in the island’s coastal • agree • agree
we need to develop a clear, robust framework
waters where different forms of • neither agree nor disagree • neither agree nor disagree
to guide decisions about the future. This
should be based on clear evidence and
development and use might be • disagree • disagree
its development should be open and acceptable.
• strongly disagree • strongly disagree
transparent. The new Island Plan provides an
opportunity to do this. • don’t know • don’t know
• strongly agree
Unlike many other places, the regulation of • agree
development through the planning system in Submit your answers here
Jersey embraces the full extent of the island’s • neither agree nor disagree
marine territorial limits. The current Island • disagree
Plan identifies a single Marine Zone. Within
this zone, there is a presumption against all • strongly disagree
developments, except those that are essential • don’t know
for navigation, access to water, fishing and
fish farming, and coastal defence.
Submit your answer here30 A sustainable island environment Island Plan 2021 - 2030 A sustainable island environment Island Plan 2021 - 2030 31
Landscape protection
Jersey's countryside and coast is a defining the Green Zone, where there is a general
feature of the island and plays a major part in presumption against all forms of new
the quality of life that islanders enjoy. Despite development. As a result, the majority of the
its size, the island has a rich diversity of high island’s countryside and much of its coastline
quality landscapes that support a variety of – comprising about 85% of the island –
habitats and a unique biodiversity. benefits from a high level of protection
against new development.
Jersey has obligations, through law and
convention, to protect its natural environment, The new Island Plan will need to address the
and specifically its biodiversity. Stewardship tension between continued protection of the
of the natural environment is not, however, coast and the countryside, and the potential
just about protecting the quantity of green loss of green space or erosion of landscape
space – it is also about the quality of the character, to help meet demand for homes
ecosystems that this environment sustains, and infrastructure, and to accommodate
from soil and water quality to the health of changes to farming and those arising from
key indicator species, such as butterflies and
breeding birds.
climate change.
Development on the coast
Successive Island Plans have afforded
Question 7: and in the countryside
a high level of protection from all forms
Which of the following Pressure for development along the coast
of development around the coast and in statements do you most agree and in the countryside is generated by Question 8:
the countryside, with the focus for new with? (please select one) both a general scarcity of land that can be
What do you think about the
development aimed towards existing built-up • all of the island’s coast and countryside developed, and the needs and aspirations of
areas. those living and working in the countryside. current level of development that
should enjoy the same level of
protection from development Examples of proposed developments within is allowed around the island’s
Jersey has a rich and varied landscape with the countryside include: coastline and in the countryside?
a number of different character areas (see • the island’s most sensitive landscape
figure 1 below). Currently, the island’s most • the redevelopment of existing land and
(please select one)
character areas should enjoy a higher
sensitive landscape character areas are level of protection from development buildings to create new homes
contained within the Coastal National Park, Do you think that:
• an alternative approach should be • changing the use of land and buildings,
where there is the strongest presumption
taken (please explain) particularly in relation to equine uses • more development in these areas
against all forms of new development.
• intensification of agricultural development, should be allowed
The remainder of the countryside is within
Submit your answer here including the processing of agricultural • less development in these areas
products should be allowed
• the diversification of the agricultural • the current level of development
industry, including the provision of farm allowed in these areas is appropriate
shops
• each case should be dealt with on a
• the demand for tourism and leisure merits-based approach
activities.
• none of the above (please explain)
The current Island Plan does allow home
improvements, as well as changes to support
businesses and provide employment in the Submit your answer here
countryside, in certain circumstances.
The Coastal National Park area has the lowest
number of these exceptions.
Character Type
Cliffs and Headlands
There is tension about the level of protection
Coastal Plain
Enclosed Valleys
given to the coast and the countryside and
Escarpment
Interior Agricultural Land
the amount of new development that might
Urban Area
be permitted, by exception, in these areas.
Figure 1: Jersey's landscape character areas32 A sustainable island environment Island Plan 2021 - 2030 A sustainable island environment Island Plan 2021 - 2030 33
St Helier
La Pouquelaye
First Tower
St Saviour
D’Hautree
Mont Millais
Bagot
Plat Douet
St Clement
Figure 2: The highlighted area shows the extent of the Town of St Helier
St Helier’s townscape Conservation Areas
character In other Channel Islands, and in the UK, the Once designated, new development in a
Jersey has a range of urban centres – While the character of St Helier is often principle of protecting areas of distinctive Conservation Area would be required to
from its capital, St Helier, which has been overlooked, in favour of the high-quality historic and architectural quality and protect and enhance the special character
described as a town with many of the landscapes of Jersey’s coast or countryside, character – through the designation of of the area through its design and use of
attributes of a small city, to historic parish it has a complex and rich urban environment, Conservation Areas – is well established. materials. Conservation Areas can also help
centres and lower density suburban estates with areas of unique identity and character. St to protect other features – such as trees,
Conservation Areas are designed to street furniture, and the spaces between
– all with their own characteristics and Helier also has the greatest concentration of protect places that have a special quality
challenges. the island’s listed buildings and places, with buildings – which contribute to the character
and character, a strong sense of place, of an area.
around 40% of the island’s heritage assets, and a feeling of continuity. This cannot be
Approximately 15% of the island is currently which add to the character and identity of the
designated as Built-Up Area, with three main satisfactorily safeguarded and enhanced just
town. through the protection of individual historic
areas: the town of St Helier; the coastal strip,
extending to Gorey in the east and St Aubin buildings: it is where the whole is greater than
in the west; and other settlements, including
Question 9: the sum of the parts. Question 10:
Red Houses/Les Quennevais and parish and How important is it to you that Conservation Areas might be identified and Where an area has a distinct
other urban centres. new development in the town designated by reference to their: historic and architectural
Successive Island Plans have targeted of St Helier should protect and character, how important to
• special architectural and historic
new development within and around the enhance the existing character of importance
you is it that it is protected and
edge of these built up areas, where there the area in which it is located? enhanced?
are existing local services and transport • distinctive character
provision. The majority of new development • very important • uniqueness or value as a good example of • very important
has been in and around the town of St an unusual local type
Helier, other main urban settlements and the • important • important
coastal strip. • condition and scope for improvement and
• not important • not important
enhancement.
Continuing to meet the demand for • not at all important • not at all important
development will be a challenge for all Conservation Areas were first proposed in
urban areas, and particularly for St Helier, • depends on the nature of the proposals • don’t know
Jersey in the 1987 Island Plan, but have not
which is the natural focus of commercial and and the context of the site
been introduced. Changes to the law are
residential development. • don’t know required to enable their designation and this Submit your answer here
is underway.
Submit your answer here34 A sustainable island environment Island Plan 2021 - 2030 A sustainable island environment Island Plan 2021 - 2030 35
Development density Tall buildings
The current Island Plan defines tall buildings
Land is one of Jersey’s most precious The predominant building heights in St as those either above approximately
resources and it is essential that it is used Helier are two to five storeys, but there are 18 metres in height, or rising more than
wisely and efficiently. Successive Island also tall buildings ranging in height up to 16 seven metres above their neighbours. The
Plans have sought to encourage more dense storeys. The town's existing tallest buildings current plan generally presumes against
development and compact forms of housing – generally lack quality, however, and do little the development of tall buildings, although
a higher number of homes within a particular to contribute to the overall character and exceptions may be permitted in town where
site – in suitable locations, on the basis that distinctiveness of the place. they are fully justified in urban design terms.
this is more land-efficient and generally more
Recent developments on the Waterfront and There is currently a presumption against the
sustainable. Higher density developments
Esplanade have raised the average height development of tall buildings out of town.
can deliver a number of well-recognised
of development in the south-west of town
benefits, for example helping to:
to between five and seven storeys. Outside Tall buildings do, though, offer the
• support regeneration in town, by offsetting of town, tall buildings are very rare and advantages of higher-density development,
the high cost of land, so providing a are limited to a small number of residential including supporting regeneration and
commercial incentive to bring vacant, schemes, such as those at Le Marais. helping to protect open countryside and
derelict and under-used land back into use green fields in the rest of the island from
development.
• protect open countryside and green fields
from development Tall buildings can also have a significant
visual impact on the character of an area,
• provide a critical mass to support and
and increasing densities can create pressure
sustain public transport and community
on existing infrastructure, unless additional
services
provision is made.
• make basement parking economically
viable
• create more favourable conditions for Question 12: Question 13:
investment in infrastructure and the public Which of the following statements If the development of tall
realm do you most agree with? buildings were allowed, which of
• improve energy efficiency and reduce (please select one) the following statements do you
carbon emissions Question 11: most agree with?
• encourage positive social interaction and Which of the following • we should allow the development of tall (please select one)
sense of community. statements do you most agree buildings.
with? (please select one) • we should only allow the development • we should allow the development of
of tall buildings in exceptional tall buildings in certain parts of the
Higher density developments do raise design circumstances. Town of St Helier (please specify).
• we should seek lower densities than
challenges and often require more innovative
we do now, recognising that this • we should not allow the development of • we should allow the development of
and imaginative design approaches to create
would need more land to deliver the tall buildings. tall buildings throughout the Town of St
high-quality, attractive and healthy living
development we need. Helier (see figure 2).
environments. Larger high-density residential
developments can also impact on the local • we should seek higher densities of • we should allow the development
character of an area and can create pressure development, recognising that this of tall buildings in other parts of the
on existing communities and community would need less land to deliver the island, including town and elsewhere
infrastructure. development we need. (please specify).
• we should adopt a flexible approach
In higher density areas it is important that and assess each site on a case-by-
Submit your answers here
complementary developments ensure that case basis.
all residents can enjoy their neighbourhood,
accessing open space, play facilities and
Submit your answer here
other community infrastructure.36 A sustainable island environment Island Plan 2021 - 2030 A sustainable island environment Island Plan 2021 - 2030 37
Travel and transport
Question 14:
How we travel and transport people and Reducing the use of petrol and diesel vehicles
goods has an effect on the local and global will be vital in any plan to achieve a carbon How important is it to you that
environment, people’s health, and the neutral future for Jersey. Transport accounts new development in the island
overall quality of life that we might enjoy in for around a third of local greenhouse is located in places that might
Jersey. gas emissions. Reducing people’s need enable people to travel less or
to travel – giving them a choice of a more to make shorter journeys?
Jersey is a small place and there is huge
environmentally friendly option, such as • very important
potential to create a transport system that
walking or cycling, or reducing the distance
is balanced in favour of sustainable modes
that they need to travel – can contribute to • important
of transport – walking, cycling and public
delivering a carbon-neutral island. • not important
transport. The Common Strategic Policy
recognises the role that active travel and By ensuring that new development is well • not at all important
transport networks can play in delivering located to workplaces, schools and shops,
great liveable communities, in order to and good transport routes, means that people • don’t know
achieve a vibrant, inclusive and healthy may need to travel less and, if they do need
island. The new Island Plan will need to help to travel, their journey lengths may be shorter. Question 15:
deliver this objective. This helps to provide people with genuine
How important is it to you
choices about how they get around.
But the car currently dominates our transport that new development in the
system and pattern of movement. This To achieve this, we would need to focus island is located in places
results in congestion, localised poor air new development in those areas of the where people can access good
quality and greenhouse gas emissions, and island where employment opportunities,
a higher rate of accidents. bus routes, cycle paths and
schools, shopping and other services exist.
This generally means the town of St Helier. footpath routes?
There are more than 20,000 peak-period
It can also be achieved by delivering new
vehicle movements into and out of St Helier
development where there is good access • very important
each day, meaning peak-hour congestion
to local services, frequent buses, or good
is a feature of life for many islanders. Peak • important
walking and cycling routes.
period travel on key routes has reduced
• not important
by 5% since 2010 (while population has
increased by 9%), but this may be balanced • not at all important
by increased travel outside of the peak
• don’t know
period. Certainly, much of the island’s road
infrastructure – which is constrained and
cannot be expanded – is at or near capacity. Submit your answers here
The use of sustainable and active modes of
travel is increasing in Jersey: bus ridership
has increased by more than 30% since
2013, with 4.76 million passengers in 2018;
evidence also shows that cycle use is the
highest it has ever been, and that walking
to work during peak hour remains high.
Compared to other places though, our
rates of cycling and public transport use
are relatively low, and the predominant use
of road space by vehicular traffic continues
to detract from the quality of our town and
public realm.38 A sustainable island environment Island Plan 2021 - 2030 39
A sustainable island
economy
The planning system can support all sectors of the island’s
Figure 3: The highlighted area shows St Helier's core retail area
Question 16: economy and we need to plan for the needs of the economy
Use of road space To what extent do you agree over the next ten years. But we need to consider how best we
An intricate network of roads, lanes and with each of the following should do this and how flexible we should be around the use
streets knit Jersey together, and form an statements? (Give one answer of land and buildings, particularly in the countryside.
important part of our 'public realm'. Many for each statement)
roads and streets cater for high volumes of
movement by vehicles and/or pedestrians, a) We should give greater priority to
while others are quiet local streets. Streets pedestrians, cyclists and buses on the We also want your views about the options available to us to
and roads are also places where people shop, roads and streets of St Helier’s core source minerals – crushed rock and sand – to support the
visit for leisure or tourism or form an important retail area (see fig. 3)
part of their local neighbourhoods. island’s development needs, and to deal with its waste.
There is a growing need to provide high b) We should give greater priority to
quality places to make Jersey – and pedestrians, cyclists and buses on the
particularly St Helier – a more attractive place Town of St Helier’s (see fig. 2 on page
to live, work and visit. Recent tourism and 32) network of roads and streets.
retail studies have highlighted the need to
improve St Helier’s public realm, by which
we mean its streets and public spaces, c) We should give greater priority to
particularly in its core retail area (see figure 3). pedestrians, cyclists and buses on the
island’s wider network of roads, lanes
Reducing the volume and dominance of
and streets outside St Helier.
motor traffic would improve how pedestrians
and cyclists experience our roads, lanes
and streets. Some dedicated cycle routes
• strongly agree
have already been created, but to continue
to improve cycling facilities a reallocation of • agree
road space – involving a change in priority for • neither agree nor disagree
our car-dominated roads – will be required.
This would affect traffic flows – potentially • disagree
requiring traffic-free routes – and kerb- • strongly disagree
side parking on different parts of our road
network. • don’t know
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