I would rather not if that is okay, sorry. I think it is worth recalling at this point where S.P.G. fits
into the decision-making framework and planning policy because there seems to be some confusion
around this and people have been saying things like: “Once this supplementary planning policy is in
place it will no longer be possible to build houses over 3,000 square feet” a nd so on. Members will
be aware that the Island Plan is the primary consideration in Jersey’s plan-led planning system. It is
because of this and the significant weight attached to Island Plan policy and decision -making about
planning applications that the Island Plan requires the approval of the States Assembly.
Supplementary planning guidance, whether it is in the form of interim policies or advice, does not
carry the same weight as Island Plan policy; it is but one material consideration. Supplement ary
planning guidance is designed to operate under the Island Plan and is subordinate to it. S.P.G. is an
extra piece of consideration, another material misconsideration. Other material misconsiderations
can take many forms, including representations from people or groups objecting to or supporting
planning applications, they all must be taken into account in decision-making. They do not carry the
same weight as Island Plan policies. That is why the law empowers the Minister to adopt S.P.G. and
does not require its endorsement by the States Assembly. That is the critical point about this. It fits
into a framework of extra items for consideration. It does not mandate anything and it does not
contradict the Island Plan.
[15:00]
Proposals in the bridging Island Plan confer a responsibility upon the Minister for the Environment
mandated by this Assembly to develop at least 15 specific pieces of supplementary planning guidance
over the plan period. I really do not believe that it is appropriate, war ranted or an efficient use of
parliamentary time for S.P.G. to be debated by the States Assembly. I want to set out now the key
issue, which is whether or not the S.P.G. could in any way be interpreted as setting a new policy
direction or contradicting policy that is in the bridging Island Plan. There are 2 sections to this
guidance. The first relates to minimum density standards. Proposal 21 of the bridging Island Plan
states that the Minister for the Environment will develop supplementary planning gui dance to
establish minimum densities for the Island’s built-up areas. It was mandated, I have not made this
up. The guidance also proposes the introduction of a maximum density standard to protect against
over development or super-cramming. The content of this guidance note is thus simply responding
to that which the States Assembly has requested be undertaken in support of and supplementary to
the Island Plan that it has approved. It also responds to the overriding policy objectives which has
been built into successive Island Plans, which is to concentrate development in the existing built -up
areas. We need to make the most efficient use of that built -up land and that is what this part of the
supplementary planning guidance addresses. It does not, as the Deputy says, get set above other
policies. It does not trump anything else. It is another factor to be considered along with other
supplementary planning guidance, along with other factors such as objections, such as letters or
representations of support and so on. Density policy has been mandated by this Assembly. In content
terms, I know that some Members have worries that this guidance will be too prescriptive and will
force overly-dense development in inappropriate areas. I would make 2 points in response. First,
the guidance, if you read it, very explicitly creates categories that relate to particular areas. So the
guidance is different depending on where it is being applied. It is different for town, on the one hand,
compared to, say, local centres on the other and Quennevais on another. Each one has specific
elements of density guidelines and those density guidelines also reference examples elsewhere in the
Island of comparable developments, which are familiar to people in those contexts. Second, the draft
S.P.G. contains explicit reference to some important qualifications to the density guidelines. It says,
and I quote - I think this is worth listening to given some of the comments that have been made so
far: “Density in itself is a crude tool. It is a measure of a proposed residential development but should
not be a determinant of it. To be successful the provision of more dense forms of development
throughout the Island’s built-up areas must have regard to the quality of design relative to its context,
the quality, type and mix of homes being created and place making.” That is all in the draft
supplementary planning guidance. This is not an instruction to insist that all developments in a
particular area hit a particular target. It is a piece of supplementary guidance to suggest where
thresholds might lie but making sure that lots of other factors are taken into account and explicitly
indicating that. In her letter to States Members the Deputy raises, with respect, some particularly
large and colourful red herrings. For example, she says that there are areas of St. Brelade that remain
vulnerable to insensitive development under the bridging Island Plan including, for example, Route
Orange. I have to say that I am not sure developers would agree. Since the new Island Plan was
passed 6 applications in St. Brelade have been refused by the Planning Committee, including 3 on
Route Orange. But, in any case, this is irrelevant. The proposition is about supplementary planning
guidance not the bridging Island Plan. Let me move on to look at the guidance around housing in
the countryside. This is made up of 2 parts. First of all a clarification around Policy H9. Again, as
requested explicitly in the bridging Island Plan, it provides more detail around the interpretation of
various parts of this policy and does nothing more. But it is, I think, the second part of this guidance
which is called in the guidance “Interim Policy H9A” that is causing the most angst. This is the
policy concerning large homes outside the built-up area and says that new homes outside the built-
up area would not normally be supported if they are over 279 square metres or 3,000 square feet. It
is argued this is a new policy direction not supported by the bridging Island Plan. This I refute and I
want to take Members through the argument because it is important. The bridging Island Plan
provides for the development of new homes and, in particular, the development of more affordable
homes to help meet existing housing demand and address the increasing cost of housing. Policy
SP3.6 says that new housing will be supported if, and I quote: “Residential development provides
housing types and tenures that reflect local housing need and market demand.” Reflect local housing
need and market demand. What is our housing need? Whatever S.P.G. I produce has to surely
support that. There is, I am afraid, no evidence that supports the need to provide more very large
homes in Jersey. Quite the opposite. Most of the Island’s current need is for smaller homes, not tiny
homes, by the way, but certainly not mega homes. Jersey’s Future Housing Needs 2019 -21 report
identified a potential shortfall of 2,750 one, 2 and 3-bed dwellings, both flats and houses, together
with a surplus - a surplus - of 4-plus bed homes over the report period. What is more, evidence from
the census suggests that over 40 per cent of owner-occupied homes in the Island were underoccupied
where households had 2 or more bedrooms above the standard required relative to the number of
people living in the house. This suggests that a significant proportion of existing large homes in the
Island are not being put to best use. A dwelling of 279 square metres or 3,000 square feet is big.
Over double the floor area of a standard 4-bed dwelling. These are luxury homes with a significant
market value that is well beyond the reach of most Islanders. For the purchase of a medium priced
4-bedroom house at £1.2 million in the fourth quarter of 2021 by a household with mean net income,
the total deposit required was £752,000. A 3,000 square foot home would be bigger and cost
substantially more than this type of house. So remember Policy SP3 says that new housing must
reflect local housing need and market demand. The above analysis demonstrates quite clearly that
the demand for new housing is not for very large houses but for smaller affordable housing.
Therefore developing S.P.G. that provides more detail on how this is achieved is entirely consistent
with the bridging Island Plan and does not in any way constitute a new policy direction. In addition,
Policy H9 already says that new residential developments in the countryside would only be permitted
where the replacement dwelling is not larger than that being replaced in terms of gross floor space,
building footprint and visual impact. There is already a clear desire to shrink buildings in that
category in the countryside in the policy. But there are still more ways in which Policy H9A helps
deliver the objectives of the bridging Island Plan. The 3,000 square feet guidance will only apply
where a house larger than 3,000 square feet is being replaced. But there is an important qualification
in the draft guidance; it is qualified. New buildings should be less than 27 9 square metres or 3,000
square feet gross floor space except where the existing building is considerably larger. In other
words, it is not the intention to try and shrink exceptionally large existing buildings down to 3,000
square feet. The question of what constitutes “considerably larger” will remain at the discretion of
the decision-maker, the planning officer, the Planning Committee or, if it goes to an appeal or a public
inquiry, with the Minister. There is still room for discretion and, as with the density guidelines, I
reinforce the point. These are one factor to be considered, these guidelines. They are not an
instruction. They do not mandate. The introduction of a size threshold for the development of new
homes will help ensure that the homes that are provided during the bridging Island Plan period better
match the needs of Islanders in terms of their size, use and affordability. Of course, as I have said,
we already have a lot of very large houses so there is no shortage of mansions for the very wealthy
in this Island. This is about making sure we better address housing need and adjust housing need,
where appropriate, in the future to our demand. A final way, if you have got lost in all of the
technicalities, to judge whether this S.P.G. is in accordance with the bridging Island Plan is to ask a
rather simple question. What if I wrote the complete opposite to this S.P.G.? What if the S.P.G. said
all buildings over 3,000 square feet must get bigger? That would clearly be in opposition to the
bridging Island Plan. That would not be allowed. The supplementary planning guidance I have
developed does not say that, it says the opposite of that. It is entirely in keeping with the direction
of travel in the Island Plan and, in particular, bearing in mind that it is a supplementary piece of
guidance to be read in conjunction with all other items to be considered and subservient to the Island
Plan. A couple of other things I just wanted to tackle that were raised by Deputy Scott. It does seem
to me that there are a number a diversionary points that have little to do with the amendment that
seem to be left over arguments from the bridging Island Plan. Deputy Scott says that owing to
Ministerial priority the introduction of this S.P.G. leapfrogs other planning policy proposals. It is not
true. There is no leapfrogging, the supplementary planning guidance will be developed over time.
As I say, this does not subsume anything that is in the Island in any case. In her letters to Members
she wrote that there was an implication that parts of the Island will remain at risk from insensitive
development before S.P.G. is developed. I think that is flawed because the bridging Island Plan
actually provides a revised and strengthened planning policy framework to deal with planning
applications throughout the Island where the impact of development on the character and sensitive
place of an area is now a key policy consideration where it was not before. In other words, there are
no risks to the countryside because of the order in which I am bringing forward this S.P.G. I note
also from the letter sent around that somehow Portelet Bay Apartments have been dragged into the
argument. Wildly irrelevant. Those apartments were approved under the 2002 Island Plan and the
policy framework has completely changed since then. To give just one example, we now have a
skyline vista’s policy which we did not have at that time. Much is being made about this distinction
between new policies and policies. This is a question of formatting as much as anything else. There
is no established convention as to how S.P.G. should appear or look. In other words, how I should
present it. We framed this, I and officers, in this consultation as interim policies. That is the phrase
we have chosen to use. It is not mandated. We have given the policy number that relate to their
parent policies in the bridging Island Plan, simply for ease of reference in decision making. They are
not suddenly part of the Island Plan. They remain supplementary to the Island Plan.
[15:15]
The fact that they have a numbering system that relates to something in the Island Plan does not give
them the same legal status as the Island Plan. They remain supplementary. I might even consider
changing that designation to remove any confusion. An alternative might be to set the provisions of
the S.P.G. in various paragraphs and tables throughout the guidance which might then be cited by
reference to paragraph, page and table numbers. There are other ways of doing that. At the moment
I think it is just easier to do it this way, but remember through all this, this S.P.G. is supplementary,
it does not become part of the Island Plan and it is just one of the factors the decision -makers will
need to take into account. Notwithstanding any of these arguments, it is of course within the
prerogative of this Assembly, our sovereign law-making body, to consider any matter it wishes. If it
is the Assembly’s wish to debate the S.P.G. once it is finalised then, of course, I will happily go
through these points all over again. But it is worth remembering that the sovereign law-making body
of this Island is the body that both passed the bridging Island Plan and has given me delegated powers
to bring forward an S.P.G. I would respectfully suggest that we move forward on that basis. It is my
strongly held view that if this S.P.G. effectively gets called in, it would achieve little while causing
delay to other important pieces of policy development. Remember the bridging Isla nd Plan remains
the prime basis for decision-making. That is why it is the Island Plan and gets a 9-day debate in this
Assembly whereas S.P.G. is delegated to the Minister. This S.P.G. is but one factor to help out
decision-makers and all those attempting to navigate the planning system, and it is consistent with
the direction of the bridging Island Plan. I urge Members to reject the proposition. Thank you.