North St. Helier Masterplan

STATES OF JERSEY

NORTH ST. HELIER MASTERPLAN

Lodged au Greffe on 11th May 2011

by the Minister for Planning and Environment

STATES GREFFE

2011   Price code: C  P.73

PROPOSITION

THE STATES are asked to decide whether they are of opinion

to endorse the intention of the Minister for Planning and Environment to adopt the  North   St. Helier  Masterplan  dated  10th  May  2011  as  an  agreed development framework.

MINISTER FOR PLANNING AND ENVIRONMENT

Notes:  1.  The Revised Masterplan dated 10th May 2011 has been published

separately.

2.  This proposition replaces P.190/2010, which is withdrawn.

REPORT

BACKGROUND TO THE MASTERPLAN

Introduction

1. Since 1995, there have been repeated calls for a Town Park to be created on the site of the Old Gas Works as a way of marking the Millennium, and numerous ideas and plans have been suggested as to how this should happen.
2. However, whilst they have all been proposed with the best of intentions, they had failed to address fundamental principles such as how the new park can be stitched into the existing urban fabric and become an integral part of the town, and how the project, including the provision of alternative parking, could be funded.  Town  Park  funding  and  delivery  has  now  been  secured  and commenced.
3. This Masterplan is the first attempt to put the new park into its proper urban context, which respects the townscape and creates a park that repairs the urban character of this part of the town, creating a meaningful open space that is available to all, but in particular that the residential community of the area can use and enjoy. By creating additional linked amenity space on nearby or adjoining sites it significantly increases the amount of open amenity space in other parts of the area.
4. The Masterplan centres on the site of the proposed Town Park and covers the area from Rouge Bouillon in the north to West's Centre in the south, and St. Saviour 's Road in the east to Halkett Place in the west.
5. In March 2009 the Minister for Planning and Environment appointed Hopkins Architects, in conjunction with Robert Townshend Landscape Consultants and prominent local firm Naish Waddington Architects, to prepare a Masterplan for the northern part of St. Helier .
6. Hopkins  Architects  is  one of  the  top  architectural  and  masterplanning practices in the world and have won many international accolades for their pioneering, often complex, high quality projects. In consultation with local architects  Naish  Waddington,  the  practice  developed  a  Masterplan  of  the highest quality for the future development of the north part of town.
7. Hopkins' plan demonstrates their careful understanding of how this part of town evolved, how it currently works and their expert interpretation of how it could work in the future. Their plan demonstrated how a new urban park can be carefully stitched into the fabric of the town to repair the townscape and provide meaningful space for the people who live there and those who pass though  the  area  daily,  be  they  shoppers,  commuters,  school-children  or tourists.
8. The  recent  decisions  on  the  Town  Park  and  the  commencement  of  its construction has caused the Minister for Planning and Environment to re- appraise the proposals, and to engage with the landowners of large sites close to Town Park to evaluate the contribution they can make towards achieving the original aims of the Masterplan. Several meetings have taken place since

the start of 2010 between the Planning, Transport and Technical Services and Property Holdings Departments, with the owners of Le Masurier's, Jersey Gas and  the  Jersey  Brewery  about  their  own  proposals,  and  how  they  might contribute to the aims of the Masterplan.

9. The earlier public consultation on the Masterplan and more recent engagement with  States  Members  has  produced  many  thoughtful  and  encouraging comments  which  have  helped  to  refine  the  final  version  of  the  Revised Masterplan  and  the  Minister  for  Planning  and  Environment  now  seeks endorsement from the States Assembly for its adoption.

THE MASTERPLAN CONSULTATION

10. Work  on  the  Masterplan  commenced  in  March  2009  and  the  draft  was published for public consultation on 26th September 2009. Comments were invited on the following issues:
11. The principle of regenerating the Northern part of Town.

The redevelopment of Ann Court to include residential development

around  three  sides,  enclosing  a  central  public  open  space,  with underground shoppers' and residents' parking.

The  creation  of  a  new  town  park,  with  perimeter  residential

development and underground commuters' and residents' car parking; The  redevelopment  of  Minden  Place  car  park  with  a  mixed  use

development with public open space plus the retention of shopper car

parking.

Environmental  improvements  to  Bath  Street  and  David  Place

consisting  of  a  one  way  north-bound  traffic  flow  with  wider pavements and landscaping.

The redevelopment of the Parish of St. Helier 's Belmont Gardens car

park which proposed a small residential development and public open space.

The  creation  of  new  pedestrian  routes  to  connect  Bath  Street  to

Halkett Place, and Gas Place to Belmont Road.

The redevelopment of Green Street car park to provide additional

commuter and residential parking to replace that lost in Gas Place, and residential development.

The Public Response to Consultation

12. The public consultation took place over 3 months and attracted over 450 responses, obtained from public exhibitions, surveys and written responses.
13. The Public supported –

The principle of regenerating the North of Town;

The principle of providing more public open space in the town;

The provision of a town park on the Gas Place and Talman sites;

The creation of underground parking;

The  redevelopment  of  Ann  Court  for  residential,  open  space  and

underground parking uses;

The provision of open space and commercial development at the site

of Minden Place car park once the car park reaches the end of its design life;

Environmental  improvements  to  Bath  Street  and  David  Place  and

increased pedestrian permeability;

The provision of mixed-tenure housing to include affordable, social

rent and homes for the elderly; and

The  principle  of  funding  the  public  amenity  and  environmental

improvements from development receipts.

14. Concern was expressed over –

The development of buildings on the Talman site and Gas Place and

the impact this would have on the size of the park.

The loss of parking for residents and businesses at Gas Place, with

potential  damage  to  the  viability  of  existing  hotels  and  small businesses in the area as a result of less parking for clients. Extending parking capacity for commuters at Green Street car park was not considered to be a reasonable alternative.

The loss of parking at Minden Place which would be a problem for

the elderly and infirm;

The creation of a one way system in Bath Street, which could be

detrimental to emergency services and existing businesses.

The construction of buildings on Belmont Road car park which would

be detrimental to neighbouring residential property;

Picnic in the Park Event

15. In addition to the Minister's formal public consultation, the Millennium Town Park Support Group held the Picnic in the Park event, which resulted in 230 comments and provided the following indication –

Nearly everyone who commented (221 people) supported the idea of

creating open space in the town;

95 people specifically wanted a park with no new development on the

site;

Only 10 people disagreed or felt the money should be spent on other

things.

Ann Court Petition

16. On  27th  November  2009,   Deputy  J.A.  Martin  of   St. Helier ,  lodged  a proposition  (P.202/2009)  containing  and  supporting  a  petition  containing 2,588 signatures opposing the (then) proposal to construct an above ground multi-storey car park on the site of Ann Court (to replace the spaces lost at the Town Park site and Minden Place car park). The Deputy 's proposition, which the States agreed, was to abandon the car park proposal and charged the Council of Ministers to bring forward alternative proposals for the Ann Court site as part of the North of Town Masterplan.

THE REVISED MASTERPLAN CHANGES

Open Space

17. The overwhelming message from both the Minister's consultation, and the Picnic in the Park event, was that more public open space should be created in the town. Accordingly, the proposals to include housing development on the Gas Place, Talman and Belmont Gardens sites have been removed.
18. However, development is proposed on the Jersey Gas site at the western end of the Town park site for the following purposes –

To regenerate the area, particularly the residential community, which

will help the Island's housing needs;

To repair the townscape by providing attractive, appropriate scale,

buildings  for  that  part  of  the  town.  The  buildings  will  provide  a framework to the Town Park and in townscape terms will provide a counterpoint to the enclosure provided by the Odeon Cinema site at the western end of the new town park;

To  provide  people  policing'  to  ensure  a  safe  community

environment, all of the time, through natural surveillance of the Town Park;

To help revitalise that part of the town, providing a community focal

point, where people can meet and relax; and

To  generate  economic  benefits,  employment  and  activity,  through

increased property values, cafes, restaurants, open air events and so on.

19. The Masterplan seeks to deliver over 9 vergées of new public open space as shown in the table below. In addition, the development of the Jersey Gas site, the Jersey Brewery site and the Le Masurier's site will increase these figures

Approximate areas of new public open space

Town Park  12,710m² 7v Belmont Gardens  550 m² 0.3v Ann Court  2480 m² 1.36v Site of Minden Place CP  260m² 0.14v Facing Old Fire Station  400 m² 0.22v Total  16,400m² 9.02v

Pedestrian and Cycle Links

20. The Revised Masterplan proposes a number of new or improved pedestrian and cycle linkages through the north of Town area. These include –

A  major  route  running  north-south  along  Oxford  Road,  from

Springfield Stadium to the Town Park, extending across the Park to Belmont  Road,  Providence  Street,  Ann  Court  and  Peter  Street  to West's Centre;

A link from the Town Park, past the Odeon site and Old Fire Station

to  Halkett  Place,  provided  as  part  of  the  development  of  the  Le Masurier's and Odeon sites, and properties owned by the company to the west;

A  link  from  the  Town  Park  through  the  Jersey  Gas  site  to

St. Saviour 's Road;

A link from the Town Park, south to Belmont Place, then east to

St. Saviour 's Road as part of the development of the Jersey Brewery site; and

A link from the Town Park, via the Wine Warehouse and the former

Le  Masurier's  Warehouse,  then  past  the  new  Salisbury  Crescent development to the bottom of Wellington Road.

Car Parking

21. The loss of public car parking from Gas Place was a major concern and the originally proposed alternative for commuter parking at Green Street was considered  to  be  too  far  from  the  area  it  serves.  Accordingly  the redevelopment of Green Street car park has been completely removed from plan,  parking  beneath  Ann  Court  has  been  increased,  and  the  provision originally intended below the Town Park, will now be made up as part of the development  of  nearby private  sites,  including  the  Jersey  Gas  and  Jersey Brewery sites. Public parking has also been retained on the Minden Place site and  will  link  to  new  public  parking  provision  as  part  of  the  Bath  street redevelopment proposals.
22. Although Green Street car park has been removed from the plan, it is clearly an opportunity site for the States which will come forward as a separate development initiative in the future.
23. Minden Place car park remains a popular and convenient shopper car park, and will remain in use until it reaches the end of its design-life in 2020. If a States decision is made to redevelop, an element of parking will be retained on

site and further public car parking will be provided in the immediate vicinity of Bath Street.

24. The  proposed  underground  car  parks  are  based  on  traditional  basement construction and conventional parking format. However, there are parking systems using state of the art technology which can significantly improve operational efficiency and reduce costs. Accordingly, if the plan is endorsed by the States, the Minister for Planning and Environment will ensure that the most  appropriate  and  cost  effective  approach  to  underground  parking  is adopted.

Ann Court

25. The proposition P.202/2009 was considered by the States on 10th March 2010 when it was agreed that the proposal to develop Ann Court for an above- ground multi-storey car park should be abandoned. The Revised Masterplan proposes 300 underground car parking spaces for shoppers (185) and residents (115).

Minden Place

26. The  relocation  of  Minden  Place  car  park  to  Ann  Court  was  a  concern particularly for disabled drivers. Accordingly, if at the end of the current car park's design life, a redevelopment is proposed via a States decision, then this should incorporate 10 disabled, short stay car parking spaces at street level, 100 underground shopper parking spaces plus 25 underground car parking spaces for residents.
27. In summary, proposed future public parking will be provided as shown in the table below. This provides more shopper parking into the North of Town area than was there prior to the commencement of the town park.

THE MASTERPLAN

Key Intervention Sites

28. The Masterplan takes a pragmatic look at the interventions that can be made and sites that can be developed by the States themselves.
29. There  are  several  sites  owned  by  the  Public  and  privately  owned,  the development  of  which  can  be  co-ordinated  to  achieve  the  aims  of  the

Masterplan. A balance between the costs of public realm improvements and the capital released from States development and contributions from private developments has been sought, with the intention that the developments will finance the public realm and parking improvements.

30. It is considered important that the States can actively start development with its own funding stream without reliance on private finance. The States will take an active role to pump-prime the regeneration of the north of town area by creating the Town Park and redeveloping Ann Court. The Jersey Gas company has indicated that it is prepared to release its site for development, as part  of  an  arrangement  where  the  company  relocates  its  operations  from Tunnell Street to States land at la Collette. The same potential exists with proposals by Le Masurier. This pro-active approach will send a clear signal to local landowners that the North Town is an area worth investing in.
31. The improved public realm, reduced traffic congestion, new parks and new developments  will  set  the  quality  benchmark  for  other  future,  privately financed developments.

Privately-owned Development sites

32. Other privately owned potential development sites have been looked at as part of the preparation this Masterplan, and discussions have taken place with most of the owners. Advice has been given on use and massing. The consultation has already prompted a number of key private land owners to think about redevelopment and discussions have taken place in advance of the Masterplan being  endorsed  by  the  States.  The  sites,  and  the  outline  design  and development guidance, comprise Appendix 3.

Housing

33. The  original  Masterplan  brief  (March  2009)  asked  for  100  lifelong  and sheltered homes. Overall, the housing development proposed on Ann Court could yield around 180 two-bedroom apartments, although the actual number, mix of units and tenure will be decided when the schemes are implemented under the policies of the existing or new Island Plan.
34. All  private  residential  development  sites  identified  on  the  Masterplan Proposals  Map,  which  do  not  already  have  planning  permission,  will  be required to provide affordable housing at the rate of 12.5% of the total number of homes provided.
35. This  requirement  will  apply  immediately  after  the  Revised  Masterplan  is adopted. This rate will increase to 20% over the first five years of the new Island Plan, following its adoption.

Public Realm Improvements

36. Public realm interventions proposed by the Masterplan can be summarised as follows –

Reinforcing the main artery in the north town - Bath Street and David

Place.

Creating new pedestrian and cycle routes as part of States and private

development schemes.

Locating public spaces on pedestrian routes.

Locating car parks, where feasible, below ground to free up space

above ground for public realm and beneficial development.

Considering  the  creation  of  additional  routes  north-eastwards  for

residents and school children as part of future developments.

The particular needs of children in this area were highlighted during

the consultation. Many of them live in apartments and bed-sits with no access to safe open space or private gardens. Family friendly local parks, gardens and squares, carefully planned throughout the area and linked by a safe pedestrian route, are therefore vitally important for this area.

37. A safe pedestrian and cycle route which links Springfield stadium with Snow Hill is illustrated on the Masterplan.

KEY SITE PROPOSALS

38. The following sites have specific proposals in the Revised Masterplan:

Gas Place and Talman sites

39. These  sites  will  deliver  the  new  Town  Park,  although  there  will  be  no underground car parking or perimeter residential development as outlined in the original Masterplan.
40. Remediation of the site has commenced and will be followed by laying-out the Town Park which will be completed during 2011.

Ann Court

41. The Revised Masterplan proposes up to 15,000m² of housing development (approximately 180 dwellings depending on size and mix), enclosing public open  space,  with  300  underground  car  parking  spaces  for  shoppers  and residents.

Minden Place car park site

42. If a States decision is taken to redevelop the site at the end of the useful life of the car park, then this site is suitable for residential use on the upper floors, and retail and/or food and drink use on the ground floor. The development should be four storeys. The Revised Masterplan proposes approximately 30 residential units with 25 underground car parking spaces for residents only and  10  on-street  spaces  for  disabled  drivers.  A  small  south-facing  public square is proposed as part of this development fronting Minden Place.
43. The  existing  car  park  has  a  possible  10  years  of  life  before  it  requires replacement, and will remain in place for this time. An underground car park of 100 spaces is proposed for shopper parking if redevelopment is agreed.

44. The following proposed environmental improvements are also possible:

Minden Place can become a narrower road with wider pavements and

on-street disabled parking and a more pedestrian-friendly crossing at the Bath Street junction.

Bath Street and David Place can be improved visually with public

realm improvements, although it will remain two-way in traffic flow.

Jersey Gas site

45. This large site is suitable for a significant new development for residential or other purposes, should it become surplus to the Gas Company's requirements. This will only occur if the company can extend its site at La Collette onto States land. Discussions have taken place with the International Energy Group (the parent company) which has indicated a willingness to work with the States to achieve the States and its own commercial objectives.
46. The  Revised  Masterplan  proposes  24,000m²  of  housing  development (approximately  250-300  dwellings),  enclosing  public  open  space,  with underground car parking spaces for residents.
47. Any new buildings should be predominantly 5 storeys and will enclose further open amenity space and provide a pedestrian route to St. Saviour 's Road. A review  of  the  existing  listed  buildings  on   St. Saviour 's  Road  will  be undertaken to see if they merit their listing.
48. The site will be required to deliver 138 car parking spaces for general public use, which will be subject to a management agreement with Transport and Technical  Services.  The  site  must  be  fully  remediated  as  part  of  the redevelopment.

Improvement of Bath Street/David Place

49. Bath Street and David Place will remain two-way for traffic, the opportunity will be taken though to improve pavements, to introduce trees and shared- space principles adopted. Future consideration will be given to extending this approach to Stopford Road, Victoria Street, Val Plaisant and St. Mark's Road.

Bath Street to Halkett Place link and Bath street/ Odeon Proposals

50. Major proposals are in train for the redevelopment of Le Masurier's land holdings in this area to provide commercial, residential and retail space. As part of this 210 publicly accessible parking spaces will also be delivered. Any demolition  of  the  Odeon  will  only  be  considered  through  the  planning application process when alternative high quality proposals can be weighed against the heritage issues.
51. A pedestrian route can be created that connects Bath Street with Halkett Place to provide a much needed east-west connection in this area. This link will follow the development of Le Masurier's Bath Street and Odeon Cinema sites, including properties to the west of the Nelson Street car park site.

Belmont Gardens

52. This  Parish-owned  site  currently  used  as  the  market  trader's  car  park  is suitable for redevelopment as a small local park, providing around 2,500m² of public open space. This project can go ahead once parking provision for the market traders is made available in Ann Court, the Jersey Gas site or the Le Masurier's site.

Nelson Street car park site

53. This site is suitable for residential use and open space, possibly associated with the Old Fire Station and the development of the Odeon Cinema.
54. Proposals for the development area must ensure that the front of the Old Fire Station building is set within an appropriate urban setting, with suitable public space in front and furthermore, a route is provided that connects Bath Street with Halkett Place to provide a much needed east west connection in this area. This link is dependent on the development of the Le Masurier's and Odeon sites being approved, when submitted as an application.

PLANNING GUIDANCE FOR OTHER SITES WITHIN THE MASTERPLAN AREA

55. There  are  numerous  sites  ripe  for  redevelopment  in  northern   St. Helier totalling around 220,000m².
56. All  private  residential  development  sites  identified  on  the  Masterplan Proposals  Map,  which  do  not  already  have  planning  permission,  will  be required to provide affordable housing at the rate of 12.5% of the total number of homes provided.
57. This  requirement  will  apply  immediately  after  the  Revised  Masterplan  is adopted. This rate will increase to 20% over the first five years of the new Island Plan, following its adoption.
58. It is also expected to introduce a developer tariff across the Masterplan area, and to achieve public transport improvements and contributions to a town hopper bus service.
59. The Masterplan makes specific recommendations for the following sites: Former Le Masurier's Warehouse
60. As a going concern, this site could retain its existing warehouse use. However, if  this  site  was  to  be  redeveloped,  it  could  offer  an  alternative  site  for residents' car parking or an opportunity for residential development. Future development should be contained within the existing building heights.
61. Any  development  should  include  a  pedestrian  route  linking  the  Salisbury Crescent site with the historic buildings on the wine warehouse site, through to the Town Park on Gas Place.

Wine Warehouse

62. Redevelop existing historic structures suitable for small scale retail together with food and drink use.
63. Any new development should be sympathetic to the scale and materials of the existing historic structures and include provision for the proposed pedestrian route from Salisbury Crescent to the proposed town park.

Britannia Place site

64. This site could be developed as a new 3 storey commercial/residential scheme with the main facades presented towards the new park. The property is in multi-ownership which may militate against a comprehensive redevelopment. It is hoped that the added-value of a view over the park, and the opportunity to increase the yield with a further floor of development will overcome this potential problem.
65. Consideration  will  be  given  to  establishing  design  codes  to  guide  future development for this project.
66. In redeveloping this site, service access should be provided from Tunnell Street, and consideration given to closing Robin Place and incorporating it within the public realm of the town park.

Former Jersey College for Girls

67. Proposals  for  residential  apartments  and  town  houses  are  already  in preparation. The site now includes the rear section of the site, which was formerly occupied by Centre Point. This increases the total development area of the site by more than 60% to 3.4 acres and as such offers one of the largest residential  regeneration  opportunities  in  this  part  of   St. Helier .  Further development opportunities may become available on the Mont Cantel site currently occupied by Janvrin School.

Le Bas Centre

68. This site could be considered for a suitable community use, for residential use or for public car parking. If residential, due attention should be given to the air quality  and  noise  issues  associated  with  the  proximity  of  the  site  to St. Saviour s Road.

Wesley Chapel

69. This site has permission for a mixed use redevelopment with a public square facing Wesley Street. A proportion of any residential development will be required to be developed as affordable housing. The site could be developed in conjunction with the adjoining Le Coin site and warehouse.

Jersey Brewery site

70. The listed buildings on Ann Street and St. Saviour 's Road should be retained and the site redeveloped, possibly with a commercial development at ground floor. The heights of any new buildings on Ann Street and Simon Place will reflect  surrounding  buildings.  Development  could  be  considered  of  up  to 5 storeys within the centre of the site, and possibly 6 storeys to the west of the site to relate to the height of the listed Brewery Building.
71. The site will be required to deliver up to 110 car parking spaces for general public use, which will be subject to a management agreement with Transport and Technical Services.

Charles Street (south) sites – (Le Coin and warehouse)

72. These sites should be developed as a 4 to 5-storey residential scheme. Mayfair Hotel site
73. This  site  could  be  developed  for  residential  accommodation.  Any  new development should address the air quality and noise issues associated with locating residential accommodation near a main, and heavily trafficked, road. The development should be of 3 storeys adjacent to St. Saviour 's Road and Brooklyn Street, and up to 4 storeys on Ann Street.

Robin Hood Roundabout site (Springfield)

74. Subject to it being acceptable in traffic terms, consideration should be given to removing the Petite Rue Du Val Plaisant and incorporating the land into an improved soft landscape area to the Springfield Stadium. The roundabout site would  be  suitable  for  multi  storey  long  stay  parking  or  parking  with residential use over. If residential use is considered, due attention should be given to the air quality and noise issues associated with the proximity of the site to the Springfield Road, perhaps by incorporating a set back with soft landscaping to the north of the site.

Masonic Temple Car Park site

75. The Masonic Temple car park site would be suitable for a 3 story residential development.

Le Seelleur Building

76. The Masterplan recognises the opportunity to bring forward the regeneration of this building for potential community uses.

ASSESSMENT OF TRAFFIC IMPLICATIONS

77. The Masterplan does not propose any significant change in traffic routing but it does acknowledge that the parking and traffic situation will need to be reviewed  every  two  years  in  order  to  inform  the  redevelopment  of  sites proposed. The aim over time to move parking to the ring road area and the

delivery of the Sustainable Transport Policy will eventually improve traffic conditions in the North of Town area, as it will allow almost direct access to the Ring Road and obviate the need for traffic to penetrate the town centre.

78. The emerging proposals for private sites will need to be considered carefully in the context of the cumulative impact of different developments on traffic generation. The proposals for the sites referred to which are predominantly for residential use, are likely to be relatively benign in their impact as most work and shopping journeys will be made on foot.
79. The  Masterplan  also  provides  a  framework  for  development  contributions towards a town hopper bus service which will alleviate traffic implications from the private car.

FINANCIAL AND MANPOWER IMPLICATIONS

80. The  Revised  Masterplan  is  significantly  different  from  the  Original Masterplan as far as funding is concerned, as the loss of development value on the  Town  Park  site  will  result  in  an  inability  to  fund  all  the  proposed infrastructure projects, such as car parking provision and street improvements, unless these can be achieved by the development of private sites. The original Masterplan would have effectively paid for itself, but the Minister is confident that the Masterplan is viable based on the proposed combination of private and States development.

Planning Gain and Tariffs

81. It is proposed that the shortfall in car parking provision will be made up through private development projects, principally at the Jersey Gas and Jersey Brewery sites which can be directly accessed from the Ring Road, and the Le Masurier's scheme will also contribute additional shoppers' car parking. This is likely to involve the States in revenue rather than capital expenditure. All three  sites  will  have  the  capacity  overnight  to  accommodate  parking  by residents of the North of Town Area.
82. Developers of the private sites will be invited to make a financial contribution towards the public realm and public transport improvements proposed in the Revised Masterplan. These will be negotiated through the Planning Obligation Agreement procedure, and are based on the premise that developments will benefit from the creation of parks, other open spaces, improved pedestrian routes and more attractive streets.
83. The Revised Masterplan does not make any distinction between open market and affordable housing at this stage. Market housing at Ann Court would clearly  deliver  a  capital  return  to  the  States  which  can  fund  some infrastructure provision, but it would be necessary to find an alternative States site to accommodate affordable housing. Private residential development on the identified sites will be required to provide a proportion of affordable housing  in  line  with  the  draft  Island  Plan  policy  H3,  which  will  apply immediately after the Revised Masterplan is adopted. The requirement will be to provide affordable housing at the initial rate of 12.5% of the total number of homes provided. This rate will increase to 20% over the first five years of the new Island Plan, following its adoption.

CONCLUSION

84. In conclusion, the development and improvements proposed in the Revised Masterplan  afford  us  the  opportunity  for  the  States  to  pump-prime  the regeneration of the northern part of central St. Helier . Development by the States of public sites, and the associated developments of the Le Masurier's, Jersey Gas and Jersey Brewery sites will substantially increase the quantity and quality of public space and, for the most part, resolve car parking issues in the  area.  Repair  and  improvements  to  the  area  will  encourage  further development of privately-owned sites, which can also provide the benefits of public car parking and open amenity space. Housing development, not just for social housing, will increase the population in the area which will benefit retailers and service providers in the northern part of the town centre and David Place. Attractive and safe routes for pedestrians will permeate the area, and the overall proposals will have a traffic-calming effect in Bath Street and David Place as well as restoring the grandeur of this principle artery.