Bordeaux residents back call for landscape zoning

RESIDENTS fear the 'most

beautiful harbour in the Channel Islands' could be spoilt by development. Most see Bordeaux Harbour and its hinterland's non-designated status in the draft rural area plan as a downgrading and fear the consequences.

Resident Rodney Benjamin's petition won support from 96% of residents in his quest to get the proposed designation changed.

'It's a fine semi-rural mix and I would love to preserve that as the right backdrop to Bordeaux Harbour itself,' he told the planning inquiry.

But the Island Development Committee downplayed residents' fears by insisting that the area was offered the same level of protection as at present. The difference between non-designated and high landscape quality was minimal.

'Any change in my book is downgrading and anything else is arguing over semantics,' said Mr Benjamin.

If the level of protection offered by the two zonings had so little difference, a change to an area of high-landscape-quality definition should not be controversial.

'It's a prime area for birdlife because it's at the narrowest part of the Little Russel and I'm told by ornithologists that it's a wonderful area.'

Birds such as the wild egret have been seen there. The harbour also has historical interest as the scene for parts of Victor Hugo's Les Travailleurs de la Mer.

Its zoning has changed from predominantly green in the current plan to non-designated. Only a site of nature conservation importance remains.

Mr Benjamin's representation to change the designation would merge it with another area of high landscape quality.

The IDC outlined the minimal differences between the two designations.

'I'll say, and say with all respect, you have misinterpreted the intention of the plan's policies,' said IDC representative Alistair Coates.

'The prime objective of the draft plan is the conservation and enhancement of the rural area.'

He added that areas of high landscape quality were drawn to reflect the intrinsic and underlying character of an area, not wildlife or historical interest.

Mr Coates outlined the differences the designation would make. No new residential development would be allowed, regardless of zoning.

However, subdivision and conversion of redundant buildings were possible with either designation.

A building would have to be of architectural merit or make a positive contribution to the landscape if considered for conversion in an area of high landscape quality.

Developments such as social housing, garden centres, indoor recreation and new horticultural and agricultural holdings would not be considered in such areas.

Mr Benjamin's proposal won passionate support from other residents, although some were concerned about the effect the proposed change would have on their plans for residential development.

'We're not just looking at the people who live in the area but also around the area,' said Jean-Luc Le Tocq, highlighting the many pedestrians and dog walkers who use Bordeaux.

'If we can't consider Bordeaux as an area of high landscape quality, then I don't know what we can.'

La Societe Guernesiaise vice-president Charles David voiced the body's support for change.

'You cannot say it is not a downgrading and it is calling into question why it was zoned as green on the original plan,' he said.

'We disagree with a definition of landscape quality which doesn't include environmental qualities and now the IDC is also saying that history has no bearing in this.'

He was also concerned about the effect the designation would have on future reviews.

James Briggs, who is a Bordeaux resident of 27 years, said he had a lot of sympathy for the concerns, but still opposed the representation.

'I also wish to see the character and appearance maintained, but it should be achievable without upgrading the area, which I see as putting the IDC in an unnecessary straitjacket,' he said.