Policy for affordable housing might not apply

The policy states that a development with between 25 of and 29 dwellings would have 28% of the properties earmarked as social or intermediate housing.

So far no new affordable housing has been built since GP11 was introduced in 2016 as part of the Island Development Plan.

Due to the improvements set to be made to neighbouring infrastructure, the policy may not apply, Development & Planning Authority president Victoria Oliver has said.

‘Their argument, I believe, is that because of the infrastructure works proposed to the public car park and making it safer for children getting to St Martin’s School, it is not viable to also provide affordable housing under GP11. In effect they would be paying twice,’ she said.

She added that the argument would need be assessed as part of the detailed consideration of the application.

Planning is in the consultation stages, and so formal decisions will not be made until a site assessment and further reviews have been completed.

The GP11 rules were the subject of Rule 14 questions by Lester Queripel, which were answered this week.

Deputy Queripel raised concerns about comments made by Deputy Oliver that GP11 could be circumnavigated in certain situations.

In response she clarified that there were certain exemptions to GP11, such as proving that the affordable housing would make the project unviable.

‘In such circumstances, we will assess economic viability by using recognised financial viability models and may consult independent viability assessors as part of the assessment process, particularly where there is dispute over viability issues,’ she said.

‘As the costs of consulting an independent viability assessor will be expected to be borne by the applicant, these costs can be included in the viability appraisal of their proposal.’

The DPA took a pragmatic and flexible approach when calculating the required level of affordable housing provision, she said, where the continued viability of the proposal was threatened.

‘We will also take into account where parts of a proposal would be for the provision of main roads, strategic infrastructure, structural and other significant landscaping areas and public open space,’ she said.

‘This will typically be relevant to larger sites only.’

DPA member Deputy John Dyke has been tasked with reviewing the process that would need to be undertaken to change the Island Development Plan.

Deputy Oliver said the DPA was looking to see if this process could be shortened.

A draft document suggesting some changes has been prepared, but needs to be reviewed by St James Chambers, to make sure that any amended process would still be transparent and fair, before returning to the authority.

‘In turn, when finalised, this might help as part of any evidence-based proposals to amend policy GP11, if this policy is found to require changing and could potentially help in other policy areas.’