GP11 affordable housing policy is under stress

It requires proposals for a development which results in a net increase of 20 or more dwellings, to provide a proportion of the developable area of the site for affordable housing.

But since introduction, the policy has not been responsible for the development of a single affordable dwelling on a new housing site. So why would anyone want to fight to keep it?

Deputy Peter Roffey was not responsible for the introduction of the policy, in fact he led a successful amendment which actually restricted the original proposal to larger sites only.

But he has found himself, in his role as president of Employment & Social Security, battling for it over the past couple of weeks, as it faces threats of being scrapped, or at least suspended, particularly from members of the Guernsey Party. The Development and Planning Authority is looking at ways to fast-track any IDP review, and, most recently, some of the island’s biggest housing developers have come out strongly against it.

Arguments for the policy include that it should secure land for affordable housing at low or zero cost to the States, while developers profit from significant housing developments, and that the mere existence of the policy is helping to keep land prices lower for solely affordable housing developments.

But the argument is also being made that it is achieving nothing but encouraging delay. And a counter argument now is that uncertainty over the future of GP11 is causing delays in bringing projects forward – what developer would include affordable housing in its plans if they thought that, soon, it wasn’t going to be needed to secure permission? But it is thought possible that some developments would or could come on stream – the controversial Pointues Rocques development at Delancey, which was derailed by traffic concerns, was prepared to accommodate GP11.

Uncertainty over the future of the policy is not helpful and cannot continue. And in current mood, a bid to force a debate on GP11 might well force its withdrawal or suspension – unless its true value can be rapidly revealed.