Environment Department considers Leale’s Yard submission
The planning application for the redevelopment of Leale’s Yard was considered by the Environment Department Board this week following thorough and extensive consultation. The scheme submitted by Leale’s Yard Limited for the area of land immediately to the west of the Bridge includes a large quantity of retail floor space, cafes, parking and a significant number of new homes.
An Environment Department spokesman commented: “The Department produced an Outline Planning Brief for the whole of the Mixed Use Redevelopment Area in 2004 as a way of stimulating interest in its redevelopment and we are pleased this has led to us now considering firm proposals.”
During its meeting the Environment Board identified a number of areas of concern with the submitted proposals. The spokesman explained: “Although the Department is very keen to see this important site redeveloped for the benefit of the Bridge and the Island generally, we think there are areas where the scheme goes beyond what is envisaged by the Outline Planning Brief and we would like to negotiate with the developers on scaling down certain aspects of the development”.
A key issue the Department has had to consider is the focus that many have placed on the amount of retail space proposed in the scheme. The Environment Department spokesman commented: “There seems to be some confusion about exactly how much retail space is being proposed. We have made sure we fully understand what is being put forward before making any decisions and our research indicates the scheme as submitted would amount to under half the retail floor space of Town”.
The Environment Department has benefitted from the research carried out as part of the Commerce and Employment-commissioned retail study by retail consultants Roger Tym and Partners. This has assisted the Board in understanding the current extent, performance and role of the various elements of the retail industry within the Island, as well as the impact that internet and mail order retail is having on the local economy. It also has enabled the identification of retail demand over the next 10 years and issues of viability to be fully understood. As a result the Board is poised to negotiate a 20% reduction in retail provision within the scheme. The spokesman observed: “The relationship of Town and the Bridge is much more complex than a simple floor area comparison but the Department is of the view that by reducing the proposed retail content by 20% we could achieve an appropriately scaled, viable scheme that safeguards St Peter Port’s role as the island’s main commercial centre.”
The Board also considered that the height of some elements of the submitted scheme inappropriately exceed the guidelines set out within the Outline Planning Brief. Through seeking a 20% reduction in the retail content along with design changes to address its concerns, the Board is also confident the overall height and massing of the development will be reduced to an acceptable scale. The spokesman explained: “A development of this scale cannot be hidden from public view and neither should it be. However we would like to work with the developers to produce a built form that respects neighbouring properties and provides an attractive appearance when seen from all view points”.
The Department is hoping the developers will positively engage with planning staff to work towards producing an excellent environment for social activities and a sustainable residential neighbourhood whilst positively contributing to the health of our economy.