Landscape planning requirements

Recent years have seen an earlier focus during the planning process on the landscaping of developments. Jim Rowles, the director of planning at the States of Guernsey, spoke to us about what the requirements are and how the Development & Planning Authority (D&PA) works with developers to enforce them.

Since the introduction of the 2016 Island Development Plan (IDP), there has been a clear policy which states the requirements around design and landscaping. It gives the planners a framework on which to pin their conditions – and Jim believes that GP8’s demands are reasonable for those looking for permission to develop in the island.

“The requirements are proportional to what people are trying to achieve, and what will benefit the island. We’re certainly not trying to impose unreasonable demands relative to the scale of the application. For example, a householder development is unlikely to require any specific landscaping, unless there is something like a screening requirement. However, a major commercial development would certainly have conditions attached. “The GP8 design policy encompasses sensible requirements about having a good standard of design, and considering the development’s impact on the neighbourhood, and the landscaping is an important part of that.”

With that requirement in place, the D&PA is looking for developers to consider the landscaping of their projects early on in the process.

“Ideally we would have the landscaping scheme submitted with the application,” said Jim. “Often with the schemes we are looking at there is already a development framework in place which will outline some of the requirements. The planning application therefore ought to include more detailed proposals about how the design aims will be achieved through the landscaping of the site so everyone is aware what is being proposed.

“We are looking for a fair amount of detail. We’re interested in exactly what will be planted, and we’re ideally looking for native planting. That’s why it’s really helpful if the developer engages with a landscape specialist at an early stage. If they’re involved from the start then it feeds naturally through the process and is much easier for everyone. Our conditions will include things such as planting densities and types and sizes of plants, as well as what will work for screening immediately versus more long-term solutions. It’s a specialist area, so the landscape designers and contractors are best placed to help.”

According to Jim, the existence of some of those landscape designers is a sign that the industry is becoming more aware of the importance of considering the environment, “My perception within the industry is certainly that landscaping has become more important and there are more resources available than there used to be. I think the industry is reflecting society and its increased focus on sustainability and reducing our environmental impact. We certainly have to do less pushing now to get the landscape conditions met.”

For Jim, getting that message to developers is crucial.

“The landscape is an integral part of the design process, which is precisely why it sits within that policy. It’s sometimes easy to forget how things such as the location and type of trees can make as much difference to a place as the design of its buildings. Soft and hard landscaping can make such a difference – whether that’s well-thought through city centres or small developments.

“If you consider something like the Market Square in St Peter Port, the London planes are absolutely key to the whole area. They were put in during the development, and without them there would be a completely different aesthetic. Like the ones in front of St James, they’re part of the fabric of Guernsey and it’s what we’re developing and handing on to future generations.”

While the D&PA can ask developers to comply with the landscaping conditions, it is acknowledged that the planners need some teeth to ensure that they do so.

Requirements under the policy can be implemented through conditions attached to the planning permission, and developers will be in breach of planning control if the conditions are not complied with.

The conditions can cover areas such as ensuring that provisions are complied with in the longer-term. Guernsey has followed the UK precedent and generally requires that planting be maintained for at least five years. As an alternative course of action, tree protection orders can be placed on individual trees if necessary. For Jim, retaining trees is a priority, “We really want to keep what we’ve got, unless it’s very poor quality or in a very poor location on the site. If you use what’s existing already then you have a readymade landscape, so we’re very keen to promote developers maintaining the trees that are already on site.

“Some of the most successful developments are those where they’ve retained the trees and worked with the existing landscape structure rather than bulldozing a site and starting from scratch. We understand that it’s more of a burden on developers to work around trees, but we’d always far rather see an established tree stay than have a new one planted in its place.”

In order to achieve high standards of design which respects and, where appropriate, enhances the character of the environment, proposals for new development will be expected to: • Achieve a good standard of architectural design, including the design of necessary infrastructure and facilities; and • Demonstrate the most effective and efficient use of land; and • Respect the character of the local built environment or the open landscape concerned; and • Consider the health and wellbeing of the occupiers and neighbours of the development by means of providing adequate daylight, sunlight and private/ communal open space; and • Provide soft and hard landscaping where this reinforces local character and distinctiveness and/or mitigates the impacts of development and/or contributes to more sustainable construction; and

• Demonstrate accessibility to and within a building for people of all ages and abilities; and • With regard to residential development, offers flexible and adaptable accommodation that is able to respond to people’s needs over time.

Within areas of higher protection, such as Sites of Special Significance, Areas of Biodiversity Importance and Conservation Areas, and where development relates to protected buildings or protected monuments or their settings, development will be expected to conserve the particular special interest of those areas or buildings and the relevant policies relating to those areas shall apply.