STATES OF JERSEY

JERSEY FUTURE HOSPITAL

ENVIRONMENTAL IMPACT STATEMENT – TOWNSCAPE AND VISUAL IMPACT

G15 TOWNSCAPE AND VISUAL IMPACT...... 15-1

INTRODUCTION ...... 15-1

POLICY CONTEXT ...... 15-1

APPROACH AND METHODOLOGY ...... 15-4

BASELINE CONDITIONS...... 15-14

VISUAL RECEPTORS...... 15-31

ASSESSMENT VIEWPOINTS ...... 15-35

POTENTIAL EFFECTS...... 15-50

OPERATIONAL ASSESSMENT...... 15-65

SUMMARY OF SIGNIFICANT EFFECTS...... 15-81 STATES OF JERSEY

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15 TOWNSCAPE AND VISUAL IMPACT

Introduction

15.1 This Townscape and Visual Assessment (TVIA) will report on the assessment of the likely significant effects of the proposed JFH on the character of the local townscape, the wider landscape and on the visual amenity of people at viewpoints from which they would be able to see the proposed JFH.

15.2 Effects on townscape and visual receptors are closely related but separately assessed, the former relating specifically to the townscape as a resource and its overall character and the latter relating to views and the visual amenity of people.

15.3 The townscape baseline identifies townscape receptors within the study area including component characteristics of the receiving townscape as well as its overall character. The character of designated landscapes and townscape receptors is assessed as separate receptors.

15.4 The visual baseline identifies existing views to, across or from the application site, and identifies the visual receptors, such as nearby residents, users of Public Rights of Way (PRoWs), transport routes and publicly accessible heritage assets, whose visual amenity might be affected by the proposed JFH.

15.5 The baseline townscape and visual environment are surveyed and characterised, then potential receptors identified and assessed to determine their sensitivity to changes of the type proposed.

15.6 Through understanding the proposed JFH in its context, the magnitude of change that would be experienced by each receptor is assessed.

15.7 Then using professional judgement, the sensitivity and magnitude of change for each receptor are combined to give a level of effect and a conclusion is drawn as to whether the effects are significant or not.

15.8 Finally, where possible landscape mitigation is designed to reduce adverse effects or enhance beneficial effects and the long term residual effects are assessed with mitigation in place.

Policy Context

15.9 The documents reviewed and relevant extracts are set out below.

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States of Jersey Revised 2011 Island Plan (2014)

15.10 A desktop review of the relevant planning policy has been undertaken. Local planning policies are set out in the Revised 2011 Island Plan (States of Jersey, 2014).

15.11 Policies considered in this assessment are set out below and where appropriate relevant extracts have been included for ease of reference.

Policy SP4 Protecting the natural and historic environment

Policy SP7 Better by design

Policy GD3 Density of development –

“…the Minister for Planning and Environment will require that the highest reasonable density is achieved for all developments, commensurate with good design, adequate amenity space and parking … and without unreasonable impact on adjoining properties.”

Policy GD5 Skyline, views and vistas –

“The Minister for Planning and Environment will seek to protect or enhance the skyline, strategic views, important vistas, and the setting of landmark and Listed buildings and places. Proposed development that has a seriously detrimental impact, by virtue of its siting, scale, profile or design, in terms of its affect upon or obscuring of the skyline, strategic views, important vistas, and the setting of landmark and Listed Buildings and places will not be permitted.”

Policy GD7 Design quality

Policy NE4 Trees, woodland and boundary features

Policy NE 6 Coastal National Park –

“The primary purposes of the Coastal National Park are:

 the conservation and enhancement of the natural beauty, wildlife and cultural heritage of the National Park;

 to promote opportunities for the understanding and enjoyment of the special qualities of the National Park by the public.” (Island Plan 2011 [Revised 2014])

In support of these purposes, the Coastal National Park, as designated on the Proposals Map, would be given the highest level of protection from development and this will normally be given priority over all other planning considerations.

In this area there would be the strongest presumption against all forms of development…” 15-2 STATES OF JERSEY

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Policy HE1 Protecting Listed buildings and places –

“…Proposals which do not preserve or enhance the special or particular interest of a Listed Building or place and their settings will not be approved… Applications for proposals affecting Listed buildings and places which do not provide sufficient information and detail to enable the likely impact of proposals to be considered, understood and evaluated, would be refused.”

Policy BE5 Tall buildings –

“…will only be permitted where their exceptional height can be fully justified, in a Design Statement, in urban design terms. Development which exceeds the height of buildings in the immediate vicinity will not be approved.”

Development proposals for tall buildings in the Town of St Helier which fail to justify their exceptional height relative to the following criteria will not be permitted:

 appropriateness to location and context;

 visual impact;

 impact on views;

 design quality; and

 contribution to the character of St Helier…”

Policy BE10 Roofscape.

Island Plan background papers

15.12 The St Helier Urban Character Appraisal (October 2005) sets out the findings of an urban character appraisal of the town of St Helier.

15.13 This document, in particular the sections relating to character areas appraisal and description and design guidance, was used to support the baseline character assessment for this and as a source of information on the important and valued elements and characteristics in the town.

Supplementary Planning Guidance

15.14 Supplementary planning guidance (SPG) provides assistance and information on policy considerations under the Island Plan as well as guidance on how to make planning applications. SPG can be issued in a number of different formats and the most relevant to this assessment are included below.

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15.15 Advice notes which offer more detailed information and guidance about the ways in which Island Plan policies are likely to be operated, interpreted and applied in decision making:

 Design Guidance for St Helier (January 2013)

 Jersey Design Guide (2008)

 Light pollution

Jersey Coastal National Park

15.16 The Jersey Coastal National Park covers Elizabeth Castle and the Noirmont Headland on the edges of St Aubin’s Bay and thus is considered as a major contributing factor in assessing the character and sensitivity of the associated landscape. Thus reference was made to the States of Jersey’s Jersey Coastal National Park Management Plan (Feb 2015)

Guidance

15.17 The documents listed below have been used as guidelines for best practice:

 The Landscape Institute/ IEMA. Guidelines for Landscape and Visual Impact Assessment (GLVIA). Third Edition, 2013;

 Photography and Photomontage in Landscape and Visual Impact Assessment, Landscape Institute Advice Note 01/11; and

 Visual representation of wind farms: good practice guidance: Scottish Natural Heritage. Version 2, 2014.

Approach and Methodology

Guidance and Desk Study

15.18 The TVIA has been carried out in accordance with best practice methodologies and guidance. The assessment methodology has been based on the IEMA / Landscape Institute’s Guidelines for Landscape and Visual Impact Assessment (GLVIA) 3rd Edition (Published April 2013).

15.19 A desk study review of possible sources of information to establish the baseline conditions of the study area has been undertaken. These include land use data and policies detailed in relevant documents and sources cited above and the additional sources listed below:

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 GIS data sets and policy maps showing landscape and townscape designations; and

 Online resources including Bing Maps, Google Earth and Google Street View.

15.20 The study area for this assessment has been determined through desktop study of the potential receptors, relevant policy areas and designations using a basic 3D wireframe model of the proposed development in Google Earth and Google Street View.

Consultation

15.21 The States of Jersey were engaged to agree the approach for this assessment, the scope of the visual assessment and the study area. The proposed extent of the study area, the townscape receptors and the selection of representative viewpoints was presented at a meeting with the Department for the Environment on 25 March 2017. Further to this meeting, correspondence outlining recommended Viewpoints was received from the states of Jersey. This is presented at Appendix A-1.

15.22 Following the meeting, the Principal Planner offered commentary on the proposed set of viewpoints to be included in the assessment. With this advice in mind the field work was undertaken which included visiting approximately sixty individual viewpoints. Having applied professional judgement and taking a proportionate approach to the assessment, eighteen representative views were chosen to take forward to the assessment.

Visibility and Study Area

15.23 The desk study described above was reinforced by field work undertaken by qualified landscape architects on 4th and 5th May 2017 to determine the Study Area, select a representative set of viewpoints and to understand the visual and townscape context.

15.24 Due to the low lying and flat urban setting of the application site, visibility within the local area is restricted to enclosed views along local streets and wider views from nearby open areas such as People’s Park, Victoria Park, Les Jardins De La Mer and Parade Gardens. The town of St Helier lies at the base of a bowl shaped landform with a broadly curved ridgeline from Westmount to the north- west, around to Le Mont au Prêtre to the north, St Saviour and Mont Millais to the east and Fort Regent to the south-east. This ridge contains views over the town to those from higher ground within an 800m radius of the town centre.

15.25 The Core Study Area for the assessment of townscape and visual effects has been set at 1.5km from the site. This encompasses all townscape and visual receptors with the potential to receive

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significant effects from the proposed JFH. Nevertheless for completeness the assessment has included highly sensitive landscape and visual receptors beyond this Core study area.

15.26 Further afield, views open out across the sea to the west and south-west with longer distance views to the site available across St Aubin’s Bay from Beaumont (3.1km west-north-west), St Aubin’s (4km west) and Noirmont (4.5km south-west).

15.27 A zone of visual influence was defined based on field work and desk study. This indicates the area from which the proposed JFH may be visible, but does not account for minor topographical features, vegetation and built form intervening in views.

15.28 The Viewpoints and Zone of Visual Influence are shown on Figures 15.1a and 15.1b.

Receptors

15.29 This study identifies the receptors within the landscape which may be affected by the proposed JFH. The proposed JFH is set in an urban location and so in accordance with GLVIA paragraphs 2.1 - 2.8, the application site and its surroundings will not be described as landscape, but as townscape. The types of receptors assessed are described below:

Townscape receptors

15.30 Effects on the townscape may arise where the character of the area is modified by the proposed JFH. It is important to place the application site in its context.

15.31 Aspects of the landscape considered in the assessment that may be affected by the proposed JFH include:

 Townscape elements include physical features including built form, infrastructure, such as transport and other movement corridors, topography, water courses/bodies. Impacts on these may arise where valued features are lost, gained or substantially modified as a result of the development;

 Aesthetic and perceptual characteristics of the townscape such as, scale, texture and complexity, openness, tranquillity and remoteness; historic and cultural aspects and darkness at night;

 The overall character of the townscape made up of the components and characteristics above; and

 The character and settings of any areas designated specifically for their landscape or townscape value.

15.32 The loss or depletion of important features or characteristics can adversely affect the condition and quality of the townscape as a resource in its own right as well as its overall character. Conversely, 15-6 STATES OF JERSEY

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the addition of significant beneficial features can constitute an improvement to the townscape and its overall character.

15.33 For this assessment, townscape receptors are defined as the character of potentially affected Urban Character Areas (UCAs) and Countryside Character Areas (CCAs). In reaching judgements about the sensitivity of the receptors and effects on them, the assessment also considers relevant designations and constituent elements and perceptual characteristics of each area.

15.34 Character Area receptors have been determined using a combination of desktop study, information available from the St Helier Urban Character Appraisal (2005), as well as from fieldwork. The UCAs and TCAs are mapped on Figure 15.2

15.35 The townscape receptors have been grouped into two categories:

 Direct and indirect effects on physical components, characteristics and overall character of the local townscape, within which the proposed development lies ( UCA 7); and

 Indirect effects on the characteristics and overall character of the wider townscape and landscape which the proposed JFH is not within, but from which it may be visible or otherwise perceived as part of the setting.

Visual receptors

15.36 Visual receptors are people enjoying views from locations from which it is possible to obtain views of the proposed JFH. Such locations include:

 Private viewpoints, such as views from domestic residences or places of work; and

 Public viewpoints, such as roads, footpaths or cycle routes, and areas of open space or recreational places with public access.

15.37 These views may be partial or full, glimpsed or direct. Impacts on the visual amenity of a particular receptor may arise where features intrude into or obstruct views, or where there is some other qualitative change to the view.

15.38 Types of viewpoints that can be selected for TVIA include:

 Representative viewpoints, which represent the experience of more than one and often different types of visual receptors;

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 Specific viewpoints, chosen because they are key, promoted viewpoints within the landscape; and

 Illustrative viewpoints, to demonstrate a specific visual issue.

15.39 For this assessment, the majority of the selected viewpoints are representative viewpoints representing, for example, views from a group of residential receptors, or from a public space such as People’s Park or the beach.

15.40 A number of viewpoints are specific, such as the view across St Aubin’s Bay from Battery Lothringen at Noirmont Point and the view from the entrance gates of Elizabeth Castle

15.41 The visual receptors included in this assessment are described in Section 15.3.44 Baseline. Photographs from the viewpoints selected to represent these are mapped on a plan in Figures 15.1a and 15.1b.

Assessment

15.42 The methodology for the assessment of effects on receptors is outlined below.

15.43 For each receptor, the baseline condition is described and its value assessed in terms of how valuable the receptor is in terms of international, island local, community or limited levels.

15.44 The baseline is then reviewed alongside the description of the proposed JFH. Consideration of the proposed JFH takes account of any measures embedded or built into the design to avoid negative effects and reinforce beneficial effects at source. The susceptibility of each receptor to the proposed changes is then assessed (high, medium or low).

15.45 Combining judgements on the value of the receptor and its susceptibility to the type of change proposed, gives a receptor’s overall sensitivity to change (very high, high, medium, low or very low).

15.46 For each receptor, the changes arising from the proposed JFH are described and quantified to give a magnitude of change (very high, high, medium, low or negligible).

15.47 Typical criteria used to make judgements on receptor sensitivity, magnitude of change and level of effect are tabulated. In order to limit the volume of this chapter, these criteria are presented separately in Appendix L-1.

15.48 Next the judgements on sensitivity and magnitude of change are combined to give an overall assessment of the level of effect (very substantial, substantial, moderate, slight or negligible).

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15.49 Once the level of effects are understood, mitigation measures are incorporated where possible to avoid the potential effects. This mitigation can be either primary design mitigation (measures embedded into the development through iterative design modification to avoid or prevent effects at source) or secondary landscape mitigation (landscape interventions designed to reduce effects that cannot be avoided).

15.50 Finally an assessment of the residual effects is made by reassessing the magnitude of change to each receptor once mitigation measures are in place and have been established.

15.51 The assessment determines the level or degree of effect that is likely to occur. The assessor then makes a judgement as to whether each effect is significant or not and whether it should be considered as material factor in determining the planning application.

15.52 Any effect assessed as having a level in the upper half of the moderate category or greater is usually considered to be significant. Any effect assessed to have a level of effect in the lower half of the moderate category or less is normally considered not to be significant. Where appropriate in the assessment, judgements on significance are explained for each assessment.

Temporal Scope

15.53 The townscape and visual effects of the proposed JFH would vary over time. This assessment considers the effects on townscape character and visual amenity arising over the life of the project. It will consider construction and operational effects from the proposed JFH based on the project description and assumptions described in more detail in Chapter 3 of this EIS.

15.54 As advocated on pages 51 - 53 of GLVIA3, an iterative design and assessment process has taken place in order to avoid or reduce adverse effects and to create or emphasise positive ones. This is described briefly under ‘Proposed JFH Assumptions’ below and in more detail in Chapter 3 of the EIS.

15.55 In Landscape and Visual Impact Assessment, common practice is to include a medium term phase between the completion of construction and the tenth or fifteenth operational year, in order to allow the assessment to account for the establishment of secondary soft landscape mitigation measures. However - as is often the case in Townscape and Visual Impact Assessment, particularly for outline planning applications - the emphasis with this proposed development is on primary mitigation through iterative design. Given the scale of the proposed JFH and its dense urban setting, it is not considered appropriate or possible to include secondary landscape mitigation measures such as tree and hedgerow planting to meaningfully address residual effects. Therefore no secondary landscape mitigation has been included in this assessment of the proposed JFH.

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15.56 Effects would therefore not change significantly during the early operational life of the proposed JFH and consequently this assessment does not assess medium term effects.

Short-term construction effects over 0-5 years (2019-2024).

15.57 Short-term temporary construction effects are those which would occur during the five year construction phase, taking account of any measures integrated into the construction process to avoid or minimise effects at source.

Long-term residual operational effects from Year 5 (2024) onwards

15.58 Long–term residual effects are those which would occur between completion in the winter of the first year of operation (2024) and would persist for the operational life of the proposed JFH.

15.59 These effects take into account design measures embedded or integrated into the proposed JFH to reduce effects at source.

15.60 The assessment takes into consideration how views and the perception of townscape change through the seasons and during the course of a day and at night.

Photography

15.61 The photographic surveys were carried out by qualified landscape architects who are well versed with the methods and best practice required to produce verifiable photographs to be used in TVIA and visual representations.

15.62 Photographs illustrating views from each viewpoint were taken with a full frame Nikon D6100 digital camera using a fixed lens with a 50 mm focal length. Each frame was taken in portrait format, and up to four frames have been stitched together using the ‘Rotating Motion’ and ‘Cylindrical Projection’ settings in Microsoft Image Composite Editor software. This provides a panoramic image.

15.63 One exception to this is the photographs from Viewpoint 18, which were taken in landscape format with a Canon EOS 60D camera using a zoom lens set to a focal length of 55mm. The sensor on this camera is 22.3 x 14.9mm (not full frame). Accordingly, the viewing distance for this image presented on Figure 15.4 Sheet 24 of 24 has been adjusted to 400mm.

15.64 The wide panoramic views are intended to give an understanding of the visual context. The choice of an A3 format is for ease of handling and reproduction. When printed at the correct size on an un- scaled A3 page and viewed at a distance of 300mm (400mm for Vp 18) using one eye, the photographs closely represent the view experienced from each viewpoint by the viewer’s naked eye. Theoretically, the images should be viewed curved at a radius to match the viewing distance. In 15-10 STATES OF JERSEY

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practice, however, it is difficult to view the photographs at the exact viewing distance. The images are intended to be viewed with the paper flat and at a comfortable distance with the viewer’s arms bent to around 90° (approximately 350mm).

15.65 The photographs provide a tool for assessment that can be compared with an actual view in the field; they should never be considered as a substitute to visiting a viewpoint in the field.

Visualisations

15.66 The method for preparing photomontages accords with the guidance contained in the Landscape Institute Advice Note 01/11 (Photography and Photomontage in Landscape and Visual Impact Assessment) and in Technical Guidance Note 02/17 (31 March 2017) Visual Representation of Development Proposals. Consideration has also been given to guidance included in ‘Visual representation of wind farms: good practice guidance: Scottish Natural Heritage (Version 2, 2014).

15.67 A three-dimensional (3D) model of the proposed development is built in computer aided design software (CAD) with material finishes being assigned to the proposed development. The camera positions and surveyed reference points are also modelled in CAD. The virtual camera is located at equivalent co-ordinates and height, and with the same ‘lens’, orientation and settings as used in the photograph at each viewpoint. The virtual ‘reference points’ such as built form and boundary features are set at the same heights and co-ordinates as those used as reference points in the photographs.

15.68 Virtual photographs of the model are taken or ‘rendered’ with virtual cameras in the 3D CAD software (3ds Max Design) in positions equivalent to the locations from which the actual photographs were taken at each representative viewpoint. Each virtual view is rendered twice; once with associated reference points and another without.

15.69 The virtual photograph of the model is matched to the equivalent baseline photograph from the representative viewpoint, with particular emphasis on ensuring the correct alignment of the ‘reference points’ to align the model correctly in the image. Once the alignment is made using Adobe Photoshop software, the virtual photograph of the model is superimposed onto the photograph. The parts of the model that would be behind land, trees, buildings or other structures have been removed, so that the visualisation only shows parts of the model that would in reality be visible.

15.70 Presentation of photomontages includes a baseline photograph displayed above the relevant photomontage/s for each viewpoint where practicable. Latitudinal and longitudinal coordinates and viewpoint height above ordnance datum (AOD) are noted on the photomontage figure. Additional information on the photomontage figure (or elsewhere in this chapter including the Section above on Photography and Imaging) includes details of the camera, the lens focal length, the horizontal field

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of view, the orientation of the view, distance of the viewpoint, and the date and time the image was taken.

Proposed JFH Assumptions

15.71 This assessment has been prepared based on proposed JFH design information available at the time of the compilation of this assessment, described in Chapter 3 of this EIS.

15.72 Being an outline planning application, the design and appearance of the proposed JFH and the associated landscape scheme are not fully resolved and would be the subject of separate reserved matters applications later. Therefore a number of assumptions have been made about the proposed buildings in order to assess its potential effects.

15.73 As mentioned above at paragraph 15.54, under ‘Temporal Scope’, an iterative design and assessment process has taken place and resulted in a number of measures being embedded in the design. Those most relevant to this assessment are set out below.

15.74 The starting point for this assessment was to assume a broad development envelope large enough to accommodate the proposed buildings. It quickly became apparent that assuming this worst case scenario would result in the assessment finding many significant adverse effects, which could not realistically be mitigated. The design team and the assessor worked together to refine the development parameters to improve its effects on views and the townscape whilst not exacerbating other effects and maintain the necessary flexibility in the proposals to allow for detail design development. These refinements include the following:

15.75 The overall height of the main building has been kept to 44m, similar to that of the nearby 1980’s General Hospital Building.

15.76 The lower portion of the main building rises to 22m; half the building’s overall height. This creates a ‘streetscape plinth’ occupying two town blocks. The height of the plinth and the other buildings has been limited in height to resemble the average height of other contemporary buildings in the surrounding streets. Above this plinth, the north-east and south façades are setback considerably to avoid an overbearing cliff like appearance at street level, This also and reduces the scale and refines the visual massing of the building in more distant views

15.77 Articulation of the upper half of the building into two ‘ward towers’ is intended to break up the built form and give the impression of a pair of smaller buildings, one per town block, more in keeping with the grain of the townscape and further reducing its visual mass. It is anticipated that the central connecting ‘disruption zone’ between these towers would be reduced in size from this worst case assessment model. It is likely to be as small as detailed design allows to give the appearance of a 15-12 STATES OF JERSEY

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link further enhancing the visual articulation of the two ward towers. It is also anticipated that each ward tower would have a central courtyard void.

15.78 Public realm improvements to the forecourt around the historic Granite Block and Entrance Lodge. These are outline at this stage, but designed to integrate the proposed JFH into the townscape and are detailed in the accompanying Design and Access Statement.

15.79 New pedestrian links will be created through public realm and between buildings across the proposed JFH site. These will break up the site in terms of pedestrian movement and create two new links between Kensington Place and Gloucester Street and one new link into the site from the Parade.

15.80 There is a pair of ‘flue zones’, one on top of each of the two ward towers, to allow for a series of 3m high chimney flues. These would be rationalised to a small number of flues occupying a tiny proportion of this zone. The zone has been set back 3m from all ward tower edges. The flues would be positioned as far as possible from the edges of the building again set back from the façades.

15.81 The photomontage visualisations at Figure 15.4 have been prepared using a worst case three dimensional model incorporating the above assumptions. It is not known where flues would be positioned within the flue zone. This zone has therefore been indicated as a transparent volume to show the whole potential zone, but indicate that it would not comprise building mass and in reality only a tiny proportion of it would contain flues

15.82 Lighting has not been designed at this stage. Therefore this assessment has assumed that there would be no external lighting that would be incongruous to the urban environment. All lighting would be designed to avoid intrusive light and light spill from upward or outward angled lighting. Internal lighting in the buildings would be visible at night, but would not be noticeably above the existing ambient lighting in this urban context.

Survey Limitations

15.83 The photographic survey work was undertaken on 4th and 5th May 2017 at a time when the deciduous trees were in leaf. The screening effect of vegetation is most effective at this time of the year. However, there are limited trees in the surrounding landscape therefore it is considered that visibility would not be significantly greater in winter. Nevertheless, where applicable, allowance for any seasonal differences in visibility have been made in the assessment of visual impact.

15.84 The townscape character and views have been assessed from field work and visiting public vantage points. As discussed above, there is no right in planning law to a view from a private property, however, visual impact assessment protocol normally requires such views to be considered. It was 15-13 STATES OF JERSEY

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impractical to seek access to all private property, therefore potential private receptors have been represented from a relevant similar viewpoint for which access was possible.

Baseline Conditions

Townscape

The Application site

15.85 The site is located to the north-west of St Helier town centre. It comprises the majority of the existing General Hospital site. This comprises a disparate collection of buildings and associated infrastructure of varying vintage; including the 1860 Grade 1 Listed General Hospital Building ‘the Granite Block’ and Gatehouse fronting onto Gloucester Street, the Stafford Hotel, the Revere Hotel and Sutherland Court, the multi-storey car park on Patriotic Street, Gwyneth Huelin Wing, and Peter Crill House. The variety of building types combined with the incremental nature of previous development has led to an incoherent feel to the site and the setting of heritage assets.

15.86 The site is set within a dense urban environment made up of a grid of streets with typically 5 to 6- storey built form fronting directly onto the streets.

Adjacent uses

15.87 To the north-west the site is bound by Kensington Place with a further two parallel blocks of urban form along Lewis Street and Peirson Road/St Aubin’s Road lined by a mixture of historic and modern built form. Beyond these lie the Grade 3 Listed places; People’s Park and Victoria Gardens.

15.88 To the north-east the site is bound by two large post war 6 and 8 storey hospital buildings, which overlook the Parade and the Grade 2 Listed Place: Parade Gardens. This is a formal park of considerable historic, cultural, recreational and civic value at a local level.

15.89 To the north, Cheapside is a dense historic residential area beyond a short street of the same name with residential above retail frontages.

15.90 The site is bound by Gloucester Street to the south-east. From the south-east round to the west dense urban form comprising medium to large varied post war built form interspersed with occasional historic listed buildings such as the Grade 2 Listed Jersey Opera House.

15.91 Approximately 60m further south-west the streets open out onto the Esplanade with Les Jardins de le Mer and the beach beyond.

Townscape Designations

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15.92 The site is not covered by any Island or international landscape or townscape designations.

15.93 In order to avoid double counting effects, as set out at paragraph 15.33, the following townscape designations will not be assessed as separate receptors, but have been incorporated into the baseline assessment of each character area described below.

15.94 The designation described below are shown on Figure 15.3: Townscape Features and Context.

Western Gateway Regeneration Zone

15.95 The application site and adjacent areas all lie within the Western Gateway Regeneration Zone identified in the Island Plan 2011 (Revised 2014). Here it is described as follows (Proposal 14, paragraph 4.73):

15.96 “Western Gateway: the western end of this area marks the entrance to the Town of St Helier from the west, where the road network converges on West Park, dissecting a number of important public open spaces. The area itself, which extends to the north and east towards the heart of the town, is already undergoing change, driven by some of the changes from tourist accommodation to residential development and this may continue to offer regeneration potential. The area also contains some major public institutions, represented by sites occupied by the Hospital, emergency services and States and court buildings.” (States of Jersey, 2014)

15.97 Whilst not strictly a townscape designation, the City Centre Gateway is highlighted in the Island Plan as an important gateway site into the town and is therefore considered in the baseline assessment of the site and surrounding area.

Conservation Areas

15.98 There are currently no conservation areas defined for St Helier.

Landmark Buildings

15.99 A series of landmark buildings have been identified as part of the St Helier Urban Character Appraisal (2005):

 Elizabeth Castle

 Fort Regent

 Victoria College

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 St Thomas Church

 Almorah Crescent

 Victoria Crescent

 General Hospital

 Jersey Opera House

 Former Abattoir

 Recent Waterfront Residential

 La Fregate

 Pomme d’Or Hotel

 Jersey Museum

 Town Church

 States Building

 Central Market

 Harbour Tower

 Havre de Pas Swimming Pool

 Power Station Chimney

 Wesley Street Former Methodist Chapel

 Gasometer

 Odeon Cinema

 Wesley Grove Methodist Chapel

 St Marks Church

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 Masonic Temple

 Brewery

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Countryside Access Strategy

15.100 The Jersey Countryside Access Strategy (2016) inventories bridlepaths, paths, and green lanes across the island.

Coastal National Park

15.101 The Coastal National Park (CNP) is designated by the States of Jersey and is defines in the CNP Management plan and protected and protected under Island Plan NE 6 cited above at 15.11.

15.102 The Park is protected from development taking place within the confines of the Park by this same policy.

15.103 The Park incorporates much of Countryside Character Area (CCA) A2 Cliffs and Headlands: South- west Headlands, which includes Elizabeth Castle and Noirmont.

Heritage Assets

15.104 The significance and settings of listed buildings and listed places has been considered in Chapter 11 ‘Historic Environment’ of this EIS.

15.105 Heritage assets are valued townscape features. The extent to which Listed Buildings, Listed Places and Landmark Buildings contribute to the character of the townscape is considered in the baseline assessment of sensitivity of the townscape and wider landscape character area receptors.

15.106 Townscape effects including those resulting from changes to the settings of heritage assets are considered under townscape character effects below.

15.107 The potential for effects on the visual amenity of people enjoying views to and from publically accessible heritage assets has been considered in the visual assessment.

15.108 The listed buildings and listed places considered in this assessment are detailed within the description of Heritage Assets, Table 15.3.

St Helier Urban Townscape Character

15.109 The Character of the town of St Helier has been appraised in the St Helier Urban Character Appraisal (2005) which identified 10 Character Areas, referred to below as Urban Character Areas (UCAs). The proposed JFH site sits wholly within a single UCA: 7 The Parade and Esplanade. This is the only UCA which would receive direct effects on its constituent elements and overall character. The other UCAs would only receive indirect effects on their settings as a result of the proposed JFH.

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15.110 In order to keep the assessment proportionate, this assessment only describes and assesses potential effects on those UCAs which are likely to receive any significant effect on their settings. Due to proximity and the number and importance of views available from the UCAs of the proposed JFH site these include:

 UCA 1 West Esplanade and Elizabeth Castle;

 UCA 4 Fort Regent

 UCA 6 New Waterfront

 UCA 7 The Parade and Esplanade

 UCA 8 Town Centre Core

 UCA 9 Town Centre North

 UCA 10 Town Edges/Slopes

15.111 The settings of the remaining UCAs - 2, 3, and 5 - have no noticeable visible or otherwise perceived connection with the proposed JFH and have thus been scoped out of this assessment.

UCA 1 West Esplanade and Elizabeth Castle

15.112 For reference, Viewpoints 9 and 15 are within this UCA.

15.113 Key relevant characteristics (as defined by the St Helier Urban Character Appraisal and confirmed by field work) are:

 The boundaries between St Helier and First Tower are blurred by continuous development.

 Elizabeth Castle and Hermitage provide an 'iconic' landmark within the Coastal National Park and are significant historical structures and cultural sites, having played a role from the earliest origins of St Helier through to the Second World War.

 The character of the area is dominated by the natural features and is defined by extensive scenic, panoramic views across St Aubin's Bay with open expanses of sea and sky.

 The sea wall represents an abrupt and significant edge.

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 A distinct promenade character with predominantly leisure-related activity, especially walking and cycling along the waterfront path and recreational use of the beach.

Value

15.114 Elizabeth Castle and Hermitage form part of the Coastal National Park. There are elements of townscape merit which are protected or valued through local or neighbourhood planning policies and designations, such as listed buildings, including the Grade 1 listed Elizabeth Castle and Hermitage. There are no other townscape specific designations in this UCA. The setting of this UCA is of local townscape value

Susceptibility

15.115 The quality and condition of the townscape and natural coastal landscape elements is moderate with some prominent detracting elements such as the sea wall, large scale modern development, main roads and associated infrastructure along the frontage. The prominent natural coastal features, the Castle and the town frontage, contribute to a strong sense of place. It is an open and exposed landscape area with high levels of activity and disturbance, partially shielded by the sea wall. Susceptibility to change of the type proposed is medium.

Sensitivity

15.116 Combining this receptor’s local level value with its medium susceptibility to change, its setting is assessed as having a low to medium sensitivity to change.

UCA 4 Fort Regent

15.117 For reference, Viewpoint 14 demonstrates the views out from within this UCA.

15.118 Key relevant characteristics (as defined by the St Helier Urban Character Appraisal and confirmed by field work) are:

 A large, steep-sided rocky outcrop, topped with historic fortifications and a 20th century modernist roof structure, now used as a major community leisure facility and acts as a significant draw;

 The promoted Fort Regent Historic Trail offers commanding views over the town;

 It is a significant historical site with the fort roof a Grade 3 listed structure and the Fort Regent and South Hill Battery Grade 1 listed;

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 Fort Regent is an iconic landmark and an important vantage point with commanding views over the town and coastline; and

 The rock outcrop creates a series of edges that are important in separating the main part of St Helier from the Havre de Pas area.

Value

15.119 This is a locally designated and important site forming a significant landmark and offering commanding views over the town, including those from the Fort Regent Historic Trail. It is of local value.

Susceptibility

15.120 The views from this UCA are large scale, open and panoramic. The scene in these views is complex, surrounded by dominant views of the town in the middle ground, but extending to the coast and seascape to the west, south and south-east beyond. La Collette and the industrial port and marinas are prominent to the south and south-west. The area’s visual setting is important and a significant part of the experience, but is complex, varied and robust. It is able to accommodate changes of the type proposed. Its susceptibility to change is Low.

Sensitivity

15.121 Combining this receptor’s local level value with its low susceptibility to change, its setting is assessed as having a low sensitivity to change.

UCA 6 New Waterfront

15.122 Key relevant characteristics (as defined by the St Helier Urban Character Appraisal and confirmed by field work) are:

 The area comprises reclaimed land, and has created a new edge that has widened the distance between the historic town and the water;

 The area comprises exclusively modern development focussed around a major new leisure development away from the water. Industrial and transport-related activities take place on the water’s edge to the south;

 It is distinguishable from the rest of the town by its contemporary architecture featuring manmade materials, street layout, and public open spaces at Les Jardins de la Mer; and

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 Activity is mostly internal to the leisure development but there are attractive views from recreational paths internally to the new marina and externally to St Aubin’s Bay, Elizabeth Castle and back to the elevation of the town facing the Esplanade.

Value

15.123 There are no townscape or landscape designations in this area and the townscape and its setting are of limited value.

Susceptibility

15.124 This is a large scale, varied and incoherent townscape with a range of attractive and less attractive modern to contemporary built form. Visual connection to the town and coast is limited but attractive where available. This is a robust area and can accommodate significant change internally and to its setting. Susceptibility to change in the setting of this area is low.

Sensitivity

15.125 Combining this receptor’s limited value with its low susceptibility to change, its setting is assessed as having a low sensitivity to change.

UCA 7 The Parade and Esplanade

15.126 For reference, Viewpoints 1,2,3,4,5,7,8, and 13 are within this UCA.

15.127 Key relevant characteristics (as defined by the St Helier Urban Character Appraisal and confirmed by field work) are:

 The Esplanade represents an historic built edge but now comprises a prominent and incoherent collection of modern buildings;

 Some of the original 18th century street and block pattern is retained and, away from the Esplanade, includes some of the earliest buildings in St Helier, many of which are listed including the Grade 1 General Hospital Granite Block, Entrance Lodge and Bell Tower and others on Kensington Place, in Cheapside and on Gloucester street;

 Frontages throughout the area are consistently flush with the pavement;

 Significant areas of post-war redevelopment, especially along the Esplanade and between Gloucester Street and Kensington Place;

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 The hospital acts as a major local landmark and a key land use in the area;

 Business and office use predominates in the east of the area;

 Parade Gardens is the only significant public green space in the town centre;

 Parade Gardens is an attractive formal identifiable place. It is a listed place boasting several key town memorials giving it civic and cultural significance.

Value

15.128 Though there are no townscape specific designations in this UCA, there are elements of townscape merit which are protected or valued through local or neighbourhood planning policies, such as Landmark buildings, listed buildings including the Grade 2 opera house, properties in Cheapside and on Kensington Place, the Grade 1 General Hospital complex including the 1860s Granite Block, Entrance Lodge and Bell Tower, and the listed place, Parade Gardens. This UCA is of local townscape value.

Susceptibility

15.129 The quality and condition of the townscape is generally good but with some detracting elements. There are some higher quality and locally distinctive but disparate historic elements, which contribute to sense of place. There is an equal mix of common and detracting features which demonstrate a place in change and lacking cohesiveness, especially along the Esplanade and between Gloucester Street and Kensington Place.

15.130 This area is generally intact with a moderate sense of place. This is not a tranquil area and has high levels of activity and disturbance. The visual setting of this area has a medium susceptibility to change of the type proposed.

Sensitivity

15.131 Combining this receptor’s local value with its medium susceptibility to change, it is assessed as having a medium sensitivity to change.

UCA 8 Town Centre Core

15.132 For reference, Viewpoint 12 is within this UCA.

15.133 Key relevant characteristics (as defined by the St Helier Urban Character Appraisal and confirmed by field work) are:

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 The most densely built up part of the town, forming its historic heart lying in the centre of the low-lying, bowl-shaped basin. This area is the primary focus of daytime activity and a vibrant, colourful place during business hours;

 Streets, spaces and block patterns were shaped during the earliest days of St Helier and provide a visual consistency that overrides the diversity of architecture;

 The historic built form is predominantly Victorian and Edwardian commercial buildings but they are now heavily interspersed with a wide variety of 20th century buildings;

 Some historic narrow plots remain but many have become amalgamated and frontages are typically flush with the pavement;

 Landmark Buildings include: States Buildings, Parish Church, Wesley Grove Methodist Chapel, Central Market, Town Church, States Building, Pomme d’Or Hotel and Wesley Street Former Methodist Chapel.

 Urban form defined by typical narrow streets giving tightly framed vistas, sometimes terminating at landmark buildings, most notably: Halkett Place to Wesley Church and Beresford/Peter Street to the old Wesley Street Church.

Value

15.134 Though there are no townscape specific designations in this UCA, there are many elements of townscape merit which are protected or valued through local or neighbourhood planning policies, such as Landmark buildings, listed buildings, including those listed above. This UCA is of local townscape value.

Susceptibility

15.135 The quality and condition of the townscape is good but with some detracting elements. This area is generally intact with many high quality and locally distinctive historic assets, which contribute to strong sense of place. This is not a tranquil area and it has high levels of pedestrian and slower moving vehicular activity and disturbance. The visual setting of this area has a high susceptibility to change of the type proposed.

Sensitivity

15.136 Combining this receptor’s local value with its high susceptibility to change, its setting is assessed as having a high sensitivity to change.

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UCA 9 Town Centre North

15.137 Key relevant characteristics (as defined by the St Helier Urban Character Appraisal and confirmed by field work) are:

 The area is defined to the north and east by the escarpment slopes (UCA 10 below);

 St Thomas's Church is an iconic landmark for St Helier; other significant landmarks and listed buildings include St Mark's Church, the gasometer, the Odeon Cinema, the brewery on Ann Street and the Masonic Temple on Stopford Road;

 Axial, framed views along streets laid out in an orthogonal pattern and frontages predominantly flush with the pavement;

 Highest density residential population in the town retaining a relatively high proportion of narrow plot widths compared to adjacent areas;

 Several streets comprise a high proportion of original fabric and boast many listed buildings; and

 Street activity is generally minimal with very little public open space, although Springfield Stadium becomes a major generator of activity during key events.

Value

15.138 There are no townscape specific designations in this UCA although there are some elements of higher townscape merit and many moderate ones, which are protected or valued through local or neighbourhood planning policies, such as Landmark buildings, and listed buildings. This UCA is of local townscape value.

Susceptibility

15.139 The quality and condition of the townscape is good but with some detracting elements. This area is generally intact with many high quality and locally distinctive historic assets, which contribute to good sense of place. This is a more tranquil area with low levels of pedestrian and some vehicular activity and disturbance. Views within this area are important but views out contributing to the visual setting of this area are not a defining feature. The setting has a medium to high susceptibility to change of the type proposed.

Sensitivity

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15.140 Combining this receptor’s local value with its medium to high susceptibility to change, its setting is assessed as having a medium sensitivity to change.

UCA 10 Town Edges/Slopes

15.141 For reference, Viewpoint 12 is within this UCA.

15.142 Key relevant characteristics (as defined by the St Helier Urban Character Appraisal and confirmed by field work) are:

 Steeply sloping ground representing a significant boundary around the north and eastern margins that contain St Helier and forming an important green backdrop to many town centre street-scenes;

 There are some distinctive statuesque trees on the sloping ground and ridge;

 There are some important views from the higher ground down to the town roofscape as well as to the coast and sea beyond, in particular those from recreational routes at West Park;

 The grain here is more dispersed than in central areas: it comprises predominantly low density, undistinguished 20th century villas or apartments, usually set back from the pavement; and

 There are a few iconic landmark listed buildings perched on the slopes or the ridge including set-piece terraces, such as Victoria College and Almorah and Victoria Crescents.

Value

15.143 There are no townscape or landscape specific designations in this UCA. There a few elements of townscape merit which are protected or valued through local or neighbourhood planning policies, such as Landmark buildings, listed buildings and Westmount Gardens and Lower Park Grade 3 Listed Place. This UCA is of local townscape value.

Susceptibility

15.144 The quality and condition of the townscape is good with few detracting elements. This is a relatively tranquil area with low levels of pedestrian and vehicular activity. This UCA area forms an important part of the setting of St Helier and contains some important views over the town and coast. These views contribute to a strong sense of place and to the setting of St Helier. These views are important and defining features of the UCA. Its setting has a high susceptibility to change of the type proposed.

Sensitivity

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15.145 Combining this receptor’s local value with its high susceptibility to change, its setting is assessed as having a medium to high sensitivity to change.

Island-Wide Countryside Character

15.146 The character of the Island landscape is assessed and characterised in the States of Jersey Planning and Environment Committee’s Countryside Character Appraisal by Land Use Consultants (1999) The proposed development lies within the Urban Area of St Helier, which is not covered in the Countryside Character Appraisal.

15.147 It is recognised that the proposed development may have effects on the setting of wider landscapes and seascapes beyond the largely urban core area.

15.148 Based on field work and reviewing the Zone of Visual influence, potential effects from the proposed development are limited to the Coastal Areas to the south and west of the site, within and around St Aubin’s Bay.

15.149 The Countryside Character Appraisal defines the character of this wider area’s landscape and seascape as the following:

Table 15.1: Countryside Character Types and Areas

Countryside Character Types Countryside Character Area (CCA) A - Cliffs and Headlands A2 South West Heathland B - Coastal Plain B3 South Coast Urban G - Bays with Intertidal Flats and Reefs G3 St Aubin’s Bay

CCA A2 South West Headland

15.150 For reference, Viewpoint 18 is within this CCA.

15.151 Key relevant characteristics (as defined by the Countryside Character Appraisal and confirmed by field work) are:

 Designated heathland habitat of great importance forming part of a suite of interrelated and interdependent habitats;

 Affords spectacular public views from designated recreational routes, looking over the south and west coasts of the Island, embracing the sweeping curve of St Aubin’s Bay;

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 Views combined with open character and sense of wilderness give the headlands a very high public appeal;

 International archaeological site of importance containing some of the earliest neanderthal finds in Europe and important records of Jersey's Neolithic/Bronze Age landscape;

 West facing headlands include the main concentration of Second World War structures and fortifications built as part of the 'Atlantic Wall' defences.

Value

15.152 There are a wealth of important statutory designated sites in this area and it is of high public appeal for natural, geological amenity, cultural and historic value. It is also part of the Coastal National Park and is of state value.

Susceptibility

15.153 The landscape in this area is in good condition, but subject to encroachment and degradation through heavy visitor use, especially around sites of interest and car parks.

15.154 It has a strong and distinctive sense of wilderness and remoteness, which is under threat from visual intrusion of development on the edge of the heathland including 'tall' structures. It is an open and large scale exposed landscape with important long and impressive coastal views. It is a rare and fragile landscape.

15.155 Its visual setting is considered to be highly susceptible to change of the type proposed.

Sensitivity

15.156 Combining this receptor’s state level value with its high susceptibility to change, its setting is assessed as being highly sensitive to change.

CCA B3 South Coast Urban

15.157 For reference, Viewpoints 16 and 17 are within this CCA

15.158 Key relevant characteristics (as defined by the Countryside Character Appraisal and confirmed by field work) are:

15.159 Comprises the low-lying curving arc of land around St. Aubin’s bay extending inland to the slopes of the escarpment;

15.160 Includes important Neolithic remains at Ville es Nouaux, a proposed ancient monument SSI; 15-28 STATES OF JERSEY

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15.161 The historic land cover of sand dunes, wetland and marsh has largely been lost as a result of land drainage, construction of the sea wall and subsequent development;

15.162 The south coast plain has accommodated a large amount of development so that open 'countryside' is now confined to isolated locations.

Value

15.163 The character area does contain isolated internationally important sites; a biodiversity site at L'Ouaisné and an archaeology site at Ville es Nouaux. Overall it is considered to be of local value.

Susceptibility

15.164 The South Coast Character Area has largely been urbanised and relict coastal plain landscapes are confined to a few isolated locations. Given the substantial development, there is no overall intactness or integrity of character. The agricultural land around Le Manoir de la Haule and the pine planted grass verges of the coastal roads have great visual importance as open areas within an otherwise densely developed coastal plain.

15.165 Its visual setting is considered to be of low susceptibility to change of the type proposed.

Sensitivity

15.166 Combining this receptor’s local level value with its low susceptibility to change, its setting is assessed as having a low sensitivity to change.

CCA G3 St Aubin’s Bay

15.167 For reference, Viewpoints 15, 16, 17 and 18 are not strictly within this CCA, they overlook it, or are from the edges of it, and are broadly illustrative of the character of this CCA

15.168 Key relevant characteristics (as defined by the Countryside Character Appraisal and confirmed by field work) are:

 A wide, sweeping, south facing bay stretching for about 3km from St. Aubin to Elizabeth Castle and La Collette at St Helier;

 It has a very shallow, gently sloping shore profile and a very extensive sandy beach is revealed at low water;

 The bay is sheltered by Noirmont headland protecting it from prevailing winds and Atlantic swell;

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 Forms part of the Jersey Shoreline Important Bird Area (IBA) with exceptionally high marine biodiversity status, important winter wader roosts and feeding areas and Zostera beds which are a priority habitat of great importance for wintering birds;

 St. Aubin’s Fort and Elizabeth Castle are distinctive features in the view out to sea;  Hermitage Rock is where St. Helier is reputed to have lived as a hermit in the sixth century; and  The bay is used intensively for water sports and is an important resource for beach recreation.

Value

15.169 This area contains a collection of environmental features which are of great importance, particularly in terms of biodiversity, recognised at the International level (RAMSAR). It also boasts important heritage features in the form of Elizabeth Castle, St Aubin’s Fort and the Hermitage. The beach and coastline are one of the Island's prime tourist assets.

15.170 The seascape character of this CCA has a high island level value

Susceptibility

15.171 The values aspects described above combine to give a unique seascape which contributes positively to the character and perception of Jersey. The large area exposed at low tide provides a wild open expanse of beach with a sense of remoteness from the built up coast and shelter offered by the headlands either side. These perceptual characteristics are already threatened by land reclamation and marina development to the east.

15.172 The valued environmental features are unique and generally irreplaceable. The area has limited ability to accommodate development of any type and a high susceptibility to change.

Sensitivity

15.173 Combining this receptor’s Island level value with its high susceptibility to change, its setting is assessed as having a high sensitivity to change.

Table 15.2: Summary of Townscape Sensitivity

Receptor Sensitivity Host UCA receptor UCA 7 The Parade and Esplanade Medium Nearby UCA Receptors

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Receptor Sensitivity UCA 1 West Esplanade and Elizabeth Castle; Low to medium UCA 4 Fort Regent Low UCA 6, New Waterfront Low UCA 8 Town Centre Core High UCA 9 Town Centre North Medium UCA 10 Town Edges/Slopes Medium to high Wider CCA receptors CCA A2 South West Headland High CCA B3 South Coast Urban Low CCA G3 St Aubin’s Bay High

Visual Receptors

15.174 The desk based study and site visit have identified the following visual receptors, which may be affected by the proposed JFH.

15.175 The dense urban environment means visibility from within the surrounding built up town centre is limited to narrow framed views along streets adjacent to or aligned with the application site.

15.176 Middle distance views towards the site are generally restricted from the south-east, due to building heights. Beyond Fort Regent, they are almost entirely obscured by the topography. To the north- west views are more open due to the elevated land near Westmount Road and People’s park.

15.177 Elevated views of the site can be found elsewhere around the St Helier escarpment, however these are more distant and the site is seen as a small part of the complex urban scene and is not prominent in these views.

15.178 Longer distance views to the application site are available from coastal landscape to the south and west. These include views along the waterfront and across St Aubin’s Bay, from Beaumont, St Aubin, and Noirmont.

15.179 Visual receptors include the following.

Transport receptors

15.180 Receptors include users of the road network, in particular:

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 Victoria Avenue;  St Aubin’s Road;  Esplanade;  La Route de la Libéracion;  Pierson Road;  Gloucester Street;  Kensington Street;  Kensington Place;  Patriotic Street;  Cheapside;  York Street;  Newgate Street;  Sand Street; and  other nearby secondary roads.

15.181 The value of the visual amenity of these receptors varies between limited in the case of most busy roads to local in the case of short lengths of routes which form the main arrival points into the town of St Helier. In all cases, the attention of receptors, navigating these busy urban routes, is unlikely to be focused on enjoyment of their surroundings. Views out from these receptors are already dominated by built form, infrastructure and visual clutter. Their susceptibility to change is low. The visual amenity of these receptors is considered to have a low sensitivity to change.

Residential receptors

15.182 Nearby residents, in particular along

 Kensington Place to the north-west;  those on the corner of Gloucester and York Street to the north-east; and  those in Cheapside on Elizabeth Place, Elizabeth Lane, and West Park Avenue.

15.183 For this assessment it has been assumed that views of and from these dwellings are highly valued and of community importance.

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15.184 Given the urban nature of their views, these are considered moderately able to accommodate change and therefore of medium susceptibility. The sensitivity of these receptors to changes in their views is assessed as high.

Recreational receptors

15.185 These include users of the public footpaths and open spaces, in the following locations:

 Parade Gardens,  Victoria Gardens,  People’s Park,  Les Jardins de la Mer,  Fort Regent,  St Aubin’s Promenade,  Victoria Marine Lake,  St Aubin’s Bay beach and leisure and passenger craft in the bay,  Villages of Beaumont, and St Aubin; and  the Coastal National Park

15.186 The value of their visual amenity is local.

15.187 Many of these receptors are within busy urban settings with diverse built form and infrastructure either dominant in the foreground or prominent in the middle distance of views. These include Parade Gardens, Le Jardins de le Mer and Victoria Park. At these locations, people’s focus will largely be internal to the park itself and to a lesser extent on the surrounding townscape. These receptors have a medium susceptibility and views are able to accommodate change. Their sensitivity to change in views is medium.

15.188 People enjoying views from Elizabeth Castle, Beaumont, St Aubin, Noirmont, St Aubin’s Promenade, Victoria Marine Lake, St Aubin’s Bay beach and people in leisure craft in the bay are in less built up settings. In these cases the townscape forms a prominent middle distance or noticeable distant setting or backdrop to the scene. People’s attention is focussed more on views away from the town, towards the sea and along the coast. The visual amenity of people enjoying views from these locations is highly susceptible to change and are assessed to have a high sensitivity to change.

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15.189 People’s Park and Fort Regent are both large and distinct enough places to form ‘islands’ within their busy urban settings. The elevated and often open views to the town mean that people’s attention is more likely to be focussed on their townscape setting. Susceptibility of these receptors to changes in views is high giving a high sensitivity to visual change.

Educational and Employment receptors

15.190 Receptors of business premises occupying the upper storeys of contemporary and modern office blocks, including HSBC House, Lord Coutanche House, Kingsgate House, and Spectrum House are represented by VP 12 and VP 13

15.191 No significant views were found during field work from the following educational facilities:

 Highland School;  Beaulieu Convent School; and  Victoria College.

15.192 However, there are likely to be a limited number of views from these schools and they are broadly represented by VP 12.

15.193 These educational and employment receptors are all within a busy urban setting dominated by diverse built form and infrastructure. People using these facilities are unlikely to be focused on enjoyment of views of the surrounding townscape. The value of their visual amenity is medium and views are able to accommodate change. Their sensitivity to change in views is medium.

Heritage assets

15.194 The visual amenity of people enjoying views to and from the following heritage assets is included in the visual assessment Table 15.3.

Table 15.3: Heritage Receptors Included in this Assessment

Representative Heritage Asset Viewpoints 1860 General Hospital (Granite block), 1877 Entrance Lodge, and Granite Bell Tower Listed VP 1 and 2 Buildings (Grade 1) Jersey Opera House (Grade 2) VP 1 Listed Buildings – 13-19, 25 Gloucester Street (Grade 4) VP 1 and 2 Listed Buildings – 31, 35, and 37 Kensington Place (Grade 4) VP 7

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Representative Heritage Asset Viewpoints Listed Buildings – West Park Street (Grade unknown) VP 5 Listed Buildings – 21-23 Cheapside (Grade 4) VP 5 Listed Buildings – Elizabeth Place (Grades 3 – 4) VP 4 Listed Buildings - Fort Regent and South Hill Battery (Grade 1) VP 14 Listed Building – Fort Regent Leisure Centre Roof (Grade 3) VP 14 Elizabeth Castle and Hermitage Listed Buildings (Grade 1) VP 15 Noirmont Tower Listed Building (Grade Unknown) VP 18 Parade Gardens Listed Place (Grade 2) VP 3 Victoria Park Listed Place (Grade 3) VP 10 People’s Park Listed Place (Grade 3) VP 11

15.195 These designated buildings are considered to be of high value. Given the busy and dynamic urban context within which all but Elizabeth Castle, Noirmont Tower, and Fort Regent lie, the visual amenity of people enjoying views to and from these assets is considered to be of medium susceptibility to change of the type proposed. Thus combining high value with medium susceptibility, their sensitivity to change is assessed as medium to high.

15.196 The visual amenity of views from Elizabeth Castle, Noirmont Tower, and Fort Regent has more reliance on views back towards the townscape and coastline. These views have high value combined with high susceptibility, and therefore their sensitivity to change is assessed as high.

Assessment Viewpoints

15.197 The following 18 viewpoints (VPs) have been selected to represent the visual receptors included in this assessment. Consultation with the States of Jersey Landscape Officer to agree this approach took place on 4 May 2017. For the location of the viewpoints refer to Figure 15.1a and 1b, in Appendix L-1.

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Table 15.4: Baseline Assessment of Viewpoints

VP Description Existing view Receptors Sensitivity and location represented 1 View from the Close distance and narrow representative view Road users and Despite the busy and cluttered urban environment, the value of views here is north-east looking north-east along Gloucester Street. The pedestrians. enhanced by the presence of Listed structures. The visual amenity of road users is corner of foreground of the view is framed by the built considered to be of local value within St Helier town centre. The focus of the road Gloucester form on both sides of the road. The main user’s attention would be on travelling through a busy, built up urban environment. Street and detracting element in the view is moving traffic. Pedestrians, mainly commuters and residents in this area, would be less focussed Sand St In the middle distance to the left the cluster of on enjoying the views of the surrounding built environment than for tourists in the junction, 37m buildings which are part of Jersey General town centre. These views have a low susceptibility to change and therefore these south of the Hospital are visible. The buildings are set back receptors have a low sensitivity to change. site. from the street, helping to break its linearity, and People enjoying views Views to and from these designated assets are of high local value. However the Lat. are of distinctive but varied architectural styles. to and from the Jersey busy movement of traffic on the one-way street and the proliferation of modern built 49.186506 At the end of Gloucester Street, trees which in Opera House (Grade form which impedes the view of the Grade 1 Hospital buildings both detract from Long. Parade Gardens form the skyline. 2) and General views. This results in a medium susceptibility to change and therefore the visual -2.1132696 Hospital Complex amenity of these receptors is considered to be of medium to high sensitivity to (Grade 1) Listed change. Buildings.

People enjoying views Views from and to these Grade 4 Listed Buildings are of medium local value. The to and from of 13-19 busy movement of traffic on the one-way street and the proliferation of modern built and 25 Gloucester form in the area detract from the visual amenity. These views have medium Street (Grade 4) susceptibility to change and therefore the visual amenity of these receptors is Listed Buildings. considered to be of medium sensitivity to change.

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VP Description Existing view Receptors Sensitivity and location represented 2 View from the Close distance and narrow representative view Road users and Despite the busy and cluttered urban environment, the value of views here is south corner of looking south-west along Gloucester Street. The pedestrians. enhanced by the presence of Listed structures. The visual amenity of road users is Gloucester foreground of the view is framed by the built considered to be of local value within St Helier town centre. The focus of the road Street and The form on both sides of the road. The main user’s attention would be on travelling through a busy, built up urban environment. Parade detracting element in the view is moving traffic. Pedestrians, mainly commuters and residents in this area, would be less focussed junction, 15m In the foreground and middle distance to the on enjoying the views of the surrounding built environment than for tourists in the east of the site. right the Jersey General Hospital buildings are town centre. These views have a low susceptibility to change and therefore these Lat. visible. They are set back from the street, receptors have a low sensitivity to change. 49.187351 helping to break its linearity, and are of Residents along Views from private dwellings on Gloucester Street are of community value. The distinctive but varied architectural styles, which Long. Gloucester Street visual amenity of these residents has a high susceptibility to change and is thus of makes them the main dominant feature in the high sensitivity to change. -2.1111198 view. At the end of Gloucester St, is possible to see the canopy of trees which are part of Les People enjoying views Views to and from these designated assets are of high local value. However the Jardins de la Mer. to and from the Jersey busy movement of traffic on the one-way street, along with the proliferation of Opera House (Grade modern built form which impedes the view of the Grade 1 Hospital buildings, detract 2) and General from the visual amenity. This results in a medium susceptibility to change and Hospital Complex therefore the visual amenity of these receptors is considered to be of medium to (Grade 1) Listed high sensitivity to change. Buildings. People enjoying views Views to and to from these Grade 4 Listed Buildings are of low local value. The busy to and from 13-19 and movement of traffic on the one-way street and the proliferation of modern built form 25 Gloucester Street in the area detract from the visual amenity. These views have a medium (Grade 4) Listed susceptibility to changes and therefore the visual amenity of these receptors is Buildings. considered to be of medium sensitivity.

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VP Description Existing view Receptors Sensitivity and location represented 3 View from the Medium distance and funnelled representative Road users The value of views here is enhanced by the presence of Listed structures and north-east end view looking south-west along Gloucester Street places. The visual amenity of road users is considered to be of local value within St of Gloucester from the Parade Gardens. The view is framed Helier town centre. The focus of the road user’s attention would be on travelling Street near the on both sides by lines of trees which soften the through a busy, built up urban environment. These views have a low susceptibility to Parade built form beyond. The main detracting element change and therefore these receptors have a low sensitivity to change. Gardens, 87m in the view is moving traffic in the middle Pedestrians The value of views here is enhanced by the presence of Listed structures and east of the site. distance. Also in the middle distance to the right places and is considered to be of local value within St Helier town centre. Lat. the Jersey General Hospital buildings are Pedestrians, including commuters, residents and tourists in this area, would be 49.187711 visible. They are set back from the street, enjoying the views of the surrounding open space. These views have a medium Long. helping to break its linearity. In the background, susceptibility to change and therefore these receptors have a medium sensitivity to at the end of Gloucester St, is just possible to change. -2.1102454 make out the canopy of trees which are part of Les Jardins de la Mer. Residents along The Views from private dwellings on The Parade are of community value. The visual Parade and Savile amenity of these residents has a high susceptibility to change and is thus of high Street sensitivity to change.

Representative of The visual amenity of people using this designated historic open space is of local views of recreational value. The Park is surrounded by built form and mature trees along busy urban users of Parade roads. People’s attention is generally focused into the park rather than on enjoying Gardens Listed Place views out from it. There is therefore a medium susceptibility to change and thus the (Grade 2) view is of medium sensitivity to change. 4 View from the Close distance and filtered enclosed Road users and This is a utilitarian and cluttered urban environment, and the value of views here is north corner of representative view looking south-west along pedestrians. considered to be local within St Helier town centre. The focus of the road user’s Cheapside and Kensington Place. The vista down Kensington attention would be on travelling through a busy, built up urban environment. Elizabeth Ln Place is of the view is framed by the medium- Pedestrians, mainly commuters and residents in this area, would be less focussed 15-38 STATES OF JERSEY

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VP Description Existing view Receptors Sensitivity and location represented junction, 84m rise built form on both sides of the road, and on enjoying the views of the surrounding built environment than for tourists in the north of the terminates in views out to the Esplanade. The town centre. These views have a low susceptibility to change and therefore these site. view is dominated by the built form. The slightly receptors have a very low sensitivity to change. Lat. run-down quality of the architecture and the Residents along Views from private dwellings on Elizabeth Place and Elizabeth Lane are of 49.188686 utilitarian nature of the service entrances are the main detracting elements. Elizabeth Place, community value. The visual amenity of these residents has a high susceptibility to Long. Elizabeth Lane, and change and is thus of high sensitivity to change. -2.1121685 Cheapside.

People enjoying views Views to and from these designated assets are of medium local value. The post-war to and from Elizabeth built form and utilitarian service entrances detract from the visual amenity. These Place Listed Buildings. views have a medium susceptibility to change and therefore the visual amenity of (Grade 3-4) these receptors is considered to be of medium sensitivity to change.

5 View from the Medium-distance and wide filtered Road users and This is busy and cluttered urban environment, and the value of views here is south end of St representative view looking south along pedestrians. considered to be of local value within St Helier town centre. The focus of the road John’s Rd and Cheapside. The foreground of the view is user’s attention would be on travelling through a busy, built up urban environment. Old St John’s framed by the medium-rise built form on both Pedestrians, mainly commuters and residents in this area, would be less focussed Rd junction, sides of the surround roads. The main on enjoying the views of the surrounding built environment than for tourists in the 137m north detracting elements in the view are moving town centre. These views have a low susceptibility to change and therefore these from the site. traffic at the busy intersection, as well as receptors have a low sensitivity to change. Lat. adjacent construction works. Small street trees Residents along Old Views from private dwellings on Old St John’s and St John’s Road are of community 49.189481 filter the view down Cheapside. In the centre St John’s Road, St value. The visual amenity of these residents has a high susceptibility to change and middle distance the Jersey General Hospital Long. John’s Road, and is thus of high sensitivity to change. buildings are visible. -2.1130349 Westmount Road.

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VP Description Existing view Receptors Sensitivity and location represented People enjoying views Views to and from these designated assets are of low local value. The busy to and from Listed movement of traffic at the intersections of St Aubin’s Road and Cheapside detracts Buildings on West from the visual amenity. This results in a medium susceptibility to change and Park Street and 21-23 therefore the visual amenity of these receptors is considered to be of medium Cheapside (Grade 4). sensitivity to change. 6 View from the Middle-distance and wide filtered representative Road users and The visual amenity of people using this section of St John’s Road is considered to corner of St view looking south across St Helier. The pedestrians. be of Local value. When driving south along St John’s Road the view opens out onto John’s Rd and foreground of the view is framed by medium-rise the townscape after being confined by the wooded areas on the inland Plateau, Undercliffe Rd built form on the right side of the road and acting as a strategic approach into St Helier. However, the view also includes the junction, 470m lower-rise built form situated lower down the Jersey Hospital Buildings, and a high number of low-rise residential buildings, and north of the escarpment to the left. Shrubs filter the view in the drivers’ attention is on the task of driving through the townscape environment. site. the foreground, while the canopy of trees in The Therefore there is a medium susceptibility to change and thus the view is of medium Lat. Parade break up the roofscape. In the middle- sensitivity to change. 49.192303 distance the Jersey General Hospital Buildings Residents along St Views from private dwellings on St John’s Road are of community value. The visual dominate the skyline. In the extreme distance to Long. John’s Road amenity of these residents has a high susceptibility to change and is thus of high the right, the sea is just visible. -2.1113692 sensitivity to change.

7 View from the Close distance and enclosed filtered Road users and This is utilitarian and cluttered urban environment, and the value of views here is south corner of representative view looking east from pedestrians considered to be local within St Helier town centre. The focus of the road user’s Kensington St Kensington Place. The foreground of the view is attention would be on travelling through a busy, built up urban environment. and Kensington dominated by low- to medium-rise built form. Pedestrians, mainly commuters and residents in this area, would be less focussed Pl junction, 5m on enjoying the views of the surrounding built environment than for tourists in the west of the site. town centre. These views have a low susceptibility to change and therefore these Lat. receptors have a very low sensitivity to change. 49.188098 15-40 STATES OF JERSEY

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VP Description Existing view Receptors Sensitivity and location represented Long. Residents along Views from private dwellings on Gloucester Street are of community value. The -2.1135485 Kensington Place. visual amenity of these residents has a high susceptibility to change and is thus of high sensitivity to change.

People enjoying views Views to and from these designated assets are of low local value. The post-war built to and from the 31, 35 form detracts from the visual amenity. This results in a medium susceptibility to and 37 Kensington change and therefore the visual amenity of these receptors is considered to be of Place (Grade 4) Listed medium sensitivity to change. Buildings. 8 View from the Close distance and narrow representative view Road users and This is a utilitarian and cluttered urban environment, and the value of views here is north corner of looking north-east along Patriotic Street. The pedestrians considered to be local within St Helier town centre. The focus of the road user’s Esplanade (A1) foreground of the view is framed by the mid-rise attention would be on travelling through a busy, built up urban environment. and Patriotic St built form on both sides of the road. In the Pedestrians, mainly commuters and residents in this area, would be less focussed junction, 46m middle distance in the centre the Jersey on enjoying the views of the surrounding built environment than for tourists in the southwest of General Hospital buildings are visible. town centre. These views have a low susceptibility to change and therefore these the site. receptors have a very low sensitivity to change.

Lat. 49.186668 Long. -2.1150734 9 View from the Middle-distance filtered representative view Representative of The visual amenity of users of the designated walking and cycling routes and beach

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VP Description Existing view Receptors Sensitivity and location represented beach along Le looking north-east from the beach. The walkers and other along St Aubin’s Bay is of Local value. The focus of views is on the coastline, open Chemin du foreground of the view is dominated by the sand recreational users of sea and Elizabeth Castle, rather than on the busy A2 and A12 routes and urban Chateau, 265m beach and the concrete seawall. In the middle- St Aubin’s Bay. back drop beyond. Existing modern and contemporary built form already dominates south-west of distance, coarse-grained medium-rise buildings the view back from the beach to the town centre. Therefore there is a medium the site. are prominent, with the distinctive landmark susceptibility to change and thus the view is of high sensitivity to change. Lat. building La Fregate and the canopy of trees which are a part of Jardins de Mer sitting in 49.185667 front. The Jersey General Hospital buildings are Long. visible in the distance, through a vista along -2.1177033 Patriotic Street, where they are framed by linear built form. 10 View from the Middle-distance filtered representative view Road users and The visual amenity of people using this section of St Aubin’s Road is considered to pedestrian looking east along St Aubin’s Road at a main pedestrians be of local value. When driving east along St Aubin’s Road the view opens out onto crossing near entrance to St Helier. The foreground is Victoria Park and the wider townscape after being confined by the coastline and the roundabout dominated by a car park to the left, and the road escarpment, acting as a strategic approach to St Helier. However, the view also west of Victoria to the centre, while to the left Victoria Park is includes the Jersey Hospital Buildings, a number of post-war style buildings, and the Park, 222m prominent. In the middle-distance, buildings of drivers’ attention is on the task of driving through the townscape environment. west of the site. distinct architectural styles flank Peirson Road Therefore there is a medium susceptibility to change and thus the view is of medium sensitivity to change. on the far side of Victoria Park. In the distance, the Jersey General Hospital buildings break the Representative of The visual amenity of people using this designated historic open space is of local Lat. skyline above this line of built form on Peirson views of recreational value, however it is surrounded by busy arterial routes into the town which diminish 49.188388 Road. users of Victoria Park the sense of tranquillity. There is therefore a medium susceptibility to change and -2.1174082 Listed Place (Grade 3) thus the view is of medium sensitivity to change.

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VP Description Existing view Receptors Sensitivity and location represented 11 View from Medium-distance representative view looking Road users and The visual amenity of people using this section of Westmount Road is considered to Westmount Rd south-east from Westmount Road, across St pedestrians. be of local value within St Helier. When driving south-west along Westmount the near Jersey Helier. The fore-ground is dominated by the view opens out onto the townscape after being confined by the wooded areas on the Bowling Club, canopy of the trees on the escarpment inland Plateau. However, the view also includes the Jersey Hospital Buildings, and a 318m north- immediately below. In the Middle-distance, the high number of low-rise residential buildings, and the drivers’ attention is on the task west of the site. roofscape of the town fills the view. This is of driving through the townscape environment. Therefore there is a medium largely small- to medium-scale in height, but is susceptibility to change and thus the view is of medium sensitivity to change. punctuated by notable high-rise buildings, Lat. Representative of Views from private dwellings on Westmount Road are of community value. The including St Thomas’ Church, General Hospital residents along visual amenity of these residents has a high susceptibility to change and is thus of 49.189762 and its tower. The township is largely Westmount Road high sensitivity to change. Long. backclothed across the view by the wooded St -2.1174484 Helier Escarpment, with Fort Regent noticeably Representative of The visual amenity of people using this designated historic open space is of local breaking the skyline to the right. views of recreational value, however it is surrounded by busy arterial routes into the township which users of People’s Park diminish the sense of tranquillity. There is therefore a medium susceptibility to Listed Place (Grade 3) change and thus the view is of High sensitivity to change. 12 View from the Medium-distance representative view looking Representative of The high-rise buildings in St Helier are surrounded by a busy and cluttered visual top of the multi- west from the seventh floor of a car parking those working in high- urban environment. The views west from the upper floors of this and other nearby storey car park building, westwards across St Helier. The fore- rise westerly-facing buildings are available to workers in westerly facing rooms and are of community at Minden Pl, and mid-grounds are dominated by the buildings overlooking value. There would be occasional views from educational receptors on the eastern 617m east of roofscape of the town, which is largely small- to the site. escarpment of St Helier. The focus of these receptors is unlikely to be on enjoyment the site. medium-scale in height, but punctuated by Representative of of views from the surrounding townscape. There is a medium susceptibility to Lat. notable high-rise buildings, including General occasional views from change and thus the visual receptors are of medium sensitivity to change. Hospital and its tower. The township is 49.18618 educational facilities backclothed by the largely wooded St Helier on the escarpment to Long. Escarpment from the right to the middle of the the eastern side of the 15-43 STATES OF JERSEY

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VP Description Existing view Receptors Sensitivity and location represented -2.1031603 view, while to the left built form and industrial St Helier Basin. form, such as cranes dominate the horizon.

Representative of Views from private dwellings on Gloucester Street are of community value. The those living in high- visual amenity of these residents has a high susceptibility to change and is thus of rise westerly-facing high sensitivity to change. buildings overlooking the site. 13 View from the Middle-distance representative view looking Representative of The high-rise buildings in St Helier are surrounded by a busy and cluttered visual top of the multi- north-west from the seventh floor of a car those working in high- urban environment. The views west from the upper floors of this and other nearby storey car park parking building, westwards across St Helier. rise westerly-facing buildings are available to workers in westerly facing rooms and are of community at Sand street, The fore and mid-grounds are dominated by the buildings overlooking value. The focus of these receptors is unlikely to be on enjoyment of views from the 195m south- roofscape of the town, which is largely small- to the site. surrounding townscape. These are of medium local value. There is a medium east of the site. medium-scale, but punctuated by notable high- susceptibility to change and thus the visual receptors are of medium sensitivity to rise buildings, including General Hospital and its change. tower. The township is backclothed by the Lat. largely wooded St Helier Escarpment from the 49.185506 right to the middle of the view, while to the left Long. built form is skylined. -2.1108757

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VP Description Existing view Receptors Sensitivity and location represented 14 View from Fort Long-distance representative view looking Representative of The visual amenity of users of the Fort Regent Historic Trail is of local value. The Regent near north-west from Fort Regent across St Helier walkers and other focus of views is on St Helier and along the coastline stretching westwards. Existing the fort mast, and along St Aubin’s Bay. The fore and mid- recreational users of modern and contemporary built form already dominates the view of the town centre. 708m south- grounds are dominated by the roofscape of the the Fort Regent Therefore there is a medium susceptibility to change and thus the view is of high east of the site. town, which is largely small- to medium-scale, Historic Trail. sensitivity to change. but punctuated by notable high-rise buildings, including General Hospital, Hue Court, Union Lat. House, and St Thomas’ Church. The township People enjoying views Views to and from the designated assets are of high local value. There is a high 49.182898 is backclothed by the St Helier Escarpment from to and from the Fort susceptibility to changes in views and therefore the visual amenity of these Long. the right to the middle of the view, while to the Regent and South Hill receptors is considered to be of high sensitivity to change. -2.1047777 left, the St Aubin’s Bay coastline and Battery (Grade 1) and escarpments leading upwards, extends away Fort Regent Leisure westwards. Centre Roof (Grade 3) Listed Buildings. 15 View from the Long distance specific view looking north-east Representative of The visual amenity of users of the designated walking and cycling routes and beach entrance at across the coastline of St Aubin’s Bay towards walkers and other along St Aubin’s Bay is of Local value. The focus of views is on the coastline, open Elizabeth the town centre of St Helier. In the foreground, recreational beach sea and Elizabeth Castle, rather than on the busy A2 and A12 routes and urban Castle, 1130m the walls and rails lining the entranceway users. backdrop beyond. Existing modern and contemporary built form, including industry south-west of dominate, while the exposed coastline at low and large scale infrastructure at La Collette, is already prominent in the view back the site. tide fills the view from the fore-to mid-ground. In from the beach to the town centre. Therefore there is a medium susceptibility to Lat. the distance, the large waterfront buildings of change and thus the view is of medium sensitivity to change. the waterfront area are very prominent in the 49.178618 Users of the National The visual amenity of users of the National Coastal Park is of Island value. The centre of the view. To the right, Fort Regent Coastal Park focus of views is on the coastline, open sea and Elizabeth Castle, rather than on the Long. breaks the skyline, as do cranes at the port busy A2 and A12 routes and urban backdrop beyond. Existing modern and -2.1234445 below. To the right, the St Helier Escarpment contemporary built form, including industry and large scale infrastructure at La 15-45 STATES OF JERSEY

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VP Description Existing view Receptors Sensitivity and location represented and the medium-rise built form within it rises up Collette, is already prominent in the view back from the beach to the town centre. from the St Helier Basin. Therefore there is a medium susceptibility to change and thus the view is of high sensitivity to change.

People enjoying the Views to and from these designated assets are of high Island value. The focus of views to and from views is on the coastline, open sea and Elizabeth Castle, rather than on the busy A2 Elizabeth Castle and and A12 routes and urban backdrop beyond. Existing modern and contemporary Hermitage (Grade 1) built form, including industry and large scale infrastructure at La Collette, is already Listed Buildings. prominent the view back from the beach to the town centre. There is a medium susceptibility to changes in views, and thus the view is of high sensitivity to change. People in leisure and The visual amenity of people in leisure craft on St Aubin’s Bay is considered to be of passenger craft on St local value. When travelling north towards Jersey, the view focusses on the St Helier Aubin’s Bay town centre and escarpment behind, forming a strategic approach in St Helier. However, this view also includes prominent infrastructure associated with the St Helier Elizabeth Quay and wider port area. Therefore there is a medium susceptibility to change and thus the view is of medium sensitivity to change. 16 View from the Looking south east open panoramic Road Users The visual amenity of people using this section of the A1 is considered to be of beach representative views extend across St Aubin’s Local value. When driving east along the A1, the townscape of St Helier is gradually promenade Bay towards St Helier township. In the revealed, acting as a strategic approach into the town. The drivers’ attention is next to Le foreground, the coastline and ocean dominate. partially on the task of driving but also on the panoramic view of the Island. Perquage car The St Helier escarpment extends from the Therefore there is a medium susceptibility to change and thus the view is of medium park, 3115m south west corner of St Helier westwards across sensitivity to change. north-west of the island, framing the left side of the view. Built the site. form on the western part of the escarpment is Lat. particularly prominent. The wooded areas and 15-46 STATES OF JERSEY

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VP Description Existing view Receptors Sensitivity and location represented 49.196359 open space within West Park punctuate the Representative of The visual amenity of users of the designated walking and cycling routes and beach Long. space between St Helier and First Tower. walkers and other along St Aubin’s Bay is of Local value. The focus of recreationalists is on the Several buildings within the St Helier Basin -2.155214 recreational beach coastline and open sea, rather than on than on the busy A2 and A12 routes and break the skyline, including the General users. urban back drop beyond. Existing modern and contemporary built form is already Hospital, Fort Regent, and the Power Station present from First Tower eastwards to the St Helier town centre. Therefore there is a Chimney. The landform of St Helier terminates medium susceptibility to change and thus the view is of high sensitivity to change. on the right side of the view at the Le Nice ès Tchians headland, before giving way to the Residents along La Views from private dwellings on Gloucester Street are of community value. The open sea. Route de la Haule at visual amenity of these residents has a high susceptibility to change and is thus of Beaumont high sensitivity to change.

17 View from the Looking east open panoramic representative Road Users The visual amenity of people using this section of the A1 is considered to be of promenade at views extend across St Aubin’s Bay towards St Local value. When driving east along the A1, the townscape of St Helier is gradually St Aubin next to Helier township. In the foreground, the coastline revealed, acting as a strategic approach into the town. The drivers’ attention is the car park and ocean dominate, with St Aubin’s Fort partially on the task of driving but also on the panoramic view of the Island. along La Neuve enclosing any further views out to the open sea. Therefore there is a medium susceptibility to change and thus the view is of medium Route (A1), The St Helier escarpment extends from the sensitivity to change. 3982m west of south west corner of St Helier westwards across Representative of The visual amenity of users of the designated walking and cycling routes and beach the site. the island, framing the left side of the view. The walkers and other along St Aubin’s Bay is of Local value. The focus of views is on the coastline and wooded areas and open space within West Park Lat. recreational beach open sea, rather than on the busy A2 and A12 routes and urban back drop beyond. punctuate the space between St Helier and First 49.188474 users. Existing modern and contemporary built form is already present from Beaumont Tower. Several buildings within the St Helier eastwards to the St Helier town centre. Therefore there is a medium susceptibility to Long. Basin break the skyline, including the General change and thus the view is of medium to high sensitivity to change.

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VP Description Existing view Receptors Sensitivity and location represented -2.169262 Hospital, Fort Regent, and the Power Station Residents along La Views from private dwellings on La Neuve Route are of community value. The visual Chimney. Neuve Route at St amenity of these residents has a high susceptibility to change and is thus of high Aubin’s sensitivity to change.

18 View from Looking east panoramic but filtered specific Representative of The visual amenity of users of the National Coastal Park is of Island value. The Noirmont Point, views extend across St Aubin’s Bay towards St walkers and other focus of views is on the open sea and the coastline stretching eastwards towards St 4500m south- Helier township. In the foreground, the recreational users of Helier, rather than on the busy A2 and A12 routes and urban back drop beyond. west of the site. surrounding wooded landscape frames the the National Coastal Existing modern and contemporary built form between First Tower and St Helier and Lat. view. In the middle distance, the ocean Park infrastructure at La Collette is present but not prominent. Therefore there is a high dominates. The St Helier escarpment extends susceptibility to change and thus the view is of high sensitivity to change. 49.167398 from the south west corner of St Helier People enjoying views Views to and from this designated asset are of high Island value. As above There is Long. westwards across the island into the inland to and from Noirmont a high susceptibility to changes in views, and thus the view is of high sensitivity to -2.1685164 plateau, framing the left side of the view. The Tower (Grade 1) change. wooded areas and open space within West Park Listed Buildings punctuate the space between St Helier and First Tower. Several distinct buildings within the St People in leisure and The visual amenity of people in leisure craft on St Aubin’s Bay is considered to be of Helier Basin, including the Jersey General passenger craft on St local value. When travelling east in or towards St Aubin’s Bay, the view focusses on Hospital buildings, Fort Regent, and the Power Aubin’s Bay the seascape and the less built up coastline between Noirmont and St Aubin, Less Station Chimney, are visible. so on the more distant sweep of urban coast east of Beaumont. The view from this side of the bay is less affected by infrastructure associated with the St Helier Elizabeth Quay and wider port area in the distance. Therefore there is a high susceptibility to change and thus the view is of high sensitivity to change.

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Potential Effects

Demolition and Construction Assessment

15.198 Construction and demolition activities associated with this development would to take place over a period of approximately five years (2019-2024).

15.199 In order to avoid double counting of effects, the assessment of townscape and visual construction effects identifies and assesses only temporary adverse effects which arise as a result of activities and elements that are unique to the construction phase.

15.200 For example, the permanent removal of built form or vegetation is assessed as part of the operational phase, but the works, such as the disruption caused by construction plant used during demolition and site clearance are assessed as part of the construction phase. A further example would be proposed landforms or building platforms, which are permanent features of the operational phase. Townscape and visual effects arising from their presence are assessed under operational effects, but the earthworks required to form them, including excavation, aggregate and earth movements, and stock piling during the construction works are assessed as construction effects in this section.

15.201 As the proposed JFH is gradually built throughout the construction phase, permanent effects would increasingly become part of the landscape and views. These effects are assessed as part of the operational phase. They include, for example, gradual introduction of transport infrastructure and the presence of the proposed built elements, such as the main structures and buildings up to completion.

15.202 Sources of construction effects on townscape and visual receptors include:

 temporary construction compounds with associated lighting and fencing;  stockpiling and storage of materials;  excavation and handling of materials;  on and off-site construction traffic;  on-site plant, such as:

o demolition plant and excavators for site clearance; o articulated dump trucks, excavators and dozers for earthworks; and

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o cranes, lifts, piling rigs and telescopic forklifts for construction of structures; 15.203 night time security lighting year round; and

o isolated task lighting would be provided intermittently where required during the winter months only. 15.204 Refer to Chapter 3 of this EIS for a fuller description of the construction phase.

Townscape Construction Effects

15.205 The townscape is characteristically urban with new and old developments throughout. Construction works are a normal and necessary part of any urban environment.

15.206 The susceptibility and sensitivity of the townscape receptors to changes brought about by construction works is considered to be similar to their sensitivity to the changes from operational developments of the type proposed. Sensitivity of townscape receptors is summarised in Table 15.2 above.

15.207 Construction activities would be limited to the application site and its immediate surroundings. The Construction Compound and a laydown area would be located in the industrial area at La Collette. At isolated stages during construction, such as piling and erection of building slabs and frames, taller plant and structures such as piling rigs, cranes and scaffolding would be visible from a wider area than the proposed JFH would be. The construction phase would be short-term and temporary and would vary in intensity over five years. The effects of the construction phase from the sources described above would be entirely reversible.

15.208 Set within the context of a dynamic and busy urban environment, the magnitude of change to the townscape and visual environment, over and above that assessed for the operational development, would generally be limited in comparison to permanent and irreversible operational effects.

15.209 The assessment of townscape construction effects is contained in Table 15.5 below.

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Table 15.5: Summary of Townscape Construction Effects

Townscape Sensitivity Magnitude of change Significance of short-term Receptor effects Direct effects on the host Urban Character Area receptor UCA 7 The Medium Construction activities would be prominent from within this part of the town. The already noisy and dynamic Moderate adverse Parade and environment would become more so at times depending on the stage of construction: demolition, excavation, Esplanade piling, transportation of materials and plant movements are likely give rise to the most disturbance. Road works would be necessary within the streets surrounding the proposed JFH in order to upgrade the public realm. This work would comprise road works of a nature, scale and longevity frequently experienced in urban areas. Existing heritage assets including the Listed Granite Block, the Bell Tower and Entrance Lodge would be protected and retained. Public access throughout the area would not be noticeably affected as the majority of the site is not currently accessible to pedestrians or used for recreational purposes. Tall construction plant, such as cranes, scaffolding and piling rigs would be visible and interrupt the already cluttered and varied skyline, detracting slightly from the character of the local townscape. These direct changes to the fabric and character of the TCA and gateway site would be adverse, temporary, short-term, entirely reversible in nature and low in magnitude. Combining a medium sensitivity with a low magnitude of change in the assessment matrix in Figure 1 in Appendix L-1 results in a level of effect on the cusp between moderate and slight. To ensire the worst case is considered this is reported as a moderate level effects, but is at the lower end of the moderate category and is thus not considered to be significant.

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Townscape Sensitivity Magnitude of change Significance of short-term Receptor effects Indirect effects on the settings of nearby Urban Character Area receptors UCA 1 West Low to Construction effects would be indirect and noticeable on the north-easterly skyline from within this UCA, with only Slight adverse Esplanade and medium partial and distant views of taller plant and elevated construction activities available above the horizon, Elizabeth interrupting the varied urban skyline. Castle; These indirect changes to the setting of this UCA would be adverse, temporary, short-term, entirely reversible and negligible to low in magnitude. UCA 4 Fort Low Construction effects would be indirect and noticeable in north-westerly views from within this UCA, with only Slight adverse Regent partial and distant views of taller plant and elevated construction activities available amongst already varied and complex panoramic views over the town. These indirect changes to the setting of this UCA would be adverse, temporary, short-term, entirely reversible and low in magnitude. UCA 6 New Low Construction effects would be indirect and noticeable on the northerly skyline from within this UCA, with only Slight adverse Waterfront occasional and partial views of taller plant and elevated construction activities available above and between existing built form along the esplanade, interrupting the varied urban skyline. Construction traffic on the Esplanade as well as general noise and disturbance might be noticeable from the nearer parts of this UCA such as Les Jardins de la Mer. These indirect changes to the setting of this UCA would be adverse, temporary, short-term, entirely reversible and low in magnitude. UCA 8 Town High Construction effects would be indirect and barely noticeable from within this built up UCA, with only occasional, Slight adverse Centre Core partial and distant glimpses of taller plant and elevated construction activities available along the few streets such as Union Street, which are aligned with the proposed development. These indirect changes to the setting of this UCA would be adverse, temporary, short-term, entirely reversible 15-52 STATES OF JERSEY

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Townscape Sensitivity Magnitude of change Significance of short-term Receptor effects and negligible in magnitude. UCA 9 Town Medium Construction effects would be indirect and barely noticeable from within this built up UCA, with only occasional, Slight adverse Centre North partial and distant glimpses of taller plant and elevated construction activities available along the few streets such as St Mark’s Road and Stopford Road, which are aligned with the proposed development. These indirect changes to the setting of this UCA would be adverse, temporary, short-term, entirely reversible and negligible in magnitude. UCA 10 Town Medium to Construction effects would be indirect and noticeable in south-easterly, southerly and westerly views from within Slight adverse Edges/Slopes high this UCA. Partial and distant framed views of taller plant and elevated construction activities would be available amongst already the varied and complex panoramic views over the town. These indirect changes to the setting of this UCA would be adverse, temporary, short-term, entirely reversible and low in magnitude. Indirect effects on the settings of wider Countryside Character Area receptors CCA A2 South High Construction effects would be indirect and barely noticeable in easterly views along the coast from within this Slight adverse West Headland CCA. Partial and distant framed views of taller plant and elevated construction activities below and above the skyline in panoramic views of built form within St Helier from across St Aubin’s Bay. These indirect changes to the setting of this UCA would be adverse, temporary, short-term, entirely reversible and negligible in magnitude. CCA B3 South Low Construction effects would be indirect and barely noticeable in south-easterly views along the coast from within Negligible adverse Coast Urban this CCA. Partial and distant framed views of taller plant and elevated construction activities below and above the skyline in panoramic views of built form within St Helier from across St Aubin’s Bay. These indirect changes to the setting of this UCA would be adverse, temporary, short-term, entirely reversible

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Townscape Sensitivity Magnitude of change Significance of short-term Receptor effects and negligible in magnitude. CCA G3 St. High Construction effects would be indirect and barely noticeable in easterly views across the bay from within this Slight adverse Aubin’s Bay CCA. Partial and distant framed views of taller plant and elevated construction activities below and above the skyline in panoramic views of built form within St Helier. These indirect changes to the setting of this UCA would be adverse, temporary, short-term, entirely reversible and negligible in magnitude.

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Visual Construction Effects

15.210 Visual construction effects are summarised in Table 15.6.

15.211 Viewpoint locations are shown on Figure 15.1a and 1b. Viewpoint photographs and photomontages are presented in Figure 15.4.

Receptors with Medium Magnitude of Change (VP 7)

15.212 Very close range and open views of the site are available from Kensington Street to the north-west (VP 7). For a description of receptors represented by this viewpoint see paragraphs following 15.228.

15.213 Changes arising from construction would comprise frequent and partial interruption of views by elevated structures such as scaffolding and cranes. The majority of works taking place at ground level would be screened by hoardings, however a large proportion of the length of the eastern side of Kensington Place would be affected.

15.214 These changes to views would be adverse, temporary, short term and would be medium in magnitude:

 For receptors with high sensitivity, visual effects would be moderate to substantial adverse and significant:

o Residents along Kensington Place (VP 7);  For receptors with medium sensitivity, visual effects would be moderate adverse and significant:

o People enjoying views to and from the 31, 35 and 37 Kensington Place listed buildings (VP 7);  For receptors with very low sensitivity, visual effects would be slight adverse and insignificant

o Road users and pedestrians along Kensington Place (VP 7).

Receptors with Low Magnitude of Change (VPs 1, 2, and 3) 15.215 Close range and partial, but open views of the site are available from Gloucester Street to the south-west (VP 1) and to the north-east (VP 2), in the form of vistas along Gloucester Street. Mid- range views from within Parade Gardens to the north-east (VP 3), are partially filtered by a single row of mature deciduous trees located within the park. For a description of receptors represented by these viewpoints see paragraphs following 15.232 15-55 STATES OF JERSEY

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15.216 Changes arising from construction would occupy a considerable proportion of foreground and middle ground in these views. Construction works visible within 200m of the viewpoints would be partially at odds with the character of these views, which already include built form and infrastructure. Changes to views as a result of construction would be adverse, temporary, short-term and entirely reversible. The magnitude of changes to these views would be low.

 For receptors with medium to high sensitivity to change, visual effects would be moderate adverse and significant:

o People enjoying views to and from the Jersey Opera House and General Hospital complex listed buildings (VP 1 and 2); and  For receptors with medium sensitivity to change, visual effects would be at the lower end of the moderate catergory, adverse and insignificant:

o Recreational users of Grade 2 Listed Place, Parade Gardens(VP 3); o People enjoying views to and from the 13-19 and 25 Gloucester Street listed buildings (VP 1 and 2);  For receptors with low sensitivity to change, visual effects would would be slight adverse and insignificant:

o Road users and pedestrians (VP 1 and 2).

Receptors with Negligible Magnitude of Change (VPs 3 - 6, 8 - 18)

15.217 Close range and partial, but open views of the site are available from the north-east end of Gloucester Street, The Parade, and Savile Street (VP 3), the north east end of Kensington Place (VP 4), and Patriotic Street (VP 8). Mid-range and partial views of the site are accessible from Cheapside (VP 5), St John’s Road (VP 6), the roundabout west of Victoria Park (VP 10), the beach (VP 9) and Elizabeth Castle (VP 15). Mid to long distance and elevated views are available from Westmount Road Green Lane (VP 11) to the north-west, Sand Street Car Park (VP 13), Minden Place Car Park (VP 12), and Fort Regent (VP 14) to the west. Open and distant panoramic views are available from the western side of St Aubin’s Bay (VPs 16 and 17), and from Noirmont (VP 18).

15.218 For a description of receptors represented by these viewpoints see paragraphs following 15.232, 15.239 and 15.246

15.219 In the close range and partial views, the visibility of construction activities would be largely restricted by existing built form, particularly on Patriotic Street (VP 8), the north-east end of Kensington Place (VP 4), and along the length of Gloucester Street (VPs 1, 2, and 3). Residents in particular on 15-56 STATES OF JERSEY

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Gloucester Street (VP 2) would have directional views to the north-west, resulting only in oblique views of the site. Changes arising from construction would comprise intermittent and partial interruption of views by elevated structures such as scaffolding and cranes. The majority of works taking place at ground level would be screened by hoardings.

15.220 In the case of the mid-range to long distance views, the construction activities would form a small and distant feature in these views. They would be seen against the backcloth of Jersey Township already comprising many prominent and eye catching features such as tall buildings, large scale industrial units, Mount Bingham, Fort Regent, and West Park. The proposed construction works would not be a noticeable feature in these views. In all of these views change would be adverse, temporary, short and medium-term and would be negligible in magnitude.

For receptors with high sensitivity to change, visual effects would be slight adverse and insignificant:

 Residents along:

o Gloucester Street (VP 2); o The Parade and Savile Street (VP 3); o Elizabeth Place, Elizabeth Lane and Cheapside (VP 4); o Old St John’s Road, St John’s Road and Westmount Road (VP 5); o St John’s Road (VP 6); o Westmount Road (VP 11) o High rise westerly-facing buildings (VP 12); o La Route de la Haule (VP 16); and o La Neuve Route (VP 17).  Users with views to and from the following listed buildings:

o Fort Regent and South Hill Battery and Fort Regent Leisure Centre Roof (VP 14); o Elizabeth Castle and Hermitage (VP 15); and o Noirmont Tower (VP 18).  Users of the National Coastal Park at Elizabeth Castle (VP 15) and Noirmont (VP 18).  Recreational users at:

o Fort Regent (VP 14); 15-57 STATES OF JERSEY

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o The beach (VP 9); o Le Perquage Beach (VP 16); o St Aubin Promenade (VP 17); o Grade 3 Listed Place, People’s Park (VP 11); and o People in leisure and passenger craft at sea near Noirmont (VP 18).  For receptors with medium sensitivity to change, visual effects would be slight adverse and insignificant:

o Transport Receptors: o Pedestrians along Gloucester Street (VP 2); o Road users near Le Perquage beach car park (VP 16); o Road users near St Aubin Promenade (VP 17); o Road users and pedestrians along St John’s Road (VP 6); o Road users and pedestrians at the roundabout west of Victoria Park (VP 10); and o Road users and pedestrians along Westmount Road Green Lane (VP 11).  People enjoying views to and from the following listed buildings:

o Elizabeth Place (VP 4); o West Park Street (VP 5); and o 21-23 Cheapside (VP 5).  Recreational users at

o The beach near Elizabeth Castle (VP 15); o People in leisure and passenger craft at sea near Elizabeth Castle (VP 15); and o Grade 3 Listed Place Victoria Park (VP 10).  Employment receptors in high rise westerly-facing buildings (VPs 12 and 13);  Educational receptors on the westerly slopes of St Helier Basin (VP 12);  For receptors with low sensitivity to change, visual effects would be negligible adverse and insignificant:

o Road users along Gloucester Street (VP 3);

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o Road users along St John’s and Old St John’s Roads (VP 5); o For receptors with very low sensitivity to change, visual effects would be negligible adverse and insignificant: o Road users and pedestrians along Kensington Place and Cheapside (VP 4); and o Road users and pedestrians along Esplanade (A1) and Patriotic Street (VP 8).

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Table 15.6: Summary of Visual Construction Effects

Receptor Receptor sensitivity Magnitude of change and short-term Construction effects VP 1 Corner of Gloucester Street and Sand St – Road users and Low Low magnitude Slight adverse and insignificant pedestrians VP 1 Corner of Gloucester Street and Sand St – People enjoying views Medium to High Low magnitude Moderate adverse and significant to and from the Jersey Opera House and General Hospital Complex Listed Buildings VP 1 Corner of Gloucester Street and Sand St – People enjoying views Medium Low magnitude moderate adverse and insignificant to and from the 13-19 and 25 Gloucester Street Listed Buildings VP 2 Corner of Gloucester Street and The Parade – Road users and Low Low magnitude Slight adverse and insignificant pedestrians VP 2 Corner of Gloucester Street and The Parade – Residents along High Negligible magnitude Slight adverse and insignificant Gloucester Street VP 2 Corner of Gloucester Street and The Parade – People enjoying Medium to High Low magnitude Moderate adverse and significant views to and from the Jersey Opera House and General Hospital Complex Listed Buildings VP 2 Corner of Gloucester Street and The Parade – People enjoying Medium Low magnitude moderate adverse and insignificant views to and from the 13-19 and 25 Gloucester Street Listed Buildings VP 3 Northeast end of Gloucester Street – Road users Low Negligible magnitude Negligible adverse and insignificant VP 3 Northeast end of Gloucester Street – Pedestrians Medium Negligible magnitude Slight adverse and insignificant VP 3 Northeast end of Gloucester Street – Residents along The Parade High Negligible magnitude Moderate adverse and insignificant and Savile Street VP 3 Northeast end of Gloucester Street – Recreational users of Medium Low magnitude moderate adverse and significant Parade Gardens Listed Place VP 4 Corner of Cheapside and Elizabeth Lane – Road users and Very low Negligible magnitude Negligible adverse and insignificant 15-60 STATES OF JERSEY

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Receptor Receptor sensitivity Magnitude of change and short-term Construction effects pedestrians VP 4 Corner of Cheapside and Elizabeth Lane – Residents along High Negligible magnitude Slight adverse and insignificant Elizabeth Place, Elizabeth Lane, and Cheapside VP 4 Corner of Cheapside and Elizabeth Lane – People enjoying views Medium Negligible magnitude Slight adverse and insignificant to and from Elizabeth Place Listed Buildings VP 5 Corner of St John’s Road and Old St John’s Road – Road users Low Negligible magnitude Negligible adverse and insignificant and pedestrians. VP 5 Corner of St John’s Road and Old St John’s Road – Residents High Negligible magnitude Slight adverse and insignificant along Old St John’s Road, St John’s Road, and Westmount Road VP 5 Corner of St John’s Road and Old St John’s Road – People Medium Negligible magnitude Slight adverse and insignificant enjoying views to and from the West Park Street and 21-23 Cheapside Listed Buildings VP 6 Corner of St John’s Road and Undercliffe Road – Road users and Medium Negligible magnitude Slight adverse and insignificant pedestrians VP 6 Corner of St John’s Road and Undercliffe Road – Residents along High Negligible magnitude Slight adverse and insignificant St John’s Road VP 7 Corner of Kensington Street and Kensington Place – Road users Very low Medium magnitude Slight adverse and insignificant and pedestrians VP 7 Corner of Kensington Street and Kensington Place – Residents High Medium magnitude Moderate to substantial adverse and significant along Kensington Place. VP 7 Corner of Kensington Street and Kensington Place – People Medium Medium magnitude Moderate adverse and significant enjoying views to and from the 31, 35 and 37 Kensington Place Listed Buildings VP 8 Corner of Esplanade (A1) and Patriotic Street – Road users and Very low Negligible magnitude Negligible adverse and insignificant pedestrians VP 9 Beach– Recreational users High Negligible magnitude Slight adverse and insignificant

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Receptor Receptor sensitivity Magnitude of change and short-term Construction effects VP 10 Roundabout west of Victoria Park – Road users and pedestrians Medium Negligible magnitude Slight adverse and insignificant VP 10 Roundabout west of Victoria Park – Recreational users of Medium Negligible magnitude Slight adverse and insignificant Victoria Park Listed Place VP 11 Westmount Road – Road users and pedestrians of the Green Medium Negligible magnitude Slight adverse and insignificant Lane VP 11 Westmount Road – Residents along Westmount Road High Negligible magnitude Slight adverse and insignificant VP 11 Westmount Road – Recreational users with views People’s Park High Negligible magnitude Slight adverse and insignificant Listed Place VP 12 Minden Place Car Park – Employment receptors in high rise Medium Negligible magnitude Slight adverse and insignificant westerly-facing buildings, educational receptors on the westerly slopes of St Helier basin VP 12 Minden Place Car Park – Residents in high rise westerly-facing High Negligible magnitude Slight adverse and insignificant buildings VP 13 Sand Street Car Park – Employment receptors in high rise Medium Negligible magnitude Slight adverse and insignificant westerly-facing buildings VP 14 Fort Regent – Recreational users High Negligible magnitude Slight adverse and insignificant VP 14 Fort Regent – People enjoying views to and from the Fort Regent High Negligible magnitude Slight adverse and insignificant and South Hill Battery and Fort Regent Leisure Centre Roof Listed Buildings VP 15 Elizabeth Castle – Recreational users of the beach and ocean High Negligible magnitude Slight adverse and insignificant

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Receptor Receptor sensitivity Magnitude of change and short-term Construction effects VP 15 Elizabeth Castle – Recreational users of the National Coastal High Negligible magnitude Slight adverse and insignificant Park VP 15 Elizabeth Castle – People enjoying views to and from Elizabeth High Negligible magnitude Slight adverse and insignificant Castle and Hermitage Listed Buildings VP 15 Elizabeth Castle – people in Leisure and passenger craft at sea Medium Negligible magnitude Slight adverse and insignificant VP 16 Le Perquage beach car park – Road users Medium Negligible magnitude Slight adverse and insignificant VP 16 Le Perquage beach car park – Recreational users High Negligible magnitude Slight adverse and insignificant VP 16 Le Perquage beach car park – Residents along La Route de la High Negligible magnitude Slight adverse and insignificant Haule VP 17 St Aubin Promenade – Road users Medium Negligible magnitude Slight adverse and insignificant VP 17 St Aubin Promenade – Recreational users Medium to High Negligible magnitude Slight adverse and insignificant VP 17 St Aubin Promenade – Residents along La Neuve Route High Negligible magnitude Slight adverse and insignificant VP 18 Noirmont – Recreational users of the National Coastal Park High Negligible magnitude Slight adverse and insignificant VP 18 Noirmont – People enjoying views to and from Noirmont Tower High Negligible magnitude Slight adverse and insignificant Listed Building VP 18 Noirmont – people in Leisure and passenger craft at sea Medium Negligible magnitude Slight adverse and insignificant

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Operational Assessment

15.221 Throughout the iterative design process, interventions have been made and integrated into the proposed JFH with the primary purpose of avoiding or reducing adverse effects at source. The proposed JFH includes a hard and soft landscape scheme including new paving, street furniture, and street trees. The streetscape and spaces would be designed to create an attractive and valued public realm to enhance the townscape in and around the site and to integrate the proposed JFH into its townscape setting. The proposed JFH and public realm improvements are described in detail in Chapter 3 of this EIS and in the accompanying Design and Access Statement.

15.222 The measures above, including the soft landscape elements such as street tree and other planting, are considered integral measures embedded in the proposed JFH. There are no soft landscape measures included in the design to mitigate effects predicted in this assessment. They have not been assessed as mitigation measures to reduce adverse effects.

15.223 This assessment of operational effects considers the long-term residual effects, from the end of construction in 2024 onwards. These are referred to in this assessment as residual effects.

Townscape Operational Effects

15.224 The local townscape is characteristically urban with a variety of new and old developments throughout. Development and urban regeneration are a normal and necessary part of any urban environment.

15.225 The value, susceptibility and sensitivity of the townscape receptors to changes brought about by development of the type proposed is assessed under baseline and summarised in Table 15.7 below. The corresponding assessment of effects on each character area receptor is tabulated below.

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Table 15.7: Summary of Townscape Operational Effects

Townscape Sensitivity Magnitude of change Significance of residual effects Receptor Direct effects on the host Urban Character Area receptor UCA 7 The Medium In order to achieve its function, the proposed built form would be large in scale. The main building would Neutral Parade and be up to 44.5m high and has been designed as a landmark building, oriented and designed to occupy two (moderate adverse balanced by Esplanade blocks within an eight block zone. It would fit within the grid pattern of the streets and complement moderate positive effects) surrounding modern and historic built form. The ward towers have been designed as a pair and set back from the street frontage of the lower plinth. This considerably reduces its perceived scale and dominance in the local townscape and avoids the potential cliff-like character that a simpler tall cuboid form would have in this location. The separation of the ward towers gives a proportionate massing more in keeping with the local character. In most views, the towers would appear as a pair of buildings relating to the block pattern and irregular character of surrounding built form. This would reduce contrast with the skyline and roofscape in longer distance views of the hospital. The public frontage to the hospital would comprise a welcoming façade set within new improved public realm that would stitch the new hospital into the townscape fabric of St. Helier. The forecourt to the Granite Block would be reinstated as a new public space designed to improve the setting of the Grade 1 listed assets whilst providing the main vehicular pick up and drop off point for taxis and cars. Multi-modal permeability across the site itself would be improved. A series of pedestrian connections would open up new links across the site between Gloucester Street, Kensington Place and the Parade. Historic assets on the site, the Granite Block, Bell Tower and the Entrance Lodge would be protected,

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Townscape Sensitivity Magnitude of change Significance of residual effects Receptor retained and their fabric and settings sympathetically woven into the detailed design. The proposed development would regenerate the incoherent site through the introduction of contemporary built form and complementary public realm, designed to respect and enhance the setting of historic assets. This would give rise to a positive change of medium magnitude to the character of the site and surrounding area. Introducing the proposed built form that would be prominent in views and slightly taller and considerably larger in scale than the surrounding buildings would result in a medium magnitude adverse change to the character of the UCA. This medium beneficial change would balance out the medium adverse change and leave a neutral change overall. The direct changes to the character of the local townscape would be permanent and irreversible, medium in magnitude, beneficial and adverse in nature, but neutral overall. Indirect effects on the settings of nearby Urban Character Area receptors UCA 1 West Low to The proposed development would be noticeable on the north-easterly skyline from within this UCA, with Slight adverse Esplanade medium occasional, partial and distant views available of the upper floors of the proposed JFH. It would be and Elizabeth perceived as a pair of medium scale contemporary buildings and would not be at odds with the varied St Castle Helier skyline above the Esplanade and new large scale built form around Elizabeth Marina. These indirect changes to the setting and overall character of this UCA would be adverse, permanent and irreversible and low in magnitude. UCA 4 Fort Low The proposed development would be noticeable in the setting in north-westerly views from within this Slight adverse Regent UCA with partial and distant views of the proposed JFH available amongst already varied and complex panoramic views over the town. It would be perceived as a pair of medium scale contemporary buildings,

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Townscape Sensitivity Magnitude of change Significance of residual effects Receptor would be backgrounded by West Park and would not be at odds with the varied grain of St Helier that already dominates the setting. These indirect changes to the setting and overall character of this UCA would be adverse, permanent and irreversible and would be low in magnitude. UCA 6 New Low The proposed development would be barely noticeable on the northerly skyline from within this UCA, with Negligible adverse Waterfront only, occasional and partial views available of the upper floors of the proposed JFH above and between existing built form along the Esplanade. It would be perceived as a pair of medium scale buildings and would not be at odds with the varied St Helier skyline. These indirect changes to the setting and overall character of this UCA would be adverse, permanent and irreversible and would be negligible in magnitude. UCA 8 Town High The proposed development would be barely noticeable as part of the setting of this UCA. Only Slight adverse Centre Core occasional, partial and distant glimpses would be available of the upper floors of the proposed JFH along the few streets such as Union Street, which offer long vistas towards the proposed JFH. It would not appear to be out of scale with the local townscape. These indirect changes to the setting and overall character of this UCA would be adverse, permanent and irreversible and would be negligible in magnitude. UCA 9 Town Medium The proposed development would be barely noticeable as part of the setting of this UCA. Only Slight adverse Centre North occasional, partial and distant glimpses would be available of the upper floors of the proposed JFH along the few streets such as St Mark’s Road and Stopford Road, which offer long vistas towards proposed development. It would not appear to be out of scale with the local townscape. These indirect changes to the setting and overall character of this UCA would be adverse, permanent and irreversible and would be negligible in magnitude.

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Townscape Sensitivity Magnitude of change Significance of residual effects Receptor UCA 10 Town Medium to The proposed development would be noticeable as part of the setting of this UCA. Occasional, partial and Slight adverse Edges/Slopes high distant views of the upper half of the proposed JFH would be available amongst already varied, complex and often framed views over the town. It would be perceived as a pair of medium scale contemporary buildings, backgrounded by the townscape and would not be at odds with the varied grain of St Helier that already dominates the setting. These indirect changes to the setting and overall character of this UCA would be adverse, permanent and irreversible and would be low in magnitude. Indirect effects on the settings of wider Countryside Character Area receptors CCA A2 South High The proposed JFH would be barely noticeable in easterly views along the coast from within this CCA. Slight adverse West Partial and distant framed views of the upper half of the proposed JFH below and above the skyline in Headland panoramic views towards the townscape of St Helier from across St Aubin’s Bay. These indirect changes to the setting and overall character of this UCA would be adverse, permanent and irreversible and would be negligible in magnitude. CCA B3 South Low The proposed JFH would be barely noticeable in north-easterly views along the coast from within this Negligible adverse Coast Urban CCA. Partial and distant views of the upper half of the proposed development below and above the skyline would be available in panoramic views of St Helier from across St Aubin’s Bay. These indirect changes to the setting and overall character of this UCA would be adverse, permanent and irreversible and would be negligible in magnitude. CCA G3 St. High The proposed JFH would be barely noticeable in easterly and north-easterly views along the coast and Slight adverse Aubin’s Bay across the sea from within this CCA. Partial and distant views of the upper storeys of the proposed JFH below and above the skyline would be available in panoramic views. These indirect changes to the setting and overall character of this UCA would be adverse, permanent and 15-68 STATES OF JERSEY

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Townscape Sensitivity Magnitude of change Significance of residual effects Receptor irreversible and would be negligible in magnitude.

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Visual Operational Effects

15.226 Visual operational effects are summarised in Table 15.8.

15.227 Viewpoint locations are shown on Figure 15.1a and 1b. Viewpoint photographs and photomontages are presented in Figure 15.4.

Receptors with medium to high Magnitudes of Change (VP 7)

15.228 Very close range and open views of the site from Kensington Street to the north-west (VP 7) are available to:

 Residents along Kensington Place;  Road users and pedestrians; and  People enjoying views to and from the listed buildings at 31, 35 and 37 Kensington Place.

15.229 Changes arising from the proposed built form would occupy a considerable proportion of these views. The face of the building’s lower four storeys would be at a flush edge with the street. This would result in the lower ‘plinth’ of the building occupying a similar height to the existing three to four story buildings on either side of the road.

15.230 The upper storeys of the ward towers would be set back approximately 17 m from the street edge, allowing a considerable proportion of sky to be retained in upward views and limiting the prominence of the structure in oblique views along Kensington Place. To receptors directly facing the proposed JFH however, the entire height of the building’s face would be visible and would be prominent increasing the amount and height of built form in views.

15.231 These direct changes to views would be adverse, irreversible, and would be medium to high in magnitude:

 For residents along Kensington Place with high sensitivity, visual effects would be substantial adverse and significant;

 For people enjoying views to and from the 31, 35 and 37 Kensington Place Listed Buildings with medium sensitivity, visual effects would be moderate adverse and significant; and

 For road users and pedestrians with very low sensitivity, visual effects would be slight adverse and insignificant.

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Receptors with Medium Magnitude of Change (VPs 1 - 3, 10 - 11)

15.232 Close range and partial, but open views of the site are available from a number of points along Gloucester Street: to the south-west (VP 1) and to the north-east (VP 2), as well as from within Parade Gardens to the north-east (VP 3). Meanwhile medium distance and partial views are available from the roundabout west of Victoria Park to the west (VP 10), and Westmount Road Green Lane to the north-west (VP 11).

15.233 The views from Gloucester Street (VP 1) and its junction with The Parade (VP 2) would be in close proximity to the proposed JFH. The lower four floors would form a plinth flush to the pavement and would come up to a height approximately in line with the current building s along Gloucester Street.

15.234 The upper four storeys of the two ward towers would be set back from the street frontage, allowing more sky to be retained in views from Gloucester Street, particularly from the south-west end (VP 1). The articulation of the upper portion of the structure into two towers would help to integrate the proposed JFH into the existing grain of the skyline and adjacent high rise structures, retaining a visually legible block structure and roofscape.

15.235 The forecourt of the listed Granite Block would be converted into a public open space, creating new public amenity spaces along Gloucester Street and an appropriate setting for the existing listed buildings. This would be a beneficial change away from the existing eclectic grouping of architectural styles and street frontages. While the lower portion of the proposed JFH would result in an increase in built form in these views, the overall massing and finishes would improve the character of these views.

15.236 The views from Victoria Park roundabout (VP 10) would be partially screened by existing three storey buildings along Peirson Street, but the upper half of the proposed JFH would be visible above the existing skyline.

15.237 Middle distance views from Westmount Road Green Lane (VP 11) are from an elevated position on the St Helier escarpment and therefore more open. The lower half of the structure would blend well into the existing built form of this part of the town. The upper towers would appear as a pair of structures, but are similar in height and larger in scale than existing built form. They are likely to slightly break the skyline and to be relatively prominent.

15.238 These changes to views would be adverse, irreversible, and would be medium in magnitude:

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 For receptors with high sensitivity to change, visual effects would be moderate to substantial adverse and significant:

o residents along Westmount Road (VP 11); and o recreational users of People’s Park Listed Place (Grade 3); (VP 11).  For receptors with medium to high sensitivity to change, visual effects would be moderate adverse and significant:

o People enjoying views to and from the Jersey Opera House and General Hospital complex listed buildings (VP 1 and 2).  For receptors with medium sensitivity to change, visual effects would be in the higher end of the moderate adverse category and significant:

o Road users and pedestrians of the St Aubin’s Road (VP 10) and the Westmount Road Green Lane (VP 11); o People enjoying views to and from the 13-19 and 25 Gloucester Street listed buildings (VP 1 and 2); and o Recreational users of Victoria Park listed places (Grade 3); (VP 10).  For receptors with low sensitivity to change, visual effects would be at the lower end of the moderate adverse category and insignificant:

o Road users and pedestrians (VP 1 and 2).

Receptors with Low Magnitude of Change (VPs 2 - 6, 8 - 9, 12 - 15)

15.239 Close to long distance partially filtered views of the site are available from Gloucester Street (VP 2 and 3) and Kensington Place (VP 4), Cheapside (VP 5), and St John’s Road (VP 6) to the north- east, Patriotic Street (VP 8) to the south-west, the Sand Street (VP 12) and Minden Place (VP 13) car parks to the east, and Fort Regent (VP 14) to the south-east.

15.240 In the close range and enclosed views from Kensington Place (VP 4) and Patriotic Street (VP 8) and in the medium distance filtered views (VP 3, 5 and 6), the greater proportion of the proposed JFH would be screened by existing built form. In the case of views from residents Savile Street, the views would be filtered by both built form and two lines of mature deciduous trees on the periphery of The Parade Gardens.

15.241 The views from within Parade Gardens Listed Place (VP 3) would only be available from a small proportion of the space either side of Gloucester Street and to residents on the Parade and Savile

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Street overlooking the park from the east. These framed, partial views are filtered through existing mature deciduous trees on the periphery of the Park.

15.242 Residents on Gloucester Street (VP 2) are close to the proposed JFH, but views from these properties are oblique and directed to the north and north-west away from the proposed JFH, reducing the change that new built form would have on their visual amenity.

15.243 Elevated distant views available from the east (VP 12, 13 and 14) are wide and open. The proposed JFH would be a noticeable part of the already complex and varied roofscape. Although larger in scale than most buildings, it would stand amongst several other nearby tall and large-scale buildings in the wider view and above the skyline. The set back and articulation of the upper floors would reduce its visual prominence and diminish the magnitude of change to a degree. In the case of views from Fort Regent (VP 14), the longer 700m distance would further reduce the prominence of the proposed development in views over the town.

15.244 Views from the beach towards the town are open and panoramic, but the proposed JFH would be partially screened by the variety of existing high-rise development on the Esplanade (A1 road). At distances of 0.36km (VP 9) and 1.2km (VP 15), the proposed JFH would occupy a small part of the views.

15.245 These changes to these views would be adverse, irreversible, and would be low in magnitude:

 For receptors with high sensitivity to change, visual effects would be moderate adverse and significant:

o Residents within the following locations: o Gloucester Street (VP 2); o Savile Street (VP 3); o Elizabeth Place, Elizabeth Lane and Cheapside (VP 4); o Old St John’s Road, St John’s Road and Westmount Road (VP 5); o St John’s Road (VP 6); and o High rise westerly-facing buildings (VP 12).  Users enjoying views to and from the following listed buildings:

o Fort Regent and South Hill Battery and Fort Regent Leisure Centre Roof (VP 14); o Elizabeth Castle and Hermitage (VP 15); 15-73 STATES OF JERSEY

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 Users of the Coastal National Park at Elizabeth Castle (VP 15);  For recreational users at the following locations:

o Parade Gardens Listed Place (Grade 2) (VP 3); o Fort Regent (VP 14); o The beach and ocean near Elizabeth Castle (VP 15); and o Recreational users of the beach (VP 9).  For receptors with medium sensitivity to change, visual effects would be Moderate adverse and insignificant:

o Transport Receptors: o Pedestrians along Gloucester Street (VP 3); o Road users and pedestrians along St John’s Road and Undercliffe Road (VP 6); and o People in leisure and passenger craft at sea near Elizabeth Castle (VP 15).  Users enjoying views to and from the following listed buildings:

o Elizabeth Place (VP 4); o West Park Street (VP 5); and o 21-23 Cheapside (VP 5).  Employment receptors in high rise westerly-facing buildings (VP 12 and 13);  Educational receptors on the westerly slopes of St Helier Basin (VP 12);  For receptors with low sensitivity to change, visual effects would be slight adverse and insignificant:

o Transport Receptors: o Road users along Gloucester Street (VP3); and o Road users and pedestrians along St John’s Road and Old St John’s Road (VP 5).  For receptors with very low sensitivity to change, visual effects would be negligible adverse and insignificant:

o Transport receptors: o Road users and pedestrians along Cheapside and Kensington Place (VP 4); and

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o Road users and pedestrians along Esplanade (A1) and Patriotic Street (VP 8).

Receptors with Negligible Magnitude of Change (VPs 16, 17, and 18)

15.246 Distant views from St Aubin’s Bay and Noirmont would be very open with the sky and ocean occupying the greatest proportion of the view. The Island’s coast would form a relatively slender line across the centre of the scene, with St Helier situated at the rightmost end. The proposed development would only just break the skyline in VP 16 and would therefore be entirely backclothed by the St Helier escarpment in VP 17 and 18. At distances of 3.15km (VP 16), 4.03km (VP 17), and 4.68km (VP 18), the proposed development would not break the skyline or be a noticeable feature in these views.

15.247 These changes to views would be adverse, irreversible, and would be negligible in magnitude:

 For receptors with high sensitivity to change, visual effects would be slight adverse and insignificant:

o Recreational users of the National Coastal Park (VP 18); o People enjoying views to and from Noirmont Tower listed building (VP 18); o Residents along La Route de la Haule (VP 16) and La Neuve Route (VP 17); and o People in leisure and passenger craft at sea near Noirmont (VP 18).  For receptors with medium to high sensitivity to change, visual effects would be slight adverse and insignificant:

o Recreational users at St Aubin Promenade (VP 17) and Le Perquage Beach (VP 16).  For receptors with medium sensitivity to change, visual effects would be slight adverse and insignificant:

o Road users along St Aubin Promenade (VPs 16 and 17). 15.248 Table 15.8 summarises the residual effects of the operational phase of the proposed JFH on visual receptors.

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Table 15.8: Summary of Visual Operational Effects

Receptor Receptor sensitivity Magnitude of change and residual operational effects VP 1 Corner of Gloucester Street and Sand St – Road users and Low Medium magnitude Moderate adverse and insignificant pedestrians VP 1 Corner of Gloucester Street and Sand St – People enjoying views to Medium to High Medium magnitude Moderate adverse and significant and from the Jersey Opera House and General Hospital Complex Listed Buildings VP 1 Corner of Gloucester Street and Sand St – People enjoying views to Medium Medium magnitude Moderate adverse and significant and from the 13-19 and 25 Gloucester Street Listed Buildings VP 2 Corner of Gloucester Street and The Parade – Road users and Low Medium magnitude Moderate adverse and insignificant pedestrians VP 2 Corner of Gloucester Street and The Parade – oblique views from High Low magnitude Moderate adverse and significant Residences along Gloucester Street VP 2 Corner of Gloucester Street and The Parade – People enjoying Medium to High Medium magnitude Moderate adverse and significant views to and from the Jersey Opera House and General Hospital Complex Listed Buildings VP 2 Corner of Gloucester Street and The Parade – People enjoying Medium Medium magnitude Moderate adverse and significant views to and from the 13-19 and 25 Gloucester Street Listed Buildings VP 3 Northeast end of Gloucester Street – Road users Low Low magnitude Slight adverse and insignificant VP 3 Northeast end of Gloucester Street – Pedestrians Medium Low magnitude Moderate adverse and insignificant VP 3 Northeast end of Gloucester Street – Residents along Savile Street High Low magnitude Moderate adverse and significant VP 3 Northeast end of Gloucester Street – Recreational users of Parade Medium Low magnitude Moderate adverse and significant Gardens Listed Place VP 4 Corner of Cheapside and Elizabeth Lane – Road users and Very low Low magnitude Negligible adverse and insignificant pedestrians 15-76 STATES OF JERSEY

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Receptor Receptor sensitivity Magnitude of change and residual operational effects VP 4 Corner of Cheapside and Elizabeth Lane – Residents along High Low magnitude Moderate adverse and significant Elizabeth Place, Elizabeth Lane, and Cheapside VP 4 Corner of Cheapside and Elizabeth Lane – People enjoying views to Medium Low magnitude Moderate adverse and insignificant and from Elizabeth Place Listed Buildings VP 5 Corner of St John’s Road and Old St John’s Road – Road users Low Low magnitude Slight adverse and insignificant and pedestrians. VP 5 Corner of St John’s Road and Old St John’s Road – Residents High Low magnitude Moderate adverse and significant along Old St John’s Road, St John’s Road, and Westmount Road VP 5 Corner of St John’s Road and Old St John’s Road – People Medium Low magnitude Moderate adverse and insignificant enjoying views to and from the West Park Street and 21-23 Cheapside Listed Buildings VP 6 Corner of St John’s Road and Undercliffe Road – Road users and Medium Low magnitude Moderate adverse and insignificant pedestrians VP 6 Corner of St John’s Road and Undercliffe Road – Residents along High Low magnitude Moderate adverse and significant St John’s Road VP 7 Corner of Kensington Street and Kensington Place – Road users Very low High magnitude Slight adverse and insignificant and pedestrians VP 7 Corner of Kensington Street and Kensington Place – Residents High High magnitude Substantial adverse and significant along Kensington Place VP 7 Corner of Kensington Street and Kensington Place – People Medium High magnitude Moderate to substantial adverse and significant enjoying views to and from the 31, 35 and 37 Kensington Place Listed Buildings VP 8 Corner of Esplanade (A1) and Patriotic Street – Road users and Very low Low magnitude Negligible adverse and insignificant pedestrians VP 9 Beach– Recreational users High Low magnitude Moderate adverse and insignificant

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Receptor Receptor sensitivity Magnitude of change and residual operational effects VP 10 Roundabout west of Victoria Park – Road users and pedestrians Medium Medium magnitude Moderate adverse and significant VP 10 Roundabout west of Victoria Park – Recreational users of Victoria Medium Medium magnitude Moderate adverse and significant Park Listed Place VP 11 Westmount Road – Road users and pedestrians of the Green Medium Medium magnitude Moderate adverse and significant Lane VP 11 Westmount Road – Residents along Westmount Road High Medium magnitude Moderate to substantial adverse and significant VP 11 Westmount Road – Recreational users with views from the High Medium magnitude Moderate adverse and significant westerly slopes of People’s Park Listed Place VP 12 Minden Place Car Park – Employment receptors in high rise Medium Low magnitude Moderate adverse and insignificant westerly-facing buildings, educational receptors on the westerly slopes of St Helier basin VP 12 Minden Place Car Park – Residents in high rise westerly-facing High Low magnitude Moderate adverse and significant buildings VP 13 Sand Street Car Park – Employment receptors in high rise Medium Low magnitude Moderate adverse and insignificant westerly-facing buildings VP 14 Fort Regent – Recreational users High Low magnitude Moderate adverse and significant VP 14 Fort Regent – People enjoying views to and from the Fort Regent High Low magnitude Moderate adverse and significant and South Hill Battery and Fort Regent Leisure Centre Roof Listed Buildings VP 15 Elizabeth Castle – Recreational users of the beach High Low magnitude Moderate adverse and significant

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Receptor Receptor sensitivity Magnitude of change and residual operational effects VP 15 Elizabeth Castle – Recreational users of the National Coastal Park High Low magnitude Moderate adverse and significant VP 15 Elizabeth Castle – People enjoying views to and from Elizabeth High Low magnitude Moderate adverse and significant Castle and Hermitage Listed Buildings VP 15 Elizabeth Castle – people in Leisure and passenger craft at sea Medium Low magnitude Moderate adverse and insignificant VP 16 Le Perquage beach car park – Road users Medium Negligible magnitude Slight adverse and insignificant VP 16 Le Perquage beach– Recreational users High Negligible magnitude Slight adverse and insignificant VP 16 Le Perquage beach– Residents along La Route de la Haule High Negligible magnitude Slight adverse and insignificant VP 17 St Aubin Promenade – Road users Medium Negligible magnitude Slight adverse and insignificant VP 17 St Aubin Promenade – Recreational users High Negligible magnitude Slight adverse and insignificant VP 17 St Aubin Promenade – Residents along La Neuve Route High Negligible magnitude Slight adverse and insignificant VP 18 Noirmont – Recreational users of the National Coastal Park High Negligible magnitude Slight adverse and insignificant VP 18 Noirmont – People enjoying views to and from Noirmont Tower High Negligible magnitude Slight adverse and insignificant Listed Building VP 18 Noirmont – people in Leisure and passenger craft at sea High Negligible magnitude Slight adverse and insignificant

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Summary of Significant Effects

15.249 Effects with levels of moderate or greater are considered to be material or ‘significant’ in terms of consenting. Effects of less than moderate significance, are likely to be immaterial or ‘insignificant’ in terms of consenting, but have still been useful in informing the design of the proposed JFH and mitigation measures.

15.250 Townscape and visual receptors are mapped on Figures 15.1a, 15.1b, 15.2 and 15.3.

Construction Effects

15.251 Effects arising from the construction phase are assessed as being short-term during the 5 year construction phase (2019 – 2024).

Townscape

15.252 There are no townscape receptors predicted to receive significant adverse effects on their character. Those assessed range in level from negligible through to the lower end of Moderate adverse and insignificant.

Visual

15.253 Residents along Kensington Place (VP 7) are predicted to receive significant adverse effects on their visual amenity of moderate to substantial levels which would be temporary and last for the entire five year period of the construction phase.

15.254 The following visual receptors are predicted to receive significant adverse effects on their visual amenity of moderate levels which would be temporary and last for the entire 5 year period of the construction phase:

 People enjoying the views to and from the Jersey Opera House and General Hospital Complex Listed Buildings (VP 1 and 2); and

 People enjoying views to and from the 31, 35 and 37 Kensington Place Listed Buildings (VP 7).

15.255 No other visual receptors are predicted to experience significant adverse effects. Those assessed range in level from negligible through to the lower end of the moderate category and are therefore insignificant.

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Operational Effects

15.256 Operational effects are defined as those which would occur over a ten year period between year five, the first operational year, and year fifteen, the tenth operational year.

Townscape

15.257 There are no townscape receptors predicted to receive significant adverse or beneficial effects on their character. Direct townscape effects on the character host Urban Character Area (UCA7) are predicted to be neutral as a result of moderate beneficial effects balancing out moderate adverse effects. Indirect effects on the settings of other character areas range through negligible adverse to Moderate adverse.

Visual

15.258 Viewpoint photographs and photomontages are provided in Figure 15.4 to assist readers with visualising the proposed JFH

15.259 The following visual receptors are predicted to receive significant substantial adverse effects on their visual amenity:

 Residents along Kensington Place (VP 7).

15.260 The following visual receptors are predicted to receive significant moderate to substantial adverse effects on their visual amenity:

 People enjoying views to and from the 31, 35 and 37 Kensington Place Listed Buildings (VP 7); and  Residents along Westmount Road (VP 11).

15.261 The following visual receptors are predicted to receive significant moderate adverse effects on their visual amenity:

 People enjoying views to and from the following listed buildings:

o Jersey Opera House and General Hospital Complex (VP 1 and 2); o 13-19 and 25 Gloucester Street (VP 1 and 2); o Fort Regent and South Hill Battery and Fort Regent Leisure Centre Roof (VP 14); and o Elizabeth Castle and Hermitage (VP 15). 15-81 15- STATES OF JERSEY

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 Residents from within:

o Gloucester Street (VP 2); o Savile Street (VP 3); o Elizabeth Place, Elizabeth Lane, and Cheapside (VP 4); o Old St John’s Road, St John’s Road, and Westmount Road (VP 5); o St John’s Road (VP 6); and o High rise westerly-facing buildings (VP 12).  Road users and pedestrians at:

o St Aubin’s Road at the roundabout west of Victoria Park (VP 10); and o Westmount Road Green Lane (VP 11).  Recreational users in:

o Victoria Park Listed Place (Grade 3) (VP 10); o People’s Park (Grade 3) (VP 11); o Fort Regent (VP 14); o the beach at Elizabeth Castle (VP 15); and o the National Coastal Park at Elizabeth Castle (VP 15). 15.262 All other visual receptors, including those enjoying views to and from historic assets, are predicted to experience insignificant adverse effects ranging in level from slight through to the lower end of the moderate category.

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