Planning Ahead…
This latest Masterplan has provoked much interest among the local construction industry. This development should be an opportunity for the Island's workforce to show its capabilities but there is genuine concern with regard to the layout, scale, buildability, procurement and sustainability.
The basis of the plans is radical – by lowering the road, traffic is forced underground and the podium above utilised for development. The success of the current underpass is that the traffic along the Esplanade has been greatly reduced, creating a friendlier environment for pedestrians and cyclists. Unfortunately, under the proposals, high level traffic will increase in order to access the lowered road at specific points. Thus pedestrians pedestrians accessing from the Weighbridge and Castle Street will be forced to cross more and busier roads.
The lowered road and the two-storey basement car park will be below tidal groundwater. Whilst significant civil engineering structures have been built successfully underground, the highest quality of construction is required to keep water out. Any leakage is difficult and disruptive to repair, and may involve road closures. As a private developer is constructing the tunnel, it is important that the works are independently supervised with contractual authority.
The Masterplan mentions the potential effect of high tides on the tunnel and clearly more work needs to be done if unsightly bund walls and floodgates are to be avoided.
The excavated material from the site will reduce the life of the La Collette reclamation site by two years - more if ambitious recycling targets are not achieved. Ash encountered will be disposed of in expensive pits. Therefore there is a cost to the Island in environmental and financial terms to be considered. Similarly, the source of construction aggregate will have a significant impact on the Island’s quarries.
A single developer will be responsible for probably the largest building project in Jersey’s history. Construction professionals – consultants, contractors, plumbers, electricians and suppliers are all concerned at possible commercial pressures imposed by a monopoly provider. Training budgets have already been cut due to competition from low cost imported workforce and there are worries about the long-term sustainability of the industry.
The Island will have to endure considerable pain in the form of disruption to traffic, parking, services, construction traffic and noise for several years, and will have to be convinced that the long term benefits are worth the discomfort. There are many issues that need to be addressed, clarified or reappraised before an informed debate can be made on the proposals.