The Missing Playground - update

10 years ago council officers won their fight with the developers to ensure a playground was built on the then still vacant plot K of the station site which adjoined Stroudley Road. See "Playground for the New England Quarter". The playground was part of the original planning brief so the developers were presumably well aware of their commitment.

Notwithstanding this,10 years later, the playground has never materialised on plot K and in its place stands City View, 103 Stroudley Road. 

The profit on such a building will of course dwarf the cost of a children's playground and perhaps some compensation payment was mutually agreed or a playground installed somewhere else in the neighbourhood. 

The council's Planning Team has commenced a formal enforcement investigation into this situation and Cr. Nick Childs will be putting a formal question to the Planning Committee.

ADDENDUM 18 April 2021 

A small play area does exist a short walk away from City View on the busy A270. 

It is situated in a small area closely bounded on 3 sides by the walls of tall buildings. 

Black Rock Gasworks redevelopment

This brownfield site’s use as a gasworks dates back to 1818 and the days when coal was unloaded from colliers on the beach and hauled up through a tunnel cut in the chalk, parts of which are said to still exist. After gas production on site ceased in 1860 the site was used for gas storage and distribution. For much of this span of time activities on the site went unrecorded leading, as far as redevelopment is concerned, to significant uncertainty and risk of unknown underground obstructions and contamination.The site forms part of the council's strategic site for redevelopment DA2 which includes the Marina. 

Now prospective developers St William have launched a public consultation on their landscape-led proposals for the site. St William is a joint venture between National Grid and the Berkeley Group to regenerate redundant gasworks sites across the South of England to deliver new homes and jobs.

EPR Architects are project leaders and landscaping is by Brighton-based Andy Sturgeon Design.

A key feature of the site has been identified as it ability to open up a new green link between the South Downs National Park, the city and the sea.

The site is identified specifically to deliver new homes and employment floorspace, with the potential for ancillary retail. 

Artist's impression.

A feedback form can be found at:- https://brightongasworks.co.uk/feedback/

A carbon neutral city in 10 years

BHCC have committed us to becoming carbon neutral by 2030, 20 years ahead of the UK government’s target of 2050. As only 2.5% of the city’s emissions come from the council, this can only be achieved if everyone plays their part to reduce emissions.

A Climate Assembly will be set up and details of how this will be organised will be circulated in the next week. This assembly will bring together 50 residents to help shape how the city can address the climate crisis and recommend and prioritise actions for the city to take forward.

Following best practice, the members of the Climate Assembly will be randomly selected and will broadly represent the demographics of the city’s population. The assembly will involve people from across the whole city. Transport will be the subject of the first meeting.

Full council article.

Withdean developments

An earlier post 'Suburban creep' (4 years ago) lamented the gradual loss of semi-rural Withdean, its 1930s houses, mature gardens, and the 'country lane' look of the roadsides. In 2019 unfortunately there is no sign of relief. The two photos immediately below show 4 completed properties in Withdean Road. Some trees have been replanted and will no doubt eventually soften the view somewhat but nothing will disguise the hard fencing.

Elsewhere, unprotected by conservation area status or any other listings, the demolitions have continued. 

Withdean Avenue

Withdean Road

Withdean Road

The clearances so far, with no doubt most of the mature vegetation, has resulted in a large vacant plot which was the subject of planning application BH2016/06478 for a two-part, 3 storey building comprising 26 residential apartments.

7 Ship Street Gardens, then & now

20 October 2013
See: 7 Ship Street Gardens

Planning Application
See: 7 Ship Street Gardens update

2019

Brighton bumble

At 11 Hanningtons Lane the restored Hanningtons 3-train turret clock is on display. 

A large central portion of Brighton Square has been portioned off leaving little room for passing pedestrians, especially when other shops have tables and chairs outside.

The emergent Shelter Hall due for completion later this year.

View looking east.

In Kellie Miller's art gallery, eye-catching surrealism by Steve Fricker, oil-on-canvas, £2800.

New Planning Policy newsletter

BHCC planners have published the first of a regular series of newsletters dealing with planning issues around the city. 

Click here to read and follow links.

A new Marina promenade.

 Site of new development looking west.

The Marina Outer Harbour development came to a standstill after the completion of phase 1 in 2016 which saw the erection of the Orion & Sirius apartment blocks at the West Quay. Since then the project has  been acquired by investment managers ICG Longbow who have enlisted architects Squire & Partners to produce new plans for phases 2 & 3. Squire & Partners have an impressive portfolio of modern developments in their portfolio including Chelsea Barracks.

Whereas the earlier plans envisaged 4 discrete apartment blocks on platforms projecting out over the spending beach the latest plans have drawn some inspiration from the city's seafront squares and crescents.

Impression of new scheme looking west.

Pink areas indicate retail facilities

For the public at large the new scheme has the advantage of providing near level access from Madeira Drive via the western breakwater, several new public squares, and great permeability throughout the site, not the least including a new 250m long promenade with views directly out to sea through the harbour arms. 

New housing off Coldean Lane

Planning application BH2018/03541 relates to a triangular green field site between the A27, Coldean Lane and Varley Halls. It provides for 250 residential dwellings divided between 2 seven storey buildings and 4 six storey buildings (including lift overruns). Also provided are 162 car parking spaces, 365 cycle parking spaces, new access from Coldean Lane and associated landscaping which incorporate areas of play/amenity space/active learning and substations.

Artist's view from the Coldean Lane entrance.

Present view from Coldean Lane

This is the largest development so far in the council's 'Homes for Neighbourhoods' programme for providing housing on council-owned land. The applicant is the 'City of Brighton and Hove Design & Build Company' which was incorporated in 2017 to implement this programme.  The documentation is high quality and extensively detailed.

A Comment on Valley Gardens Scheme Phase 3

West side of memorial garden

As shown in the initial proposals one wonders if enough thought has been put into maximising  green space. There is certainly no point in putting grass in areas likely to be much trodden or in isolated areas which would increase the maintenance costs, but in areas such as that shown above the existing grassed area could simply be extended outwards at lower cost than for paving and the cost of the extra mowing needed would be minor.

Grass is easier on the eye, better for the environment and reduces run-off to the sewers.

Aquarium Roundabout Plans

Link: Plans Discussed to Scrap Hectic and Hazardous Aquarium Roundabout

A possible option

Roedean School bus-stop

BHCC Transport Team are asking for views about a proposal to remove the westbound A259 ‘Roedean School’ bus stop on safety grounds. This is the stop opposite Roedean School heading towards Brighton. The council is gathering comments in order to make an informed decision which takes in to account the views of everyone who may be interested.

There are no plans to remove or change the Roedean School stop on the eastbound side of the road, which would remain in use. 

A central refuge would reduce the risks but presumably both stops are so lightly used that the cost would not be justified.

Email: transport.projects@brighton-hove.gov.uk

Public consultation on the Queen's Park CA

The council has produced a draft Character Statement for the Queens Park conservation area which is on the Historic England ‘at risk’ register.

This Character Statement provides an objective assessment of the character and appearance of the Queen's Park conservation area which will inform future management and development proposals in the area. These may include a tightening of planning controls by introducing an ‘Article 4 Direction’ to remove rights to carry out certain types of works under ‘permitted development’ regulations.

Comments on the draft Queen’s Park character statement, including a possible extension to the conservation area boundary and the potential removal of certain ‘permitted development’ rights, can be made via the Consultation Portal from 9am Monday 23rd April 2018 until 5pm Monday 21st May 2018.

The Church St./Portland St. site - update

Looking south-west

It looks as if building on this long vacant site is about to begin. After going to appeal, planning consent was finally granted in 2016. Now the hoardings have been moved outwards to the kerb-lines on both Church St. and Portland St. to allow building to the pre-existing building lines along the inner edge of the pavements. The developer pays rent for the use of public land in this way so it can reasonably be assumed he means business.

Looking south-east

Artist's impression of the new buildings viewed from  top of Church Street.

Rights of way consultation

Footpath to the Chattri

The city council is responsible for maintaining around 159km of public rights of way all over the city, and has recently published a Rights of Way Improvement Plan (ROWIP) setting out its 10 year plan.

Now a public consultation asks those with an interest in the countryside what they think of the council’s proposals to manage footpaths and rights of way in the city.

The plan sets out how the council is planning to improve provision for walkers, cyclists, horse riders and those with mobility issues.

Proposals also include plans to create more opportunities for volunteering and explore new funding sources.

To see a copy of the Brighton & Hove Rights of Way Improvement Plan 2017 - 2027 and take part in the consultation visit the Rights of Way pages at:

www.brighton-hove.gov.uk/rightsofway

The consultation closes on 18th May.

The Ovingdean development

View of site looking west from Falmer Rd.

View of site looking south from Ovingdean Rd.

Aerial view

Outline planning application BH2016/05530 for the construction of 45 dwellings on greenfield land was refused permission on 23 May last year but the applicant appealed. The appeal was due to commence on 24 April but at a meeting on 7th February the planning committee decided not to defend its refusal at the appeal.

Based on legal advice the council has withdrawn two of its reasons for refusal. These are:

• Harm caused to setting of Ovingdean and Rottingdean Conservation areas and loss of gap between the villages. 
• Increase in traffic would have a harmful impact on the Air Quality Management Area (AQMA).

This leaves:

• Harmful impact on ecology and biodiversity.
• Overdevelopment and loss of local landscape character.      

as the only standing reasons for refusal. Weighing up the planning benefits the scheme would bring against these remaining reasons  they agreed that the Local Planning Authority should no longer defend the planning appeal. Unreasonably defending a planning appeal can lead to an award of costs.

A superseded plan showed the development clustered on the western edge of the site.

King Alfred redevelopment

How it might look from the south.

After many years of delay it looks as if the King Alfred redevelopment might actually get under way. The proposal has won £15.2m from the government’s Housing Infrastructure Fund – the second highest in the country. The Fund is aimed at kickstarting major housing projects where financial viability is in question.

The city council bid was submitted last December with developers Crest Nicholson. Crest Nicholson are teaming with  the Starr Trust on the project, which will include community space.

Proposals for the site include:-

A sports centre with:

• 25 metre, eight lane swimming pool with moveable floor and 352 spectator seats
• 20m by 10m teaching pool with moveable floor and a 400sqm leisure pool
• Sports hall, the size of eight badminton courts and multi-purpose hall. 
• 120 station gym, bike spinning room, workout studio, quiet activity studio and a sauna suite 
• Gymnastics centre
• 3 rink indoor bowls hall
• Martial arts dojo
• Café
• Crèche and soft play room
• 200 space car park for sports centre users.

Housing:

• Around 560 flats in four main blocks, the highest block on the SW corner being 18 storeys.
• 20% of flats will be affordable homes - for rent or shared ownership.
• Proceeds from the sale of private flats would fund a new public leisure centre.

A provisional timetable for the project is subject to concluding contractual arrangements in the first half of 2018.  It is hoped planning public consultation could  commence by mid-2018 with a view to a planning application later this year. Details of the longer-term programme will be published once contractual arrangements are finalised.  An indicative timescale would be see the sports centre open in 2023.

See also: Save Hove post.

A 'Royal Pavilion Estate' Trust.

A report to the Policy, Resources & Growth Committee this Thursday (25 January) recommends the decisions necessary to establish the city’s long-anticipated trust, bringing together the entire historic Royal Pavilion Estate. Previously the council had proposed a two stage process, creating an interim trust and then merging this with Brighton Dome & Festival. The new proposal recommends moving to a single charity in one stage to enable the benefits of joint working and the generation of additional income to support the service, to be felt sooner.

Under the proposal, the RPM would be led by the existing management team, supported by a new board consisting of the shadow board and the current trustees of Brighton Dome & Brighton Festival Ltd. This would maintain the focus on providing professional standards of museum management in the service while allowing for innovation in working across the Royal Pavilion Estate and the city’s other museum sites. The trust would also build on the successful Royal Pavilion Estate project which is bringing together the city’s cultural heart by reconnecting the historic Grade 1 and Grade 2 listed buildings and landscape to create a reunified estate.

The new trust, yet to be named, will have a 25- year- contract which will secure the future of the RPM for the long term. Able to take full advantage of charitable giving, tax and rate relief benefits and access a range of fundraising and commercial development opportunities. Other trusts across the country have been very successful in increasing attendances and raising their own income.

Brighton & Hove is a leading tourist destination with the Royal Pavilion, museums, Brighton Dome venues and Brighton Festival among the most popular visitor attractions. More than 11 million people visited the city in 2016, and the Royal Pavilion Estate’s economic impact is around £62 million a year.

Update 29th Jan 2018

Plans to move the Royal Pavilion & Museums to a single new cultural Trust with Brighton Dome & Brighton Festival have been  agreed by the Policy, Resources & Growth Committee. The move will take place on 1st July 2018.

Stanmer Woods Plan

BHCC Parks Projects Team have put out a draft Stanmer Woodland Management Plan for consultation. The plan will strive to bring the woodland in the Stanmer estate back into active economic management with the aim of sustainable production of timber and woodfuel through the application of sound woodland management practices. This plan will also aim to ensure that the nature conservation, landscape and historic features of the woodland are protected and where practical enhanced. Public access provision will be maintained and the woodland will continue to provide a peaceful and pleasant setting for informal recreational activities.

The draft plan sets out how the woodland can be managed over the next 10 years to:

• Maintain and preserve open access.
• Build resilience against Ash Dieback and other diseases and ensure existing woodland cover is maintained.
• Increase biodiversity and protect nationally and locally rare flora and fauna.
• Produce semi commercial timber extraction of coppice products, wood fuel and timber. 

The plan is also supporting the Stanmer Restoration Project HLF application by:

• Protecting historical, archaeological, and environmental elements on the estate.
• Providing related activities such as rural skills, forest schools and wood based produce.
• Increase the city’s offer for volunteering work such as coppicing, pollarding, scrub clearing and general woodland management practices.

The Stanmer Park Restoration project is a joint initiative between Brighton & Hove City Council, Plumpton College and South Downs National Park Authority and funded by the Heritage Lottery Fund (HLF) .

Ancient woodland

Find out more and make comments.

Public information sessions will be held on Thursday February 1 and Saturday 3 February 2018 at Stanmer Tea Rooms from 9am to midday.

The plan can also be viewed in full on request at Hollingdean Depot Learning and Resource Centre (please contact the parks projects team 01273 294737 to arrange) and will be available at the Stanmer Tea rooms sessions.

The consultation closes on 12th February 2018.

Brighton Square proposals

Strada Trading Ltd. have applied to erect a poycarbonate & laminated timber  pavilion in Brighton Square (see BH2017/03651) to provide covered restaurant space. 

The design would not be unattractive in a more spacious public park but here it would severely restrict circulation within the Square and deprive the Old Town of one of its few public open spaces. One also fears for the susceptibility of the panels to vandalism.

The proposal also requires the reconstruction and repositioning of the Dolphin Fountain which, it seems, would also prohibit unobstructed views of it from the surrounding walkways.