BUDD is a community-based organisation, which was established in January 1997 in response to Wyncote Development/Sainsbury's plans to develop a site by Brighton Station for a superstore, car parking, housing and business units.

Membership of BUDD is open to any individual or group and comprises local residents, traders, community organisations and other concerned people from Brighton and Hove.

BUDD's overall aim is:

To stimulate, encourage and initiate sustainable urban design and development through an inclusive participatory process, and to generate schemes that integrate social, cultural, environmental and economic benefits to Brighton and Hove and to combat social exclusion.

• With regard to the Brighton Station Site BUDD has:

• provided a discussion and action forum for those who oppose the superstore plan;

• explored options for development which are more in keeping with the area and which are responsive to the needs and desires of the local community.

See also: BUDD - Chronology of events and achievements

• The Brighton Station Site covers an area of 13.5 acres to the east of the station.

• The site is a classic example of a 'brown field' site. It has been used for industry and storage in the past but is presently under-used and partially derelict.

• It is the last remaining large site available for development in central Brighton and consequently it is regarded as a high potential development opportunity.

• The Station Site is presently owned by Railtrack plc who put the land up for sale in June 1996.

The Planning Brief

In October 1993 the Environmental Services Department of Brighton Borough Council produced a Planning Brief for the Brighton Station site. This brief was never fully adopted. However, it provides a strong indication of the desire for a mixed-use development in both the local Council and the people of Brighton and Hove. It is also regarded as a model for the redevelopment of brown field sites. The vision, as stated in the document, is:

" to recreate in the area west of London Road a vital, urban, mixed use townscape which links a regenerated and environmentally enhanced London Road shopping centre with North Laine and the station."

Based on these objectives the range and amount of permissible uses has been summarised in the Planning Brief as follows:

• Housing - preferably for local needs, special groups and small households.

• Shopping - only a small amount of net additional floorspace to complement and strengthen London Road and North Laine.

• Business use - a small amount of floorspace, including academic related business use.

• Leisure/community facilities.

• Public open space.

The Council has now embarked on a process aimed at revision of the original Planning Brief. As part of this process the Council has commissioned the consultants Drivers Jonas to carry out a consultation process regarding the station site. This was initiated by a recently completed 'scoping exercise' to determine interest and ideas from the local community regarding development of the station site. The overall objective of the exercise is to identify a range of possible practical development options for the site and to establish a clearer planning framework.

It is extremely important that people who have an interest in how the station site is developed get involved in the production of the new Planning Brief. This is an opportunity, encouraged by the Council, to get the planning framework right and make sure that development of the station site responds to the interests and needs of local people.

Local opinion

In all communications with the public BUDD has encouraged discussion not only about the problems with existing proposals, but also about possible alternative uses of the site. The BUDD campaign stall has included a simplified map of the Brighton Station site on which people are encouraged to write their development ideas. Many of the letters and postcards sent to the Council in opposition to the Wyncote/Sainsbury's proposal have included preferred proposals. BUDD meetings have always offered a forum for any members of the local population to discuss the potential of the site and to put forward ideas.

The ideas gathered in the ways outlined above are wide-ranging, often innovative and sometimes conflicting. A common theme has been that the opportunity represented by development of the Station Site should not be wasted

The challenge is to create a process whereby a truly participatory planning approach can be adopted to bring together different ideas, representing the different interests of individuals and groups, into a coherent proposal. Such a proposal will not only adhere to the policy and strategy of Brighton and Hove Council but also genuinely represent the needs and desires of the local community.

Sainsbury's - refused planning permission

In September 1998, in what many observers regarded as a national test case, the Department of the Environment supported the Council's refusal of planning permission for a Sainsbury’s superstore on the Brighton Station site. This decision attracted widespread attention as it was seen as a landmark decision relevant to many similar brown-field sites around the UK. The decision also drew the praise of environmental groups and community organisations around the country concerned about the effect of inappropriate developments on town centres.

Sainsbury's and their development partners Wyncote (now renamed QED) have indicated that they will challenge the Department of the Environment's decision. Sainsbury’s/QED have entered into a commercial agreement with Railtrack such that if they are given planning permission for an amended proposal Railtrack will have to sell the land to them. It is clear that Sainsbury’s are extremely keen to develop the site.

Agenda 21

Agenda 21 has been one of the most influential outcomes of the 1992 United Nations Earth Summit held in Rio De Janeiro. For many the 600-page document is encapsulated in a single statement:

"think global, act local"

This implies that global environmental problems are the responsibility of all of us and that our actions at a local level will have impacts at the global level. By recognising the link between local, national and global problems, highlighting our responsibility to future generations, and underlining the links between economic, environmental and social issues in development Agenda 21 has in effect placed the concept of 'sustainable development' within the mainstream of government policy.

The Brighton Station site provides an important opportunity for an innovative development that conforms to the strategy of incorporating the principles of Agenda 21 in development decision-making. This is a process to which Brighton and Hove Council has made a strong commitment.

BUDD sees the concept of the "Brighton New Laine" project as a flag-ship Agenda 21 project which could be held up as an example to other local authorities looking at the development of brown-field sites in urban areas.

The Urban Task Force

In June 1999 the Department of the Environment, Transport and the Regions published 'Towards an Urban Renaissance', the report of the Urban Task Force, chaired by Lord Rogers of Riverside. The Task Force aimed to:

'establish a new vision for urban regeneration founded on the principles of design excellence, social well-being and environmental responsibility within a viable economic and legislative framework'.

The various documents represent the most up-to-date thinking on urban development and provide the context for new policies aimed at delivering practical solutions for urban regeneration.

Key to the Task Force findings is the need to:

• focus urban development on brown field sites;

• improve the quality of design (compact, mixed use with better public transport, pedestrian and cycling provision);

• strengthen local authorities to work in partnership with citizens and communities.

As the report states:

'Urban developments should be integrated with their surroundings, optimise access to public transport and maximise their potential by increasing density in appropriate conditions. They should seek diversity; encouraging a mix of activities, services, incomes and tenures within neighbourhoods'.

BUDD's New Laine concept directly echoes the Task Force findings, particularly in its focus on public participation. BUDD sees development of the Brighton Station site as an immense opportunity for putting the detailed prescriptions contained in the Urban Task Force report into practise. Brighton and Hove should be at the forefront of the urban renaissance and the development of the station site could provide a model of best practise for developments elsewhere.

Site considerations

It is important to recognise that the site is complex both physically and in relation to the town around it. It is not separated from the surrounding area. Activities proposed for the Brighton Station site must be intimately linked with the townscape and community of the London Road, the North Laine, the station complex and within the context of Brighton and Hove as a whole.

Physical considerations

• The site has been levelled in the past into four distinct levels or terraces.

• There is an overall drop in elevation of 15m from the rail line level to New England St.

• There are pockets of heavy metal contamination in the upper level (now the station car park) resulting from metal working and smelting in the past.

Environmental considerations

• The site includes a disused railway line that has been designated a Site of Special Nature Conservation Importance and an important Habitat Corridor.

• The site is the last remaining space in the centre of town which could provide a much needed informal recreational and leisure resource - a green space.

Economic considerations

• The site supports a number of businesses including the Sunday car boot sale.

• The site is close to the thriving North Laine business and residential area to the south and the London Road (including the Open Market) to the east.

Social considerations

• The London Road and North Laine are not solely commercial districts but vibrant and diverse communities characterised by an intimate mix of people and activities.

• Many of the businesses are small, independent and often family-run.

• Development in the area should respect and support the existing culture by building upon and taking into consideration the existing community, including residents, traders, businesses, churches and schools in the vicinity.

The Brighton New Laine concept is a distillation of the interests and views of the large number of local people BUDD has listened to during awareness-raising and campaigning activities since 1997. The name Brighton New Laine reflects the geographical, historical, social and cultural context of the concept. The concept also reflects the development aspirations expressed in the rhetoric of both local and central government regarding what is now referred to as an 'urban renaissance'.

BUDD is committed to establishing a planning and development process that fully incorporates and reflects the interests and views of local people. The Brighton New Laine concept is not yet a planning proposal but rather the basis for a process leading to a planning proposal. The foundations of the development proposal are encapsulated in the principles of the New Laine concept and the range of activities people would like to be included as possible components of the development.

Participation

Those people who are likely to be impacted by any change should be directly involved in deciding what form that change should take. Through participatory planning, development can respond to the needs and wishes of local people rather than adhering solely to the agenda of corporate developers and businesses.

The approach envisioned by BUDD is a participatory network whereby the local community, the Council, future site users, development organisations, professional advisors and facilitators and project financiers all collaborate on a mutually respectful basis.

Sustainability

BUDD understands sustainable development to be an indication of a long-term responsibility for stewardship of land. Sustainable development should be:

• environmentally benign - maintaining and where possible enhancing the ecological integrity of the site and creating a positive urban living environment;

• economically viable - representing adequate commercial value to the site owner and supporting itself financially throughout the lifetime of the development;

• socially acceptable - based on an inclusive participatory process throughout the lifetime of the development (design, implementation and management).

Diversity

The population of Brighton and Hove is renowned for its creativity and diversity and it is these characteristics which should provide the basis for a truly imaginative development of the Brighton Station site.

Integration and interdependence - a "whole system" approach.

The development site is not an island nor does it have a real or imaginary fence around it. It is vital that the development components within the site inter-relate with existing activities and communities around it.

Appropriate to and in keeping with the local townscape.

Development should respect the character and style of the town. Brighton and Hove is not a new town but a town with a strong and distinct history reflected in its townscape.

Geared to creating livelihoods - not just jobs.

Development of the Brighton Station site should aim to generate employment whilst not undermining existing and established employers both on the site and within the neighbouring area, particularly small independent and family businesses. The focus of the development will be on the creation of fulfilling and satisfying occupations rather than temporary or part-time work.

Low impact

The development will, as far as possible, build upon what already exists on the site by: using rather than demolishing existing buildings; responding to the physical structure of the site; protecting and enhancing existing areas of important wildlife habitats; and supporting and growing from existing initiatives to use the site in productive and socially dynamic ways.

In a broader sense the concept of low impact development implies the encouragement of activities that minimise the negative "ecological foot-print" they leave whether that be toxic contaminants or the inefficient use of non-renewable resources. Of particular importance is the principle of minimising private and commercial vehicle use by encouraging use of public transport (bus and rail) and walking and cycling to gain access to the site and move within it.

Locally based

The development will be based on existing local groups and interests and provide benefits to the local population, both residents and independent local businesses. To this end the development will aim to avoid components or activities that result in the export of capital or energy from the Brighton and Hove area.

The development concept for the Brighton Station site incorporates all the permissible uses as determined in the existing Planning Brief and includes additional complementary activities that would strengthen and enhance the vitality and viability of the development.

This wide range of components represents the ideas that have been gathered by BUDD since January 1997.

The eventual development need not necessarily include all of the components, however it is these, along with others which may yet be put forward, which would provide the basis for the proposed participatory development planning workshops.

In order to stimulate debate and raise interest in the BUDD development concept, visualisations of the site have been produced. These maps and perspective drawings are a tool to encourage other ideas and should not be seen as a representation of a BUDD development proposal.

Housing

• Medium to high density urban "Laine" style housing

• Not a discrete "housing zone" but housing integrated with other activities

• Incorporating adequate amenity and communal space

• Low cost, social housing

• Energy efficient "green" design and construction

• Self-build community housing associations

• Housing for marginal groups (including mental health sector)

Retail

• Small scale and diverse

• Reflecting, complementing and enhancing the retail outlets of the North Laine and the London Rd.

• Incorporating businesses presently using the site

• Retail of produce/products from the site

• Intimately integrated with residential and business components

• Incorporating a new market development (covered/open, daily/weekly)

• Outlets selling organic produce

• Incorporating a locally based, small-scale supermarket (focused on pedestrian and public transport access)

Business/ industry

• Small-scale workshops linked to and not conflicting with retail and residential components

• Linked to the activities of the local community and using products from the site

• Business based on reclaimed materials and recycling

• Incorporating computer and micro-industry

Community resources

• Community information and support centre

• Meeting place

• Child-care facilities

• Mental health sector support centre

Education

• Centre for education based around urban regeneration, environmental rehabilitation, conservation, and urban history.

• Links with local schools and other academic institutions

• Training linked with city farm and other productive activities

• Training for site residents and people from the neighbouring community

Environment and ecology

• Development and rehabilitation incorporating ecological processes (bio-remediation / eco-renovation)

• Protection and facilitation of development of the wildlife corridor

• Development based on the biological and human concept of permaculture

• Productive use of the land where possible

• Maximisation of trees/ vegetation/ wildlife - biodiversity

• Establishment of a working "city farm" and/or "urban woodland"

• Creation of a positive urban living environment

Leisure, recreation and tourism

• Creation of a centre of excellence on environmentally based, community-led urban development

• Establishment of a renewable energy showcase

• Creation of an urban green space based on habitat areas that already exist

• Establishment of a cycle access route from Brighton Station to Withdean

• Creation of an exercise path and climbing wall

• Incorporating restaurants, cafes and pubs into the area as a whole

• Development of a sports and games area

• Well-designed football stadium or ice-rink based on public transport

Art

• Studio/workshop space using products from the site

• Gallery/exhibition/performance space

• Establishment of a sculpture park/path

Transport

• Pedestrian and cycle priority area

• Minimal private and commercial vehicle access within the site

• Developing a bus/coach station (transport interchange)

• Well-developed pedestrian links with Brighton Station, the North Laine and the London Road

• Developing a rail freight depot

Energy

• Use of renewable sources of energy

• Energy efficiency in all building design and productive activities (low energy import/export)

Perhaps the essential difference between BUDD's development concept and that proposed by developers such as QED/Sainsbury's is that this approach is flexible - no rigid blue-print exists. The concept is based on a process and an evolving development perspective.

Evolution of the "Brighton New Laine" development concept will depend upon the creativity, imagination and dynamism of those involved, whether they be members of the local community, developers, commercial organisations or Council officers. Realisation of the potential that exists is then dependent on exploring and employing planning and development mechanisms in new ways.

It is essential that BUDD works closely with the planning officers within Brighton and Hove Council. It also depends upon collaboration with other participating organisations that share the vision that the development initiative represents.

BUDD has already identified and opened dialogue with organisations who could potentially provide professional expertise in the areas of planning, design, architecture, engineering and fund-raising. BUDD is already collaborating with potential user organisations representing a number of the components of the development initiative.

The next step towards the realisation of this potential is the creation of a Planning Brief that not only provides a framework for appropriate development of the Station Site but also puts in place an ongoing process that truly involves local people in the design and development of the site.

TO GET INVOLVED IN THE PARTICIPATORY WORKSHOP AIMED AT PRODUCING THE NEW PLANNING BRIEF CONTACT THE FOLLOWING PEOPLE AS SOON AS POSSIBLE.

BUDD
1 New England Street
Brighton BN1 4GT
Fax: 01273 622727
Email: harvestforestry@fastnet.uk

Contact Tel.
Sara Bragg 681166
Ben Messer 720314
Keith Taylor 389279

JOHN BALLANCE - Executive Councillor
Environmental Services
Brighton and Hove Council
Brighton Town Hall
Bartholomew Square
Brighton BN1 1HG
Tel. 292400

GRAEME TULLEY - Drivers Jonas
6 Grosvenor Street
London
W1X ODJ
Tel. 0171 896 8000

1997

February
20th - Brighton Urban Design and Development (BUDD) is formed.

March
"Say No To Sainsbury's" petition started.

May
2nd - Sainsbury's/Wyncote Development application for planning permission for superstore, housing and business units submitted to Brighton & Hove Council.

June
13th - BUDD submits a report detailing criticism of the Sainsbury's/Wyncote Development proposal (submitted by BUDD and David Lepper MP).

July
24th - Public meeting attended by about 300 members of the public. An overwhelming majority (99%) vote against the Sainsbury's/ Wyncote proposal.

August
4th - Sainsbury's/Wyncote Development lodge an appeal against Council's non-determination of their application and submit a duplicate application.

October
8th. - Launch of the Stop The Store Alliance. Membership of more than 40 businesses, community groups and environmental organisations.
16th - Submission of a 4,317 name petition opposing the Sainsbury's/Wyncote application to B&H Full Council meeting.

Nov.
1st - Over 300 people participate in Community Procession and Rally through central Brighton to publicise opposition to the Sainsbury's/Wyncote application.
6th - Joint Environmental Services/Planning Applications sub- Committee meeting vote overwhelmingly to, in effect, refuse planning permission for the Sainsbury's/Wyncote application.
- "BRIGHTON NEW LAINE' concept paper produced.

1998

January
27th - Joint Environmental Services/Planning Applications sub-Committee meeting vote overwhelmingly to refuse planning permission for the Sainsbury's/Wyncote 2nd application.

March
24th to 27th - First session of the Public Inquiry.

May
12th to 15th - Second session of the Public Inquiry including presentation of BUDD's Proof of Evidence on 14th May.

Sept.
25th - Decision published by Department of the Environment Planning Inspectorate to dismiss Sainsbury’s/Wyncote's appeal against the council's decision to refuse planning permission for a superstore.

1999

BUDD presents of a series of development seminars aimed at stimulating debate concerning the future of the Brighton Station Site.

Guest speakers:

Duncan Baker Brown of Baker Brown, McKay - Environmentally Friendly Architects - 'green' building design.

Pooran Desai and Bill Dunster of the Bioregional Development Group/ Bill Dunster Architects - Zero Emissions Development in Beddington (sustainable housing development).

Alex Fenton of Coin Street Community Builders - a community initiated development success on London's South Bank.

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