EM13 Brighton Station - mixed uses

Permission will be granted for a fully integrated mixed-use development incorporating housing; employment; retail, community uses, including public open space; and an hotel in accordance with the development brief.

The minimum requirement for affordable housing on the site is 30% of the total or a minimum of 90 units.

A mixture of large scale B1 Uses to retain existing employment and to attract inward investment is required, together with a proportion of workshop space.

Retail uses will only be permitted where they serve the needs of the development and/or function as an integral part of the adjacent London Road shopping area. Planning applicants will be required to demonstrate that any retail proposal would not prejudice the viability of other existing established retail areas or create unacceptable traffic conditions. The maximum size of any foodstore that meets the above criteria would be 3,715 m_ gross floor area.

The development will be expected to fund community facilities, in particular, the extra primary school places and public open space, arising from the residential development on the site.

Leisure uses, including a hotel and conference facility will also be considered where they accord with the overall objectives of the development brief.

5.49 The site is adjacent to Brighton's main railway station and covers approximately 4.8 hectares (nearly 12 acres). It was formerly used as a goods yard and locomotive works. The locomotive works closed in 1958 and the goods yard was finally closed in 1980. The upper level currently serves as a commuter car park for the station and the lower levels comprises a variety of mixed-uses and derelict/vacant land.

5.50 The site was the subject of various speculative proposals, which prompted Brighton Borough Council to prepare a brief for the site in 1993. The brief was adopted by the Council but not published. The next significant proposal on the site concerned a planning application for a superstore of 5,740 m_ (gross) floor space, together with 50 residential units, offices and workshops. The Council refused the application. A subsequent appeal was dismissed in September 1998.

5.51 Following this the Council decided that a clear vision was required for the site and set up a process involving the local community, local traders, landowners and potential developers to produced a new development brief for the site. This brief will guide the future development of the site.

5.52 The Council's vision for this site is:

'To develop a vibrant mixed use urban quarter that meets both its strategic and local role whilst acting as an exemplar of 21st Century sustainable urban development'.

5.53 A design approach will be expected which maximises the potential of this site for a high density development which respects the historic and adjoining patterns of development. Housing units should involve the latest technologies to incorporate energy saving measures. The employment space provided on the site is expected to be in the form of offices, small workshops and a training centre. The development should also improve accessibility throughout the area and provide improved interchange facilities to the east of the station. Through the implementation of the Council's % for art policy and the creation of small-scale employment opportunities (workshops and live-work units), the site will establish itself as a centre for artistic excellence and a stimulus for creative design

5.54 Potential developers will be expected to work closely with both the council and the community to provide a range of community benefits, which are properly integrated with the scheme. The site has a site of Nature Conservation Interest (SNCI) which acts as an important green corridor, which will need protecting and enhancing. Further open/amenity space should be provided as part of the development. Consideration could also be given to providing such space within easy reach of the site, possibly on the disused land to the north of the site.

5.55 Retail is seen as an essential part of any mixed-use development on this site. The size and quantity of any retail would need to be related to the scale of activity on the site, and be able to demonstrate that it would not be prejudicial to existing retail areas, especially London Road.

5.56 A hotel with facilities for conference use would be an acceptable use on the site. Any such use should be well related to the railway station.

5.57 Due to the previous industrial use of the site, contamination is a possibility. The full extent of contamination should be determined before any development can commence and appropriate remedial measures undertaken.

5.58 Proposals on adjoining sites that contribute to the aims of the brief will also be encouraged.

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