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1.
Potential uses
The
following is an analysis of the preferred uses as expressed at
the community planning exercise, together with a commentary, and
recommendation as to which uses should be taken forward for further
consideration. It must be stressed that the purpose of this paper
is to generate discussion at the Working group, and until this
has taken place no uses have been included or precluded.
1.1
Residential was the use preferred by the majority of participants.
Both private/ market and low cost social housing were seen as
major components of any scheme. Other forms of accommodation that
were suggested which merit further consideration include, self-build,
co-operative housing, hostel and sheltered accommodation.
1.2
Employment uses also featured heavily, and the emphasis was
on small units, studio space, light industrial, and live/ workspace.
Larger employment generating uses did not figure heavily in terms
of popularity, but the working group will need to decide in developing
the brief, whether given the strategic nature of the site, it
would be suitable for a major employer. Or whether this would
not be compatible with the urban village concept, and unduly optimistic
in its assessment of the sites potential to attract inward investment.
The outcome of the councils bid for assisted area status will
be relevant in this respect, as a successful outcome will mean
that potential sites for inward investment will need to be brought
forward. It is understood that a number of assisted areas have
failed because insufficient land was identified for development.
But it is essential that the brief deals with the site comprehensively,
and does not introduce uses that either sit uneasily alongside
the other uses, or sterilise large parts of the site in the vain
hope that a particular form of development might come along one
day.
1.3
Retail was a popular choice for the site, but the emphasis
was on small-scale units. Although there was some limited support
for a supermarket or metro style store, the majority was against
one. Suggestions were made and have been made in the past that
a department store is considered for the site. However because
of its relationship to the existing town centres and the likely
traffic generation it is recommended that this use is not pursued
further. The principle has been established that any retail should
complement rather than compete with the existing centres, which
would limit the nature and scale of any retail activity.
1.4
Markets. Different types of market were suggested for the
site, including an open market, or a farmers market. While it
might be premature to completely dismiss a market at this stage
it should be made clear that if the existing market stays where
it is then any new market activity should not compete with it.
1.5
Open space. There was a strong feeling that the site, which
would be developed at relatively high densities, should benefit
from generous open space provision and a well designed usable
public realm. Strengthening the existing green corridor to encourage
wildlife and ecological diversity was strongly supported. But
spaces that were usable such as play space were also required.
A suggestion was made for an amphitheatre, which could be incorporated
into the layout and design of the public realm. A number of open
spaces were suggested that might not be compatible with the urban
nature of the site and they include allotments and playing fields,
although with the latter some form of flexible sports facility
might be possible. A zoo or urban farm was also suggested, but
again it must be questioned how well it would sit along side the
other urban uses and whether this is an appropriate use for a
valuable brownfield site.
1.6
Community facilities were frequently mentioned and these include
a community centre, nursery facilities, old persons club (both
of which could presumably be held in a community centre). Health
facilities and school facilities were also mentioned. All of the
above merit further consideration to assess the need and what
can be reasonably accommodated on the site. Two suggested community
uses that probably do not warrant any further consideration are
a place of worship/church, and a travellerÕs site. The
area is well served by religious establishments, and the council
has recently developed a designated travellerÕs site.
1.7
Commercial leisure uses that were suggested include bars cafes
restaurants, a budget hotel, hotel and conference facilities.
Other leisure facilities that were suggested include sports/leisure
centre, a bowling alley, cinema equestrian centre and ice-rink.
A degree of commercial and leisure activity is considered vital
to attract people onto the site and for the vitality and vibrancy
of the site, particularly those uses which spill out into the
public realm like cafes and bars. But with the other major leisure
developments at an advanced stage, cinemas and bowling are probably
neither appropriate or viable, and could lead to unacceptable
traffic generation. Likewise an ice-rink or equestrian centre
would have large land requirements and generate little economic
value and probably require some form of subsidy, so are probably
neither viable nor appropriate for this site. It is suggested
that this is not a site for major leisure facilities, but some
limited low key activities could probably be accommodated.
1.8
Transport uses, which were suggested, include cycle and pedestrian
facilities, better access to the station, and improved public
transport facilities. All of which are considered essential for
the proper development of the site. Other transport uses that
were suggested but which can probably be dismissed at an early
stage include additional commuter parking, expansion of the station
and a rail freight distribution depot. Additional parking would
be contrary to the councilÕs sustainable transport policies,
the station is listed and is currently being refurbished and in
extensive discussions with the operators no indication has been
given that there is a requirement to extend the station. And rail
freight terminals tend to generate large amounts of heavy goods
traffic and would put a severe strain on the local road network.
1.9
Other uses that came forward that need further consideration
include recycling facilities which it is expected would form an
integral part of any new scheme, and a gallery. The latter might
act as a showcase for local artists some of whom might occupy
any future studio space. However there were a large number of
other uses that would not be appropriate for this site and probably
do not merit any further consideration and in many cases were
suggested with a sense of irony, these include, open sewer, theatre,
Princess Di memorial, nuclear plant, museum, UFO site, millennium
project, camping facilities and a post office sorting office.
2.
Football Stadium
2.1
Many participants suggested this as the preferred use for the
site. Studies have shown that it would be physically possible
to accommodate a stadium on the site, but with all the other enabling
development there would be no room for other uses. It would certainly
mean that a mixed use urban village approach could not be developed
on this site neither would it be possible to secure much in the
way of community benefits. The council has taken advice on the
viability of developing a stadium and the costs of acquiring the
site and building a stadium across two levels would be prohibitively
expensive. In any event the council have identified a preferred
site for a stadium the Local Plan draft pre-deposit policies.
Brighton and Hove has pressing needs to identify housing and employment
land and this site as one of the few available large brownfield
sites in the city, would be better developed for a mixed use development.
3.
Development criteria
3.1
Many of the suggestions that came forward were not for specific
uses, but rather suggested the qualities that any future development
should enjoy, and these include that the development should be
-
sustainable,
- meet the highest possible environmental standards,
- flexible, building types should be adapted to meet future
needs
- high density but not town cramming,
- assist in the aims of life long learning,
- no/low car trip generators,
- vibrant, vital mixed uses,
- above all achieve the highest possible quality in layout,
design, materials and construction.
4.
Conclusions; suggested uses to be taken forward for further
consideration.
Residential
-
private/market housing
- social/affordable housing
- co-operative/self build housing
- sheltered accommodation
Work
will also need to be undertaken to assess the number and types
of units required, tenures and standards (including parking, and
amenity space)
Employment
-
light industrial/starter units
- studio/live/workspace
- site for inward investment Retail
- size/ type of units - parking standards
- possible market use
Work
will also be required to establish the relationship and links
to the surrounding area
Open
space
-
type and amount of open space provision
- green corridor - public spaces
- play facilities/ informal sports facilities
Community
Facilities
-
community centre
- child-care/nursery facilities
- facilities for the elderly
- health facilities
- educational facilities
Commercial/Leisure
uses
-
bars /cafes/restaurants
- hotel/conference facilities
- budget hotel
- small scale commercial leisure
Transport
-
cycle pedestrian facilities
- better access to the station
- improved public transport
- parking standards for different uses
Other
-
recycling facilities
- gallery space
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