Tag Archives: Planning

Trashing our town – What are the South Downs National Park doing in the heart of Lewes?

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Buildings with architecture from the 1960s being constructed in the South Downs National Park!

One would think that in a national park there would be a higher standard of architectural design than elsewhere. Well no, not here in Lewes in the South Downs National Park! The type of design harkens back to the 1960s and in more akin to city centres than in the ancient town of Lewes!

Above: New housing estate being built in South Downs Road Lewes

The National Park say on their web site: All proposals will be assessed according to the ‘impact on local character and appearance’. They go on to say plans may be rejected on grounds of negatively affecting the landscape or scenery. The South Downs National Park Planning Authority seem to have forgotten their own word when approving these plans!

The consultation period was back in 2015 with approval being give in 2016 reference SDNP/15/01303/FUL. Here are some examples of objections from 2015:

The then ward District Councillor Daisy Copper (now MP for St Albans) said:

We quote extracts from her objection:

  • The South Downs National Park’s mandate is to “preserve and enhance” the area. This development would not do this.
  • It should be noted that Lewes Town Council, East Sussex County Council and many residents OBJECT to this proposal.
  • Design. The impact and size of the four storey buildings it totally inappropriate in this area. They are not designed in the context of the surrounding houses and area.
  • There are not enough affordable homes in the proposal.
  • Lack of consultation and transparency. A large number of residents are unaware of the application and have not been given information on how to comment, if they are unable to do so online. The application should not proceed until all residents have all had an opportunity to comment.

The Friends of the South Downs (was then called the South Downs Society) said:

We quote extracts from their objection:
This design of this development is very different from its neighbours in mass, height, materials. The design is inner urban in character immediately adjacent to an area of low rise development. The design appears to bear no relationship to Malling

They go on to say: In isolation, with no overall planned design vision for the Brooks area it will appear an oddity.

Lewes Town Council said:
The Committee OBJECT to the proposals for the following reasons: There were criticisms of the scale; size; poor aesthetic design and detailing, and the removal of trees along Blake’s Walk was deplored. This was considered a poorly-considered overdevelopment, and was thought to be at odds with the local plan. The proposal was ill-conceived with regard to massing, height, and choice of materials. The impact upon the local area was unacceptable, and there were concerns regarding the treatment of gas emissions from contaminated land. It was considered that an opportunity had been missed to include better energy management technology, and there were too-few affordable units included. Arguments promoted in the application regarding the availability of public transport were considered misleading.

It seems these very valid comments were ignored by the South Downs National Park Planners!

Demolition of Lewes bus station – less than a week to submit your views – closing on 15th June 2022!

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Will the South Downs National Park approve plans to demolish the Lewes Bus Station?

The Generator Group, and the site owners are proposing to demolish Lewes bus station and replace it with 40 dwellings along with commercial space for offices or shops. Sadly, currently they propose no affordable homes nor do they appear to offer to fund a new bus station.

To comment on this planning application go to: https://planningpublicaccess.southdowns.gov.uk/online-applications/

Click on ‘search’ and then choose ‘simple search’ and enter the application number: SDNP/22/02197/FUL

Or you can email: planning@southdowns.gov.uk

It’s worrying that the National Park seems to want to hurry this application through the planning system allowing only  5 weeks of consultation for the public to make their views known. The application was only validated on the 11th May 2022 and comments must be in by the 15th of June. That’s just 5 weeks including bank holidays and weekends. The National Park have not taken account of the the Queens Jubilee bank holidays and celebrations when many people were quite rightly celebrating the Queen’s 70 years on the throne.

In reality this application ought to be considered as a ‘major’ planning application with a 13 week consultation. However, right now the important thing is to spread the word about this development and ask that people to submit their comments. The developer will no doubt say in their defence they have held public consultations and submitted a pre application. That’s correct and hundreds of people gave their comments on the pre-application which ran for 7 months, from August 2021 to February 2022. Very unfortunately any comments made during that stage will not be taken into consideration by the planning officers when considering the main planning application.

Alternative ‘bus station’ sites

The developer also will no doubt say that they have put forward a series of alternative sites for the bus station but they’ve not offered to fund the building of the infrastructure for these sites. Are these proposed alternative sites suitable? Have a look at the developer’s suggestions by clicking HERE

(See our previous post click ( HERE )

Future of Lewes bus station in doubt!

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Could the Lewes bus station be lost? 😦😦😦  A “pre” planning application has been submitted to the National Park planners to demolish the bus station and construct a mixed-use ‘gateway development  with 3 commercial units and 41 residential units. The overall height is planned to be 4 storeys with some 5 storey elements. These are initial plans and they could change. This is what the first part of th application says:

There is a real chance the bus station will be lost. The applicants have been made aware of the planning requirement for a replacement bus station facility but we don’t know at this stage if such a requirement is mandatory. In any event where would a new bus station go? 

The application number is SDNP/21/03284/PRE but according to the South Downs National Park on-line comments are not permitted. This may be because it is a “pre” planning application. However there is no harm in writing to the National Park planning department. Email: planning@southdowns.gov.uk. It may also be worthwhile writing to the National Park members nominated for East Sussex. They are Richard Waring, who is also a Lewes Town councillor,   (richard.waring@southdowns.gov.uk ) and Vanessa Rowlands (Vanessa.Rowlands@southdowns.gov.uk ). They both sit on the Park’s Planning Committee.   

If you value the bus station facility, do write and give them your views. 

Also, East Sussex County Council (ESCC) is involved as they are the Transport Authority and it’s believed that discussions regarding the provision of a replacement bus station have been opened with them. One could write to them at publictransport.pts@eastsussex.gov.uk to express your views. The county councillors for Lewes are: 

Councillor Johnny Denis  cllr.Johnny.Denis@eastsussex.gov.uk    

Councillor Wendy Maples cllr.Wendy.Maples@eastsussex.gov.uk 

The irony of this threat to bus services in Lewes comes at the time when the County Council is consulting on a government proposal  entitled Bus Service Improvement Plan! It’s bad enough getting East Sussex County Council to improve the bus service when they’ve done just the opposite over the last decade but this threat to the bus station isn’t a good omen to kick off the county council’s public consultation on their Bus Service Improvement Plan https://consultation.eastsussex.gov.uk/economy-transport-environment/bsip/  This consultation has just opened and will close on 14 Sep 2021 

UK Governments ‘Planning Reforms’ and ‘build, build, build’ announcement

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The Business and Planning Act 2020 received Royal Assent last week. Here is a summary of the measures covered by the act:

  • The new rules will mean full planning applications will not be required to demolish and rebuild unused buildings as homes and commercial and retail properties. This will be enabled via a new permitted development right.
  • Homeowners will also be able to add up to 2 additional storeys to their home through a fast track approval process. However, there is a requirement to carefully consider the impact on neighbours and the appearance of the extension.
  • New rules allowing blocks of flats to be extended upwards by two storeys to create new homes without the need for planning permission come into force on 1 August. The new permitted development right is restricted to buildings of three storeys or more and the extended building must not be taller than 30 metres.
  • Also any live planning permission or listed building consent lapsing in England between 23 March and the end of this year will automatically be extended until 1 April 2021. In normal circumstances, permissions granted in England expire after three years unless work has begun on site, with reserved matters permissions having a shorter two-year lifespan. The government has said the extension will come into force within 28 days of the Act receiving Royal Assent, which took place on 22 July.
  • The Act updates mechanisms that inspectors can utilise when deciding planning appeals. The measure will allow planning inspectors to simultaneously use written representations, hearings and inquiries when deciding an appeal.
  • Among other steps, the act also includes temporary measures to fast-track applications from developers to request changes to planning conditions to allow building site working hours to be extended.

Other planning news: Town Centres There are proposals to create a new “commercial, business and service” use class to help boost town centres as part of the government’s series of proposed changes to the planning system. The Housing Secretary said the new category would “allow commercial, retail and leisure uses greater freedom to adapt to changing circumstances”. Buildings used for retail “would be able to be permanently used as a café or office without requiring a planning application and local authority approval”, he added. Pubs, libraries, village shops and other buildings essential to communities will not be covered by these flexibilities.

Reform of England’s planning system The government is to launch a planning policy paper for comprehensive reform of England’s planning system. The government say the aim is to achieve high-quality, well-designed homes, and beautiful and greener communities for people to live in. Cutting out bureaucracy to get Britain building, while protecting high standards.

Comment: The TCPA (Town and Country Planning Association) responds to Prime Minister’s ‘Build, build, build’ announcements include the opening statement from their Chief Executive, Fiona Howie:  “While the Prime Minister’s references to building beautiful, low carbon homes, his re-commitment to ‘levelling up’ and his desire to ‘fix the problems that were illuminated during COVID’ are positive, it is totally unclear how the associated announcements around extending permitted development rights will achieve these priorities”. RTPI chief executive Victoria Hills has written an open letter in response to government statements made this week in relation to the profession:  Dismantling planning system will lead to failure of ‘build, build, build’ agenda; Regenerate the countryside to regenerate the economy Architects Declare, the UKGBC and the RIBA have all responded with alarm to the Prime Minister’s ‘Build, Build, Build’ speech about the UK’s economic recovery today Boris ‘the Builder’ Johnson has found a new scapegoat: the humble newt. See: Comment by the Guardian   

Further reaction to the attack on newts in the RTPI Planning Resources Magazine by the Editor Richard Garlick “….policymakers seem increasingly cavalier about their evidence base. At the end of last month, the Prime Minister cited “the newt-counting delays in our system” as the reason why the UK was slower than its European counterparts in building homes. Yet the 2018 government-commissioned study into the rate at which planning permissions for homes are built out, led by Sir Oliver Letwin, did not mention newts.  Indeed, it didn’t mention any environmental protection measures as obstacles to prompt building. Inside Housing (the leading weekly magazine for housing professionals) raises concerns that affordable housing has been left out of the PM’s announcement. The prime minister promised a “new deal” at his set piece speech on building Britain out of the crisis. But as Jules Birch points out, there was precious little cheer for the affordable housing sector

 

Court Road Lewes Development

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The future architecture of the area around Court Road and Friars Walk Lewes, has now finally been decided. The Premier Inn replaces the former Magistrates Court, the construction of the residential building fronting the river is well underway and the decision has been reached regarding the future of the former magistrates car park in Court Road. The development of 9 houses on the site of the former car park in Court Road was approved by the South Downs National Park Authority at their August committee meeting in Midhurst. The final decision notice was issued on 30 September 2016. This is a summary of the application:

SDNP/16/01618/FUL | Erection of 9 Residential Dwellings with adjoining outdoor space, car parking and associated works | Court Road Car Park Court Road Lewes East Sussex

 To see all of the application documents and drawings visit:  http://www.southdowns.gov.uk/planning/planning-applications/ and enter the above-mentioned application number. Here are some extracts from the design drawings (click to enlarge) .

court-road-drawing

court-road-south-elevation

court-road-east-elevation

SDNPA vote in favour of theatre-cultural centre

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At last the planning application by the Lewes Repertory Theatre has been put before the members at yesterday’s (Thurs 12th Feb 2015) planning meeting in Midhurst. All except one member (Alun Alesbury abstained), voted in favour of the plan. There were supportive speeches from members Charles Peck, Neville Harrison & Barbara Holyome. Thanks to those members for supporting Lewes all along!

It may seem confusing to have the planning authority approve the demolition & hotel construction in December and in February be so supportive of retaining the building. I suggest asking the Director of Planning, Tim Slaney, to explain!

Here is what Vic Ient, of Save Lewes Architecture,  said to the committee:

“I’m here before you with a heavy heart. Although this application has the support of your officers and is the ideal purpose for the building, we all know that the hotel development has been passed. I am still puzzled at the enthusiastic support by your planning officers for this and why no objections were raised by East Sussex County Council highways or the police. It should never have been a matter of just architecture which you were unfortunately cornered into at the very first meeting back in December 2013. The development flew in the face of the concept of the National Park, the conservation area of Lewes and the wishes of the local people.

It is a very great pity that the members did not have the opportunity to review the theatre application alongside the hotel development in December. However, there may be a very slim chance for this cultural centre. It could be that the negotiations between the Ministry of Justice and the overseas offshore company do not conclude. Or that Whitbread’s decide they have enough Premier Inns all round the country. It would be wonderful to see a significant cultural and arts centre spring up from the ashes of this debacle.

The application is a perfect use for this redundant courthouse. Sustainability is key. Demolition will waste all the energy already used erecting the original building. Constructing the hotel will waste energy, materials and release more CO2 all over again. Far better than just paying lip service to the sustainability of a new building. The multi-faceted use would really benefit local people. There are provisions for playgroups, music, dance and theatre facilities as well as good quality employment and training in the production of radio, film, theatre and tv programmes. In comparison to the hotel, the theatre proposal would provide more than equivalent employment. Disabled and nondisabled would develop their long-term career skills with valuable career prospects and salaries.

It would enhance the vitality and viability of Lewes benefiting those who live in and visit the National Park immeasurably. Many organisations such as the Theatre Trust and the South Downs Society supported this application as did the Lewes Town Council. It is a pity their voices were disregarded by the members when passing the demolition and hotel development.

Please approve the plan and make the conditions specific to the retention of the existing building such that the D2 classification only applies to this type of use within the existing building”.

BBC Radio Sussex interview on the court site planning decision

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_73553743_dwnuda1dBBC RADIO SUSSEX INTERVIEW – SAVE LEWES ARCHITECTURE – 12TH DECEMBER 2014

BBC in italitcs:

BBC: Something we talked about before and this is the possibility of a 59 bed Premier Inn on the site of a disused Magistrates Court in Lewes. That’s now been given the go-ahead by South Downs National Park. The development will also include four shops and a café. Campaigners have fought against the plans hoping for a centre of excellence of film, tv and theatre production. Now Lewes will also get its first full time three screen cinema for forty years, built within the Harveys Depot which was also been given the go-ahead at the meeting yesterday. Vic Ient from Save Lewes Architecture which has campaigned against the plans, joins me on the line now. Now, Vic, what’s your reaction to this?

Let me say, I am not against the plans for the three screen cinema. That is an excellent proposal. But as far as the Premier Inn development is concerned on the Old Magistrates Court site, it is a sad day for Lewes, quite frankly, because the development which is proposed is going to be a lot bigger than the present building.  I don’t think people quite realise that and, sadly, I don’t think the officers of the National Park quite realise that either!

(interrupting, the BBC interviewer said:  Well, let us hear what they had to say. We did approach them for a statement. They said, ‘ Lewes is distinctive, vibrant. We take our role very seriously as the planning authority and they went on to say this is the third time our planning committee have considered the proposal. We have  visited the site, examined the evidence,  listened carefully to those speaking both for and against the application and held a lively and informed debate. They feel they are giving what the majority wants and given the right decision and clearly you don’t agree with that.

I certainly don’t! I wrote and spoke to the National Park on more than one occasion and asked them to hold a public conference here in Lewes, not over in Midhurst over 45 miles away, but here in Lewes, about what should be built on this site, and they refused point blank saying they were quite familiar with the site themselves. Let me just tell you not one single chief officer lives in East Sussex, they all either live in West Sussex or even further away. The current case officer couldn’t even pronounce Lewes!

But they have considered all the options haven’t they? Isn’t there something to be said for having a cheap hotel where people can enjoy the local areas and it brings a boost to the local economy and it’s a difficult balance isn’t it between architecture and looking to the future creating jobs, creating money coming into the area?

Look, I’m not against jobs. This site could have employed over 40 people involved in community, theatre and other activities. I have had people talking to me about a location for their dance school. All of these things could have been incorporated within this building. As it is, and I am sure you know, and may have stayed in similar hotels yourself, Premier Inn employ low paid, part time workers and very often these people don’t even live in the area and the supplies that come to these hotels come in great big articulated lorries from the other end of the country.

Interrupting, the interviewer said:  That is quite a sweeping generalisation, isn’t it and I am sure one that they would dispute because they do provide jobs, they do provide accommodation for people to stay in who will then spend their money in the local area. So there has to be some economic benefit.

 I don’t agree, the present hotels are not full anyway. The South Downs National Park has only just started carrying out a hotel survey in Lewes – only just started!

So what’s next then? Obviously, it’s been given the go-ahead, so that’s the end of the fight then?

I am afraid we are now going to be given what Whitbreads, Premier Inn and the developer want. We are going to have have to put up with their development. Now they could have adapted the present building. Let me give you an example; in Oxford, a planning application to tear down the old prison was refused and the hotel developer converted the prison to a hotel. Now why couldn’t the developer have done that here?

Clearly you are very upset about this. Thank you for sharing your views on the programme.

 

National Park ignore local residents – Lewes SHALL have a new hotel!

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Well, it is all over, and we fear that Lewes will never be the same again. Lewes residents returned from a very frustrating hearing at Midhurst yesterday where the vote went in favour of Quora by 7 to 3.

Yet again, the officers of the South Downs National Park Authority recommended approval. Only three members of the public were allowed to speak for 3 mins each. The developer responded with their speaking slots. Then the chairman selected Tom Jones (also a Lewes District Councillor and ‘Lead Planning Member) to open the discussion.  He was in full support of this development and praised the architect for all his ‘improvements.’ He pointed out that, as Lewes already had a building like Waitrose just around the corner one more won’t make much difference as Lewes is full of different styles of building anyway!  He wasn’t concerned about the waste disposal situation from the demolition. Mr Jones seems to think it a perfect solution that all the waste from the demolished building will be taken up the High Street in small skip lorries makes the whole thing ok as far as he is concerned! Perhaps he wouldn’t say the same if it was in his village of Ditching! His most outrageous comment was to say there will be no parking problem because all the visitors to the hotel development can park in the North Street Quarter where there will be parking for 300 cars!!  Our comment: i) the North Street Quarter has not yet been agreed, let alone built,  and ii) it is a very long walk with all your suitcases from North Street to get to the Premier Inn.

Tom Jones’ talk seemed to set a precedent and others then followed suit like sheep and agreed – APART from three members, – Charles Peck and Neville Harrison spoke with passion and eloquence along with Barbara Holyome.  But, it was not enough and the vote went against us – the chairman also voted against us.

The case officer, Ransford Stewart, seemed very unsure of his facts – he referred to the Fitzroy Memorial Library as the Fitzroy Hospital?! Also he was unsure of how to pronounce ‘Lewes’! This was compounded by the fact that most of the members were not familiar with Lewes!

We feel that residents of Lewes have been let down by the Friends of Lewes and Lewes Conservation Area Advisory Group (CAAG) – they both supported this latest version of the plans!

So there it is – after a long battle it seems to be all over and we have to sit back and wait for Quora, Juice Architects, Premier Inn & Whitbread PLC to ruin (and run) our lovely old town.

 

 

Lewes Community Opportunity

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Local ImageAs many of you may know the South Downs National Park Authority (SDNPA) went against officers’ recommendations to approve the hotel plan at their meeting on the 9th October.

Lewes residents made a good showing in the public gallery over in Midhurst and three Lewes residents spoke against the planning application pointing out the continued litany of misleading drawings and inappropriate design aspects. Members of the SDNPA went against the officers’ enthusiastic support for the Premier Inn design and referred it back to the developer thus giving them a further bite of the cherry at a later date.

In the run-up to this meeting the planning application for the Lewes Repertory Theatre’s (LRT) re-use of the existing building was withdrawn from the agenda by the SDNPA officers saying there were objections by the ESCC Highways Department and the Environmental Health Department of the Lewes District Council. As the SDNPA officers made a fuss about these two objections LRT are now having to employ a professional planning consultant and other specialists to ensure the ‘technical’ objections are satisfactorily answered. Once these have been dealt with the LRT application will be considered by the SDNPA.

The LRT objective in making this application is:

CommunityThe building will be publically owned as a public trust or by public share subscription with multiple tenants (LRT being only one of these) serving the community in Lewes and the surrounding area. LRT are hoping that the current owners, the Ministry of Justice will support this objective so that the proposed public organisation can be formed.

 

 

 

In the meantime please would you give the LRT campaign a boost by doing one or all of the following things?

  • PETITION: Many of you have already signed the petition, but if you haven’t please would you add your name to the list; – just click here to go to the petition page. You can check if you’ve already signed it by clicking here.
  • PLANNING: Many of you have already written into the SDNPA registering your support for the LRT application, but if you haven’t please would you do so by clicking here and following the links.
  • DONATE: LRT and it’s supporters have had to incur extra costs to get the planning application processed. This includes the planning application fee, the cost of architectural services and planning consultants to mention just a few items. The theatre company lost its premises in a fire earlier this year at the Phoenix Centre in Lewes. Now they are incurring costs to fight this planning battle. Can you help with a donation towards the costs? Just click here to go to the donation page of the LRT Supporters Group where you can make a contribution online or get the details to send a donation.

Thank you!

Planners from Midhurst forcing hotel plans on Lewes!

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West ElevationDespite all the objections to the design, disruption and a whole host of other issues from the Lewes Town Council  local groups (including The Friends of Lewes & the South Downs Society) and the public, planners want to force Lewes to have a Premier Inn hotel

The planners are at it again! They are again recommending that the former magistrates court in Lewes should be demolished and hotel plus shops be built in its place. The design includes the use of a mass of grey-blue bricks together with steel and glass awnings. The National Park’s own Design Officer has come out against the design as have the vast majority of the Lewes people.

In December 2013, the previous dreadful design was recommended by the planners to the members of the SDNPA but the members agreed with the residents of Lewes that the design should be refused. Well, the developer and the planners are not prepared to take no for an answer and on Thursday 9th October, in a few days’ time, the members will have to decide on the revised planning application.

Lewes needs to make a good showing at the planning meeting in order to demonstrate the strength of feeling of local residents. Can you join us? Let us know if you can come over to Midhurst on Thursday 9th (we are car sharing and have laid mini-bus transport). There is no charge but a donation on the day would be great! Just fill in the contact form (click here) or phone Charlotte on 01273 473250. We will be leaving from Lewes Railway Station at 8.00 am and returning in the afternoon. We will arrive in Midhurst in time to get a coffee/tea before the meeting. It is likely the Magistrates’ Court item will be over by lunch time.

If you can’t come you can still write to the planning department to make a comment opposing the demolition & redevelopment by – coping this reference:  SDNP/14/01650/FUL  and paste it into the search box at the SDNPA web site by clicking here. If you have time please also contact the Planning Dept (click here) or better still write to the members of the planning committee. Click here for details of all SDNPA members.

Thanks you!

PS: there is a further Machiavellian twist to the sad story of the old magistrates court site. You may know that Lewes Repertory Theatre applied for planning permission in back in July to convert the court site into an arts and cultural centre. The National Park had decided that this application should be heard at the same time as the building demolition and construction of a Premier Inn application. Well just at the last minute officials at East Sussex County Council and Lewes District Council have found reasons for querying the application which means that a decision on this theatre application is going to be put off. It seems that the developer of the Premier Inn is being allowed a ‘clear field’ before the theatre application is brought to committee for decision. We are unsure of what this means but it’s clearly not very fair or democratic! Read more about this on the Lewes Repertory Theatre’s Supporters website (click here)