NSQ PLANNING APPLICATION OVERVIEW...4.1 There are a number of other ownerships within the area covered by the planning application including East Sussex Fire and Rescue (the fire station)

PLANNING APPLICATION RELATING TO

NORTH STREET QUARTER, LEWES,

EAST SUSSEX

NSQ

PLANNING APPLICATION OVERVIEW

February 2015

Document ref: P1-2-3 1 NSQ Planning Application Overview

Overview

North Street Quarter, Lewes, East Sussex

NSQ Planning Application Overview

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CONTENTS

Section no. Description Page

1 Introduction 2 2 Background to the planning application 2 3 The applicants 3 4 Other ownerships 3 5 The application site 3 6 The application 3 7 The application documents 5

Appendices A Application site B Policy SP3 C Description of application D Phasing plan



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HYBRID APPLICATION RELATING TO NORTH STREET QUARTER, LEWES 1.0 Introduction

1.1 The proposed redevelopment of the North Street area is the most important development the town of Lewes has seen for decades. The future of the area which has been under-utilised for years, with old buildings no longer fit for purpose on a site exposed to flooding, is of strategic importance to the district and particularly to Lewes itself. 1.2 There is a unique opportunity to redevelop a site in a highly sustainable location for the benefit of the district, Lewes town and its people. 1.3 It is vitally important that everyone involved in the process of commenting on and considering the proposal has a good understanding of the scheme in order to arrive at an informed judgement, so as to ensure that the determination of the application is based on sound planning reasons, taking all material considerations into account. 2.0 Background to the planning application 2.1 In May 2010 Lewes District Council (LDC) produced a series of background documents to the Emerging Core Strategy. Topic Paper 7 entitled “Possible Strategic Development Site at North Street, Lewes” included a detailed account of the history of the North Street area, the previous proposals for development of the area and justification for the proposed allocation. Topic Paper 7 can be accessed using the link: http://www.lewes.gov.uk/Files/plan_corestrategy_LDFTopicPaper7.pdf. The supporting text to Spatial Policy 3, as referred to in paragraph 6.1 below, also provides an overview of the background. 2.2 In early 2012 Santon North Street Ltd (Santon) acquired the assets previously owned by Angel Properties Ltd and also by Terracotta Properties (Riverside) Limited (land at Malling Brooks). Purchase of the properties, finance for the holding and subsequent planning and development of the site is being funded by an overseas income fund. 2.3 Over the last 3 years or so Santon and their advisers have been involved in extensive investigation and research in formulating development proposals, widespread consultation with the South Downs National Park Authority, Lewes District Council, various agencies, numerous stakeholder groups and organisations and the public. 2.4 There has been talk of the North Street area being redeveloped for 9 years or so. Santon believes there is now a need for progress to be made by submitting an application which if approved by mid-2015 will enable development to start in early 2016 and residential units, business units and community buildings becoming available for occupation by 2018.



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3.0 The applicants 3.1 Santon, the promoter of the scheme, owns most of the land included in the application. The other major landowner is LDC which owns the freehold of the premises on the west side of North Street and Malling Fields. 3.2 LDC has entered into an agreement with Santon whereby the LDC is a joint applicant for the purpose of the application. On 24th April 2014 the Cabinet resolved that the Director of Business Strategy and Development in consultation with the Leader of the Council be authorised to approve the submission of a joint application. 3.3 It should be appreciated that LDC is not the planning authority. The planning authority is the South Downs National Park Authority (SDNPA). LDC will be a statutory consultee in relation to the planning application. LDC has specific responsibility for Housing and Environmental Health. The SDNPA will determine the application as the planning authority. 4.0 Other ownerships 4.1 There are a number of other ownerships within the area covered by the planning application including East Sussex Fire and Rescue (the fire station) in North Street and the Courtin and Warner premises in Phoenix Place. Agreement has been reached with these owners as to the inclusion of their premises within the scheme. 4.2 Some of the flood defence measures and enhancement of play spaces, in the Pells area, are on land owned by Lewes Town Council. Land for off-site highway improvements and land fronting Phoenix Causeway is under the control of East Sussex County Council. 5.0 The application site 5.1 The application site (as shown by a red line) on Appendix A covers 3 main areas:

• the main development site being the North Street Industrial Estate; • Phoenix Causeway and Eastgate Street where highway improvements are proposed; and • Malling Fields and Pells Park where improved facilities are proposed and flood defence measures at the Pells.

6.0 The application 6.1 The Planning Statement sets out the detailed planning policy background to the application but the guiding policy is Spatial Policy 3 (SP3) of the Lewes District Local Plan Part 1 – Joint Core Strategy (LDLP Part 1) which covers the North Street



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area, the bus station and Waitrose. Appendix B is Policy SP3, as submitted to the Secretary of State in September 2014. The plan shows the boundaries of the policy area. The LDLP Part 1 was the subject of an Examination in January 2015. The Examination Inspector’s initial findings, which have been published, raise no concerns about the allocation of the North Street Quarter and neighbouring Eastgate area as a strategic site under SP3. 6.2 Policy SP3 sets out requirements as to the development to be delivered within the policy area. In order to ensure that the proposal meets the policy requirements in relation to the area north of the Phoenix Causeway it is necessary for the SDNPA to be provided with sufficient information to demonstrate that the development will be delivered in a manner which accords with the policy requirements. This is set out in the Planning Statement. 6.3 Appendix C is the description of the application. The application is described as a hybrid application because a full (detailed) approval is being sought in relation to Phase 1 (the full application) and an outline approval is being sought in relation to Phases 2 and 3 (the outline application). Appendix D indicates the boundaries of the phases. Reference should always be made this plan (P1-2-3 65 Phasing Plan) to determine what parts lie within which phase. 6.4 The full application includes details of: • the appearance of the development covering aspects of the building or place which affects the way it looks, including the exterior of the development; • the means of access covering access ability for all routes to and within the site, as well as the way they link up to other roads and pathways `outside the site; • landscaping (improvement or protection of the amenities of the site and the area and the surrounding area, which could include planting of trees); • layout (includes buildings, routes and open spaces within the development and the way they are laid out in relation to buildings and spaces outside the development); • scale (including information on the size the development, including the height, width and length of each proposed building; and • other information required for the purpose of complying with the SP3 policy requirements including flood defences. 6.5 Policy SP3 requires improvements to vehicular access and other off-site highway improvements. Full details of these improvements as part of the Phase 1 works are included with the application. 6.6 Approval of the details relating to Phase 1 and the associated highway works will enable development to start in early 2016. 6.7 The outline application covers Phases 2 and 3. As a considerable amount of design and technical work has already been undertaken, for the purpose of the extensive



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consultations which have taken place, the outline application includes details relating to the means of access, layout and scale. These details will be for approval. 6.8 The outline element of the application also includes other material which is provided for information or illustrative purposes only. It is important for the SDNPA to have before them sufficiently detailed information relating to Phases 2 and 3 to provide a comprehensive picture of the entire development. 6.9 In due course an application will be made for the approval of those matters not covered by the outline permission namely appearance (such as details of what buildings will look like and the materials) and landscaping. Approval of these details will be governed by conditions imposed on the hybrid consent. 6.10 One of the documents which has been submitted with the hybrid application is the Design Code. It is particularly important for the overall development to be controlled by a code which sets out what requirements must be met in relation to design. This will ensure that the design of later phases of both the North Street scheme and also other parts of the policy area will follow a consistent approach. 6.11 As is common with major applications there is a need for financial contributions to be made toward the provision of infrastructure for which the need arises as a result of the development. What is called a Section 106 Agreement will be required to be entered into by the joint applicants and other parties in order to ensure delivery of the infrastructure and the payment of contributions. Heads of Terms for the Section 106 will form part of the application. 7.0 The application documents 7.1 A scheme of this size and complexity requires a considerable volume of supporting material. In order to assist in identifying to which parts of the development information relates material will be referenced with the prefix P1 for Phase 1 and P1- 2-3 for Phases 2 and 3. 7.2 All of the material with the prefix P1 relates to the full application for detailed approval. Material with the prefix P1-2-3 for the outline application includes information which is provided for illustrative purposes only, with respect to appearance and landscaping within Phases 2 & 3 only. 7.3 It will be made clear on all of the plans and drawings as to whether approval is being sought for all or part of the plans and drawings or whether the information is being provided for illustrative or information purposes only. 7.4 All of the submitted material will be identified by a number, again to aid users in finding the document, plan or drawing they wish to inspect.



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7.5 The title of every document appearing on the SDNPA website will therefore take the following form: [Phase(s)] [Document reference number] [Title of document] 7.6 It should be noted that many of the documents have had to be sub-divided for the purpose of uploading to the website. The number of parts is listed in the NSQ HADS as referred to in paragraph 7.9 below. 7.7 If it is not possible to see the entire description of the document within the field space available on the SDNPA website, hovering the cursor over the field will enable all of the text to be viewed. 7.8 Apart from the drawings, plans, elevations, cross-sections, imagery and other material which is submitted, some for approval and some for information, there is supporting documentation which is required in order to validate the application. The principal documents, with a brief description of their purpose, are listed below. Some of these documents are to be found as separate reports and, or only, as part of the Environmental Statement.

Document Purpose

Statement of Community involvement

To provide details of how the applicants have engaged with the community in formulating the proposal.

Design and access statement

Explains amongst other things the design principles, how the design has taken context into account, how the access proposals have been formulated.

Planning Statement Primarily to show the proposal accords with policy Environmental statement

This is a summary of the contents and conclusions of the Environmental Impact Assessment (EIA). The EIA assesses the potential impact of the development in relation to various topics and where there are adverse impacts how these will be mitigated

Sustainability statement

How the scheme addresses sustainable development issues

Employment assessment

A comparison between the estimated employment on the existing estate and the estimated employment arising from the proposed development

Cultural and performance space assessment

An analysis of current activity within the site, facilities available within the town and what provision is being made within the proposed scheme

Housing needs assessment

An assessment of the requirement for both market and affordable housing and how the proposed scheme addresses those needs

Heritage statement Covers the relationship of the proposed development to the neighbouring Conservation Area and the historical significance of the existing site and buildings.



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Foul sewerage and utilities assessment

Detailing how the proposed development will be serviced

Flood risk assessment This document identifies and assesses the risks of all forms of flooding to and from the proposed development and demonstrates how these risks will be managed.

Contamination and site remediation report

Required in view of past industrial uses and to confirm how any contamination will be dealt with.

Transport assessment and travel plan

Setting out how the transport implications of the proposed development are going to be managed in order to ensure the minimum environmental, social and economic impacts.

Tree survey A survey of existing trees within the application site. Landscape and visual impact assessment

To show how full account has been taken of the site’s setting within the National Park and relationship with the Conservation Area and town centre.

Planning obligations Details of the S106 Obligation: a legal agreement between the SDNPA, LDC, developer and other parties to address particular issues that cannot be controlled by planning conditions, including the financial contributions which may be required, particularly in order to fund new and improved infrastructure. Once signed by the relevant parties, this will be a legally binding and enforceable document.

7.9 All of these documents should be readily identifiable on the SDNPA website on the public access page at: http://planningpublicaccess.southdowns.gov.uk/online-applications/ To assist in locating documents there is the North Street Quarter Hybrid Application Documents Schedule (NSQ HADS), which lists the titles of all of the submitted material, complete with the references as described in paragraph 7.5 above. 7.10 Hard copies of the documents will also be available to view at Lewes Town Hall, Lewes Library, Lewes District Council Offices and at the offices of the South Downs National Park Authority, South Down Centre, Midhurst. Clifford Dann LLP February 2015

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