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Re:Council refuse to sell land - 2007/04/17 21:04Ray, this is a quote from the letter from Jennifer Ross our planning consultant. It explains our rational "The alternative would be for us to just put a planning application on the land Angel Property control. However in view of the many comments from residents we are attempting to take a more holistic and comprehensive approach to the development of the phoenix quarter in order to ensure that it is planned for over time. It is our hope that Angel Property will be the developers of the whole scheme. BUT at the present time Angel Property do not own all of the land. However we, as well as residents want to ensure that the proper controls are in place to ensure that high quality development is brought forward on the land outside of Angel Property’s control and that the appropriate mechanisms are put in place to allow for such future development to come forward in a controlled manner." This means that we are intending to submit a planning application for Phase one and the outline masterplan for phases one and two. The planning application for phase two will follow and will either be made by Angel Property if we can arrange to purchase the land or by other developers or indeed any other parties that care to apply for planning on this land. The reasons for doing a masterplan has beeen elaborated on by Jennifer Ross, so I will not say more than this.
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charles style
Re:Council refuse to sell land - 2007/04/17 21:07Holly, The model covers the whole masterplanned area, which is in two phases. It is a very useful tool to look at the overall massing of the proposals. The phasing plan which is going to be posted on the Phoenix Quarter website tomorrow and the Lewes Matters website as soon as they can get it posted will hopefully clarify this for you. Please see also the letter from planning consultant Jennifer Ross, posted by me today which explains the phasing and the nature of the planning applications.
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charles style
Re:Council refuse to sell land - 2007/04/17 21:15Ray, a masterplan sets down the ground rules for subsequent planning applications, it will be up to the planners to decide whether the phase two planning application or applications follow the masterplan sufficiently well to be acceptable. Again I refer you to the words of Jennifer Ross. ” A masterplan that will establish an overall and comprehensive vision for the area as a whole. * A design code that will provide and put in place the necessary design controls to ensure the delivery of a coherent and comprehensive design vision. * An Environmental Statement that will assess the environmental impacts of the development as a whole rather than individual phases. * A traffic impact assessment and travel assessment that will assess the impact of traffic for the development as a whole and put in place measures to control and manage such traffic impacts over time. * A sustainability strategy that will set out area wide targets for energy, waste, water consumption and appropriate strategies for realising such targets on an area wide basis. * A flood risk assessment which will consider the scheme as a whole. * A overarching contributions framework that will define the extent of section 106 contributions for the development as a whole and will form the basis of individual section 106 agreements. This will ensure that the section 106 contributions are distributed on an equitable basis between phases.
This process is being pursued in order to: a) ensure that there is an overall and comprehensive vision for the development as a whole, thus avoiding the risk of piecemeal and uncoordinated development; b) ensure that the overall impacts are understood and planned for from the outset of the project i.e. Is there sufficient drainage capacity to accommodate the whole development? can the roads cope? Is there sufficient services to cater for the numbers of people expected? Etc etc. The approach will allow us to address such key questions. c) the section 106 contributions are related appropriately in scale and kind to each phase of development and are understood and planned for from the outset of the project. D) appropriate design controls are in place to control and guide future development when it comes forward. “
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Ray Buxton
Re:Council refuse to sell land - 2007/04/17 22:36Thanks to Charles Style for the clarification.
Your quote "This means that we are intending to submit a planning application for Phase one and the outline masterplan for phases one and two. The planning application for phase two will follow and will either be made by Angel Property if we can arrange to purchase the land or by other developers or indeed any other parties that care to apply for planning on this land"
That's all I wanted to be clear about. The implications are perhaps another matter, but at least this particular point is 100% clear.
Thank you, Ray.
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D Sayers
Re:Council refuse to sell land - 2007/04/18 09:02Which phase does the multi storey car park fall into and who owns the land on which it is planned?
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John Stockdale
Re:Council refuse to sell land - 2007/04/20 10:10I see Ann De Vecchi is quoted in the Sussex Express saying that the Council does not wish to sell its land in the Phoenix Industrial Estate because "this land is for industrial use and employment... This is existing council policy and the most important thing is the land is for employment use".
Is this a signal that the Council will take the same view with respect to the rest of the land on the Phoenix Induistrial Estate which has exactly the same status in the 2003 Local Plan? Whilst some of the property in Angel Property's ownership is now empty, this is because some businesses have relocated knowing that a redevelopment was planned and little or no effort has been made to relet it. Vacancy in these circumstances is not evidence that the premises are no longer needed for their original purpose.
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