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Re:Council refuse to sell land - 2007/04/16 20:48Two people here have tried to link to my history of the Jam Factory without success. I also named the site pastdevelopments.com, which makes the link sound like a fan club for Saxon architecture.
But it tells the story of Angel Property's biggest project to date, how different it is from what was originally approved, and explains why after seven years the development is still not finished, and the promised affordable housing is still not delivered.
This website also provides PDFs of many documents copied from the Southwark Planning Office so people can make up their own minds.
In an act of public spiritedness and shameless self promotion, I'm posting another link:
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Lewes Matters Admin
Re:Council refuse to sell land - 2007/04/17 09:16David, Just to confirm that we put a link to your pastdevelopments.com website after we saw your original post. I've double-checked and our link is functioning correctly (see our "Links etc" page and "Latest Links" bottom left of every page on the site). Cheers/Best, LM Admin
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charles style
Re:Council refuse to sell land - 2007/04/17 12:35In response to the questions regarding phasing and the nature of the planning applications, I haver asked our planning consultants to reply, we will be putting the phasing plan, which shows the first phase on this website and the phoenix quarter website tomorrow.
The planning:
Angel Property’s planning application will cover the land in the ownership of Angel Property and land required to implement the flood defence works. The material that is being prepared in support of the application will however the cover a wider area and will comprise: * 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.
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.
Regards
JENNIFER ROSS Director for Tibbalds Planning & Urban Design Ltd.
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Holly
Re:Council refuse to sell land - 2007/04/17 15:17Dear Mr Styles
If you do not, and will not, own the land proposed for 'Phase 2' Could you perhaps produce another model for the Town Hall as the current model is therefore very misleading.
It would be useful to be able to see what will be done in terms of planned development on the land that you actually own/will own.(i.e. Phase 1) as it now appears that we are looking at a model of a fantasy proposal rather than an actual proposal.
It seems a little daft to be displaying a model which I assume is there partly for public consultation - hence the notebooks etc - if the model does not reflect what is actually proposed. I for one spent a great deal of time looking at the model and now feel totally mislead.
Many thanks
Holly Long
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Incredulous
Re:Council refuse to sell land - 2007/04/17 19:11Since this thread of discussion seems to have split, and there has been no answer to my very simple question (the above response from Jennifer Ross of Tibbalds doesn't explicitly refer to the Phase 2 planning application), I'm afraid I'm simply going to have to ask of Mr Style yet again..
"I understand now that your Phase 1 is with regards the land on the river side of North St and Phase 2 is with regards the rest.
What I don't understand is whether Angel Property is going to make the planning applications for both Phase 1 and Phase 2 - that is not clear from what you've just written. You say you've been advised to separate them because you can't sign the a s106 agreement for land you don't own, but it's not clear who's going submit the Phase 2 application and when. Will you be kind enough to clarify (if not the when, at least whether it's to be by Angel Property or whether it's to be left to whoever may decide to submit such a thing)."
Many thanks.
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Ray Buxton
Re:Council refuse to sell land - 2007/04/17 19:24And I'd like to ask a further, very simple question - in the context of an outline application and detailed Phase 1 application (as per Angel Property's consultant Jane Ross of Tibbalds' post on this forum today), is there any obligation on anyone to submit a Phase 2 application? Further, would there be any obligation on anyone for such a Phase 2 application to constrain itself to the masterplan from the outline application? From the lack of any clear response from Charles Style, I suspect the is "no" in both cases.
And in the light of the Jam Factory experience, about which Charles Style has just said "It is absolutely imperative that there not be a repetition of this here in Lewes", is it surprising we're sceptical? Is there ANYTHING that Angel Property has done that it can be genuinely and justly proud of?
Just a question.
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