Southdowns Road
Planning Permission for this controversial flood plain site was granted by LDC on the 16th August 2007. Lewes Flood Action (LFA) are so alarmed by the precedent being set by this decision for Lewes, that they have written to the Housing Minister, Yvette Cooper, and have also contacted the Government for the South East (GOSE), questioning why - in a summer that has seen communities across the country rocked by flooding - clear directives have not been sent out from central government and the GOSE  for a robust application of  PPS 25.  PPS 25 is a Government directive that, in effect,  tells planners and developers not to develop on floodplains unless there is no alternative.

Why, ask LFA, has greater pressure not been applied to insist that the requirements of PPS25 are adopted for this vulnerable site? We are posting documentation supplied by LFA, outlining their objections to this application for those who would like to  understand the complex issues relating to proposed developments on floodplains, not least Angel Property¹s plans  for industrial units and a new fire station at Malling Brooks.

•  Objection Document
•  The threat to Lewes from rising sea levels

Barratts/Wenban Smith
In March, Barrett Housebuilders held a half day public consultation to showcase their proposals to build 66 flats and  a number of commercial / retail units on the Wenban Smith site, with an application due in April. Those we spoke to who had seen the plans, were singularly unimpressed, so it seems were the Friends of Lewes, who had been given a special presentation the previous evening, and to cap it all there were persistent rumours that planners and councillors were themselves underwhelmed by what Barratts' were offering for this conservation area site.
 
The summer came and went, and finally notices have been posted to announce that Barrett had submitted their application. This scheme is on the same flood level as the land in North Street and flooded in 2000. It is immediately adjacent to the river¹s pinch-point at Cliffe Bridge.  Flooding implications and the uninspiring original design have combined to make optimists hope that they would see radical reworking of the proposals that were seen in March.

Lewes Matters will seek to obtain details of the new plans which we will post, so you can decide for yourselves. Whilst applications of this nature must be determined by law within four weeks, we believe this site will be subject to the same the same criteria and constraints that are currently being applied to the Phoenix Quarter proposals - namely the need for a Strategic Flood Risk Assessment (SFRA)

Flood Risk Issues
At a recent Technical Group meeting (this group comprises LDC staff and Councillors, delegates from various Agencies and the proposed developer and reviews the North Street site on a monthly basis), the group considered a note on a recent meeting between LDC and EA officers to discuss consideration of flood risk issues across Lewes District, as part of the Local Development Framework.  Lindsay Frost, LDC Planning Director and Grant Moffatt, Environment Agency, outlined some key points:

• Whether construction of flood defences can lead to reclassification of areas from Zone 3B (functional flood plain) to Zone 3A (allowing some forms of development, subject to stringent tests).
• Cumulative effect of new development on flood storage.
• Different levels of flood risk within Flood Zones.
• Further work necessary on the Strategic Flood Risk Assessment for Lewes District (Level 2, SFRA).
• The work required in respect of North Street in the Level 2 SFRA.  This will be as follows:-

1. Level 2 SFRA analysis of the North Street cell, covering both the current position and the position after necessary flood defences have been installed for the entire cell. This will analyse the impact of the river either breaching, or overtopping, the existing or planned flood defences in terms of flood depth; velocity; rate of onset; direction of flooding; probability/return period; and duration of flooding.
2. Checking, and endorsement, of Level 2 SFRA analysis by EA.
3. Sequential test:- Assessing whether Lewes District¹s development needs can be met in areas of lesser flood risk, as indicated in PPS25.
4. Exceptions test:- Assessing whether there is an exceptional case for certain forms of development on the floodplain, as indicated in PPS25.

LDC are currently commissioning Faber Maunsell to carry out the Level 2 SFRA work.  Discussions are continuing on the precise extent of work required (not just at North Street, but on a number of other sites around Lewes District) and it is expected that FM will commence by the end of the month. Current indications are that the work will take about eight weeks, with a further four weeks for consideration by the Environment Agency.

Both Lewes Flood Action and the Friends of Lewes have objected to the development.

To read Lewes Flood Actions objection click  LFA Planning objection and also a briefing document Climate change accomodating the uncertainties.

Does the Barratts proposal pave the way for more commercial and residential development around the Wenban Smith site?

Lewes Matters understand that local developer, Rees Elliott, who have acquired the Bus Depot for redevelopment, are seeking to create a masterplan for this area including, as we understand it, the purchase of Waitrose and potential development of the adjoining car park where the Sunday car boot sale takes place. We shall be shortly be contacting Rees Elliot for clarification of their intentions and will post the response here when we have it.

Any development on this side of the Phoenix Causeway raises further serious questions relating to transport levels, air pollution, and traffic movement coming in and out  gateway to Lewes. For two years we have seen a protracted and somewhat entrenched debate over how increased volumes of traffic generated by the Phoenix Quarter proposals could be managed when the common consensus is that the town has reached saturation point.

Angel Property have stated that the traffic proposals were not only do-able but that, working with East Sussex County Council Highways department, a solution would be found that would actually improve traffic conditions for the whole town.

We remain to be convinced and await publication of the much delayed transport model referred to in the North St technical group minutes.

Phoenix Quarter Update
Regular readers of minutes from North St  Technical Group meetings will have noted that no meeting was held in August. The latest meeting took place on the 4th September, minutes of which are separately posted, upon which we will comment in due course. One of the significant aspect of these minutes is the large scale revision of the original masterplan being undertaken which will now redefined to only encompass land owned by Angel Property. In terms of public consultation (a statutory obligation for a development of this size) we will be seeking clarification from Angel Property whether a new masterplan will be presented to the community for consultation prior to any application.

Urban Drainage
This summer's floods in the Midlands and North West were primarily the result of intense rainfall causing rivers to burst their banks. However, significantly, serious additional flooding was caused by overwhelming antiquated drainage systems.

Lack of key flood defences continue to leave Lewes at the mercy of tidal and river flooding. This is bound to be worsened in many parts of the town by the drainage infrastructure which is not fit for purpose.

In May Lewes was chosen as one of 15 towns for a pilot study sponsored by DEFRA and coordinated by engineers Black and Veatch to look at the problems of urban drainage. Richard Winter attended on behalf of Lewes Matters.

To read his report see  IUD document and to read Black and Veatch's feedback see  Feedback from 22 May

National Park
Lewes Matters share the deep concern of many residents over recent news that Lewes is to be excluded from the South Downs National Park. It appears that the Inspector appointed to decide the Park¹s boundaries has excluded Lewes on the grounds that it is not completely embedded in the chalk downland and that the narrow strip of land running north from the town to Hamsey along the Ouse that would complete the embedment is not of sufficient natural beauty.

Lewes Matters believe that these grounds are spurious and invite discussion threads on this critical development.

Lewes desperately needs to be part of the Park. Exclusion will, at a stroke, remove so many funding and grant opportunities to protect and conserve our architectural heritage.

This would not of course be a valid reason for the inspector to change his mind. The fact that his decision was made on inaccurate data may do so. The consultation period before this decision is reviewed ends on Sept 23. We urge everyone who cares about Lewes to write to the Secretary of State for DEFRA supporting Lewes' inclusion.

As a start for a new discussion thread, we reprint LM Spokesman Anthony Dicks' recent letter published in the Susses Express:

WHY LEWES MUST BE PART OF THE NATIONAL PARK

Far from being better off not in the South Downs National Park as ESCC Cllr Lock would have us believe in last week's Sussex Express, Lewes desperately needs to be included.

Like the idea or not, Lewes is a tourist town. Inclusion in the National Park will bring significant extra revenue from tourism. But at the same time it will bring protection from the excesses of tourism.

Just as important, inclusion will protect our town from inappropriate development. The National Park Authority would never allow anyone to erect such a monstrous building as County Hall anywhere in the Park, let alone on a site that dwarfs our spectacular castle.

Cllr Lock is wrong when he says that inclusion would delay the planning process. It is already agreed that the vast majority of planning applications would be handled by Lewes District Council Planning Department as they are today. It is only those applications which would have a significant impact on the Park and, crucially, our Conservation Area (so long, of course, as Lewes is included) that would be handled by the Park Authority itself. These would be considered by experts on merit, with no possible intrusion of self-interest.

Our Town is to be excluded, says the Inspector, because it is not embedded in the South Downs. He has obviously never walked on Landport Bottom, Malling Down, Caburn, or Blackcap and looked at the way Lewes nestles in the river valley almost completely encircled by the Downs. He goes on to say that the area to the North the flood plain of the Ouse between Lewes and Hamsey is not of sufficient natural beauty to be included. Has he actually walked along the river? What is his definition of beauty? The NERC Act provides for cultural landscapes to be included as well as those with natural beauty.

Lewes, with its Castle ruin and other fine architecture, must qualify for inclusion on those grounds alone. Consultation continues until 24 Sept. However, with a stunning piece of bureaucracy that reminds me of 'Catch 22' we can only argue for exclusion, rather than inclusion. We can, however make our feelings known to the Minister.

All is not lost. If you agree that Lewes should be part of the South Downs National Park write to Hilary Benn, DEFRA and tell him why. And stand by for more news from those of us campaigning to keep our Town in. So Lewes can join Ambleside, Bakewell, Blaenau-Ffestiniog, Brecon, Dolgellau, Keswick and Windermere - all towns which enjoy inclusion within the National Parks.

400 copies of a leaflet 'KEEP LEWES IN THE PARK' were distributed at the Farmers' Market on Saturday, Oct 6. Early feedback shows massive support for this campaign from the townspeople.

It is essential that all of you who share this view write individually to DEFRA Minister Benn, telling him why you believe Lewes must be included. We will publish more relevant facts here as soon as we are able.

Merton Rule- undermined?
One of the most encouraging 'David and Goliath' stories to emerge on the environmental front over the last couple of years concerns the Merton Rule, which features often on the Lewes Matters pages.

For those of you unfamiliar or wanting a recap of the rule see  Merton Rule briefing

Merton Borough Council went to court against the Government for the right to insist that developers be set targets rather than "encouraged" to use renewables, and were successfully able to adopt the following policy:

'Local planning authorities may include policies in local development documents that require a percentage of the energy to be used in new residential, commercial or industrial developments to come from on-site renewable energy developments.'

However in August leaked documents on future planning policy set alarm bells ringing with indications that future planning policies may remove the right for Local Councils to set targets in the areas of  'renewables', handing back the responsibility to developers and housebuilders to regulate themselves.

To read Guardian article click... http://www.guardian.co.uk/environment/2007/aug/24/energy.renewableenergy

To read Merton's response to the Housing Minister Yvette Cooper see  Yvette Cooper letter (Merton Rule)

Community Land Trust
Many LM website visitors will know about the recent initiative to create a Community Land Trust. A locally owned not for profit body that would offer an alternative to  private development for sites within the town in order to achieve sympathetic development that would benefit the community and without the need to generate investor profits.

Lewes Community Development Association is well advanced with significant potential  financial backing.

An interim report and recommendations was presented to community groups and residents associations at a meeting in the Town Hall on Wed 19 Sept. Lewes Matters was there and we will report full details here in due course.