Pre-Application Design & Access statement FOR PRE-APPLICATION ADVICE Urban Fringe Site 21A, Coldean : New housing and Community Hub Check all dimensions on site. Do not scale off drawings without prior consultation. Any discrepancies to be reported to Project outline architects before execution of relevant works. This drawing has Coldean Community Organisation (CCOrg) are seeking to build 16 affordable and an amendment was brought and passed which sought to ensure that any been produced for Coldean Community Organisation for the potential works at Urban Fringe Site 21A, Coldean, Brighton highly sustainable family homes, a community hub building with sports facilities for development of Site 21 would provide access to 21A for Community Led Housing. and for that application alone and is not intended for use by local people and light industrial or commercial or storage facilities, all on the urban The current planning application for Site 21 (BH2018/03541) has followed through on any other person or for any other purpose. Drawings remain fringe site 21A which is located behind the University of Brighton’s Varley Halls of this and shown how access up to the boundary with 21A can be provided. copyright of Studio Sevens and may not be reproduced without written consent or licence. Residence in Coldean. The site would be owned by Brighton and Hove Community Land Trust (BHCLT) in perpetuity with all homes and buildings being developed and Site 21A is a long thin site located on the Northern side of the Coldean valley, it Key owned by CCOrg on and rented out at affordable levels in perpetuity. currently has no direct vehicular access into it however pedestrian access is via a Overall site boundary series of footpaths which pass along the North Eastern edge. The boundary of the Existing site site area being considered for sale to BHCLT is still under review but the site area is Proposed development area Coldean is an area on the North-Eastern edge of Brighton and Hove, the majority of potentially up to ~ Hectares. Just like Site 21, it is a part of the historic Stanmer Estate Current road layout which was built as a Garden Estate by the council in the decade following the Second lands and is bounded by the A27 to the North East with Coldean Woods to the South World War to provide ‘Homes for Heroes’. Seventy years on only 30% of the area is Eastern side. These woodlands are considered to be ancient, however historic map now under council ownership, many families and individuals have since experienced analysis shows that a large part of the area was farmland up until the end of the 19th the benefit of decades of the ‘Right to Buy’ policy. However, the rise in house prices Century. The site has been out of use for many years now following the construction of the last twenty years alongside wage stagnation, low rates of housebuilding, and of the A27 which separated it from Stanmer Woods and the rest of the historic estate. the growth of Brighton and Sussex universities - many medium sized family homes are now Houses of Multiple Occupancy - means that a high proportion of Brighton Client Plain area assumed to be farm land residents cannot afford to buy a home at current market rates. CCOrg is a Community Benefit Society with the purpose of aiding the development of homes, building and managing community-owned homes and sports/flexible Note increase in size of Coldean Woods In 2013 Brighton and Hove City Council undertook an Urban Fringe Survey to assess community facilities in Coldean, Brighton, in order to improve the lives, skills, health the development potential for homes of all land within its boundaries. A cluster of sites and well-being of local residents. CCOrg are working with BHCLT’s Community Led were identified on the edge of Coldean as sites 21, 21a, and 21c. 21 is the largest of Housing Programme team to develop sustainable community led housing and Fig. 02 - 1870's map of Coldean and Stanmer Woods area these and is one of the main sites to be developed as part of BHCC’s Living Wage facilities solutions, with BHCLT acting as land freeholders and project sponsors and Joint Venture (LWJV) with Hyde Housing; a large housing association BHCC has CCOrg acting as principle client. The structure of the CBS will mean residents can be partnered with over recent years. Sites 21a and 21c are smaller areas next to Site 21 involved (and already are) through the whole process of the concept, design, build and surrounding 21b. Site 21c is a small site of mature trees that are part of Coldean and long-term management of the housing. When enough of the necessary mortgage woods ancient woodland, it is therefore not viable for building upon. 21b is the has been paid off they will be able to do some or all of the following: reduce rents University of Brighton Varley Halls of Residence. When the proposal for selling Site 21 further, invest in other local initiatives and build more affordable and sustainable to the LWJV was brought before the Housing and New Homes Committee in 2017 homes.
A27
Site 21 (LWJV) Stanmer Stanmer Site 21 House Woods (LWJV)
Site 21A Site 21A Coldean Primary School
Coldean Stanmer Primary Varley Woods School Halls Varley Halls Coldean Woods A: 180 Saunders Hill, Brighton, BN1 9ES STUDIO
T: +44 (0)1273 269735 W: www.studiosevens.co.uk 7S Community Led Development A27 Urban Fringe Site 21A, off Coldean Lane, Brighton, BN1
Subject: Design & Access Statement - Sheet 1 Coldean Woods Scale: NTS Date: March 2019 Original Size: A3 Drawn by: IB Drawing No.: 022 DAS01 Rev. -
Fig. 01 - Birds eye view of Coldean showing the Urban Fringe sites 21 & 21A and surrounding context. Fig. 03 - 1799 map of Coldean clearly showing extents of local farmland and woodland Pre-Application Design & Access statement FOR PRE-APPLICATION ADVICE Urban Fringe Site 21A, Coldean : New housing and Community Hub Fig. 04 - Overalll proposed site layout (drawing ref 022/MP001); note potential cycle route connections forming part of a broader local green transport plan Check all dimensions on site. Do not scale off drawings without Housing Design prior consultation. Any discrepancies to be reported to architects before execution of relevant works. This drawing has The development proposals are partly driven by CCOrg’s awareness of the housing been produced for Coldean Community Organisation for the need in this community and beyond. CCOrg seek to offer an alternative to home potential works at Urban Fringe Site 21A, Coldean, Brighton and for that application alone and is not intended for use by ownership and the private rental market by building homes that are owned by the any other person or for any other purpose. Drawings remain community in perpetuity. CCOrg want to build homes that respond to twenty-first copyright of Studio Sevens and may not be reproduced without written consent or licence. century environmental concerns through sustainable design which will significantly reduce or eliminate reliance on fossil fuels and enable residents to reduce their impact on the planet. CCOrg are motivated by a desire to: All areas with orange hatching denotes indicative solar panel locations - Provide highly sustainable & inspiring homes that are affordable to build and live in - Leave a legacy of affordable homes for future generations The community hub is expected to be dug into the site at - Protect and enhance local biodiversity in partnership with local organisations such the Northerly corner, this will mean its roof becomes part of the landscape at this point and rises up towards the as Sussex Wildlife Trust, South Downs National Park & BHCC Southern corner where the highest ceiling level is required - Generate electricity, manage water collection & treatment on site whilst reducing for the sports facilities. useage of both Space for external sports areas and public amenity retained - Provide community growing spaces for individual and shared public use - Partner with Sustrans and local authorities to improve cycling links and access to the SDNP and the city
As already outlined, the intention for housing is that it should be highly sustainable and highly efficient. This applies to both its fabric, structure and construction methods but equally to its performance and occupation. We would commit to meeting at least ‘AECB building’ standard, but would like to go further and effectively ensure that the homes can operate on a net zero carbon basis over the course of a year. There would be no fossil fuel infrastructure on site, and ample renewable energy integrated into the designs of the homes to ensure that residents consumptions would be met by these technologies, within reason.
There is a strong history of cooperative and community developed housing in Brighton, much of which has been inspired by Walter Segal’s timber framed self-build approach. This typology and technology is well suited to the proposed site but is now dated and requires updating to enable it to comply with both modern regulations and CCOrg’s own specification. The lightweight and swift construction speed of this method is preferable to CCOrg, given the site conditions, and whilst the aesthetics of the housing may differ from other Walter Segal developments the principles of simplicity, adaptability, accessibility and efficiency will be retained. Community Hub Design In the same way that CCOrg want to provide high performance housing they also The community hub will provide a space that can be used by both the local In addition to the sports facilities the local community has expressed a need for some want to improve upon the nationally defined space standards, they aim to achieve the community as well as Bevendean Gymnastics Club (BGC). BGC is a very social spaces and to serve the broader city through the provision of resources that following; well-established local group which despite its name is actually based in Coldean! It social enterprises can utilise. This could include a social club and bar, treatment draws in gymnasts from Peacehaven to Shoreham and is a voluntary organisation rooms, a community kitchen, bicycle hire and repair station, Conference and meeting Format QTY Area (M2) that over the last four decades has rented space at a number of local schools. It is facilities, community hall for kids parties and spaces for drop in charitable advisory 2beds / < 4 persons 4 90 due to the hard work and commitment of the coaches and gymnasts that several of services such as debt relief, healthcare, counselling and careers advice etc. The 3beds / < 5 persons 8 110 their young gymnasts reached the English finals this year, and they achieved this overal Gross Internal Floor Area for the Community hub and associated facilities is 4 beds / < 6 persons 4 130 without the use of full size equipment to train on. Instead they have had to rely upon expected to be in the region of 1400m2. travelling to use full-size facilities an hour away once a month. These floor areas represent an uplift from the Design Guide for London space Enterprise Design standards which in turn are 10% more generous than the 1967 Parker Morris space The size of the main sports hall will, as a starting point, be based on the needs of the CCOrg recognise the need within the Coldean area for small businesses to gain standards on which they were originally based. CCOrg believes that the provision of gymnastics club. They will have sole use of part of the hall which will be sectioned off access to affordable commercial, light commercial or storage facilities. Brighton and appropriately sized housing is beneficial to the health and well-being of its residents. when not in use, this is due to the expensive equipment they use which will stay set Hove as a city has a high proportion of small enterprises, sole traders and start ups A: 180 Saunders Hill, Brighton, BN1 9ES STUDIO It should be noted that the formats listed above are indicative at this stage. up in the hall. However, there will still be a very large section of hall available for use and incorporating infrastructure to support local businesses is essential to enabling T: +44 (0)1273 269735 by other sports groups and other community organisations community organisations sustainable communities. CCOrg wish to provide some spaces for such individuals The location of the various elements of the proposed development have been such as; Circus Skills, Table Tennis, Forest school, Yoga & Dance groups (amongst and small businesses in the Coldean area to grow and enhance the local economy W: www.studiosevens.co.uk S considered in the context of the Varley halls development to the South West, the A27 others) all of whom have a wide appeal across the whole city. As with the housing through the provision of services and employment etc. The potential use classes for 7 to the North East and the land form as well as the site orientation. The location of the there is a strong need for the building to be highly sustainable and efficient to run. these spaces is yet to be assessed and proposed and CCOrg would welcome the Community Led Development housing therefore provides the best opportunities to achieve the high aspirations set planning authority's assistance in identifying local needs accurately. Urban Fringe Site 21A, off Coldean Lane, Brighton, BN1 out within this document. The proximity of the A27 will require consideration to be CCOrg would like to provide facilities which can be utilised for multiple purposes, Subject: Design & Access Statement - Sheet 2 given to inmproved acoustic mitigation on the boundary as well as to the elevation of therefore the internal finishes of the main hall need to reflect this diversity. The main The proposed units will be of similar aesthetic to the other buildings on the site albeit Scale: NTS Date: March 2019 the homes facing the road. Access through the treeline into the proposed area is hall needs to be 32m long x 27m wide, of which 25m x 18m will be available for with an alternative pallete of materials to complement the overall site language. These Original Size: A3 Drawn by: IB viable between the existing tree locations and low impact vehiclular access will community use. There are already three full size sports halls within a few miles radius units would also benefit from a fabric first approach to thermal efficiency coupled with Drawing No.: Rev. enable the provision of wheelchair accessible parking spaces adjacent to at least one at Moulsecoomb Leisure Centre, The University of Brighton’s Falmer Campus and MVHR systems and Photo-voltaic panels to the roofs to fruther increase their 022 DAS02 - property. The University of Sussex’s Sports Complex. efficiency. Pre-Application Design & Access statement FOR PRE-APPLICATION ADVICE Urban Fringe Site 21A, Coldean : New housing and Community Hub Check all dimensions on site. Do not scale off drawings without prior consultation. Any discrepancies to be reported to Access statement Sustainability, materials, waste management and crime prevention architects before execution of relevant works. This drawing has been produced for Coldean Community Organisation for the As previously mentioned the vehicular access into the site is dependent upon the The proposed housing development will have a minimal footprint upon the site with potential works at Urban Fringe Site 21A, Coldean, Brighton development of the adjacent LWJV site, this will enable a new road to be constructed housing expected to be of a stilted timber frame design with low impact ground and for that application alone and is not intended for use by any other person or for any other purpose. Drawings remain along the boundary with Varley Halls to provide cars, waste collection and emergency connections and sub-structure. This approach work with both the terrain and copyright of Studio Sevens and may not be reproduced vehicles to within statutory distances of all buildings. Provision of parking for the bio-diversity of the site. Lightweight and low carbon construction methods such as without written consent or licence. community hub will be necessary, however it is hoped that this can be kept to a timber framing and Straw SIPS (Structural Insulated Panel System) offer faster minimum level with a higher level of bicycle storage to encourage sustainable construction programmes whilst retaining long life spans and high performance. transport links. The site is within a short walk of the Varley Halls bus stop on the #24 route, however it is appreciated that the terrain and surface finishes will need to be The community hub has a larger footprint and therefore given the sloping nature of addressed between bus stops and the site to enable easier access for all. the site it will be neccesary to level some areas of the site. It is hoped that any material removed during excavations be re-used on site as part of the construction Parking for the housing on the site is proposed at a level of 1 space per home with a process. All buildings will be built using low carbon technologies and materials small percentage of visitor spaces being proposed nearby. A minimum of 5% of the including locally sourced timbers for both structure and linings. The Community hub proposed homes (1 of 16) will be fully wheelchair accessible, these would have is proposed to have an extensive green roof to enhance the bio-diversity of the site parking located within very close proximity and on the same level. Wherever possible whilst assisting to reduce the heat island effect of what is a reasonably large building. the remaining 15 homes will contain flush thresholds, wide doorways and level areas outside of each dwelling entries with ramped access wherever possible to comply Due to the nature of the site and its location the normal connections to the city's with Part M category 1 visitable status requriements. sewage system may prove to be prohibitive. As such CCOrg are interested in incorporating on site waste management including grey water recycling and black Fig. 07 - PlusEnergy housing scheme at Schlierberg in Germany. The 50 house scheme designed water treatment thus reducing the proposed developements impact upon local by Solar Architect Rolf Disch produces more energy than it uses. infrastructure. Trees & Natural Environment It is noted that on an urban fringe site such as this one there can sometimes be a There are a number of large trees on the site, these are around the boundary and in conflict between the Secure By Design / Part Q street lighting requirements and the clearly defined sections of woodland. To provide access into the site and into certain South Downs National Park dark skies policies. CCOrg will seek to provide low areas of the overall site area it will be necessary to remove a few trees, CCOrg are impact lighting proposals for the site which can still provide an acceptable level of keen to minimise this and will commit to replacing any removed trees elsewhere on light for residents to ensure their safety around their homes and visitors to the the site. None of the trees on the site have a Tree Protection Order upon them. It community hub and sports facilities. should be noted that Coldean Woods are considered to be ancient woodland, however this is to the South Eastern side of the site and there is not intention to Energy use touch any of the trees in this area. We would commit to meeting at least ‘AECB building’ standard, but would like to go further and effectively ensure that the homes can operate on a net zero carbon basis There is existing evidence of a multitude of different species living on and around the over the course of a year. There would be no fossil fuel infrastructure on site, and site and this is highly likely to include Bats and Badgers. CCOrg are committed to ample renewable energy integrated into the designs of the homes to ensure that reducing the impact of the proposed development upon these species and the local residents consumptions would be met by these technologies, within reason. ecosystem as much as possible and will work with any advice from the planning Fig. 05 - Sketch of another community housing scheme in Bristol which shows diverse housing department and Ecology consultants based on the findings of site reports. typologies formed around shared spaces which can serve multiple purposes to residents and A specific benchmark for demonstrating this is not immediately obvious, but we locals alike. (Image courtesy of White Design) could either revert to the now defunct Code for Sustainable Homes (level 6), or Conclusion Site Access Road and vehicular circulation another similar set of standards. We’d like to meet Passive House standards, and This application represents the first large community led housing development in the We have identified 2 potential access points to the site for vehicles, as shown on the would at least commit to modelling the design and specification of the homes using city and as such it is seeking to clarify how such an alternative scheme can satisfy plans. The primary choice would be via the adjacent LWJV site from the west, and the PHPP modelling software, without necessarily going for full accreditation which the local authority's planning requirements whilst remaining true to the requirements the secondary choice would be around the West side of the Varley Halls buildings, may prove cost prohibitive. A PHPP model, combined with a reasonable assumption of its community comissioners and stakeholders. Community Led Housing has a subject to negotiation with the relevant parties. A standard tarmac road is not of domestic energy use for the residents, should provide us with a robust means for growing voice within Brighton & Hove and as such this development offers the considered appropriate for a site of this nature and does not align with the ethos of demonstrating the net zero carbon performance of the homes in operation. opportunity to establish key expectations and approaches for the growing sector as it providing sustainable housing, and as such wish to explore a more alternative seeks to develop housing for the city. approach to road access. The outline proposal for the site has been carefully considered relative to the We’d like to propose a non-dig road surface, which would be porous and allow for community’s needs, the local context, the planning requirements and with due surface water drainage through it – reducing the burden on drainage infrastructure consideration of the wider city environment. The aims of the project are high, in terms STUDIO and minimising the ecological impacts of the development. This would also form part of quality, sustainability, accessibility and community, it seeks to serve the local area A: 180 Saunders Hill, Brighton, BN1 9ES of a wider SUDS and ecological impact strategies. through the provision of housing and facilities over many generations to come. The T: +44 (0)1273 269735 approach to the development has already invested considerable time in working W: www.studiosevens.co.uk S Low impact road surfaces supports a deference towards non-vehicular transport to closely with the local community and existing residents to clarify the best intentions 7 the site instead encouraging pedestrian and bicycle access via routes which can form for the proposal which are presented herein. Community Led Development part of a local urban fringe green transport strategy. This would also be part of a Urban Fringe Site 21A, off Coldean Lane, Brighton, BN1 ‘homezone’ principle to the street design – prioritising people over vehicles, and CCOrg believe that community development requires more than just the provision of Subject: Design & Access Statement - Sheet 3 creating a safe space for local residents and visitors. Homezones often use shared housing and the community engagement has demonstrated the desperate need in Scale: NTS Date: March 2019 surfaces for vehicles and pedestrians, and utilise planting and deliberately ambiguous the area for both the affordable family sized housing but also the community facilities Original Size: A3 Drawn by: IB road markings to encourage vehicles to slow down and pay attention. We would of to serve a broad demographic of all age groups. CCOrg remain committed to Drawing No.: Rev. course welcome an open discussion with Planning and Highways on how to best discussing the ongoing development proposals with the local community throughout 022 DAS03 - Fig. 06 - LILAC Cohousing scheme in Leeds which utilises a Straw SIPS panel construction achieve this and maintain access for refuse collection and emergency vehicles. the design process to ensure that it is wholly owned and supported by local people.