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The Planning Forum, attended by members of the Regency Society and Hove Civic Society committees, meets monthly to discuss planning applications which the Forum considers significant.

Each society forms its own view on the applications and decides what action, if any, to take. 

In our latest meeting we considered the following issues: 

Opening up the backlands

Most people agree that our city needs more homes. Once the discussion turns to where to put them that agreement is likely to evaporate.

There will be no single answer to this question. We must “look down every rabbit hole” as the planning inspector said when commenting on the City Plan. Hopefully she was arguing for a range of solutions, rather than suggesting that green-fields would be the only answer.

The Society has recently looked at two planning applications which both illustrate one such “rabbit hole”, namely backland development. The outer suburbs of Brighton and Hove were originally developed at low densities. Now that we are struggling to find places for new homes, is it perhaps time to use suburban space more intensively?

The first scheme is in Downs Valley Road, Woodingdean. The proposal is to build four new, two-storey houses behind two existing bungalows, literally at the bottom of the gardens. A vehicle entrance will be created between the bungalows so that on-site parking can be provided. Read the planning application here

The second is slightly different: the backland in question already has a building on it. It is a plan for the former Dairy Crest site in the Droveway. The site was first used as a farm around 1800. In the early 20th century it became a dairy, operated latterly by Unigate until it closed a few years ago. It is not nationally listed, but it is included in the Council’s list buildings of local interest. It is surrounded by suburban residential properties.

The current proposal is for a mixed-use development and aims to “retain the character of the existing agricultural buildings. Some employment space will be provided towards the front of the site, with 14 new housing units mainly towards the rear, replacing part of the existing building. Read the planning application here.

What do you think of these attempts to use the suburbs to help solve the housing crisis?

Proposal for Amex house site

We’re not happy with the proposal for the Amex house site – read about our concerns here.

Would you like to comment on this article? The committee, RS members and other site users would be interested to hear your views so we are inviting you to share your thoughts online. If you would like to do so you will need to register first – it only takes a moment and once registered you can log in and comment on other articles on this site in the future. Click here to register. If you have already registered, simply click on ‘you must be logged in’ at the bottom of the page.

Last month, following our cabbage awards evening, we asked you to let us know if you have any favourite buildings of the last 118 years to redress the balance. It's nice to know we can praise as well as criticise!

Jane Carver nominates Brighton and Hove's tram (now bus) shelters because 'some have a delightful rustic charm and the one in Pavilion Parade (designed by Borough Engineer David Edwards) is thoroughly modern with straight lines and curves. Simple, elegant and fit for purpose'.

Elaine Evans nominates Frieze Green House on Portland Road, which won Development of the Year at the Chartered Institute of Housing’s South East Awards in 2016.

Alison Minns nominates John Howard Cottages in Roedean Road because: 'I like the Arts and Crafts feel about the group of buildings and the fact that the cottages are not visible from the road. It is a peaceful and little-known set of buildings with a homely feel. I have a personal affection for the cottages (a sort of philanthropic almshouse development by Sir John Howard) because my late husband's aunt - a retired nurse - lived happily there for many years.'

Mary McKean nominates 'Gossip in the Steine Cafe' because it is 'quintessentially Brighton....' and the matching bus shelters already nominated by Jane Carver an elegant but modest example of 1930s stylishness.

Roger Hinton nominates the now disappeared Amex building on Edward Street 'because unlike other office buildings in Edward Street it stood back from the roadside, providing a pleasant public space and a good view of its distinctive facade.'

Kevin Wilsher nominates Saltdean Lido because 'it is one of the finest examples of modernist lidos in the UK.  It's also a great example of the restoration of an important building driven by the energy and determination of a local community group'.

John McKean nominates the temporary installations at the Royal Sussex County Hospital, and has submitted a whole gallery of images to prove it (see below), because 'it is wonderful, thrilling, an extraordinary gigantic metallic ballet, and at night a firework display high above the city - especially exciting seen from high up Wilson Avenue or from A259 at Roedean... and then there's that amazing open-air roof-top race-track... Catch it before it vanishes! By far the outstanding sight of Brighton 2017-18'

An anonymous nomination selects the Jubilee Library because 'it shows what one truly excellent building can do to lift a previously dead space - empty for far too long.'

Photo credits: Frieze Green House: Jim Stephenson. Saltdean Lido: Simon Carey, Brighton tram shelter by Catchesthelight (CC BY-NC-ND 2.0),

 

 

Several members enjoyed the presentation at the social event on 21 February by Paul Zara and Richard Wolfeströme about the new RIBA map of the best twentieth century buildings in Brighton. 

The map has sparked considerable controversy as some feel important buildings have been left out, or challenge the right of others to be included. This is perhaps inevitable with any undertaking of this sort which is bound to reflect personal preferences.

So, to allow members to redress the balance we've decided to create our own Regency Society gallery of members' favourite twentieth century buildings in and around Brighton and Hove. Do you have a favourite, completed between 1900 and 2018, which you would wish to include? It does not matter whether or not it was included in the RIBA map.

If so, complete the form below by April 1 and we will publish the results in a gallery with the April update. If you have a picture you can attach it - but don't be deterred if you don't - we'll find one.

Please note that the gallery is only open to submissions from RS members.

If you are a member you can complete as many submissions as you like!

Regency Society Members' Gallery of favourite 20th century buildings in Brighton and Hove: submission form

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The Planning Forum, attended by members of the Regency Society and Hove Civic Society committees, meets monthly to discuss planning applications which the Forum considers significant.

Each society forms its own view on the applications and decides what action, if any, to take. 

In our latest meeting we considered the following issue: 

Protecting a gem from the 1930s

An application has been submitted for a penthouse on top of Regent House in Princes Place in central Brighton.

The building was designed in 1933 by John Leopold Denman, architect of many of Brighton’s finest buildings from that period. Denman was also a significant figure in the history of the Regency Society.

It sits in a prominent position on the south side of the Royal Pavilion gardens, behind the Chapel Royal. It is in a neo-Georgian style with irregularly placed Crittall windows and patterned brickwork. Though not listed, it is a fine building of its period and deserves protection.

The proposal would involve adding an extra floor to create a rooftop penthouse, below a mansard with a balcony / terrace around.

The society has objected. Although the new structure would be set back, it will be highly visible from the Royal Pavilion gardens. The large windows are out of sympathy with those below and the glass balustrade above the parapet will further detract from the building’s original design.

You can read our full comments here.

Filling a gap in Oriental Place

Oriental Place is one of the most important surviving set-pieces of Regency Brighton.

It was built in 1825 by Amon Henry Wilds as part of a grandiose scheme to create a glass conservatory, the Athenaeum, on the site of what is now Sillwood House. It consists of two opposing rows of houses each composed as symmetrical palace fronts.

Sadly, this unique piece of townscape has been allowed to fall into disrepair and the facades have been spoiled by unsightly alterations and additions, including external downpipes.

The present application for 33 Oriental Place proposes to add an additional attic floor under a mansard roof. We have not objected since the addition will be similar to those on both neighbouring properties.

We welcome the proposal by the applicant to reinstate the first-floor balconies. However, we have urged the planners to persuade them to carry out repairs to the whole façade and to remove later additions such as the unsightly left hand down pipe and the valance boards to the upper windows.

A gateway to Hove

An application has been made to erect two car wash canopies in front of the grade II listed building, which is located immediately east of the current Hove Station. It was built in 1865 and was known as Cliftonville station. The list entry describes it as “Tuscan villa style” and draws attention to its similarity to the station building at Portslade.

In 1879 the station name was changed to “West Brighton” and the current station building was constructed immediately to the west, it is also listed grade II. The station was renamed again in 1895 to its present name, “Hove”.

The original Cliftonville building still forms part of Hove station. The proposed canopies would obscure views of it and are unsympathetic to its design. They would therefore detract from the special character of the Hove Station Conservation Area which derives principally from the relationship between the station and the surrounding late Victorian buildings.

Hove station is a major entry point for people visiting Hove. The existence of a car wash immediately outside creates entirely the wrong impression. Ideally, we would like to see the business re-located. We have objected to this application which would further degrade the area.

Would you like to comment on this article? The committee, RS members and other site users would be interested to hear your views so we are inviting you to share your thoughts online. If you would like to do so you will need to register first – it only takes a moment and once registered you can log in and comment on other articles on this site in the future. Click here to register. If you have already registered, simply click on ‘you must be logged in’ at the bottom of the page.

13 Regency Society members prepared 1 minute presentations on their proposed 'Cabbage award' for the worst 20th century building in Brighton and Hove to follow the presentation on the RIBA Sussex map of the best 20th century buildings in Brighton and Hove on 21 February 2018. The audience voted to choose their least favourite building.

The presentations proved very popular so we are showing them again here. (All photographs were taken by RS members or derived from google maps)

Adding your comment

Would you like to comment on this article or add your own cabbage nomination? We would be interested to hear your views, which will be added below. If you would like to do so you will need to register first – it only takes a moment and once registered you can log in and comment on other articles on this site in the future. Click here to register. If you have already registered, simply click on ‘you must be logged in’ at the bottom of the page.

...and demolishing the worst!

 

The Royal Institute of British Architects (Sussex) has produced a map that identifies and describes some outstanding buildings in Brighton and Hove of the last hundred years.

Map compilers Paul Zara and Richard Wolfströme introduced the map to the Regency Society at this light-hearted event. 49 buildings are included in this neatly produced and attractive map, coded as Modernist/Art deco, Housing, Brutalist and Contemptorary. Any such list is bound to be controversial but the thought which clearly went into its preparation and the attractiveness of the map itself impressed us - several were sold on the night.

If you missed this opportunity to buy you can still do so here.

After animated discussion over drinks and nibbles during the break, 13 RS members presented their notion of the worst 20th century building in Brighton, and a 'cabbage award' was voted on. The presentations were limited to one minute - but despite this restriction all 13 presented convincing cases for their 'cabbage'.

See the cabbage presentation and read the nominations here.

 

 

Image: Hove Town Hall

Would you like to comment on this article? We would be interested to hear your views, which will be added below. If you would like to do so you will need to register first - it only takes a moment and once registered you can log in and comment on other articles on this site in the future. Click here to register. If you have already registered, simply click on 'you must be logged in' at the bottom of the page.

 

The Planning Forum, attended by members of the Regency Society and Hove Civic Society committees, meets monthly to discuss planning applications which the Forum considers significant.

Each society forms its own view on the applications and decides what action, if any, to take. 

In our latest meeting we considered the following issues: 

The Brighton Astoria story staggers on

The Astoria building in Gloucester Place, Brighton was built in 1933 to a design by  cinema architect, Edward A Stone. Some Georgian and Victorian houses were demolished to make way for it.  It was designed as both a cinema and a theatre but was operated, mainly as a cinema and then a bingo hall, finally closing in 1997.

In 2000 it was listed (Grade II) and the listing statement describes it as “ particularly unusual in its French art deco style”.

Since then various schemes have been proposed to develop it for office or residential use.  In 2011 demolition was approved together with designs for a six-storey business centre to replace it; the architects were the Conran Partnership.  Most recently a residential scheme was approved on appeal.

The planning authority is currently considering an application to modify this approved plan, including significant changes to the external appearance.

The original building has now been empty for over a decade during which time it has had several owners. Its current condition reflects the neglect it has suffered.  Historic England has indicated that it has no objection to demolition nor to this latest plan. The Regency Society shares this view.  It would be good to see the site re-developed to provide much needed homes.

Two contrasting housing schemes

The Regency Society has tried to support housing development in the city to provide much needed homes.  This month we have looked at two small schemes, both in Portslade.

The first is at 33 Mile Oak Road.  This site currently has just one dwelling.  The proposal is to demolish it and build seven new homes.  The plans show a pleasingly “casual” layout of the site and the houses themselves have a mix of interesting designs. We welcome this increase in housing density on the site and hope that the application will be approved.

The second site is in Clarendon Place, off North Street, Portslade.  At present it is an unattractive industrial area.  The plan is to build a terrace of four, three-storey houses and a small office building. The floor plans suggest that three of the four new houses will be very pokey.  This application poses two contrasting questions. On the one hand, is this rather run-down industrial area a suitable place to build new houses?  On the other hand, could a development of this kind kick-start the re-generation of the area?  Regardless of the answers to these questions, we hope the planners will reject the scheme because of the very poor standard of housing that it offers.

If you are a member of the Regency Society and would like to comment on our positions on any issue we would be delighted to hear from you:  please contact us. Further details of all current planning applications are available on the Council’s website.

Kate Jordan argues that prize winning Hastings Pier is a tangible glimpse of an optimistic future where local communities and councils collaborate with the best designers to produce a new kind of heritage, relevant to our time. 

If the Stirling Prize is a barometer of prevailing winds in architecture then last year’s winner, Hastings Pier, suggests a sober outlook. This stark, timber structure, designed to replace the original Victorian pier, which was destroyed by fire in 2010, is far cry from the ‘starchitect’ designed winners of previous years. Indeed, it would be hard to find more contrasting buildings than Hastings Pier and Foster's ‘Gherkin’ which picked up the prize in 2004. If the high production values of early 2000’s prize-winners trumpeted economic confidence and rejoiced in cutting-edge technology, what does the decidedly low-tech, plain-speaking Hastings Pier tell us about the current climate? And what does it say about the changing role of the architect?

...continue reading "Hastings Pier: so much more than a disappointed bridge*"

The Planning Forum, attended by members of the Regency Society and Hove Civic Society committees, meets monthly to discuss planning applications which the Forum considers significant.

Each society forms its own view on the applications and decides what action, if any, to take. 

In December 2017 we considered the following issues: 

Brighton Square

Society members may remember our previous thoughts about plans for Brighton Square.

There is now a new proposal for this site – read our latest thoughts here.

Toad’s Hole Valley

Plans for Toads Hole Valley have developed with the arrival of the Congar, the company which has now developed a masterplan. Read or response to this here.

Windsor Street

Conservation areas play an important role in protecting our city’s heritage. Windsor Street is in the North Laine conservation area which is characterised by small buildings, mostly of traditional design. A new application seeks to demolish two such traditional style houses with brickwork in subdued colours and replace them with a much taller, bright red brick building in a 20th century style. The existing buildings are themselves fairly recent, but they are somewhat traditional in design, with just three storeys and wooden sash windows. The replacement is an interesting design in itself but is quite out of keeping with its neighbours to the south. With its five storeys, it will overpower them. For these reasons we are asking the planners to refuse the application on the grounds that it will damage the character of the conservation area.

Surrenden Road

Varndean College are hoping to generate funds by selling off a rough plot of land at the edge of their playing fields. The plan is for ten new houses, designed in a way to avoid offending the neighbours on the other side of the road. The proposed buildings are small and low, thus allowing the neighbours to retain their southerly views across the playing fields. We are opposing this scheme as a missed opportunity. The site is large enough to provide significantly more than just ten new homes. We believe that the new buildings should match those opposite in massing and design ambition, rather than hunkering down in the hope that no one will notice they are there. This could be achieved while still retaining some of the neighbours’ southerly views.

If you are a member of the Regency Society and would like to comment on our positions on any issue we would be delighted to hear from you:  please contact us. Further details of all current planning applications are available on the Council’s website.

Toads Hole Valley is by far the largest urban fringe site identified for development in the City Plan. The Council has recently published a “Supplementary Planning Document” for the site. This sets out in more detail how they see its development.

The arrival of St Congar's masterplan

One of the challenges of a site as large as Toads Hole Valley is ensuring development is coherent rather than piecemeal. This now looks more likely with the recent arrival on the scene of development company St Congar. They intend to work in conjunction with the landowners on a masterplan. They will not undertake  development themselves but instead split the site into parcels of land for development by different investors.

...continue reading "Toads Hole Valley: recent consultation"