City Council approves Falmer scheme for City College

[Lord Bracknell]

At today's meeting of the Council's Cabinet.

http://peace.brighton-hove.gov.uk/Intranet/CommitteeMgt.NSF/0/A451E659671341D78025745D0049BF2E/$File/Item+21+City+College.doc

This isn't a decision that gives planning permission to City College's proposal to build new premises next to the stadium. It's basically just an approval in principle to the planning framework that will have to be taken into account when planning permission for the College building is applied for.

It's excellent news for the football club, even though it complicates the process of getting the whole project sorted out - since it means two major projects running in parallel to each other, sharing the same site.

There are still a lot of issues to be ironed out, but it looks very likely now that some seriously big money will come into the whole package from the Learning and Skills Council.

 

[Lord Bracknell]

City College at the Stadium Planning Strategy Framework

7.1 The college’s plans for the Community Stadium involve building on the existing success of Study Support Centres associated with ‘Albion in the Community’ in attracting hard-to-reach learners. The college originally planned to take 2,000m2 of space in one of the stands at the stadium, but in addition is now proposing a new building of 8,000m2 next to the Stadium. It would occupy part of the City Council-owned site allocated for the stadium development.

7.2 The college is of the view that the opportunity to build a significant facility at the Community Stadium at Falmer not only offers the physical space for the building of efficient, sustainable and adaptable learning spaces for Construction, Care, Public Services and Sport in particular, but is in itself a landmark development with great potential to attract and inspire learners. In particular they point to the ability of the “power of sport” to engage harder to reach young people, including very successfully by Brighton and Hove Albion Football Club with whom the college has a working partnership.

7.3 The LSC has requested additional “in principle” planning support from the council in order to provide increased certainty prior to committing significant financial resources in funding the college through to a planning application. They are looking to control planning, cost and programme risk and require this comfort as part of the AiP to minimise the chances of unexpected problems at the planning stage. Given the timescale involved with the College seeking to apply for funding in June 2008, it was agreed that the preparation of a Planning Strategy Framework was the most realistic and achievable way forward. Whilst not a statutory planning document, the brief has been prepared with regard to the Development Plan and produced as a partnership collaboration between the College’s consultants Broadway Malyan, officers from City Planning and Economic Development & Regeneration, with planning officers being responsible for the final draft edit. The college’s Falmer proposal would still need to be subject of a planning application in the future – this document in no way avoids that requirement.

Planning Issues

7.4 The Planning Strategy Framework sets out the College’s plans in the context of local, strategic and national planning policy. The site of the ‘bund’ proposal lies partly within the administrative boundary of Brighton & Hove and partly within Lewes (with the College advising that the greater proportion will fall within Brighton & Hove). It is therefore subject to development plan policies of both Local Planning Authorities, as well as the overarching Structure Plan. The site is wholly within the Sussex Downs Area of Outstanding Natural Beauty (AONB) and is therefore subject to government guidance in PPS7, as well as the relevant policies in the above documents. All of these factors would resist major developments within an AONB except in exceptional circumstances.

The Planning Strategy Framework sets out a proposed approach to address planning policy in this particular instance. This approach includes the following factors that address PPS7 and local plan requirements:

(i) the need for the development, including in terms of any national considerations, and the impact of permitting it, or refusing it, upon the local economy

Such considerations will need to clearly establish the link between the College’s plans for radically improved Further Education facilities, the national need for the improved provision of vocational training and its fundamental linkages with the local economy, including the need to fill skills gaps and meet future predicated demands in the local labour market.

(ii) the cost of, and scope for, developing elsewhere outside the designated area, or meeting the need for it in some other way

A ‘site sequential analysis’ will need to be carried out, using a similar approach to that previously undertaken by Brighton & Hove Albion for the Falmer Community Stadium and examined in detail at the associated public inquiries and subsequent rounds of further representations to the Secretary of State. The Planning Strategy Framework sets out an approach to the site sequential analysis that takes account of the College’s aspirations to establish key training opportunities linked with a major sporting facility as a valid criterion to be addressed in the consideration of all potential sites. It should be emphasised that this criterion would not override other fundamental planning policy considerations and that the College will also need to make a full and valid case to establish the ‘Power of Sport’ as an integral element of their educational strategy and thereby a ‘material consideration’ for planning purposes.

(iii) any detrimental effect on the environment, the landscape and recreational opportunities, and the extent to which that could be moderated

The proposed form (and to many extents the appearance) of the building within the envelope of an already permitted landscaping bund and the need to minimise any further impact on the wider downland landscape will be key considerations in establishing the above environmental case.

7.5 The Planning Strategy Framework notes that, notwithstanding the need to adequately address the above AONB planning policy issues, the present state of play in respect of the proposed South Downs National Park is that the site of the community stadium (including the ‘bund’ site) is not recommended to the Secretary of State for inclusion in the National Park by the planning inspector. Following a final decision by the Secretary of State in respect of the final boundary and the formation of the new National Park, the Sussex AONB will cease to exist.

7.6 In addition to the above, the Planning Strategy Framework will set out other planning policy considerations that will need to be addressed in the proposal, including:
• transportation issues and the need for a sustainable transport plan, particularly in view of the fact that Pelham Street is in a far more accessible location;
• issues relating to the proximity of FE facilities in such close proximity to two university campuses – e.g. whether there would be any adverse effect on their operations and future development aspirations, in particular the immediately adjacent campus of Brighton University;
• the overall environment for the students, particularly in relation to outside congregation/informal recreational areas (an important aspect of the proposed Pelham Street experience);
• overall issues relating to environmental capacity of the wider area arising from the cumulative impact of the proposal;
• the role and financial contribution played by other sites within the ownership of the College in delivering the strategy, together with more detailed information relating to the LSC’s funding criteria.


The Education Case for the City College at the Stadium Proposals

7.7 The education case for City College at the Stadium is persuasive. The College identifies local and national priorities and describes how new buildings will address these. The current buildings cannot meet current demand for vocational provision and this will increase both at pre and post 16. Having first class facilities will encourage more young people to remain in education and training to gain higher level of skill. This will also have the effect of reducing the number of young people who are not in education, employment or training (NEET) which is a priority for Brighton& Hove.

7.8 The current facilities do not meet the needs of many young people with learning difficulties and disabilities and new buildings will be fit for purpose and provide accommodation which is accessible and will help vulnerable young people to feel secure in order that can achieve the best that they can.

7.9 The College already works in partnership with other Colleges and with schools across the city. The education case identifies gaps in provision in the City as a whole and seeks to fill these. The education case links closely with the 14-19 Strategic Plan and it is clear that all young people will benefit from the proposals.

7.10 The stadium site will be attractive to young people and will also attract adults with low skill levels. Increasing the number of adults with a full Level 2 qualification is a priority area and will help close the gap between the advantaged and disadvantaged households. The range of activities proposed for the site are in line with local skills needs.


Landowner and Legal Implications of the City College at the Stadium Proposals for the City Council

7.11 The site for the Stadium and the adjacent bus and coach interchange is principally owned by Brighton and Hove City Council, the remainder being owned by Brighton University. Following member approval at Policy and Resources Committee in September 2007, agreement was reached with the tenant to enable the land required for the stadium to revert to the Council. Following completion of negotiations between the Council, the Football Club and the University of Brighton, Cabinet approval will be sought to the terms of the various legal documents required to enable the stadium to be constructed.

7.12 If all parties, including the University of Brighton, agree to the principle of the new City College building on the stadium site, further discussions and reports to Cabinet will be required on the terms of the disposal and lease agreement.


Timetable

7.13 There is a finite pot of LSC funding available, with other colleges in the region bidding all the time for the money that is left. The college therefore needs to submit its AIP very soon, and has agreed a date in the middle of June with the LSC. This means there is a great deal of urgency for the college to secure some degree of endorsement from the city council to support the bid and to try and ensure the significant education capital funding investment is secured for Brighton & Hove. If the submission of the AIP is any later than June this year then the entire programme will have to move back a year as the college programme must be based on moving within the summer holidays. If the college were to have to rethink its property strategy and therefore its AiP it would delay the AiP by a year and could mean that most significant sums of capital funding are already allocated elsewhere by the time the college makes its application. The programme presently envisages occupation of both Pelham Street and the college element of the Community Stadium in early September 2011.

 

[Alex Alex Dawson oo! oo!]

It's excellent news for the football club, even though it complicates the process of getting the whole project sorted out - since it means two major projects running in parallel to each other, sharing the same site.

And for those who've either forgotten or didn't attend the Falmer Stadium presentation in February, the possibility of both projects running in parallel was included and discussed in Martin Perry's presentation.

 

[CHAPPERS]

This is great news eh?

 

[JJ McClure]

Is this the building that is made to look like a grassy hill?I so hope that it gets all the planning permissions needed as it looks like a fabulous piece of architecture

 

[Caveman]

So far, so good.

 

[bigc]

I thought the LSC was being wound up.

 

[y2dave]

I would imagine the club were awaiting this confirmation before concluding the financial agreements. Does this mean the project can now benefit from wider access to grants and funding ?

 

[Lord Bracknell]

Is this the building that is made to look like a grassy hill?I so hope that it gets all the planning permissions needed as it looks like a fabulous piece of architecture

That's the one. The teletubby building, where student brickies will be able to build a house under cover, so they won't get wet.

 

[Lord Bracknell]

There's more about the City College scheme here:-

City College - Capital Redevelopment Project - City College At The Stadium - Building on the Power of Sport

 

[CHAPPERS]

Bagsy the one in the green top on the rightplus I want her in a possibly three's up with the girl on the computer with uncrossed legs and short skirt. She looks like a FILTHBAG.

 

[Lord Bracknell]

I think you'll find, Maxwell, that season ticket holders get priority.

 

[CHAPPERS]

I'll use my Dad's then.

Ooh err.

 

[supaseagull]

come on then, where are all the whingers and moaners now?

 

[The Oldman]

I see that Lewes DC will have to give their OK to this. Presume as they in the end accepted the Stadium this will go through.

It's a great scheme though and adds real community benefits beyond the world of Football, just as has been promised by Sir Dick and Martin Perry

 

[dougdeep]

Amazing how the good news stadium threads, always get less posts than the bad news ones.

 

[webbyson]

Amazing how the good news stadium threads, always get less posts than the bad news ones.

Yes doug.....................That building does look VERY sexy

 

[Tom Hark Preston Park]

Aw just BUILD the damn thing WhyDontThey

Sick of all this bollox. The whole New England quarter of rabbit hutches for Londoners has gone from the drawing board to having it's own Starbucks while the club has been going through this never-endibng bureaucratic shit. What's going on here? Not enough backhanders to the council or something?

I repeat: just BUILD the fucker! While some of us who care enough are still alive to visit the damn place. Getting THAT close to not giving a flying f*** anymore...

 

[Screaming J]

Planning Issues

7.4 The site of the ‘bund’ proposal lies partly within the administrative boundary of Brighton & Hove and partly within Lewes (with the College advising that the greater proportion will fall within Brighton & Hove). It is therefore subject to development plan policies of both Local Planning Authorities, as well as the overarching Structure Plan. The site is wholly within the Sussex Downs Area of Outstanding Natural Beauty (AONB) and is therefore subject to government guidance in PPS7, as well as the relevant policies in the above documents. All of these factors would resist major developments within an AONB except in exceptional circumstances.

f***, f*** and triple f***. If the stadium is dependent on this college, given the above aren't we in for another 6 years of bollocks given how the District Council behaved over the stadium?

 

[Lord Bracknell]

f***, f*** and triple f***. If the stadium is dependent on this college, given the above aren't we in for another 6 years of bollocks given how the District Council behaved over the stadium?

Word from the corridors is the answer to this question is NO.