Three types of public space

Squares & Yards

Multiple squares and yards are a defining feature of the plan. They will vary in scale but typically be multi-functional and activated by a variety of ground floor uses in adjacent buildings.

In particular, spaces for makers and other creatives will spill out into the public realm. Considered, active Estate Management will encourage creative use of public space for gathering, play, dancing, eating and other community-led activity.

Riverfront

One of the most important spaces that the Phoenix will open up to public access is the river’s edge. A continuous route along this will be punctuated by several moments where the route opens up into a larger public space. For instance the Belvedere, which is a higher point on the river front offering a garden where longer views can be found. Here, the Thomas Paine bridge crosses the Ouse connecting to Malling Rec. Also, at the southern end of the site the river path falls to meet the river bank, allowing inhabitation of the natural rivers edge.

Gardens

Characteristic of the future Phoenix, courtyard and community gardens, supported by the estate management company, bring residents and local enterprises together, to care for them, grow food, and generally enjoy.

7.5.1 Edge conditions

A: River Edge

The river edge is currently an industrial waterfront of large, single volume sheds from various eras.

The new flood wall protects future residents and businesses and is often integrated into the structure of the new buildings.

The proposals will create a new residential frontage comprising varied architecture not dissimilar to that found downstream in the centre of Lewes.

B: Causeway

The Causeway is an uninviting edge dominated by fast-moving vehicles; it is currently unpleasant for pedestrians and cyclists.

The scheme will make connections from the Causeway, at grade, into the site. It will also provide a new linear park in front of the CoMobility hub, which will provide an attractive new route into the town from the east.

The public realm will be transformed into an active space with facilities for commuters among planted rain gardens and tree pits.

C: Wellington Street

Wellington Street is currently a one sided street with a terrace of houses overlooking the partly derelict industrial Phoenix site.

The proposal will turn Wellington St into a two sided residential street with front doors at ground floor and better passive surveillance of the public realm.

D: The Pells

The Pells edge is currently characterised by a wall, which will be retained, behind which is car parking and the Waterside Centre, an outdated office building.

The Parcel 1 designs show an attractive new edge, with characterful terrace of homes which provide a strong architectural link to nearby parts of the town.

7.5.2 Blue infrastructure & sustainable urban drainage (SUDS)

SUDS strategy

The Phoenix neighbourhood will manage surface water on site through a broad range of SUDS features. These elements will maximise attenuation in order to regulate discharge rates. The SUDS features will also strongly contribute to the super-greening of the streets and public spaces. The following types of SUDS will be found throughout the neighbourhood with multiple types being found in any particular street or public space.

Floodable Urban Spaces: beyond the functional role of allowing storage of water for a short period of time, floodable spaces, which are usually functional spaces such as play spaces or open green spaces, can help create a meaningful relationship between people, water and the river.

– Swales: help store and reduce runoff and remove pollutants from site. The temporary storage can help make water visible in a positive way and engage residents.

Rain Gardens: allow water to infiltrate into the soil. They integrate both green and blue principles and can aid in enhancing biodiversity and native species on site.

SUDS In Paving: permeable paving can help integrate both natural and man-made, functional elements in a subtle, yet practical way.

– Ponds and Wetlands: wetlands, wet meadows and ponds will help maintain and restore landscapes associated with rivers and help create a sense of local identity.

Blue Infrastructure Typologies

Swales / Rain Gardens

Floodable Urban Spaces

Floodable Play Spaces (indicative)

SuDs in Paved Areas / Rain Gardens

Ponds & Wetlands (indicative)

7.5.3 Green infrastructure Vision

The scheme is commited to a major investment in green infrastructure (GI), which:

Conserves and enhances local ecology, by drawing inspiration from the area’s distinctive landscape character.

Maximises opportunities to improve microclimates.

– Maintains and restores wetland landscapes associated with the River Ouse, by including riparian native tree species, wet pastures and woodland.

– Engages the local community and creates a meaningful relationship with the local habitats.

Green infrastructure typologies

Across the Phoenix there will be several typologies of Green Infrastructure relating to residential courtyards, streets and the river edge. Within these different types of green space there will be several types of planting selected from the species list found in detail within the Design Code which accompanies this application.

The full Green Infrastructure typologies are:

– Public Realm with SUDS & Tree Planting

Streets with Rain-Gardens & Tree Planting

Semi-Natural Greenspace with Storm Water Storage & SUDS

Residential Greenspace with Storm Water Storage & SUDS

Residential Courtyard with Permanent Water Bodies

Riverbank Enhancements

Planting strategy & species

In addition to GI typologies, green spaces and SUDS will be planted with flora which is native to the local area and drought resilient.

A palette of six types of planting has been developed which will give a variety of characters to soft landscape across the neighbourhood. They are:

– Species Rich Grasslands: In locations which are likely to be subject to seasonal and occasionally wet ground conditions, speciesrich wet meadow grassland will provide high ecological value.

Wild flower Meadows: easily managed, colourful and varied throughout the seasons, wild flower meadows attract insects and other pollinators including rare and endangered butterfly and bee species native to the surrounding South Downs.

– Marshlands: where conditions are likely to be wet throughout the year, areas of dense marshy planting are proposed. These will form a transition between smaller areas of open water and areas of seasonally wet wild flower grassland.

Wet Mud Habitat: where water levels are likely to vary significantly due to the seasons and weather, shallower sloping areas of wet mud are proposed. These areas are more sparsely vegetated, supporting pioneering and early succession species. Whilst the extent of this habitat is more limited, it contributes towards the diversity of the overall wetland habitat within the site, and create areas of visual openness and flexibility to allow self-seeding over time.

– Open Water Habitats: The provision of smaller areas of open water (both temporary and permanent) provides opportunities for aquatic invertebrates such as dragonflies and damselflies, encouraging a rich aquatic and marginal palette in extension of that which currently exists along the River Ouse. It is envisaged that planting in these areas would be limited to occasional lily, with the fringes supporting marshy planting.

– Woodlands: The provision of native tree and scrub planting creates intimate ‘miniforests’ in-keeping with the local woodland areas, such as the Railway Land Nature Reserve, to the south of the site. Woodlands provide nesting, foraging and roosting opportunities for birds and invertebrates, as well as incorporating productive species to complement the wetland and grassland habitats.

A full species list from which soft landscape planting will be can be found in the Design Code which accompanies this application.

Tree planting strategy

Tree planting will be abundant throughout the Phoenix, including in streets and squares, and within gardens and courtyards. In addition to fixed tree planting, public spaces may include tree planters that can be moved, for instance, at different times of the year or for particular events.

All trees will be sourced from local suppliers and will be approximately 25% native species with the additional trees being non-native species which are more resilient to a warmer climate. This is intended to help ensure that the green infrastructure is resilient to and successful in a changing climatic context.

A full species list from which trees will be chosen can be found in the Design Code which accompanies this application.

Witness trees

The term ‘witness tree’ is used to donate a particularly significant tree that will stand witness to the historical and cultural events over the lifetime of the Phoenix.

In addition to tree planting more generally, such trees will be planted in special locations including key corners and within important public spaces.

These trees will be either English Oak (Quercus Robur) or Tulip (Liriodendron) and will be mature when planted.

Green Infrastructure Typologies

Public Realm with SUDS & Tree Planting

Streets with Rain-Gardens & Tree Planting

Semi-Natural Greenspace with Storm Water Storage & SUDS

Residential Greenspace with Storm Water Storage & SUDS

Residential Courtyard with Permanent Water Bodies

Riverbank Enhancements

Soft Landscape Planting

Species Rich Grasslands

Wild Flower Meadows

Marshlands

Wet Mud Habitat

Open Water Habitat

Woodland

Witness Trees

English Oak (Quercus Robar) Tulip Tree (Liriodendron)

7.5.4 Ecology & biodiversity

Biodiverse roofs & green walls

The Phoenix will maximise all available roof space for use as green / biodiverse roofs (where there aren’t conflicts with other functions such as PV).

The Phoenix site, despite having small areas of high ecological and biodiversity value such as the river’s edge, is currently of low biodiversity value when considered in the round.

A bespoke set of objectives have been established which are intended to far exceed policy targets for biodiversity net gain and achieve the project principle of ‘Biophilia In A Town: Super-greening the Urban Landscape’ They are:

– Convert a site currently dominated by hard standing and built form into a diverse, species-rich mosaic of natural and seminatural habitats which are locally relevant, integrated into new built form and; provide corridors and stepping stones for wildlife throughout the scheme.

– Protect and enhance existing opportunities for biodiversity along the River Ouse corridor and the Pells edge, by incorporating enhancements into the river wall and encouraging native vegetation.

Deliver a mosaic of native wetland habitats within the neighbourhood to reflect the grazing marsh habitats associated with the River Ouse in the wider area.

Integrate habitat for fauna (for bats, birds and invertebrates) within the fabric of buildings, structures and walls as much as possible.

Maximise the biodiversity value of roof tops with green roofs of various types, specification, size and scale in as many areas as possible and promote green walls through the use of climbers.

– Seek to integrate biodiversity features into as many elements of the proposals as possible.

The following is an overview of the key ways in which the above objectives will be achieved. Further details can be found in the Ecology Strategy which accompanies this application.

These roofs will take several forms including intensive / extensive and also growing and green amenity spaces. As well as providing biodiversity benefits and growing spaces these roofs will also contribute towards play and relaxation, improve water retention and air quality and reduce carbon emissions.

The Phoenix neighbourhood will achieve a minimum of 10% intensive / extensive green roofs. Which will be a combination of extensive green roofs and some Bio-solar roofs, along with some intensive roof top allotment gardens. Extensive green roofs will be planted with species which support invertebrates. For a list of species see the Ecology Strategy which accompanies this application.

In addition to this, up to 20% of the remaining roof space will be additional intensive roofs in the form of ‘green terraces’ and ‘urban gardening’.

Green facades will be formed from climbing plants grown at ground level. These are very versatile within development and require little maintenance. Green facades will also be planted with native species such as Clematis, Ivy and Honeysuckle. However, other non-native flowering species may also be suitable and provide opportunities for pollinators.

Riverine ecology

The River Ouse is an important habitat corridor linking the site with nearby countryside and designated sites within the South Downs. Biodiversity enhancements to the river corridor within the site will therefore be of key ecological significance, serving to promote the ecological value both of this section of the river as well as providing wider benefits to species in the local area.

Due to varying levels of salinity the approach to improving biodiversity on the river frontage will not include extensive planting of species as conditions are varied and might be unsuitable. The opportunities provided by the replacement of the river wall will be focussed on natural recolonisation of existing species.

To support this process the Phoenix flood wall and boardwalk will provide a good range of structures and substrates which will increase opportunities for a varied collection of species to establish themselves.

Wetland habitats within the Phoenix

The Phoenix will be necessarily separated from the riverine and wetland habitats which lie adjacent to it (for flood resilience). A mosaic of wetland habitat will be provided as an integral part of the surface drainage strategy which reflects those found along the Ouse corridor.

The aim is to deliver habitats which can be described in broad terms as being similar to ‘floodplain grazing marsh’; that is, periodically inundated grassland within which there are features which maintain water levels.

The key value of this habitat is diversity –providing a mosaic of different micro-habitats across the site maximises ecological niches and provides opportunities for a wide range of faunal species.

Six types of habitat are proposed (see previous section) which will be used where conditions are appropriate.

– Species Rich Grasslands

Wild flower Meadows

– Marshlands

Wet Mud Habitat

– Open Water Habitats

Woodlands

Details of the species proposed for each of these area can be found in the Ecology Strategy and Design Code which accompany this application.

Public realm & amenity grassland

The public realm, including streets, gardens and public spaces, will be greened with native plants and trees known to have value to wildlife. Specifically in areas of recreational grassland, a flowering lawn mix will be used in order to increase the biodiversity value of those areas. Street design, facilitated by a low car strategy, will allow a greater number of street trees to be planted than would be in an orthodox street. This will help to further increase connectivity throughout the site and offer habitats for nesting birds and invertebrates.

Fauna

The Phoenix will maximise opportunities within it’s fabric to provide habitat and features which support species often intrinsically linked with urban environments. This will go well beyond ‘mitigation’ requirements and demonstrate clear enhancements.

For instance, take the case of the Soprano Pipistrelle bat which has been identified on site. The basic requirement is to provide a replacement roost on site but the project intends to go well beyond this. The scheme will incorporate a minimum of 50 bat boxes across the site. These can either be incorporated into the design of new buildings and structures, or alternatively provided externally (such as in the form of woodcrete boxes).

In addition birds, which are far more tolerant to disturbance and artificial lighting than bats, will benefit from other measures such as green roofs and landscaping within the site. As such, it is recommended that the scheme should seek to deliver 100 bird boxes across the site.

Key target bird species relevant to Lewes include House Sparrows, Swallows and House Martin. Swifts are a key target bird species that could be attracted to the site. It is understood that Lewes is somewhat of a stronghold for this species in Sussex, and a local community group (Lewes Swift Supporters) has identified that numbers have declined in the past decade. The provision of Swift boxes at height, either as part of the construction of new buildings or installed externally, would deliver significant enhancements for this key species.

In relation to roof spaces, invertebrate features will be incorporated throughout the site. Additional features should also be provided at ground level, such as a discrete number of log piles in close proximity to the wetland features.

7.5.5 Community gardening

Community gardening will

available at many scales across the Phoenix; from small roof top terraces to larger garden spaces.

take place in more private residential spaces but also in public places too.

Gardens

Shared garden spaces vary in scale, from smaller spaces within Mews to much larger areas within courtyard blocks. No matter what the scale of the garden an element of communal growing space will be provided to residents.

The space will include proper infrastructure including tool storage, composting, access to water, and green housing.

Rooftops

Where rooftops are accessible i.e. not used for extensive biodiverse roofs or energy generation, then they will be intensive green roofs. In many cases this will take the form of a community garden space.

Growing will be in planters of varying size depending on the roof space in question. Like gardens the growing spaces will all be equipped with tool storage, composting, access to water and adequate security if required.

In addition smaller, private balconies and terraces will also be provided with integrated planters which can be used for micro-growing.

Public spaces

Community growing will not just be within residential spaces but also across the public realm.

Community building

The Phoenix Estate Management Company will support active programmes to encourage and support residents to work together to make these spaces productive as part of the participative ethos of the neighbourhood.

Key

1 Example of gardening within a semi-public space. Dalston Eastern Curve Garden, UK.

2 Public community garden. Kings Cross Story Garden, UK.

3 Mixed growing and play within a courtyard. Big Yard, Berlin

4 Growing Communities, Grown in Dagenham, UK.

5 Example of growing within a people focussed, public street.

6 Example of communal composting.

7 Intensive growing infrastructure.

8 Example of small scale growing within amenity space.

7.6 VIEWS, SCALE & MASSING

7.6.1 Landscape & visual impact

Landscape and Visual Impact Assessment (LVIA) has been undertaken to establish a landscape character and visual baseline condition which has informed the design development of the Phoenix and assess it for potential effects on the landscape.

For details not included in this summary see the Landscape and Visual Impact Assessment which accompanies this application.

Landscape character

Two published landscape character assessments are relevant to the Phoenix site and its setting. These assessments describe the key physical components, views and perceptual qualities relating to the different landscapes observed throughout the National Park:

National Character Profiles NCA 121: Low Weald and NCA 125: South Downs.

The South Downs Landscape Character Assessment (LCA) 2020.

The relevant Landscape Character Areas (LCA), which identify key characteristics (against which the Proposed Development has been assessed), are:

LCA F2: Ouse Floodplain (LCT F Major Chalk River Floodplains) which wholly covers the Site; and;

LCA G2: Ouse Valley Sides (LCT G: Major Chalk Valley Sides), adjacent.

These characteristics and sensitivities have informed the design of specific areas within the Phoenix neighbourhood. Each character area was assessed against these criteria for potential impacts resulting from the introduction of the new neighbourhood.

Outcomes

The design of the Phoenix, as implemented through the Design Code, ensures the removal of existing lower-quality buildings, to be replaced with new buildings of high quality, demonstrating innovative forms of architecture and urban grain.

The reduction of storey height at the centre of the Phoenix, as well as the retention of lowslung industrial buildings, allows for key views across key LCAs & LLCAs, whilst the provision of extensive green infrastructure provides screening and additional visual interest.

Landscape

Important SDNP Landscape receptors (river, topography, vegetation) that are integral to the visual characteristics appreciated from Valley Sides and Open Downs will not be significantly impacted by the Proposed Development.

Visual

The LVIA concluded that the Landscape effects of the Phoenix wouldn’t harm the breathtaking views that contribute to the SDNP’s Special Qualities. Whilst the loss of views from streets surrounding the site is deemed to be adverse, the impact to the townscape from the centre of Lewes is deemed to be beneficial.

View A from the junction of Eastgate Street and The Causeway looking east towards the CoMobility Hub (existing above, proposed below)

View B from the eastern bank of the Ouse looking towards the southern corner of the Phoenix (existing above, proposed below)

7.6.2 Scale & massing

1. The previously consented scheme (Santon)

Outline of previously consented scheme (Santon)

These factors include, among other things:

The wise use of scarce brownfield land, obviating the need to build on green fields to house people well and achieve an economically viable scheme

A determination to meet housing need and demand and provide as many affordable homes as possible and as determined ultimately by the agreed viability position

The need for apartments primarily rather than town houses to ensure wider reach in meeting housing need – not just policycompliant affordable homes but more generally affordable homes

• The LVIA and how it shaped where height and massing could rest in the plan; these studies undertaken iteratively, led to changes in height and location of buildings across the plan

Edge conditions, overlooking restrictions and solar orientation

• The work done by skilled architects to find form and articulation that is Lewesian but rises to meet new needs and obligations

• Testing and precedent studies including of density in different urban conditions

The commitment to double-aspect apartments for air flow and cooling in summer months

The need to accommodate large-form engineered rain gardens in courtyards

Daylight and microclimate studies

Please see the section on Constraints, Design Concepts & Big Moves for a more complete explanation.

2. Landscape visual impact assessment

2A - Plots 6D, 6F, 7A and 7B The Health Centre reduced in height in response to LVIA viewpoint study from the far side of the new Thomas Paine Bridge, increasing views to Lewes Castle and Brack Mount.

2B - Plots 1D and 3Aframe views to Lewes Castle and Brack Mount in response to LVIA view study from within the masterplan.

2C - Plots 1A and 1B frame views to the Downs and Malling Hill in response to LVIA view study from within the masterplan.

Massing reduced in this area through retention and reuse of existing structures which increases views to Lewes Castle.

Broadly similar building heights elsewhere when compared to the previous planning consent.

3. Micro-climate

3C - Lower buildings around public spaces increasing light levels, potential for within.

4. The human scale

5. Daylight & Sunlight

7.6.3 Roofscape

Roof forms are closely related to function, terraces and gardens need to be provided on flat roofs whilst solar energy generation can be achieved on both flat or pitched roofs. In order to achieve a variety of functions and a dynamic mix of roof forms, not unlike that found more broadly in Lewes (see photograph opposite), each building will have a mix of forms and functions within its roof space.

The Phoenix will use its roofs intensely, either for energy generation, biodiversity, roof terraces (amenity) or for community growing. No roof space will be without one or several of these functions. In some cases, for instance bio-diverse solar roofs, functions can be overlapped.

The two illustrative images below show how this might be played out in two particular parts of the Phoenix. For more details about the parameters controlling roofscape see the appropriate section in the Design Code which accompanies this application.

Communal roof terrace amenity space

PV Energy generation

Private roof terrace and growing space

Community gardening roof terrace

Extensive green roof.

7.6.4 Roof studies

To optimise the efficient use of the roofscape, a strategy has been developed which shows how roof space can be allocated across the site. The following diagrams show how this strategy addresses distribution of green roofs, amenity space and photovoltaic panels on the roof surfaces of all buildings. Allowance has also been made for roof coverings which have weatherproofing only (such as pitched roofs). This strategy is based on the illustrative proposals and will be refined as each parcel comes forward for detailed design under Reserved Matters Applications (RMAs).

Roofscape suitable for PV

OVERALL TARGET FOR UTILISATION OF ROOFS FOR PV: 25%

Gross area of roof surfaces per parcel suitable for PV (including unused space around panel) % have been calculated using the flat sqm of pitched roofs

Green Roofs

SDNPA policy compliant (Intensive, Extensive) (at least 10% of Roofscape)

Other biodiverse green roofs (Green terraces, Urban farming) (Up to 20% additional)

TOTAL POTENTIAL GREEN ROOF AREA: 30%

% have been calculated using roof areas (including pitched) measured in plan

Amenity Space Provided

Over 20m2 of amenity space per unit

Average figures across each Parcel

10 - 20m2 of amenity space per unit

Average figures across each Parcel

1 balcony per unit only

Where balconies are the only amenity space they will be a minimum of 5m2

Non-residential buildings

Living Streets

7.7 HERITAGE & CONSERVATION AREA

The Phoenix site is immediately adjacent to three character areas of the Lewes Conservation Area and has a number of significant historic structures within and in close proximity to it. These form a significant series of constraints; the following outlines how the design of the masterplan has responded.

A detailed assessment of the significance of the Conservation areas and surrounding heritage assets is included in the TJC Heritage Statement and the submitted with the application.

LEWES CONSERVATION AREA

1 Cliffe Character Area

2 Lower High Street Character Area

3 The Pells And West Street Character Area (which the site also overlaps)

HERITAGE ASSETS OF HIGH SIGNIFICANCE

5 The Green Wall Scheduled Ancient Monument

Lewes conservation area

The site is located adjacent to three character areas of the Lewes Conservation Area

Cliffe character area

• Lower High Street character area

The Pells and West Street character area (which the site also overlaps)

Springman Corner (Parcel 11), The Foundry Health Centre (7A) and Plot 7B are within the Lewes Conservation Area.

Heritage assets of high significance

The site is located within the setting of the following heritage assets which are of highsignificance:

Lewes Castle Complex

The design of the proposed development - to mitigate the effects of a new town quarter upon the castle complex - has paid close attention to the grain and layout of the site. Development to the south has sought to provide a smooth transition from the tight grained development of the town into the looser grain development of the former industrial centre.

The Green Wall

The Heritage Statement identifies that this scheduled ancient monument has the potential to contribute to the understanding of the history of Lewes, but that the site in its current form detracts from its setting.

The Phoenix development will have a significant positive effect on the setting of this important historic wall and proposes to preserve the historic wall via the following measures: Offset the proposed adjacent buildings (block 10C) from the monument and surrounding area by a minimum distance of 11m

Construct a narrow footpath between parcel 10C and the Green Wall, allowing for the existing profile of the scheduled monument to be reinstated. Via the reinstatement of the original profile of the medieval embankment, along with signage describing its significance, the appreciation of the monument can be enhanced.

The Environmental Statement (chapter 12) concludes: It is considered that through the improvement of the Green Wall’s presentation and enhancement of its setting the development will have an impact of major beneficial magnitude. An impact of major beneficial magnitude upon a heritage asset of high sensitivity is considered to result in an effect of very large significance. This effect is significant in EIA terms.

Prior to the construction of buildings in proximity to the scheduled monument, further archaeological site investigations will take place in order to establish the extent to which the embankment and associated ditch has survived previous industrial development on the site.

The Church of St Johns sub Castro.

It is considered that the development within the site is unlikely to impact on the heritage significance of the Church or the Russian memorial. At RMA stage the detail design of the new Health Hub building on Parcel 7 will respond to the proximity of the church wall to the development site.

Listed Buildings at Little East Street, Waterloo Place and Lancaster Street:

The north side of Wellington Street is currently occupied by metal-clad industrial buildings, set a storey below local pavement height. Their forms and spacing do not relate well to the street pattern to the south and overall create an unsatisfactory townscape and setting. The masterplan proposals will have a positive impact on the setting of these heritage assets, by introducing an appropriately scaled and well articulated residential edge to the north side of Wellington street, with its material palette drawn from the character of Lewes.

The Old Naval Prison Walls:

Though it is considered that the current setting of this historic wall abutting the ambulance station makes a neutral contribution to its significance, the disused NHS building currently occupying the site makes a negative contribution. The proposed residential courtyard block on the site will enhance the setting of the listed wall due to:

– More appropriate materiality and urban grain than the current buildings (as controlled by the Design Code); and

– An increased setback from the wall (compared with the current Ambulance Community Response Post (ACPR), which closely abuts the wall), thereby facilitating access, visibility, maintenance and upkeep. Views of the full height of the wall will be created from within the courtyard.

Malling Deanery Conservation Area

Due to its location it is considered the Phoenix Development will have no impact on this conservation area. Additionally, the scale of Parcel 1, which is closest to the conservation area, has been lowered and its appearance designed to reduce any potential impact.

Retained structures

Several structures within the site comprise the remains of various elements of the non-designated former Phoenix Iron Works and are considered to be of medium/ high heritage significance.

The Phoenix Iron Works

The Phoenix development proposes to retain and enhance key existing buildings associated with the Iron Works, specifically Foundry Workshops, and the Every Hall.

The Phoenix Iron Works (deconstructed / relocated facade)

The remaining “1911” facade of this building is to be carefully dismantled and reconstructed as an historic artefact in a prominent public space. This will celebrate the industrial heritage of the Phoenix site and have a positive impact on the understanding of the industrial history of Lewes as a working town.

The River Wall (existing)

It is proposed that the existing wall is retained, with the proposed new flood wall being constructed behind it. As such, it is expected that there will be no/minor heritage impacts on the existing wall and the existing character retained. New sections of wall below the Belvedere will be respond to the character of the existing wall.

The Soap Factory

The structure of the Soap Factory is not considered to be of historic significance but will be retained and re-clad to provide new community facilities. It will also retain its name and together with the other retained structures will contribute to the appreciation of the history of Lewes as a working town.

Demolition of the buildings of no historic interest and finding an appropriate use for buildings formerly associated with the Phoenix Iron Works will constitute an overall benefit to the settings of several designated assets within the wider area.

Phoenix House

Phoenix House will be retained as an office use.

Views, scale & massing

The masterplan also responds to the Conservation Area in other significant ways:

Framing Views

The centre of the masterplan has been lowered as detailed earlier, in Views, Scale and Massing, to provide key views to the Castle and the Downs. Views across, into and out of the Phoenix site have been retained and created as set out in the Landscape and Visual Impact appraisal. Chapter 11 of the Environmental Statement concludes “the proposed development would not harm the breathtaking views that contribute to the SDNP’s Special Qualities”.

Parcel 1 / Pells Edge

Parcel 1 has been lowered in scale and the roofscape and building articulation has been calibrated to respond to this edge condition adjacent to the Pells nature reserve.

Pells Edge Open Courtyards

Courtyards to the new blocks have been kept open onto the Pells Recreation Ground.

Pells Edge Building Facades

The height of buildings has been lowered to 4 storeys along the Pells Recreation Ground edge. Fenestration will be minimised on the gable ends.

Health Health Centre Massing

The mass of the new building has been broken down into 3 volumes and the predominantly pitched roofs and use of ventilation chimneys responds to the scale and character of the conservation area.

Parcel 7B Roof Articulation

The roof articulation will break down the linear form of this building to a scale which responds to the conservation area context.

Parcel 8C Massing Relationship to Wellington Street

Parcel 8C: The scale of dwellings has been lowered along this edge to relate to the scale of the existing residences along Wellington Street, with corner buildings at east and west ends of Wellington Street expressed more strongly to tie the composition more strongly into the townscape.

Wellington St Enclosure and Edges

New buildings will improve the townscape by enclosing the currently open vista as seen from Waterloo Place.

Parcel 10A Riverfront Apartments

The building at Parcel 10A has landmark characteristics which echo the form of Harvey’s Brewery and will provide a counterpoint to the scale and design of the Tesco superstore across the river. The design of 10C draws closely on precedents from the Lewes Conservation area, as shown in a later section.

Parcel 10C Massing and Green Wall

Parcel 10C will be set back from the Green Wall as described above. Its mass has been broken down into smaller volumes; the volume on the edge facing Green Wall has been lowered to three storeys and the ridge heights relate to the houses on Green Wall.

Springman Corner Massing & Relationship to Conservation Area

Parcel 11: Scale, dwelling typology, articulation of facades and roofs to this Parcel respond to the conservation area context of Lancaster Street, North Street, and the streets around St John’s sub Castro.

Harvey’s Brewery Views

Although the development will be visible in views along the river, we consider that the development will result in no change to the heritage significance of the brewery.

7.7.1 The Golden Threads in the conservation area

Riparian landscape

The riparian material pallete of Lewes varies in source and application. From riparian wetland vegetation to mineral geology of the surrounding rural landscape employed in construction and surface materials to imported, manufactured materials utilised for flood-resilient infrastructure.

Townscape and heritage

New buildings at the Phoenix will be very much of their time and will not attempt to replicate the vernacular of the conservation areas; a clear distinction will be made between these and the new buildings. However, through the Golden Threads, the designs for the new neighbourhood will still respond positively to the distinctive characteristics of the Lewes conservation areas, weaving and stitching the masterplan into the existing town.

The following is a brief overview of the broad themes with some examples of how a particular Golden Thread might be applied to a contemporary example. Examples from Lewes and contemporary examples by Phoenix’s architectural team are both given in most cases.

The landmark buildings of Lewes underpin Neighbourhood life, history and identity, specifically Lewes Castle, Harvey’s Brewery, Fitzroy Library, Lewes Crown Court, Lewes Railway Station, Southover Grange and more recently, the Depot. Many buildings play a townscape role in forming public spaces and providing orientation points when navigating your way through Lewes.

Plots and sub-plots Streetscape

The surface materials of Lewes streets are combinations of:

Small unit paver

Red clay paver

Stone paver

Poured surfaces

Small, often incidental, public spaces characterise Lewes. Niches, splayed corners and facade setbacks give rise to a varied townscape and bring social value to activities occurring within and around them.

Roofs Facades

Variation in style, materials and elevation treatment amongst building rows is typical of Lewes. Landmark buildings add to the town’s granularity.

Materials

Many of the materials particularly distinctive to Lewes are small in scale and reflect their manual construction. These include bricks, mathematical tiles, hanging tiles, slates, timber cladding, flints, stones and bungaroosh.

Lewes has an abundance of rooftop forms including dormers, crenelations, strongly expressed chimneys, and popup volumes.

Entrances & frontages

Entrances that serve multiple homes and entrances grouped into pairs or triplets are typical in Lewes.

Example application of Golden Threads

Illustrative design for parcel 11 on the Lancaster Street / North Street corner (Mole Architects)

Facades: Stepping, differentiated facades which deal with level change along the street

Plots & Sub-plots: Buildings define small niches of exterior space adding to the public realm

Example Material

Palette:

Slate roof tiles

Roofs: Rooftop forms which echo locally found examples

Materials: A material palette which makes use of local themes such a small scale units

Pre-cast window surrounds

Brickwork in traditional bond patterns

Glazed ceramic tiles

Paired / coloured doorways

Entrances & Frontages: Paired entrances, a familiar theme in Lewes

7.8 LAND USE

7.8.1 Housing

As outlined in earlier sections of this DAS, the housing offer at the Phoenix is conceived to address the priority needs and demands of Lewes and its immediate surroundings in terms of bedrooms, size and price points. The aim is an inclusive mixed community which offers, in the words of Bruce Katz of the Brookings Institute, “a place to start out in life and a place to stay”. The Phoenix offers a broad choice in homes to achieve these aims: primarily one, two and three-bed spaces, meaning that the large majority of homes here are apartments and duplexes and this, in turn, has a significant impact upon building and block form. These are in different tenures, too, from co-living to buildto-rent, different kinds of affordable homes and a multiplicity of open market offers. Courtyard block become a natural and principal typology when a number of factors are applied: the underpinning principle of ‘shared living’ – one of Human Nature’s imperatives in regenerating community, climate and nature, necessary for making wise use of scarce and precious brownfield land – the need for rain gardens for sustainable urban drainage; and daylight analyses of the whole site.

Responding to views, the urban landscape context of the site and the Golden Threads of finer Lewesian architecture, together with our commitment to the better everyday experience of a richly textured, sensuous living environment (all covered in some detail elsewhere in this DAS), leads further to a diversity of expression across and within blocks, which is then brought to life in collaboration with a large team of different architects. These multiple block types, forms and aesthetic expressions then provide for the rich blend of housing offer across the main parcels in the plan.

Housing parcels are outlined in white

Non-residential buildings are highlighed in white

Jacobs Square Townhouses & Courtyard Homes Ash Sakula Architects

North Street Courtyard Homes Human Nature, Charles Holland Architects, TDO & Eurban (architects & timber specialists)

Spring Lane / Rowe Lane Courtyard & Mews Material Cultures Architects

Pells Lane Courtyard & Mews Mae Architects / Brook Street Co-Housing Archio Architects

Ouse Villa Apartments Mae Architects

Brook Street Galleries Mole Architects / The Foundry Apartments Al-Jawad Pike Architects

Spring Gardens Apartments Al-Jawad Pike Architects

Phoenix Square Live Work & Creative Studios Ash Sakula Architects

Phoenix Riverside Courtyard Homes Human Nature, Adam Richards Architects, TDO & Eurban (architects & timber specialists)

Foreshore Apartments Adam Richards Architects / Courtyard Homes Rabble Architects

Springman Corner Apartments Mole Architects

7.8.2 Non-residential uses

Employment and community service land use within the Phoenix neighbourhood will be focused in the southern part of the site.

This puts the public facing activity that the neighbourhood will bring to the town, on the major desire line between the town itself and Malling via the new Thomas Paine bridge. This will ensure that these services and employment spaces are connected and easily accessible to the rest of the town. This section of the DAS provides a brief summary of these services. The Co-Mobility services is described in section 8.3.4 of the DAS.

See Parameter Plans issued as part of this application for details of planning use classes.

The Foundry Health Centre

This building will provide brand new accommodation for the Foundry Healthcare Practice in Lewes. It will provide fully up to date primary care facilities for the practice, together with new accommodation for the North Street Dental Practice, in an accessible location with blue badge parking on site and drop-off/pick up parking available on North Street

Day Nursery

On the ground floor at the corner of the North Street Apartments, there will be a day nursery provided to serve the site as a whole.

Boat House

The Boat House will be attached to the Phoenix Riverside Apartments, and will provide a safe space for boat storage next door to the slipway at the south east of the site.

Retail

There are additional small retail spaces at ground floor level around the site (eg in the ground floors of some of the residential buildings) to provide convenient local services for residents as part of the 5 minute neighbourhood.

Soap Factory

To the south of the Foundry Yards, the Soap Factory will be a significant new facility for Lewes, again making use of one of the existing structures on the site. As well as providing a new fitness centre for the neighbourhood, it will also provide for skateboarding, music studios, bouldering, climbing and a cafe with a focus on young people and families.

Foundry Workshops

The Foundry Workshops will provide the makers’ workshops for light industry and tech manufacturing businesses, making use of the existing structures of the existing Foundry Workshop building made on the site by Every’s. They will provide basic, flexible work space with shared equipment and facilities for use by the young businesses that will be housed here. It will include a taproom and open space which connects to the Foundry Yard, as well as a mezzanine that connects into the Belvedere.

Foundry Hotel

This hotel, with conference facilities, will have c.45 bedrooms, contributing to the acute need for high quality hotel space in Lewes and the wider National Park.

Foundry Yards Event Space

The Foundry Yards event space will provide a multi-use space for a range of events which can seat c.120 people, making use of the framework of the former Foundry Gallery.

Every Hall

Every Hall makes use of the existing structures of the old Hammonds Building. It will provide the Community Canteen, meeting spaces, coworking space and a winter garden. Again, the mezzanine in this building connects into the Belvedere, and the canteen connects to the Foundry Yards.

Re-Use Centre

The Re-Use Centre will be part of the wider zero waste strategy for the site. It will provide a Repair Café, a Library of Things and a SecondUse Shop, building on the model of the services currently provided in Landport.

Brook Street Galleries

Brook Street Galleries will provide a gallery space and studios, with a small retail component attached, with residential accommodation above.

Phoenix Square Live Work and Creative Studios

To the north and east of Wellington Street, the ground floor will provide live-work studio spaces.

Co-Mobility Hub

The Co-Mobility Hub is the facility that enables a walkable neighbourhood and low traffic streets. Not just a car park, it is a hub for mobility within the Phoenix and more widely.

Foundry Workshops

Every Hall Co-Working Space + Canteen

The Soap Factory

Key

Co-Mobility Hub

Professional Services (offices)

Hotel Gallery

Boat Store

Energy Centre

Retail Food & Beverage

Winter Gardens

Event Space

Every Hall Co-Working

Creche / Day Nursery

Creative Workspaces

Health Hub

Sports Centre

Human Nature Offices

Energy Centre and potential Ambulance Station