THE DEMOCRATIC SOCIETY

The North Street Quarter Development Summary of First Stage Consultation Findings
February 2013

The views expressed in this report are the views of the authors and do not necessarily reflect those of the Santon Group

Executive Summary
This report draws on opinions collected from 278 questionnaires, a further 356 comments posted on word leaves and other views gathered at two consultation workshops held in Lewes on 19th and 29th January 2013.1 It will inform the development of the North Street Quarter in Lewes by the Santon Group. The report cannot claim to provide a representative view of the opinions of all Lewes residents, visitors or businesses. Public engagement workshops attract a self-selected sample, many of who are likely to be more engaged in local issues and some who may represent particular interests. Given this, other engagement activities, such as meetings with specific groups and a young peoples consultation have also been, or are being, undertaken by the Santon Group. This report has been produced independently of the Santon Group and does not necessarily reflect the companys views. However, its opinions on the consultation and how it will inform the next steps have been incorporated into this report. It provides a quantitative assessment of the surveys closed questions. However, these often fail to capture the richness of peoples views. Nearly 400 comments on word leaves and 675 comments were identified in the verbatim comments on the questionnaires (see Annexes III and IV). Interpreting these is a much more difficult task, as it requires some judgment as to what the comments are trying to convey and a further judgment as how best to categorise them. Furthermore, the methodology that was used in the consultation enabled people to provide multiple comments. This creates some difficulties with taking a purely quantitative approach to interpreting the findings. However, the report attempts to provide a balanced assessment of the views that were articulated and, as such, should provide useful insights for the Santon Groups professional teams that are responsible for the design and development of the site. With only a small number of strong objectors, the development seems to be broadly welcomed, as long as local residents are fully consulted along the way. There remains some scepticism about the developers ability to deliver a scheme that reflects local priorities and the Printworks development was cited by a number of people where this did not happen sufficiently. This is not the first time that residents have been consulted on the development of this site. In 2010, the Phoenix Rising Survey, which was sponsored by the Lewes Community Land Trust, found particularly strong support for a riverside walkway. It also found strong
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Note: 20 questionnaires were filled out on-line via the North Street Quarter website and a small number of additional comments were provided in other formats.

support for the site to have land with trees/wild flowers/willows; renewable energy generation and affordable working units for small/cottage businesses. Then, residential units were not considered to be a particularly high priority. The Joint Core Planning Strategy, of which the North Street Quarter is part, has been developed following extensive formal consultation between its inception in 2009 and its final approval in 2012. Development Priorities Affordable housing seems to have emerged as an important development priority for respondents, followed by good access to the river and wider environmental walks. The number of comments relating to sustainability on the Word Leaves, also suggests that green issues are important for consultation participants. There was concern that the towns young people are increasingly unable to afford to live in Lewes and that this needed to be addressed. Many people accepted the need for a mix of tenures for different age groups, but favoured social and shared equity housing, pepper-potted throughout the development. The strong focus on housing contrasts with the findings from the Phoenix Rising Survey findings in 2010. The riverside walkway and other pedestrian and cycle routes were also favoured, reflecting the findings in the 2010 survey. The river was seen as an unused asset and many people believed that it should be opened up to the town, with a walkway along the north side linking the development to the town centre. There was little desire for a development that was simply a housing estate, however. Many people thought the development also needed to provide employment opportunities, though there was less agreement as to what these should be. There was some concern that the creative and light industrial businesses currently on the site would not be able to afford higher rents. Several respondents thought that they should be incorporated into the development, whilst some others thought that they could be housed affordably elsewhere. Retail and visitor facilities were not given a particularly high priority, although there was some support for a hotel and cinema on the site. Many people felt that any retail development should complement existing retail activity and there was a preference for independent shops over chains, particularly in the food sector. There were mixed views on the need for cafs, bars and restaurants. These were seen as having the potential to bring the riverside alive and to promote social interaction. However, some respondents felt that the town already had enough cafes.

There was support for studios and workshops for artists and designers and small business units to cater for small, local businesses and start-ups. A number of people suggested that vacant office space in the town indicated a lack of demand for more offices. Car parking seemed to divide opinion. Many people suggested that Lewes needed more affordable parking spaces and there was a general recognition that cars owned by people living in the development should be accommodated. However, there was probably an overall preference in favour of pedestrians and cyclists, with support for a network of cycle lanes and pathways connecting the development to different parts of the town. A small number of people recommended pedestrian-only areas and/or shared spaces for cars and pedestrians. Traffic access was identified as a key concern for a small number of respondents, some of whom identified specific roads they feared would become rat-runs, if full consideration was not given to traffic movement. The position of the bus station was also considered important for local businesses and to ensure effective and efficient traffic flows in and around the town. The development provided an opportunity to create a new meeting place for the town, provided by the riverside and community facilities that could include a cinema, open performance space, art gallery and/or activities for young people, such as a skatepark. The environmental credentials of the development were also highlighted, reflecting Lewess position in the South Downs National Park and its status as a Transition Town. Some people felt that the development could become an exemplar of modern, sustainable construction techniques, incorporating renewable energy, roof gardens, trees, green spaces and places for people to grow local food on allotments or community gardens. Defending against possibilities of further flood risk was a high priority, although some respondents suggested that flood resilience should be considered as a more appropriate approach. Design Priorities Respondents tended to want the development to reflect the character of the town, which they saw as historic and cultural, socially and environmentally aware and small and quirky. This did not seem to be about looking backwards. Instead it was about taking a forward-looking approach that was sensitive to the towns existing architecture and character.

There seemed to be some fear that modern could mean bland, large and over-powering. What seems to be wanted in Lewes is bold design; a mix of building styles with sufficient space between them; and small-scale, low-rise developments that reflect the towns individuality, and integrates well with the rest of Lewes. Respondents see Lewes as different, quirky, creative and independent and they are likely to want the design for the development to reflect these characteristics. Key Issues 1. The interest in affordable housing is based on an understanding that this will benefit local people and not people from outside. There may be an expectation that assurances can be given to this effect and some indication of the quantum of affordable housing that will be provided. The consultation process must continue to engage Lewes residents to allay specific concerns, to address a degree of scepticism that seems to exist about developments in general, and to engage a wider range of people across the town. There seems to be a fairly strong pro-independent/anti-corporate feeling amongst many respondents. This may need further exploration to establish a balance that is likely to be acceptable and to determine what type of chains and retail mix would be preferable, given towns current retail offer. Transport access issues during the development stage and after its completion are likely to remain high on the agenda of local people, particularly those who live in close proximity to the site. There is concern about what will happen to the arts/creative and light industrial businesses that are currently operating on the site, and solutions to their future operation will need to be developed. Green spaces and environmental sustainability are likely to remain important components of the development for a number of people in the town. The scale and height of buildings are important to many people and there seems to be a preference for a mix of styles, which needs to be considered carefully in the design phase.

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Next Steps

These findings from the workshops will be used to help inform thinking on the development and design options for the North Street Quarter. The Santon Group recognises the need to continue to engage with Lewes residents and businesses through a variety of channels. This will include meetings with specific interest groups, further work to engage younger people, and maintaining on-going dialogue through established structures. Design options will be produced over the next few months and there will be a further round of public consultation to obtain views on these during Summer 2013, followed by a final consultation on more detailed development proposals, leading up to the submission of a full planning application in Autumn 2013. The NSQ website (www.northstreetqtr.co.uk) will be used more extensively over the period to provide updates and information on issues relating to the development of the site.

Contents
Executive Summary 1. 2. Introduction The Consultation Approach 2.1 2.2 2.3 2.4 2.5 2.6 2.7 2.8 The Day Time and Evening Workshops Interpreting this Report The Consultation The North Street Quarter Website The Priory School Community Engagement Day The Lewes Town Partnership Workshop The Joint Core Strategy Proposed Submission (Part 1) The Phoenix Rising Survey (2010) Sponsored by the Lewes Community Land Trust 2 8 9 9 11 13 14 14 15 15 16

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Development Priorities 3.1 3.2 3.3 3.4 3.5 3.6 Housing The River Retail, Commercial and Hospitality Transport, Parking and Access Community and Leisure Environmental Sustainability

17 18 19 20 22 23 24 25 27 31 32 35 39

4. 5. Annex I Annex II Annex III Annex IV

Design Priorities Conclusions Weighted Scores Completed Questionnaire Charts and Tables Quantitative Summary of Word Leaf Comments Quantitative Summary of Verbatim Comments

1.

Introduction

This report provides an analysis of the first stage of community consultation that will be used to inform the development proposals for the North Street Quarter site in Lewes, East Sussex. The Santon Group, which owns the site, is keen to ensure that, within regulatory constraints, the development proposals reflect the needs and aspirations of Lewes residents, businesses and visitors. A programme of pre-planning application consultation events and activities, covering three distinct stages, has been planned to reflect this: Stage 1: Stage 2: Stage 3: Consultation on local priorities to inform initial design proposals Consultation to test initial development design proposals Consultation to refine detailed development design proposals.

The pre-planning consultation phase will run during the first three quarters of 2013, with an expectation that a full planning application will be submitted before the end of the year. The Democratic Society is acting as an independent facilitator, leading on the design and delivery of the consultation, with a key role in ensuring that local people are able to contribute meaningfully to the debate, design and development of the proposals. The Santon Group and representatives of the Democratic Society also meet regularly with a North Street Quarter Sounding Group that includes representatives from: Friends of Lewes; Lewes Community Land Trust; Lewes Town Partnership; and Lewes Chamber of Commerce.

The objectives of this group are to represent the views of other stakeholders and to provide feedback to them on progress of the development proposals; and to review consultation approaches so that they best engage the full range of local residents and businesses. A Cross-Party Working Group of elected members of Lewes District Council also meets regularly to review progress and to oversee the progress of the development proposals. The remainder of this report is structured as follows: Section 2 sets out the approach that has been taken to the consultation during this first stage and includes a short review of the Phoenix Rising consultation survey findings that were published in 2010. Section 3 provides an assessment of development priorities identified by workshop participants. Section 4 considers the design priorities identified by workshop participants. Section 5 provides conclusions and recommendations for the Santon Group to consider.

2.

The Consultation Approach

The Santon Group sees a meaningful consultation and engagement process as important to the success of the development. This is both in commercial terms and in ensuring that its design reflects local needs and aspirations, where possible. The main activities during the first stage of the consultation centred mainly around the following activities: A Daytime Workshop; An Evening Workshop; Priory School Engagement ; and The North Street Quarter website (www.northstreetqtr.co.uk)

2.1 Daytime and Evening Workshops

The Daytime Workshop was held between 0900-1500 on Saturday 19th January 2013 at Lewes Town Hall and the Evening Workshop was held between 1500-2000 on Tuesday 29th January 2013 at Southover Grange. 9

At these workshops, residents and businesses were able to: Review exhibition panels, which focused on different elements of the development, including housing, environment, heritage and the cultural, social and community landscape; Discuss their hopes and concerns with architects, transport planners, environmental professionals and other experts on the Santon Group project team; Indicate their priorities on Word Leaves and sticking these to Word Trees; and Complete short questionnaires, including verbatim comments, that asked them to indicate their design and development priorities.

A model of the site, set within its Lewes context, was also displayed at the workshops. This allowed attendees to gain a sense of the scale of the development site and its significance to the town as a whole. The workshops were publicised using a variety of methods, including: Flyers and posters distributed around the town and sent to interested parties, including schools; Flyers and adverts in the local press A radio interview by a representative from the Santon Group, Clive Wilding An invitation to all local elected representatives Emails to key stakeholders, such as local schools and the local police commander with a request to publicise the events through their networks. Through the Sounding Group and its networks; and Advertising boards outside the venues during both events.

Information about the events was also posted onto a range of websites, including those of the North Street Quarter, The Democratic Society, the Lewes Community Land Trust and the Lewes Town Partnership A total of 632 people attended the two workshops and 278 questionnaires were completed (including 20 that were completed on-line). All the questionnaires included verbatim, or open comments, many of which were quite extensive.2 In addition 358 Word Leaf comments were left on the Word Trees. The processing of the questionnaires was carried out by the Democratic Society and the full comments can be viewed on Democratic Society website (www.demsoc.org).
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A further 8 questionnaires were received after the event and there were a small number of additional comments were received by email or in other formats that have informed the qualitative interpretation of the feedback in this report.

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Figure I: Number of Workshop Attendees and Completed Questionnaires

Attendees Workshop 1 (19 January 2013) Workshop 2 (29 January 2013) On-Line Total 416 216 n/a 632

Completed Questionnaires 179 79 20 278

No data was collected on the demographic profile of people who attended the two workshops. However, some demographic data was collected from people who completed survey questionnaires which showed: 54% were female; 72% were aged 16-64 years and 28% 65+ years; 89% lived in Lewes; and 68% of those in work were employed in Lewes.

A higher proportion of questionnaires were completed by females at the Evening Workshop (57%) than at the Daytime Workshop (53%), but overall, there was little difference between the profile of people who completed questionnaires at the two workshops. However, only one person under the age of 16 years completed a questionnaire. The Santon Group was pleased with the two events. The company felt that the number of people who gave up their time was high, particularly given the unfavourable weather conditions. There was some concern that the event did not manage to engage younger people, but the Santon Group expects to do this using other methods. The wide range of constructive comments and the evident interest in the development both from individuals and from well organised interest groups, was appreciated by the Santon Group. The views that have been expressed will be used to inform the next stage of the design process.

2.2 Interpreting this Report

This report has been produced independently of the Santon Group and it does not necessarily reflect its views. It draws on the completed questionnaires, the word leaves and other contributions that were provided at the workshops and on-line. 11

Analysing quantitative data is relatively straight forward. Weighted scores3 have been used to reflect first, second and third priorities in survey questions where respondents were are asked to indicate preferences from a range of options. However, this fails to capture the range and richness of peoples views. This was done through comments on word leaves and verbatim comments on the questionnaire. There were 399 separate comments on the Word Leaves and 675 in the verbatim comments on the 278 questionnaires were identified. Interpreting qualitative data can be a rather more complex. Firstly, some judgement is required about what the comments are trying to convey. Secondly, these comments then need to be classified in some way. In this case, the categories in no order of priority that have been used are: Consultation; Traffic, parking and access; Commercial and business; Retail and hospitality The river; Housing; Sustainability; Community and leisure; and Design priorities.

The findings from the consultation cannot represent the views of all Lewes businesses and residents precisely. They are an interpretation of the opinions and preferences of people who attended the two events and who contributed their views on-line. Every effort was made to engage with as wide a section of the Lewes population as possible. However workshops, such as those held as part of this consultation, tend to appeal to people who are already engaged and informed, some of whom may have special interests. Equally, paper-based and on-line questionnaires are more likely to be completed by people with higher-level written communication skills. This means that it is important to capture peoples views in other ways, including through meetings with specific groups and workshops that enable people to articulate their views verbally. Furthermore, the methodology that was chosen for the consultation meant that there was no limit to the number of comments that each person could make. Taking a purely

See ANNEX I: Weighted Scores for a full explanation

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quantitative approach to the interpretation, therefore, risks double-counting and may still fail to fully capture the range of views that people hold.

2.3 The Consultation

There were several comments on the completed questionnaires that related directly the consultation process. Overall, people were keen to ensure that the Santon Group took Lewes residents with them throughout both the design and development of the site, so that it genuinely reflects the aspirations of the towns residents. Listen to the people who live in Lewes and work with them at all stages Full attention should be given to not alienating the people of Lewes, who will be the customers of any new development The workshops seemed to be broadly welcomed. However, there was some scepticism about the capacity or willingness of developers, in general, to deliver on their promises and a lingering concern that Lewes will end up with a standard development that does not reflect what the town wants or needs. These plans offer fine words about sustainability, good ecological, environmental and human needs in the development of NSQ. Lets hope those ideas and concepts can actually be transferred to real outcomes Make sure that your slick and modern consultation exercise is not just box ticking. Its clearly been carefully designed for the Lewes demographic, but it is often just that slick PR. There was an interest in finding out more about other developments that the Santon Group had been involved with, and the development of Printworks was cited on a number of occasions as an example of where local peoples views had not been taken into account sufficiently. The questionnaire received a small number of criticisms, perhaps most strongly relating to the lack of questions relating to transport access to the site. Although this is an issue for the whole town, residents who live in the immediate vicinity of the North Street Quarter are likely to be particularly concerned about the impact that any development will have on the road infrastructure.

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The Santon Group is employing a number of other methods to gather local opinion, including meetings with specific interest groups; using on-line consultation tools; and engaging young people through school-based and other activities.

2.4 The North Street Quarter Website

A dedicated North Street Quarter website (www.northstreetqtr.co.uk) has been launched. This provides an historical background to the site; news and events relating to the site (including details of the Workshops) and information about other Santon Group developments. It will also include details of emerging plans as they develop. Visitors to the site were also able to complete the survey questionnaire that was available at the Workshops.

2.5 The Priory School Community Engagement

On 23rd November, Santon Group, working with RH Partnership, the Democratic Society, Lewes District Council and Priory School ran a Childrens Takeover Day workshop. This is national programme run by the Childrens Commissioner to get young people involved in decision-making. Year 10 Business Studies students went on a tour of the North Street Quarter, and discussed ideas for the site. This was then followed up with a stall at Priory Schools Community Engagement Day on Wednesday 19 December 2012, aimed at capturing young peoples views on the future of the site. All students in the school visited the exhibition in year groups. They were given outline plans for the site; were asked to complete a questionnaire to indicate their development priorities, and given the option to write ideas or comments on post it notes. A total of 55 questionnaires were completed. There was strong support for young peoples involvement (93%), with getting involved in the public design workshops being the most favoured approach. Providing more leisure activities (59 mentions) was the most common priority amongst young people, with particular mentions of a skatepark; watersports and riverside activities. Other priorities with more than 20 mentions were a cinema; restaurants/cafs; and shopping with local independent shops and markets. There was not a clear cut preference for style of the development, but more young people (9) preferred a modern or a not modern/not traditional style than preferred an historic/traditional style for the development. 14

2.6 The Lewes Town Partnership Workshop

The Lewes Town Partnership held a workshop on the NSQ development on Thursday 17th January 2013. This was not part of the Santon Groups consultation process. However, the issues and concerns that were raised at this event are useful to feed into the consultation feedback on the development of the site. Residents attending the workshop were divided into four groups, each being asked to identify their main priorities, wants and concerns for the site. The main priorities identified were affordable housing; a variety of well integrated housing units to provide for the elderly, families and singles; a site that positively enhances the town; and riverside recreation. Making better use of the river; integrating the site to the rest of the town; and providing good affordable housing were identified as common wants. Flood defences, the impact and potential lack of demand for new retail and office space; and the loss of low cost workspace currently on the site were amongst the concerns identified at the workshop.

2.7 The Joint Core Strategy Proposed Submission (Part 1)

In January 2013 Lewes District Council and the South Downs National Park Authority published their Part 1 Joint Core Strategy (JCS) Proposed Submission. It is scheduled to be adopted in Autumn 2013 and will guide development within the District up until 2030. The JCS has been informed by on-going engagement with the public and key organisations4 since the publication of the Issues and Emerging Topic Papers in May 2010. In parallel with the consultation on the Topic Papers, Lewes District Council held seven drop-in sessions and two discussion forums in various venues across the district to obtain views on the content of the Topic Papers and to understand the issues people felt a plan for the district should address. The Emerging Core Strategy was published for consultation in September 2011 for a period of 12 weeks. This set out the different policy options that were being considered in formulating the Core Strategy. Consultees were invited to submit comments on all options under consideration and suggest alternatives.
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Part 1 Joint Core Strategy Proposed Submission. Lewes District Council and the South Downs National Park Authority January 2013

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The JCS suggests that in excess of 400 households in Lewes are in need of affordable housing, but opportunities for outward expansion are extremely limited. The North Street Quarter and the adjacent Eastgate area is identified as the main current opportunity for redevelopment in the town5. Details of the scope of Spatial Policy 3, which relates to this site can be found on pages 49-53.

2.8 The Phoenix Rising Survey (2010)- Sponsored by Lewes Community Land Trust
This is not the first time that Lewes residents have been asked for their views of what they would like to see developed at the North Street Quarter. In June 2010, a report6 was produced that provided feedback on local peoples views to inform a previous development proposal at the site. This report was based 141 comments on post-it notes, 479 completed questionnaires and a further 101 unstructured comments. The Phoenix Rising consultation report used an approval rating scoring system and found that there was most support for a Riverside Walkway (80%). Other elements that achieved more than 50% approval rating were Some Land For Trees/Wildflower/Willows (68%), Renewable Energy Generation from Tidal Flow/Solar/Other (61%); Affordable Working Units for Small/Cottage Businesses (60%), Protecting Historic Buildings (58%), Retaining Existing Businesses (52%), and Open Public Spaces/Parks (52%). There was below a 20% approval rating for a Sports Facility (-4%), Large Creative Spaces Available for Bonfire Societies (7%); a Self Build Housing Co-operative (16%), or a Thomas Paine Square (17%). The report suggested that, at the time, the site was not perceived as best used primarily for residential development (although there was support for affordable housing). The retention of existing businesses was seen as a key element in the mix, although respondents tended to think that these businesses should be financially viable. Other elements highlighted in the report included: support for a small scale cinema; resources and activities for young people; and a communal square.

Details of Spatial Policy 3, which related so this site can be found on pages 49-53 of the Joint Core Strategy, which is available on the Lewes District Council website (www.lewes.gov.uk) 6 Audley A. Phoenix Rising Summary Report on Findings from the Phoenix Rising Survey and Exhibitions for the Lewes Community Land Trust. June 2010

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3.

Development Priorities

With only a small number of strongly articulated exceptions, there was general support for the development of the North Street Quarter area, but concerns that any development should reflect the needs and aspirations of the towns residents. Survey respondents were asked to rank their three most important priorities for what should be developed on the site from a list of ten options. For the analysis, these were then given weighted scores (First Priority 3; Second Priority 2, and Third Priority 1). The findings are shown in Figure II, below.
Figure II: Development Priorities: Weighted Scores
0 MORE AFFORDABLE HOUSING GOOD ACCESS TO THE RIVER AND WIDER ENVIRONMENTAL WALKS MORE EMPLOYMENT OPPORTUNITIES WORKSPACE FOR ARTISTS AND DESIGNERS MORE COMMUNITY FACILITIES MORE ACTIVITIES FOR YOUNGER PEOPLE WIDER CHOICE OF LEISUER OPPORTUNITIES IN THE EVENING WIDER CHOICE OF SHOPPING HOTELS TO BOOST TOURISM IMPROVED VISITOR FACILITIES 50 100 150 200 250 300 350 400

The two most important priorities cited by respondents were: Affordable housing (Weighted Score: 362); and Good access to the river (319).

Other development priorities that were considered important included: More employment opportunities (199); Workspace for artists and designers (190); and More community facilities (140).

There was less support for priorities relating to retail, leisure and the visitor economy.

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3.1 Housing
Affordable housing is vitally important in making the development widely accessible, whether this is social housing, key worker housing, both rented and market accessible Affordable housing seemed to emerge as a particularly important issue for many respondents. This contrasts somewhat with findings from the 2010 consultation survey. The importance of affordable housing was also reflected in the verbatim comments and in those that were left on the Word Leaves. Several respondents felt that Lewes was becoming inaccessible to the towns younger people and that houses should be built for local people, rather than be used as second homes or for newcomers to Lewes. I find it very sad that a lot of youngsters who have grown up in Lewes and come from Lewes families are having to move out of the town because they cannot afford to live here, thereby diluting the character of the town. Affordable housing, with priority given to existing residents of the town. If possible provide housing that younger people and families could buy or rent so that Lewes does not become solely a place for well-off and mature inhabitants There was a general recognition of a need for a mix of housing types, particularly for young people and families, and for older people looking to downsize, but the emphasis should, where possible be on affordability, rather than on larger, expensive homes. Survey respondents were asked to indicate the type of housing that the development should prioritise. (See Figure III).
Figure III: Housing Priorities Weighted Scores
0 SOCIAL RENTED SHARED EQUITY HOUSING FLAT/APARTMENTS (1/2 BEDS) WARDEN ASSISTED FOR OLDER PEOPLE FAMILY HOUSE (3 BED) HOUSING TO RENT AT MARKET VALUE STUDENT ACCOMMODATION 50 100 150 200 250 300 350 400 450

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Social rented housing (Weighted Score: 397) was identified as the most important priority, followed by Shared Equity Housing (293); and Flats/Apartments (1/2 bedroom) (216). Some comments on the questionnaire and the Word Leaves mentioned the importance of pepper-potting social housing across the development. Other ideas included providing flexible buildings that enabled people to remain in the same place or on the same development at different stages of their lives. A small number of respondents expressed concerns about building houses on a flood plain and were anxious that the scale of housing would add pressure to the towns transport and community infrastructure. Whatever the scale and mix of housing that is eventually developed, several respondents wanted to avoid a housing estate feel to the site, with what one respondent described as an identikit development.

3.2 The River

Riverside Walkway and Footbridge A riverside walk, on the Phoenix side of the river would be a huge improvement, and also improved links to other walking routes through and around the town The potential of opening up the river so that it becomes a key feature of the town was seen as a priority for a many respondents. Several also suggested that the development could extend the network of paths and cycle lanes and improve connectivity to other parts of the town. The importance of the river to the development also reflects the findings from the 2010 survey. A riverside walkway that stretches to Wileys Bridge is widely supported and some respondents felt that this could include seating, cafes, bars and restaurants. I want to see a walkway beside the river with cafes and places to sit. We have a river lets use it. The key point is that the river is widely seen as an unused asset for the town and the NSQ development provides an opportunity to open it up to the public. With a small number of exceptions, there was support for an additional footbridge over the river that could include a cycle path and would additional pedestrian routes around the town.

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Flood Risks Many excellent plans and ideas. BUT flooding remains a major risk in the future at some unpredictable time The river is also identified as one of the towns key threats, with flood risks identified as a major concern for several respondents. A small number of people questioned the wisdom of building housing on the site at all, given these risks. However, for most people who commented on this issue, the question was how best to manage the flood risks, rather than to oppose the development. There was some resistance to building flood defences. Instead, some respondents preferred to focus on soft flood prevention or flood resilience. These people felt that the development should be designed in recognition that there will be some flooding and that there could be floodable public areas.

3.3 Retail, Commercial and Hospitality

We need local business that can provide long-term employment to keep the young people in the town. This will promote growth of the townWe do not want Lewes to be full of people who commute to work Providing employment opportunities was seen as a high priority for the development, but it was less clear as to what these employment opportunities should be. Shopping, leisure and the visitor economy were not seen as particularly high priorities overall, and there was uncertainty amongst some respondents about the need for additional office space. Many respondents expressed concern about the potential loss of existing creative and light industrial business activity on the site and there tended to be more support for small scale start up office space than for trying to attract large corporate enterprises. Retail and Hospitality I hope that it (the development) will enhance the towns character as a place for independent shops Overall, retail was not considered to be a major priority for the development. A small number of survey respondents questioned the need for any more shops, and many of those that saw a need were keen to ensure that any new provision did not upset the retail ecology of the town.

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However, respondents were asked on the questionnaire to indicate their preferred type of retail, based on four options (See Figure IV): Food shopping independent; Non-food shopping independent; Food shopping supermarket; and Non-food shopping chain.

Figure IV: Retail Preferences (% Responses)

0 FOOD SHOPPING - INDEPENDENT NON FOOD SHOPPING - INDEPENDENT NON FOOD SHOPPING - CHAIN FOOD SHOPPING - SUPERMARKET 5 10 15 20 25 30 35 40 45 50

There was very strong support for independent shops (87%) and only small support (13%) for chains or supermarkets. These views were also expressed pretty clearly in the verbatim comments, although less so on the Word Leaves. Several respondents explicitly stated that they would prefer not to see any or too many national chains or supermarkets and that the development should aim to promote independent retail, which is seen as an important part of the towns character. However, a small number of respondents noted that Lewes lacked shops that sold practical items that people needed for their everyday living and where there was support for national chains, this tended to be for non-food retail outlets. A small number of respondents also suggested that the site could include a covered market. Although overall, facilities for visitors were not considered to be a high priority, verbatim comments suggested that there was some support for a hotel on the site, with a general preference for small-scale, boutique style hotel accommodation. Cafes, restaurants and bars seemed to divide opinion. Some respondents felt that there were already plenty of these in Lewes, but others believed that they could become a key feature of a riverside or public meeting area. Again, there tended to be preference for independents over chains, where possible.

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Other Commercial Activity AFFORDABLE small workshops and studios are very badly needed so small enterprises are not forced to leave the town There was more support for providing affordable and flexible space for small businesses on the site than for attempting to accommodate larger, corporate businesses. Many respondents noted that there was already a thriving creative/artistic and light industrial business community on the site, and there was some concern that many of these would be priced out of the area by the development. Several respondents felt that these businesses should be accommodated as part of the development. Others felt that they could be affordably relocated elsewhere in the town. Some people suggested that the whole town benefited from the cultural capital generated by the existing creative activity on the site and did not want this to be lost. There was support for studios and workshops for artists and designers and also for affordable workshops for artisans and other light industrial businesses. Some people commented positively on the scruffiness of the area, and had concerns about it becoming too sanitised. Few people saw the need for significant additional office space, with some noting that there were already empty offices in the town. Instead, there was more support small, flexible units for start-ups and space to accommodate small, local businesses.

3.4 Transport, Parking and Access

Acknowledge that we own cars and need to park, but that better cycling facilities would be great There were no direct questions on the questionnaire about transport access to and from the site. However, respondents were asked state how important a Secure Car Park and 20 mph Town Centre Streets were to the development. Of the options that were provided a Secure Car Park was considered the least important, although it may not have been entirely clear what the term meant. However, there was more support for 20mph Town Centre Streets and the verbatim comments and word leaves suggested that there were a number of transport, travel and access issues that needed to be considered. Parking seemed to divide opinion. Overall, comments suggested that there was probably a preference for prioritising pedestrians and cyclists over cars in the 22

development. Although there were people who favoured a car free zone, several people recognised that cars needed to be catered for, and a number of people felt that Lewes currently lacked affordable or free car parking space in Lewes. Extending the networks of cycle routes and pathways to integrate the development into the rest of the town was generally favoured and there was some support for shared spaces for cars and pedestrians. Siting the bus station so that it connects people to the town and improves traffic movement in and around it, was also seen by some people as important. Access to and from the site is potentially a significant issue and one that is likely to be of particular concern to residents living close to the development. Some respondents raised concerns that the development would add to traffic along secondary access points. Brook Street, Abinger Place Sun Street, Lancaster Street and St Johns Hill were all cited as roads that could become rat runs. Suggestions to prevent this included building new access roads and making Lancaster Street a one-way street.

3.5 Community and Leisure

Space for community activity for all ages Overall, providing more community facilities was seen to be a reasonably important priority. Although a public square was not considered to be amongst the most important design priorities for the site, verbatim comments and word leaves suggested that there was a good level of support for developing the site in a way that built social capital and encouraged social interaction. Opening up the river was seen as one way of doing this; and ensuring that the development had space between buildings and well designed green and open spaces was also favoured. The consultation with young people identified a preference for a skatepark and there was some support for providing activities for young people on the word leaves and in the verbatim comments. A number of people suggested that Lewess leisure offer did not currently include a cinema and some favoured a flexible performance space and/or art gallery so that the development could maintain and reflect the towns creativity and cultural identity. A small number of respondents highlighted the need to ensure that there was sufficient health and education provision for new residents on the site.

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3.6 Environmental Sustainability

This is a perfect opportunity for an integrated development that meets the highest environmental standards in an innovative way by fully acknowledging the sites physical and historical context and factoring in adaptation to (and mitigation of) climate change With the exception of references to flood risks there were no questions that related directly to environmental sustainability in the questionnaire. Yet, respondents quite strongly identified Lewes as a socially liberal and environmentally aware town. Analysis of the Phoenix Rising survey also suggested that renewable energy and green spaces were high priorities in 2010. It is, perhaps, not surprising then that there were more Word Leaves comments relating to sustainability than to anything else, reflecting the towns green focus. These included ensuring that the buildings were built to high environmental standards; planting trees and providing green spaces; incorporating roof gardens; making provision for food growing, through allotments and community gardens; and providing renewable energy facilities. For some respondents, Lewes Transition Town status means that there is an opportunity for the development to be genuinely forward-thinking in terms of it environmental and community credentials.

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4.

Design Priorities
Ensure architects understand the culture and types of buildings already in Lewes

Questionnaire respondents were asked to choose the characteristics that best reflected Lewes so that, where possible, the development could reflect what people considered to be the towns character. (see Figure V).
Figure V: Design Priorities Weighted Scores
0 A TOWN WITH AN HISTORIC AND CULTURAL HERITAGE THAT INSPIRES ARTISTS AND DESIGNERS SOCIALLY LIBERAL AND ENVIRONMENTALLY AWARE QUIRKY AND FULL OF SURPRISES AN IMPORTANT COMMERCIAL CENTRE IN THE HEART OF A RURAL LOCATION SMALL AND YOU CAN WALK AROUND IT EASILY FORWARD-LOOKING AND EMBRACES MODERNITY A GREAT PLACE FOR CHILDREN AND FAMILIES 50 100 150 200 250 300 350

Based on the weighted scoring system (see Annex I), two descriptions seemed to better reflect Lewes than the other five. These were: A town with an historic and cultural heritage that inspires artists and designers (Weighted Score: 320); and Socially liberal and environmentally aware (310).

The town was also considered to be Quirky and Full of Surprises and to be (219) An Important Commercial Centre in the Heart of a Rural Location (185). The developers were challenged to be bold not bland and overall, most people seemed to want the development to be both integrated with the town and to reflect and respect its current architecture and character. This is not about living in the past indeed, there were several comments warning against pastiche designs. There seemed to be a preference for a mix of styles that are modern and individual in their outlook, but also respect the areas historical, industrial context.

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There was some fear of a bland, uniform development, out of scale with the rest of the town and which could be found in anywhere else in the country. Many people expressed a preference for small scale, low-rise buildings, with sufficient space between them and open/green spaces, walkways and cycle lanes that incorporate the river. Using high quality building materials was also considered important. Respondent were also asked to choose their Design Priorities based on seven options (See Figure VI).
Figure VI: Design Priorities Weighted Scores

-50
INTEGRATION WITH TOWN CENTRE BY IMPROVED PEDESTRIAN FACILITIES A RIVERSIDE WALKWAY WITH ACCESS TO BOTH RIVER BANKS BOLSTER AND EXTEND FLOOD DEFENCES 20 MPH TOWN CENTRE STREETS MAKE CAUSEWAY MORE PEDESTRAIN FRIENDLY INLCUDE A PUBLIC SQUARE INCLUDE A SECURE PUBLIC CAR PARK

50

100

150

200

250

300

Most of Design Priority issues have been covered elsewhere in this report, but they reaffirm the importance that is attached to integrating the development into the town, opening up the river on both sides and ensuring that flood risks are managed at the site.

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5.

Conclusions

This report attempts to summarise the views of people who participated in the first stage of the consultation on the development of the North Street Quarter in Lewes. Whilst the workshops were well attended and more than six hundred people gave up their time to contribute ideas, this report can only claim to represent the views of those that took part. The approach to the consultation was broadly welcomed, although there remains some scepticism that it will not lead to a development really reflects the views of local residents. The quantitative analysis provides some indication of what people consider the most important development and design priorities for the site, but simple tick box approaches often fail to capture the richness of peoples opinions. Consequently the additional comments from the word Leaves and blank annexes have been included in this report. Inevitably some judgment has to be made about how best to capture and report on a vast range of, often contradictory, qualitative responses. This report has attempted to provide a summary of the broad thrust of opinions that have been provided. It would seem fair to suggest that affordable housing has emerged as a key issue for the town. There seems to be fairly broad concern that young people, in particular, are being priced out of the town and that this needs to be addressed. Affordable housing is becoming an increasingly important issue in a number of places in the United Kingdom. However, according to the Santon Group, it is unusual for residents to identify this so strongly as a priority as the workshop participants in Lewes have done. The Santon Group suggests that this, combined with many Lewes residents commitment to sustainability, may mean that there is an opportunity to develop some innovative affordable housing solutions that incorporate flexible homes and help to address fuel poverty. People believe that the development should be well integrated into the town and should reflect and respect its existing character and architecture. This does not appear to mean holding onto the past, but ensuring that the development respects the towns creative/industrial heritage and environmental and social credentials.

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There seems to be a strong focus on independence, individuality and creating a development that makes good use of the river, green spaces, cycle lanes and walkways, and is connected to other parts of the town. There appears to be some fear of a bland development, where buildings are either too large and over-powering, or too uniform in their design. Respondents had no thirst for a housing estate style development that was not integrated into the town. Employment is identified as important, but it does not always seem clear what this should be. In keeping with the focus on individuality and scale, there appears to be much more support for independent shops, cafes and local small businesses than large chains and corporates. Creative businesses on the site are seen by many to make an important contribution to the town as a whole. There is some concern that both these and the light industrial businesses should either be accommodated in the new development or, at least, found affordable accommodation elsewhere. There is also support for affordable business units for local start up businesses. Not everything can be provided at sub-market prices and it may be challenging to find the right balance commercial and residential affordability on the site. People seem to want the new development to be designed to encourage people to meet and to build social capital. The riverside walk could be a key part of this, but there is also some support for a cinema, performance space and art gallery and activities for young people. Although this is not seen as a development primarily for visitors, there is also some support for a hotel on the site, but again, scale and style may be important. Transport access, managing flood risks and environmental sustainability are likely to remain important issues as the development plans emerge. Residents close to the site have specific concerns about increased traffic volumes and rat runs near to where they live; there are differences of opinion as how best to address flood risks; and as a Transition Town, many residents are likely to continue to focus on the environmental sustainability elements of the development. Overall, respondents tended to favour a scheme that encourages walking and cycling over car use, but Lewes was seen by a number of people to lack affordable parking space, whilst the location of the bus station was also seen as an important consideration. Key Issues to Address The key issues for the Santon Group to consider in moving the project forward are:

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1.

The interest in affordable housing is based on an understanding that this will benefit local people and not people from outside. There may be an expectation that assurances can be given to this effect and some indication of the quantum of affordable housing that will be provided. The consultation process must continue to engage Lewes residents to allay specific concerns, to address a degree of scepticism that seems to exist about developments in general, and to engage a wider range of people across the town. There seems to be a fairly strong pro-independent/anti-corporate feeling amongst many respondents. This may need further exploration to establish a balance that is likely to be acceptable and to determine what type of chains and retail mix would be preferable, given towns current retail offer. Transport access issues during the development stage and after its completion are likely to remain high on the agenda of local people, particularly those who live in close proximity to the site. There is concern about what will happen to the arts/creative and light industrial businesses that are currently operating on the site, and solutions to their future operation will need to be developed. Green spaces and environmental sustainability are likely to remain important components of the development for a number of people in the town. The scale and height of buildings are important to many people and there seems to be a preference for a mix of styles, which needs to be considered carefully in the design phase.

2.

3.

4.

5.

6.

7.

Next Steps These findings from the workshops will be used to help inform thinking on the development and design options for the North Street Quarter. The Santon Group recognises the need to continue to engage with Lewes residents and businesses through a variety of channels. This will include meetings with specific interest groups, further work to engage younger people, and maintaining on-going dialogue through established structures. Design options will be produced over the next few months and there will be a further round of public consultation to obtain views on these during Summer 2013, followed by a final consultation on more detailed development proposals, leading up to the submission of a full planning application in Autumn 2013.

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The NSQ website (www.northstreetqtr.co.uk) will be used more extensively over the period to provide updates and information on issues relating to the development of the site.

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Annex I Weighted Scores

In Questions 1a, 1b and 3 respondents were asked to indicate their top three priorities from a range of options. The weighted scores that are referred to in this report and associated charts have been developed as follows: A = Priority 1 Responses x 3 B = Priority 2 Responses x 2 C = Priority 3 Responses x 1 WEIGHTED SCORE = A+B+C In Question 2, respondents were asked to rate their Design Priorities on a five point scale, where 1 is very important and 5 is not at all important. The weighted scores that are referred to in this report and associated charts have been developed as follows: A = 1 Very Important B=2 C=3 D=4 E = 5 Not at all important = = = = = 2 1 0 -1 -2

WEIGHTED SCORE = A+B+C+D+E

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Completed Questionnaire Charts and Tables

A: DEMOGRAPHICS
COUNT 123 142 265 13 278 PERCENT 46 54 100 A1: GENDER MALE FEMALE SUB TOTAL NOT STATED TOTAL

Annex II

A2:

AGE PROFILE COUNT 1 194 75 270 8 276 PERCENT 0 72 28 100

UNDER 16 16-64 OVER 64 SUB TOTAL NOT STATED TOTAL

A3: PLACE OF RESIDENCE COUNT IN LEWES 233 NEAR LEWES 27 ELSEWHERE 2 SUB TOTAL 262 NOT STATED 16 TOTAL 278

PERCENT 89 10 1 100

A4: PLACE OF WORK IN LEWES NEAR LEWES ELSEWHERE SUB TOTAL NOT STATED TOTAL COUNT 144 42 27 213 65 278 PERCENT 68 20 7 13 100

Note: Total sums to 101 due to rounding

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B:
B1:

SURVEY RESPONSES
LEWES CHARACTERISTICS WEIGHTED SCORES

0
A TOWN WITH AN HISTORIC AND CULTURAL HERITAGE THAT INSPIRES ARTISTS AND DESIGNERS SOCIALLY LIBERAL AND ENVIRONMENTALLY AWARE QUIRKY AND FULL OF SURPRISES AN IMPORTANT COMMERCIAL CENTRE IN THE HEART OF A RURAL LOCATION SMALL AND YOU CAN WALK AROUND IT EASILY FORWARD-LOOKING AND EMBRACES MODERNITY A GREAT PLACE FOR CHILDREN AND FAMILIES

50

100

150

200

250

300

350

B2:

DEVELOPMENT PRIORITIES WEIGHTED SCORES

0
MORE AFFORDABLE HOUSING GOOD ACCESS TO THE RIVER AND WIDER ENVIRONMENTAL WALKS MORE EMPLOYMENT OPPORTUNITIES WORKSPACE FOR ARTISTS AND DESIGNERS MORE COMMUNITY FACILITIES MORE ACTIVITIES FOR YOUNGER PEOPLE WIDER CHOICE OF LEISUER OPPORTUNITIES IN THE EVENING WIDER CHOICE OF SHOPPING HOTELS TO BOOST TOURISM IMPROVED VISITOR FACILITIES

50

100

150

200

250

300

350

B3:

RETAIL PRIORITIES
0 FOOD SHOPPING - INDEPENDENT 5 10 15 20 25 30 35 40 45 50

NON FOOD SHOPPING - INDEPENDENT NON FOOD SHOPPING - CHAIN FOOD SHOPPING - SUPERMARKET

n=212

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B4:

DESIGN PRIORITIES WEIGHTED SCORE

-50
INTEGRATION WITH TOWN CENTRE BY IMPROVED PEDESTRIAN FACILITIES A RIVERSIDE WALKWAY WITH ACCESS TO BOTH RIVER BANKS BOLSTER AND EXTEND FLOOD DEFENCES 20 MPH TOWN CENTRE STREETS MAKE CAUSEWAY MORE PEDESTRAIN FRIENDLY INLCUDE A PUBLIC SQUARE INCLUDE A SECURE PUBLIC CAR PARK

50

100

150

200

250

300

B5:

HOUSING PRIORITIES WEIGHTED SCORES

0
SOCIAL RENTED SHARED EQUITY HOUSING FLAT/APARTMENTS (1/2 BEDS) WARDEN ASSISTED FOR OLDER PEOPLE FAMILY HOUSE (3 BED) HOUSING TO RENT AT MARKET VALUE STUDENT ACCOMMODATION

100

200

300

400

500

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Annex III Quantitative Summary of Word Leaf Comments

Housing - Affordable/social housing - Pepper-potting - Mixed - Self Build - Housing for older people - Sufficient space in houses - General comments - Small units - 3 Bedroom houses - Floating houses - Protect existing residents - No social housing Design - Restoration of the Foundry/retain heritage/work with whats there - Reflect the town - Use quality materials - No development - Concerns about design - Contemporary design - Inspiring/classy design - No high rise - Mixed use - Cant design for community/dont plan (allow to grow unplanned) - Phase the development - Keep it shabby - No pastiche - Include local employment in construction phase The River - Walkway/cycle route - General comments - Cafes/restaurants/bars - Flood resilience/defences 38 20 3 2 2 2 2 2 1 1 1 1 1 30 5 3 3 2 2 2 2 2 2 2 2 1 1 1 25 9 7 4 4

- Shouldnt build houses in a flood area Leisure - Arts centre/gallery/performance area - Skatepark - Boat hire/canoes - Youth club - Cinema - Internet gaming - No private galleries Consultation - General comments - Printworks - Santons other work - Children/young people - Consultation on Section 106 - Meaning of Truly sustainable development Retail/Hospitality - No or limited supermarkets/chains - Complement existing retail - Market - No cafes - Useful shops - Wholefood shop - Bookshop - Hotel - Food outlets - No more shops - Independent Open Spaces - General comments - Meeting place - Young people Community - Education - General comments - Health centre

1 21 11 5 1 1 1 1 1 21 6 6 4 3 1 1 20 6 2 2 2 2 1 1 1 1 1 1 9 4 3 2 9 5 3 1 36

Sustainability - Greenspace/gardens/trees - General comments - Renewable energy - Green roofs (including beehives) - Food growing/city farm/allotments - Green buildings - Clean up land pollution Transport/Access - Pedestrians/cyclists/walkways/cycle paths (except riverside) - Reduced car/car free - Bus station/better public transport - Footbridge - Connections with Ringmer (including Park & Ride) - Road access concerns - Connectivity/integration with the town - Road re-configuration/development - Accommodate residents parking Business - Retain/support/integrate existing creative businesses and other activities - Artists studios/workshops - Small units/workshops - Independent businesses - There are already empty office/shops in the town - Not just commercial businesses - A large depot Other - Love/respect/Joy/honesty/Compassion/Truth/Excellence Inclusion/Diversity/Collaboration/Inspiration/People care Creativity/Artists - Zu/Starfish - Need not greed - Heart not fear - Think Differently - Meeting of people - Portobello Road etc - Oasis of beauty

87 24 24 13 11 10 4 1 48 13 9 6 5 4 3 3 3 2 45 22 11 6 2 2 1 1 45 22 7 2 2 2 2 1 1 1 37

Roofs Heart of Lewes Alive place Loo in the bus station Increase in households

1 1 1 1 1

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Annex IV Quantitative Summary of Verbatim Comments

Issue Design - Reflect/Integrate with the town - Low rise/Height limits - Mixture of designs - Incorporate industrial heritage - Classy/bold/unique/innovative - Use quality materials - Not pastiche - Small scale developments - Modern/contemporary - Space between buildings - Phased development - High density Retail/Hospitality - Independent - No or few supermarkets/chains - No more shops/cafes - Complement the towns existing retail - Hotel - Useful shops - Cafes (other than riverside cafes) - Market - Non food chains - No hotel - Mixed retail Comments 112 25 17 15 15 8 8 7 7 4 4 1 1 99 27 22 11 9 8 5 4 4 3 3 3

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Issue Housing - Affordable/social housing - General comments about the need for housing - Family housing - Housing for older people - Flats/smaller units - Too many houses/no more housing - Mixed of tenures/sizes - No or limited second/expensive homes - Pepper-potting - No social housing - Market value housing - Floating houses - Self build - Not flats - No high density housing Business/Commercial - Accommodate/support existing activity - Small units/workshops/artists studios - General comments on the need for employment space - Industrial businesses - Vacant commercial spaces in the town - Mixed employment uses - Green businesses - Not for profit businesses - Local construction jobs Sustainability - Green buildings/houses - Greenspaces/trees - General sustainability comments - Renewable energy - Food growing/allotments etc - Green roofs - Wildlife reserve Issue

Comments 96 49 8 6 6 5 5 4 4 3 1 1 1 1 1 1 94 33 31 14 6 4 2 2 1 1 70 16 16 15 9 9 4 1 Comments 40

Issue Transport/Parking and Access - Parking Provision - Car free/Low Car Use - Cycle paths & facilities/pathways (excluding riverside) - Access impacts - Bus station/public transport - Link to town centre - General transport comments

Comments 69 18 15 13 6 5 4 3

Total comments: 675

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