Phil Graves comments on intelligent planning for a super city
Graves matters
The new Article 4 planning papers were announced this week by Brighton & Hove City Council and invitations invited for representations for permitted development on proposed change of use from offices to residential. Without ‘over-egging’ the policy, it could be one of the most important consultations that the city will have to undertake in recent years.
We have been here before and made errors. Back in the dormant market of the early 1990s when the UK economy last took a dip, we panicked and had no real discipline over policy change of use and various purpose built offices became residential buildings in city centre locations. It was believed it was the best use for the then empty buildings and although the new residential occupiers now enjoy the benefit, when the market demand for offices did return and business wanted to be in Brighton again, they had nowhere to go and the city missed out. Let us learn from our mistakes and not let it happen again.
I have a foot in both camps. I recognise the need for utilising our empty office stock, but not every building in every location should fall under the new decision.
A good example is the Preston Road area. In its ‘pomp’, it was in high demand back in the 1980s and was the love of the insurance companies who required large prominent offices with plentiful parking, overlooking parkland for their staff. Now, it languishes as an office location and alternative uses should be sought. Medical centres, mixed use schemes, leisure schemes and well designed and converted residential buildings should prevail, not empty office blocks which hold virtually half the value of city centre buildings and still cannot be let. If there is less demand here for offices then it’s ripe for change with no protection required and quality housing could be created.
On the other hand, modern offices in the city centre hold a demand at almost record rents. Success stories include the recently refurbished Sovereign House in Church Street and 1 Gloucester Place.
Queens Road, our gateway into Brighton for our high volume visitors by rail, should be treated with special care. Blanket policies will not work here. Purpose built office premises offering modern facilities will let and are in demand, but redundant small scale upper floors over retail outlets hold very little interest from the market and should be released back into residential use – a great incentive for landlords to refurbish and bring these floors back to life to achieve good rents or high level sales for eager ‘townies’.
We have plenty to look forward to with new office schemes including Circus Street and Edward Street – new players in terms of location and an area which should be encouraged for development to underpin our strong academic offer and regenerate this part of the city. There are also a handful of other schemes in the pipeline for development in the city centre, totalling many tens of thousands of square feet of new build to dispel the belief of those who say that Brighton cannot attract new investment, so watch this space…
“These developments create employment in our city and maintain our presence as the leading business destination in the South”
These developments create employment within our city and maintain our presence as the leading business destination in the South. Without them and should a blanket change of use happen, then we will become a dormitory city, a great place to live by the sea, with a lack of local employment. The knock on effect will be felt by the retail and restaurant business sectors which are already going through difficult times.
Commercial agents and professional property advisors must think what is best for ‘our city’ and the future years ahead to protect our ambitions of becoming a super city. Consultation is key to making the right decision and crucial to the future of the city economy. It is time to make your voice heard.
Contact Phil Graves at Graves Jenkins:
01273 701070, www.gravesjenkins.com
