“By submitting two parallel planning applications, Taylor Wimpey is creating a lot of unnecessary confusion,” says Mick Hamer, who chairs the Montpelier and Clifton Hill Association. “If you want to save the Alex you should support the conversion option (BH2010/03379) and object to both the demolition planning application (BH2010/03324) and the associated application for consent to demolish the main building (BH2010/03325).”

The GPs at the Victoria Road surgery have for the last few years claimed that there are no suitable alternative sites for a new surgery. It seems a strange assertion to make – over that time GP surgeries elsewhere in Brighton have successfully relocated to converted premises, for instance a former pub at the bottom of Elm Grove, and a former office block at Preston Park. In our area there are a number of vacant premises which could be converted, including 650 square metres on the ground floor of Crown House, Upper North Street; the former Blockbusters in Western Road; and the ground floor of Princes House, Queens Road. So why is the Primary Care Trust so reluctant to consider alternatives to the Royal Alex? As our editor always says, “It’s not what they’re telling you, it’s what they’re not telling you”.

Taylor Wimpey overpaid for the site, in the belief that they would be able to obtain permission to demolish all the buildings on it. According to the Distinct Valuer the site was worth £5 million for housing in 2007. Taylor Wimpey paid £11.5 million, so the National Health Service pocketed a windfall profit of £6.5 million. The Primary Care Trust has been using a Private Finance Initiative (PFI), Medical Centre Developments, to find new premises for the Montpelier Surgery. In November 2008 Medical Centre Developments signed a lease for a surgery on the Royal Alex site. It appears that to help finance this deal they raised money by taking out a mortgage on a medical centre in Birkenhead with the General Practice Finance Corporation (part of Aviva). The money that Medical Centre Developments paid for this lease has been in the hands of Taylor Wimpey’s solicitors for the past two years. So effectively the money that had been earmarked to find new premises for the Montpelier Surgery has been tied up for two years in the Royal Alex. If Taylor Wimpey can’t get planning permission for a surgery on the site, this money will have to be returned to Medical Centre Developments, with interest. Many in the area supported the well-funded ‘Save Our Surgery’ campaign, probably unaware that rather than being ‘given’ directly to the Montpelier Surgery, the Royal Alex surgery space would be placed into the hands of a privately-owned PFI company.

In surveys the public have consistently shown that they are overwhelmingly in favour of retaining and converting the main building. When Taylor Wimpey carried out a public consultation in August, about 80 per cent of comments favoured keeping the main building and only about 10 per cent were willing to sacrifice the main building for a surgery. The officers of the Clifton Montpelier Powis Community Alliance, the local residents’ association, have consistently repudiated these results, even banning residents from speaking about anything other than ‘the desirability of a GP surgery on the site’ at their public meetings, however, they now accept that a scaled down surgery proposal without a pharmacy in the conversion proposal ‘could be the way forward’.

So if all the parties involved would now agree to compromise, then we might be in sight of a conclusion to this saga. Taylor Wimpey’s S.E. Director David Brown has met representatives of the Montpelier & Clifton Hill Association and The Brighton Society to discuss the conversion scheme, which both societies support. Taylor Wimpey’s efforts to improve the conversion scheme and the fact that they’re persisting with it shows that they recognise the degree of public support there is for conversion. The MCHA is, albeit reluctantly, prepared to accept the demolition of the listable Dyke Road villa in order to save the main building. The Victoria Road surgery GPs say they do not need a pharmacy on the site, and they might now be prepared to drop their extravagant expansion plans and accept a smaller surgery in a new building on the site. With compromise from these groups now on the table it remains to be seen if the final player, Brighton and Hove City Council, would agree to trade off some of the affordable flats for a surgery. If they would then it would be possible to find space for the surgery in the conversion proposal. This could be a compromise that keeps almost everyone happy.

Related posts:

1. Royal Alex Update
2. The Old Market: A Tangle of Conflicting Loyalties and Remits
3. The Old Market: Financial History

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During these meetings, Jo Thompson & Gill Thompson (no relation), made clear that the rejected option of complete demolition was not on the table, and that any planning application would have to involve retention and conversion of at least the main Royal Alex building. Also the green space in front of it must be preserved.
A poorly publicised exhibition was then held at Hove Town Hall during the last week of October. On display were five options, ranging from retention and conversion of all the buildings on the site, to complete demolition and redevelopment. There was no indication that the latter option was out of the question, and just included for ‘control’ purposes.

Only financial considerations were taken into account, although the District Valuer had not completed his assessment by the time of the exhibition. The exhibition appeared to be biased against the conversion option – complete demolition was the only option showing not so much a profit as a smaller loss. This is largely due to the Council in effect continuing to tax profit that does not exist, by requiring the provision of 40% affordable housing.  Coincidentally, the day before this exhibition started, there was a conference on land economics and valuation at UCL, which was attended by many of the best brains in the country. The conference unanimously concluded that the economic model that aims to build ‘social housing’ using the super-profit from development is for the time being dead; it was rather aptly referred to as ‘bubble economics’, and it was firmly stated that the bubble would not be around for the foreseeable future.

Local architect Mr. Graham Towers, who has more than 30 years professional experience of urban housing design and development, has found that the Royal Alex exhibition was incorrect regarding the numbers of flats which could be achieved in the different options. His calculations, based on a detailed and realistic comparison with the Taylor Wimpey planning application, show that more flats could be achieved in a conversion scheme than claimed in the exhibition, and fewer flats created in a new-build scheme.

The exhibition also did not take into account the fact that the large roof space in the existing building could be utilised for additional flats, as has been pointed out to Jo & Gill Thompson by Mick Hamer, who coordinated the MCHA case at the public inquiry in June.

Discussion of the planning brief for this site is pencilled in for the environment cabinet of 17 December. The MCHA is pressing for discussion of the brief to be deferred until the meeting of 26 January to allow time for a proper feasibility study by a qualified and experienced conservation architect, and to allow time for all stages of the public consultation to be completed. Otherwise there is the risk of yet more doomed planning applications followed by another time consuming and costly appeal. This is unfair on the community and also unfair on the developers, who need a clear and unambiguous brief this time.

Related posts:

1. Royal Alex Site Update
2. The Old Market: A Tangle of Conflicting Loyalties and Remits
3. The Old Market: Financial History