Brighton
Brighton, an inclusive and happening coastal city with creativity in its DNA, presents an ideal environment for placemaking-led regeneration. On the PCUK visit to Brighton in June, we got to see how that comes to life.
The tour, on a suitably sunny day and hosted by Brighton-based designer and placemaker Richard Wolfstrome, was also a special one. It was PCUK’s first return visit anywhere since starting field trips in 2017 – a testament to both the growth of the collective and the dynamic placemaking scene of the city itself. The map below shows our four stops.
The beating retail heart of Brighton
The group met at the rail station and started with a stroll through forever vibrant North Laine, home to a quintessentially Brightonesque mix of independent retailers, quirky stalls and bohemian eateries.
North Laine – never to be confused with the Lanes, as Brightonians are keen to insist – has proven very resilient through the pandemic, which crippled independents elsewhere. Other retail and F&B neighbourhoods have also prevailed: the historic Lanes, famous for its narrow alleyways, and the loosely defined city centre, dominated by high street chains.
One of the few empty shops we spotted won’t be vacant for long. The Cranbourne Street space, owned by Brighton & Hove City Council, will be temporarily transformed into a bookshop/café hosting literary events. The concept, led by a local writer, was one of the winners of a BHCC competition offering empty retail spaces for free for 6-9 months to keep streets vibrant and sustain culture. Hope to see more of these!
Circus Street – Brighton in microcosm?
We then walked to the Circus Street project, a major mixed-use regeneration scheme on the site of a disused municipal market. The scheme, masterplanned by shedkm for U&I, is nearing completion, and we were treated to a tour by shedkm partner Hazel Rounding.
The diversity of functions, residents and users made me think of Brighton itself: a mix of homes (114 Build-to-Rent and 28 affordable social rented homes); student accommodation; offices with ground-floor retail; a University of Brighton building (delayed) and a South-East Dance Company performing arts centre.
The first shedkm buildings to be occupied have a streamlined appearance but without the drab sterility of so many new builds. Circus Street is next to a conservation area; the choice of materials and colours helps the new development fit into this evolving area and owners across the way have animated their back lots in response.
The masterplan emphasises public realm and community and brings various uses, public and private spaces together around an emerging central square. I’d love to come back to see how it becomes a bustling focal point of this regenerated neighbourhood.
Valley Gardens transformation
Our third stop was Valley Gardens, where Oliver Spratley, principal transport planner with BHCC, filled us in on a hugely impactful project, Valley Gardens Phase 3, set to transforming the streetscape from Old Steine to Palace Pier.
The site is in a strategic location between Brighton Beach and the station, abuts the Royal Pavilion and boasts landmarks like Steine Gardens, home to the annual Brighton Fringe arts festival, the War Memorial, and gems like listed Art Deco tram shelters.
Despite all this, Valley Gardens hasn’t achieved its potential as a local or visitor destination and is in dire need of redesign. The historic area is dominated by cars and buses, has a visually complicated layout and is inconvenient for pedestrians.
The new design will replace a busy road between the Pavilion and the War Memorial with a piazza, add cycle lanes, remodel junctions and bus routes to simplify the layout. This transformation will have a twofold impact:
• From a transport planning perspective, the improved design will create a far better experience for pedestrians and public transport users and a simplified road layout for motorists. The scheme will also contribute towards the council’s ambitious strategy of archiving carbon neutrality by 2030.
• From a placemaking perspective, making the area more accessible will enhance it as a destination and a connector, bring out existing architecture heritage and open new possibilities for public art.
The council hopes to start construction in 2022. There is a fantastic potential to offset the disruption with community-led meanwhile uses in the Gardens and surrounding area.
The Brighton Centre – reconnecting the city and the sea
Down at the seaside sits the Brighton Centre, a 5,000-seat Brutalist conference and entertainment venue built in 1977. One of the city’s most prominent if not best-loved landmarks, the centre dominates the seafront, squatting between the Grade-II listed Grand Hotel and the massive Odeon Brighton – together blocking the seafront from the city centre.
Max Woodford, BHCC Assistant Director for City Development & Regeneration, told us that in economic terms, the council-owned and -run venue has punched above its weight for years but is becoming outdated and needs refurbishment or redevelopment. BHCC is working on area regeneration options with Aberdeen Standard Investments, owner of the Odeon, Churchill Square shopping centre – including a now-vacant Debenhams – and other buildings in the block.
The council and the investment fund are finding their way through tricky ground, with asset and planning strategies on both sides affected by Covid’s impact on the retail and hospitality sectors. The goal is to balance community, economic and commercial objectives, with a new or rejuvenated Brighton Centre anchoring a vibrant quarter that reconnects city and seafront.
We wrapped up the trip with cold beers in a wonderfully quirky theatre bar on New Road, the first Brighton street to be pedestrianised about 10 years ago. Another fabulous trip, with a great mix of members sharing perspectives and learning from each other, and brilliant local speakers.
Thanks to Richard Wolfstrome for sharing his love, knowledge (and anecdotes!) about the city, and to Oliver Spratley and Max Woodford of BHCC for their time and insight. Photos © Lisa Taylor, Coherent Cities.
