'Green' developers: Builders have to keep it clean

Future proposals likely to require such statements are Brighton station, the proposed stadium at Falmer and Shoreham Harbour.

Developers are also encouraged to 'think green' when drawing up designs.

The local plan warns permission will not be given to proposals that have made no effort to be 'green' in terms of energy, water and materials.

These include measures to reduce fuel use and greenhouse gas emissions, the use of renewable energy resources and measures to reduce water consumption.

Strict controls will be imposed on developments liable to cause pollution and nuisance.

Developers may need to carry out environmental impact assessments dealing with traffic problems, noise, and air quality 'hot spots' before permission is granted.

The local plan also introduces a policy to minimise construction waste, which takes up vaulable space at landfill sites.

The emphasis will be on the reuse of buildings rather than demolition and developers must take every effort to minimise excavation and the use of raw materials, and to incorporate waste material into their designs.

The only other mention of waste disposal in the local plan is the proposed materials recovery facility at Hangleton Bottom, which would recycle bottles, cans, and paper.

The reuse of polluted land and buildings will also be promoted in order to regenerate 'brownfield' sites and reduce the need for 'greenfield' developments.

The local plan points out that very few sites are so badly polluted they cannot be reused at all.

Permission will not be granted to demolish buidings which are structurally sound unless no viable use can be found for them or they detract from the street scene and are of no recognised importance.

Large-scale developments such as supermarkets or industrial units must include facilities for the recycling of waste generated by customers and staff.

The local plan also encourages the production of renewable energy from wind, sea or the sun.

Such developments will be permitted as long as there is no impact on the environment or the amenities of neighbours.

Development quality Over the next decade, architects and developers will be required to come up with innovative designs which complement their surroundings.

The council wants to ensure developments are neither drab nor purely functional.

Public consultations have revealed a demand for a higher standard of buiding design in Brighton and Hove.

The local plan aims to improve the quality of design. Bland and uniform developments will be rejected.

Development will not be allowed which obscures strategic views such as those along the seafront and across the Downs.

Sheila Holden, assistant environment and housing director, said: "People don't want to see ugly concrete buildings but neither do they want to see architects trying to recreate the Royal Pavillion. They don't want a pastiche of the past.

"Equally, this is not just limited to our conservation areas. It's just as relevant for someone building an extension in Moulsecoomb as it is to someone in Kemp Town."

Another policy proposal aims to ensure new buildings have an interesting and attractive frontage.

Solid shutters and security grilles which block window displays will not be permitted except in special circumstances supported by the police.

Developers will have to put their plans in context. Nigel Green, planning policy manager, said: "It's common at the moment for us to see plans for a development which do not even show what the adjacent buildings are like."

Derek Granger, chairman of preservation group the Kingscliffe Society, welcomed the council's efforts. He said: "There are some fine examples of modern architecture throughout the country but Brighton is one of the few big towns which does not have very many exciting new buildings."

But other conservationists were still concerned.

Selma Montford, secretary of the Brighton Society, said: "It sounds reasonable but the problem is, at the end of the day it comes down to one person's judgement of what is a good design and what isn't."

During consultation the view emerged that people see Brighton and Hove as a patchwork of neighbourhoods with different characteristics.

It was agreed this diversity should be encouraged by carefully integrating modern development with existing buildings.

The local plan also restates the council's policy of ensuring new public art is funded as part of any new major development.

Heritage The local plan outlines a series of measures to protect the 3,600 listed buildings in Brighton and Hove which attract visitors, contribute to the area's image and, coincidentally, provide much low-cost accommodation.

Development would not be permitted where the proposal would have an adverse effect on the appearance and character of the building.

Applications for a change in use of listed buildings may require the reinstatement of original features such as traditional doors and windows.

Protection is also offered to the 33 conservation areas in Brighton and Hove and the historic parks and gardens of Kemp Town Enclosures, Queens Park, the Royal Pavillion Estate, and Preston Manor Grounds.

Another important area of heritage addressed is possible development on land beside the West Pier.

The council recognises the pier itself is unlikely to be able to generate enough income to pay for future maintenance and that some form of enabling development would be required on the site.

This would be acceptable as long as it it formed part of the proposals for the restoration and reuse of the pier and did not detract from its architectural and historic interest.

Water Planning permission will not be granted for proposals which would lead to "unacceptable" pollution of water resources, including the sea.

Careful consideration will be given to applications in sensitive aquifer protection zones and development would not be permitted if it would increase the risk of flooding.

Where insufficient information is available, applicants will have to carry out a detailed technical investigation to evaluate the risk.

With research indicating a sea level rise of 6mm per year for the South Coast over the next 50 years, the importance of maintaining sea defences will increase.

Permission will not be granted for development which would be detrimental to existing and proposed defences unless the developer funds the full cost of improvements and future maintenance.

A study of the defences between Brighton Marina and the River Adur is currently being carried out which could alter the coastal zone boundary.