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HOME

Thank you for visiting the consultation website for Royal Mail’s proposals in
Patcham. The pre-application consultation period has now closed and a planning
application has now been submitted to Brighton & Hove City Council.

If you would like to ask us any questions, please do get in touch with us.

If you have any difficulties accessing any of this information, please do not
hesitate to contact the engagement team who will be very happy to help. Please
note that any visuals or photographs shown on this website are for illustrative
purposes only and will be subject to change.

News and progress of the project will be updated on this website.  If you would
like to be kept up to date with our emerging plans, please do take a couple of
minutes to register with us.

Register


THE PLANNING APPLICATION PROPOSALS

It is proposed that the existing agricultural and storage buildings on site will
be demolished and removed.  We would also clear a significant amount of shrub
planting across the site and remove known asbestos and other contaminants.  


THE PROPOSED BUILDING

A new delivery office building for Royal Mail would be built in the western part
of the site and would be screened by boundary planting.  It has been designed to
sit into the existing landscape profile, with the rise in levels across the site
going from south to north.  A range of materials are proposed for the building,
including natural timber cladding, flint, natural stone and green roofs.  To use
space efficiently, a lower ground floor area to the southern section of the
building is proposed.  This area will include the main entrance to the building,
showers and toilets, the main staff welfare area and a plant room.   

The majority of the ground floor area would form the Royal Mail operational
floor, where mail will be sorted to its proposed destinations.  The space has
been designed to be used flexibly.  Other proposed elements for the ground floor
include toilets, offices, meeting rooms and additional plant areas.  Additional
staff areas are proposed to the west of the building, including a staff break
out area. 


ACCESS ARRANGEMENTS

In contrast to the consultation proposals, access into the site is proposed to
be direct from Vale Avenue at the southwest corner of the site.  The access road
will run parallel with Vale Avenue for a short stretch whilst rising before
turning northwards along the eastern elevation of the building. 

The junction has been designed to allow HGVs to enter and leave directly from
the strategic road network to the west, in order to ensure that these vehicles
do not use the local roads to the east and south of the site.  Pedestrian and
disabled ramped access are proposed to be provided directly from Vale Avenue. 
The existing access into Patcham Court Farm would be stopped up. 


PARKING AND EXTERNAL LAYOUT

A staff car park is proposed to the front of the building, sitting on a platform
behind a retaining wall that will flank the access road.  It will be accessed
off the main route through the site and will provide 85 spaces.  Provision is
made for disabled parking and 15 electric charging points.  13 motorcycle spaces
and 16 cycle spaces will also be provided. 

An operational yard is proposed to the east of the building.  This is where
Royal Mail fleet vehicles will be loaded with mail before they leave the site
for their delivery run. 132 parking spaces are proposed for this area.  Each
space will have charging facilities to support the all-electric fleet.   

The northeast corner of the site will provide a turning circle area to allow for
vehicle access to the two docking bays at the building and a vehicle maintenance
area.  Various flood management and drainage solutions feature across the site
and various site security measures are proposed including automated barriers and
fencing.


ROYAL MAIL IN BRIGHTON & HOVE


WHY WE’RE MOVING


WHY PATCHAM?


THE EXISTING SITE AT PATCHAM

 * Designated for employment use within the adopted 2016 City Plan Part One Plan
 * Widespread asbestos
 * Dilapidated agricultural buildings
 * Highly overgrown with large quantities of abandoned waste
 * Shielded by thick tree belt around the site borders


THE ROYAL MAIL OPERATION




THE PROPOSAL FOR PATCHAM


THE PROPOSED DESIGN

Artist’s impression of the view of Royal Mail Patcham from Vale Avenue –
Indicative Image only


A CONTEMPORARY DESIGN

 * Natural materials help blend the building into the conservation area
 * Reminiscent of agricultural barns found in the area
 * Creative use of the site levels to limit the height of the proposal

 * Loading bays located at the rear of the site to further reduce any potential
   noise impact
 * Translucent panels used to break down the scale of the building
 * Green roofs help to blend the building into the landscape if glimpsed from
   the South Downs


A GREEN BUILDING

 * A fully carbon neutral site, on the journey to net zero
 * Exceeding building regulation sustainability requirements by 47%
 * Biodiversity contributions across the site utilising a number of different
   strategies
 * Protection of the principle aquifer and use of sustainable urban drainage
   systems (SUDs)
 * Passive heating and cooling strategies in partnership with green technology
 * Fully electric delivery fleet and provision for staff vehicle charging


COMMUNITY BENEFITS

 * Contributions for local highway improvements and to local services
 * Significant improvements to the safety of this derelict site and associated
   health benefits
 * Improved visual outlook along Vale Avenue, through enhanced tree planting and
   other screening
 * Employment opportunities through construction and operation
 * Enhancement of the site to benefit local wildlife
 * Beehives will be provided to help local bio-diversity




THE ROYAL MAIL PATCHAM VISION


HAVE YOUR SAY

Our consultation period has now closed. Thank you if you participated in our
consultation.  Just to reassure you, the thoughts, ideas and concerns you told
us about will only be seen by the project team and will not be made public. 

Don’t forget to register your details with us if you would like to be kept up to
date on the progress of the planning application.

Register


FAQS


WILL THERE BE A CUSTOMER SERVICE POINT AT THE PATCHAM DELIVERY OFFICE?

A Customer Service Point (CSP) is not included as part of our proposals for
Patcham. We would look to open a CSP in the central Brighton and Hove area for
customers to collect items that could not be delivered first time and which
residents would rather not have delivered to them at a more convenient time.
This is to be progressed in due course should we be successful with the Patcham
planning application.


HAVE ALTERNATIVE SITES BEEN CONSIDERED?

Royal Mail has been searching for a new home in Brighton for a delivery office
for some time as the existing building is not fit for purpose with the right
space, access and facilities to support the modern postbag. The site at Patcham
is allocated in the City Plan for employment use with excellent major road
connections linking it to Gatwick Airport, where the Mail Centre supporting
Brighton’s deliveries is located. Royal Mail Delivery operations do not include
the use of the railway for moving mail, nor is there an appropriate site close
to the railway station.


HOW DO THE PROPOSALS FIT WITH THE CITY PLAN’S ALLOCATION FOR THE SITE?

Brighton & Hove’s City Plan Part One sets out a spatial plan for development
across the City area, up to 2030.  Patcham Court Farm is subject to Policy CP3,
which safeguards a range of sites to ensure that a supply of employment land is
protected.  In detail, the application site is allocated as a strategic proposal
for Use Class B uses and the supporting 2021 Employment Land Study considers
that 6,500 sqm of office employment floorspace could be delivered at Patcham
Court Farm.

The principle of developing an employment-generating use on the site is clearly
established in local planning policy.  The site has remained vacant and
underused for a number of years and contributed very little to the local
economy, despite this planning allocation.

It is correct that the type of proposed employment floorspace departs from the
specific allocation for office development.  The site has been extensively
marketed in the past for office use and there was no interest.  A commercial
report submitted as part of the planning application further advises that the
location of the site, changes to modern office working practices, current build
costs and current rent levels for office premises renders the site unviable for
office development.

The grant of planning permission for the proposed development will ensure that
around 350 local jobs are retained in the City area.  A key part of the City
Plan (policy CP2) is to retain existing businesses within the City area and the
application seeks to directly address this requirement by allowing Royal Mail to
relocate from their outdated and inadequate existing premises to a more suitable
site within the City area.


HOW MANY PEOPLE WILL BE EMPLOYED AT THE PATCHAM DELIVERY OFFICE?

Royal Mail does not forecast any job losses associated with relocation of the
two existing Delivery Offices in Brighton and Hove, to a single site in Patcham.
We anticipate around 350 staff in total working at this site, with a maximum of
220 present at any one time.

Staff will have the option to drive to work and park in a dedicated staff car
park. Royal Mail also encourages the use of public transport, cycling, and
walking to work where possible. There are also incentives for staff including
car sharing and the opportunity for staff to retain their Royal Mail fleet
vehicle as a means of transport to and from work. We are undertaking a full
staff travel assessment and are in discussions with local bus service operators,
so Royal Mail staff can get to the site by bus.

The majority of staff at this site will commute to and from the Delivery Office
outside of rush hour due to the nature of the job, thereby reducing the impact
on local traffic during normal peak hours.


WHAT ARE THE PROPOSED SITE ACCESS ARRANGEMENTS?

During the design process a number of access options to the site from the A27 /
A23 and Vale Avenue have been considered.  The access location proposed in the
application was updated following pre-application consultation with the local
community and has been discussed with both National Highways and the local
highway authority. Their feedback that an entry off the sliproad would not be
acceptable has been fed into the selection of the option included in the
application. The proposed location balances various site constraints and
maintains the suitable operation of both the site and the surrounding highway
network.  The future operation of nearby junctions has been modelled for
scenarios both with and without the proposed development and concluded that the
trips generated by the development will have a negligible impact on the
operation of the nearby A27 and A23 network.

All highways-related matters will be discussed with Brighton & Hove City Council
planning and transport officers, the County Council and National Highways during
the determination of the application, and may be subject to further design
development as required.


WHAT WILL BE THE LIKELY EFFECT ON TRAFFIC GENERATION?

The proposal will generate different vehicle movements at specific times to
reflect staff shift patterns.  Due to the nature of Royal Mail’s operations, the
peaks for movements from the site do not coincide with the peak hours on the
wider highways network.  The majority of staff will arrive for their shift
between 06.00-07.00am to begin sorting the mail.

The Royal Mail delivery fleet vehicles will leave the site between 09.00am and
11.00am to begin their delivery rounds, returning between 2.00pm and 3.00pm,
when the large majority of staff would then complete their shift and leave the
site, ahead of the standard evening rush hour.

The access point has been relocated to the southwest corner of the site, in
response to feedback, ensuring that all vehicles accessing the site from the
west do not travel along Vale Avenue to the current access point. This will
include all HGV movements.

Royal Mail will encourage staff, through their Travel Plan, to use alternative
modes of travel to the car in order to minimise single occupancy car journeys
and facilitate the uptake of sustainable travel choices as far as possible.
 Royal Mail is also in conversation with local bus service operators, to extend
bus services to near the site.

The draft Travel Plan has been informed by feedback from staff and, given that
the Travel Plan is a live document, we will continue to monitor traffic
movements and adjust our Travel Plan measures following opening.

All highways-related matters will be discussed with Brighton & Hove City Council
planning and transport officers, the County Council and National Highways during
the determination of the application, and may be subject to further design
development as required.


WILL HGVS ACCESS THE SITE?

In terms of HGV movements, it is anticipated that 12 HGVs would access and then
depart from the site each day. These journeys will be spread throughout the day
and will be routed straight into the nearby strategic highway network of the A27
and A23.  At present, a higher number of HGVs operate from Gatwick to the
existing delivery office sites at North Road and Hove, so Royal Mail HGV figures
will decrease city-wide.

The access point has been relocated to the southwest corner of the site, in
response to feedback, ensuring that all vehicles accessing the site from the
west do not travel along Vale Avenue to the current access point. This will
include all HGV movements.

All highways-related matters will continue to be discussed with Brighton & Hove
City Council planning and transport officers, the County Council and National
Highways during the determination of the application, and may be subject to
further design development as required.


WHAT HAS BEEN PROPOSED TO PROTECT PEDESTRIAN SAFETY AROUND THE SITE?

Ensuring the safety of people close to the site has formed a key basis of
several design choices.

The access into the site has moved from further eastwards on Vale Avenue to the
southwest corner of the site, closer to the A27.  As such, vehicles arriving
from the west do not need to travel a material distance along Vale Avenue,
including all HGVs, before they enter the site.  The access has been designed to
provide suitable visibility when entering and exiting the site. The proposed
access point will be subject to a review by a specialist Road Safety Auditor.

Whilst the majority of vehicular traffic accessing the site is expected to come
from the strategic road network, it is acknowledged that some staff and fleet
vehicles may access the site from the east given their own home address and
their postal round.

Regarding children’s safety, the majority of the fleet vehicle movements will
take place either well before or during the school day.  It is acknowledged
there will be more vehicles on the local roads when compared to the current
situation.  Staff would be made fully aware of how to enter and exit the site as
well as to take appropriate care when in the vicinity of the site, as would be
the case with all road users.  A number of local delivery rounds will also be
made on foot, reducing use of a vehicle for local rounds.

Planning officers and all relevant consultees will need to be satisfied with
proposed safety aspects of the development as relevant to their discipline, and
proposed features may be subject to further design development if required. We
are continuing those discussions.


WHAT PROVISION IS BEING MADE FOR ROYAL MAIL STAFF TO PARK?

The proposed layout includes 85 car parking spaces for staff, along with 13
motorcycle spaces and 40 bicycle spaces.  This provision greatly exceeds the
relevant parking standards for the site as set out in local planning policy and
is an increase from the proposed parking levels as set out in the earlier
version of the scheme that were consulted on in January-February 2022.  This has
been possible through the removal of the proposed community room, in response to
consultation feedback.

The proposed level of on-site parking is considered to be an appropriate balance
between maximum likely numbers of staff on site at any one time and alternative
non-car travel to work methods that Royal Mail will actively promote if planning
permission for a new delivery office is granted.

A draft Travel Plan has been submitted for consideration as part of the planning
application.  It seeks to promote the use of alternative modes of travel than
single occupancy car journeys for staff accessing and leaving the site.  The
blend of travel choices and options has been informed by staff surveys at the
existing Brighton and Hove delivery offices, to understand how staff would
expect to travel to the site.  The development has sought to find an appropriate
balance between on-site parking and promoting other sustainable options through
the Travel Plan.

A final version of the Travel Plan will be evolved through discussions with
planning and highways officers and consultees and Royal Mail’s adherence to the
terms of the plan will be controlled through planning conditions, if planning
permission is granted.

All highways-related matters will be discussed with Brighton & Hove City Council
planning and transport officers, the County Council and National Highways during
the determination of the application, and may be subject to further design
development as required.  We are continuing these discussions.


WHAT IS THE EXPECTED EFFECT OF THE PROPOSED DEVELOPMENT ON PATCHAM CONSERVATION
AREA?

A Heritage Statement has been submitted as part of the planning application. 
Following a comprehensive assessment of identified heritage assets, this
statement concludes that the proposed development will not have an adverse
impact on Patcham Conservation Area; that the proposal achieves a high standard
of design, further protecting the conservation area’s character and appearance;
and that overall, the impact on Patcham Conservation Area is acceptable.

It is important to note that the application site is adjacent to, and not
within, Patcham Conservation Area.  High quality design was a key consideration
for the proposals, and Royal Mail has taken every step to ensure that the design
of the building is as sensitive as possible.  The building is significantly set
back from Vale Avenue, rises only slightly higher that the existing buildings
and employs the use of natural materials inherent to Patcham Conservation Area.

Additional evergreen tree planting is also incorporated to further shield the
development and protect the character of Patcham.

Design matters, and the associated relationship with the adjacent conservation
area, will be discussed with Brighton & Hove City Council planning and heritage
officers during the determination of the application.

84 people joined our online webinar sessions. We have supported our web-based
consultation with posted information to around 3,000 local Patcham addresses and
have reached out to over 25 local stakeholder groups, as agreed with the
planning case officer and Patcham Ward Councillors.

There will be a further opportunity to comment on the proposals when the
application is submitted to the Council for determination. The Council will have
its own consultation period for the application, during which members of the
public will be able to send comments directly to the Council to inform its
decision making.

This current consultation relates to Royal Mail’s proposals for Patcham. At the
appropriate time, when redevelopment plans are being prepared for Royal Mail’s
existing sites in Brighton and Hove, separate consultation events will be held
for those sites.


WHAT HAS BEEN PROPOSED IN THE SCHEME DESIGN TO INTEGRATE THE SITE WITH THE
SURROUNDING AREA?

Patcham is a mainly residential area with a number of dwellings situated along
Vale Avenue.  Allotments and a recreation ground are also in close proximity.

Several aspects of the proposed design will ensure that the effect of the
development on the immediately local area is minimised.  The proposed building
is positioned at the edge of Patcham in order to benefit from the connectivity
to the strategic road network.  The access point has been relocated to the
southwest corner of the site, in response to feedback, ensuring that all
vehicles accessing the site from the west do not travel along Vale Avenue to the
current access point. This will include all HGV movements.  The tree and
hedgerow planting to the front and within the site will allow adequate screening
of the development from outside of the south.  Mitigation measures are proposed
to ensure no noise disturbance or light encroachment will result.


WHAT IS BEING DONE TO SAFEGUARD THE ON-SITE AQUIFER AND WATER SUPPLY?

The proposed development has a drainage system that is isolated from the
underlying ground and uses no infiltration to dispose of rainfall falling on the
site.  The provision of larger areas of impermeable hardstanding, in this case,
will reduce the risk of mobilisation of pre-existing contaminants in the ground
into the aquifer. Surface water is proposed to discharge to the Southern Water
combined sewer to the south of the site. Runoff from the site will be held in
attenuation on site and the discharge restricted as close to greenfield rates as
possible to reduce the flood risk downstream. Runoff from the site will be
treated prior to discharge to the Southern Water network through a combination
of SuDS features and interceptors.

Water supply and water safety matters will be discussed with Brighton & Hove
City Council planning officers and Southern Water during the determination of
the application, and may be subject to further design development as required.


WILL THE PROPOSED DEVELOPMENT AFFECT FLOOD RISK?

Flood risk has been assessed in detail as part of the planning application and a
Flood Risk Assessment has been submitted for consideration.  In an extreme
rainfall event, the current site will discharge significantly more surface water
than the proposed development which utilises a combination of sustainable
drainage features and geocellular attenuation to hold the rainfall on the site.

Flood risk matters will be discussed with Brighton & Hove City Council planning
officers and the Environment Agency during the determination of the application
and may be subject to further design development as required.


WHAT IS THE EXPECTED EFFECT ON LOCAL ECOLOGY?

The application is supported by an interim Ecological Impact Assessment. This
document includes a walkover of the site and assessment of the potential
habitats. It has also established the survey work needed moving forwards. The
Assessment also includes the current biodiversity net gain calculation.

Surveys have subsequently been undertaken to assess the incidence of a range of
protected species on the site, including reptiles, bats and barn owls. Due to
the seasonal nature of ecological surveys, not all of the reports detailing the
results of these surveys were available at the time of submission of the
planning application, but these reports will be submitted during the
determination period and will inform ongoing discussions with planning officers
and relevant consultees.  Appropriate mitigation strategies will be developed
for individual protected species where relevant, and will be secured by planning
condition in the event that planning permission is granted.

The following species-specific findings have been reported following the
surveys:

 * The barn owl survey identified one building with low potential to support a
   barn owl nest site, however no evidence of barn owl nesting or roosting was
   identified during the surveys. The associated report was submitted as part of
   the planning application.
 * Roosting bat surveys have identified the likely absence of roosting bats from
   within the buildings on the site. Monthly bat activity surveys to record the
   levels of bat activity across the site are currently on-going. A combined
   report detailing the results of both the roosting and activity surveys will
   be prepared upon completion of the activity surveys.
 * Reptiles surveys were undertaken between April – June 2022. These surveys
   identified the presence of slow worm and common lizard across the site. An
   appropriate mitigation strategy will be developed for reptiles with regards
   to the proposed development.

The scheme incorporates the maximum amount of landscaping, biodiversity and new
habitats possible whilst still facilitating day to day operational procedures
providing a species rich, local landscape to enhance the development. Royal Mail
are committed to developing a biodiversity net gain strategy alongside the
Council through both on and offsite solutions. Ecology matters will be discussed
with Brighton & Hove City Council planning and ecology officers during the
determination of the application, and may be subject to further design
development and survey work as required.


HAS POTENTIAL AIR POLLUTION BEEN CONSIDERED?

An air quality assessment has been carried out to assess the impact of both the
construction and operational phases of the proposed development, with reference
to relevant industry guidance including guidance published by the Institute of
Air Quality Management (IAQM), and is submitted for consideration as part of the
planning application

For the construction phase, the assessment identified that, through good site
practices and the implementation of suitable mitigation measures, the residual
effects of dust generated by construction activities on air quality will be
insignificant.  The residual effects of emissions to air from construction
vehicles and plant on local air quality will also be negligible.

The assessment of operational phase effects determined that the change in
nitrogen dioxide (NO2) and particulate matter concentrations as a result of the
operation of the new delivery office will be small (less than or equal to 1% of
the relevant Air Quality Strategy objective). Therefore, based on the IAQM’s
guidance on land-use planning and development control, the residual effects of
changes in air quality as a result of the proposed development once operational
are judged to be negligible.

Further, Royal Mail has an aspiration for 100% of the delivery fleet to be
electric (i.e. with zero tailpipe emissions) which has not been taken into
account within the air quality modelling and which would further reduce any
effects associated with the operational phase of the new delivery office.

All pollution-risk matters will be discussed with Brighton & Hove City Council
officers and relevant consultees during the determination of the application,
and may be subject to further design development as required.


HAS POTENTIAL NOISE POLLUTION BEEN CONSIDERED?

A noise assessment in line with British Standard 4142 was carried out to inform
the design development and has been submitted for consideration as part of the
planning application.  The assessment identifies a low noise impact from lorries
accessing the site during the most sensitive hours of operation.  The noise
assessment has identified that maximum noise levels at night would not
significantly increase due to the few lorry movements anticipated during the
night-time period. The overall changes in road traffic would lead to an increase
in noise level of no more than 0.2 dB on the surrounding road network.

All pollution-risk matters will be discussed with Brighton & Hove City Council
officers and relevant consultees during the determination of the application,
and may be subject to further design development as required.


HAS POTENTIAL LIGHT POLLUTION BEEN CONSIDERED?

The external lighting design for the facility has been designed to minimise the
effect of light pollution from the new delivery office.

All luminaires have been selected to comply with the requirements of the
Institute of Lighting Professionals guidance notes for the provision of zero
upward light to avoid light pollution.  The current lighting calculations
indicate an illumination level of 1 Lux maximum being achieved at the site
perimeter, minimising the spill of light to adjacent areas.

A lighting control system can also be provided to control the lighting and
mitigate light pollution throughout the day and at night via on/off/dimming
settings.

The final allocation and programming details for controls will be carried out
during the detailed design and construction stages.  However, it is considered
that the extent of any light pollution will be minimised.

All pollution-risk matters will be discussed with Brighton & Hove City Council
officers and relevant consultees during the determination of the application,
and may be subject to further design development as required.


WHAT ARE THE EXPECTED ARRANGEMENTS FOR CONSTRUCTION?

As part of the planning process and Construction Management Plan (CMP) will be
agreed with the local authority which will set out the hours of operation and
traffic routes etc. We anticipate construction will take about two years.

The construction process will be discussed in greater detail with the successful
contractor. All details such as the location of contractor parking, delivery
times and routes will all need to be agreed in writing with the Council before
any works can commence.


DOWNLOADS

 * Consultation Leaflet View/Download
 * Feedback Form View/Download
 * Webinar Recording 27/01 View/Download
 * Webinar Recording 29/01 View/Download


CONTACT US

We would like to hear from you with any further questions that you may have
about the scheme and we would encourage you to contact us using the details
below:

By Email
royalmailpatcham@bartonwillmore.co.uk

By Phone
01223 345563

By Post
Freepost Royal Mail Patcham


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