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Business Plan for The Lewes Commons: Acquisition and Regeneration of Lewes Bus Station Site

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Executive Summary

The Lewes Commons, a registered charity, proposes to acquire and regenerate the former Lewes Bus Station site in central Lewes, currently marketed at £4.5 million. The site will be owned by The Lewes Commons and leased to individuals and organisations, all of whom will be members of People In Commons CIC-a community interest company with The Lewes Commons as a corporate director. The project will deliver affordable co-housing, social housing, and vibrant commercial spaces, all underpinned by regenerative, circular economy principles and a not-for-profit, community-owned model. The plan includes a borrowing requirement of £6.5 million, serviced through a mix of resident borrowing, council support, and commercial income.

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1. Vision and Objectives

Mission: To create a model of community-led regeneration, supporting affordable living, local enterprise, and climate resilience, while safeguarding the charitable objectives of The Lewes Commons.

Objectives:

Secure community ownership of a strategic town centre site.

Deliver affordable, sustainable housing and workspaces.

Foster a circular, regenerative local economy.

Build a resilient, mutually supportive community.

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2. Site Overview

Location: Former Lewes Bus Station, Eastgate Street, Lewes (within South Downs National Park and Lewes Conservation Area)

Current Status: Vacant, with planning permission granted for mixed-use redevelopment (35 homes, 198m² commercial space).

Market Value: £4.5 million (asking price).

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3. Custodianship and Governance Structure

Site : The Lewes Commons (charity) will own the freehold.

Leasing Model: Long leases (100 years) to individuals and organisations, with lease terms linked to affordability and community participation-no right to acquire freehold, anti-speculation measures in place.

People In Commons CIC: All leaseholders must be members. CIC is responsible for site management, resource sharing, and realising regenerative principles. The Lewes Commons is a corporate director, ensuring charitable oversight.

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4. Project Components

4.1 Residential

Co-housing: 10 units, each resident group able to borrow £250,000 (total £2.5m).

Social Housing: 10 units, with £2m funding from Lewes District Council or other public sources.

Affordability: Lease values and assignments are capped and linked to local income criteria, not open market value.

4.2 Commercial

Spaces: Community workshops, organic produce, local trades, and businesses.

Tenancy: Prioritise not-for-profit, locally owned, and regenerative enterprises.

Income: Commercial rents set to cover operational costs and contribute to loan servicing.

4.3 Community and Regenerative Systems

Shared resource systems for energy, food, transport, and utilities.

Regenerative landscaping and climate adaptation features.

Community governance via People In Commons CIC.

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5. Financial Plan

5.1 Acquisition and Development Costs

Table 2

Table 2

Item

Amount (£)

Site Purchase

4,500,000

Legal/Professional Fees

250,000

Refurbishment/Development

1,250,000

Working Capital/Contingency

500,000

Total

6,500,000

There are no rows in this table

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5.2 Funding Mix

Table 3

Table 3

Source

Amount (£)

Co-housing Residents (10 x £250k)

2,500,000

Social Housing Grant (Council)

2,000,000

Commercial Borrowing/Community Bonds

2,000,000

Total

6,500,000

There are no rows in this table

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5.3 Income Streams

Residential Leases: Ground rents/service charges from leaseholders (affordability-linked).

Commercial Rents: Income from workshops, retail, and offices.

Grant Funding: Potential for additional grants for sustainability and community initiatives.

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6. Circular Economy and Regenerative Principles

Ownership: Assets held in perpetuity for community benefit by The Lewes Commons.

Lease Structure: Prevents speculation, prioritises affordability, and supports community stewardship.

Resource Sharing: Residents and businesses participate in shared procurement and management of food, energy, transport, and utilities.

Regeneration: Site design and management support biodiversity, carbon reduction, and social resilience.

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7. Social and Environmental Impact

Affordable Living: Delivers secure, affordable homes for local people.

Local Enterprise: Supports locally owned, not-for-profit businesses.

Climate Adaptation: Embeds low-carbon, regenerative systems.

Community Cohesion: Fosters mutual support, shared governance, and participatory decision-making.

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8. Risk Management

Planning and Legal: The site has planning permission for mixed-use development; legal structure ensures long-term charitable benefit.

Finance: Diversified funding sources; affordability criteria reduce risk of arrears.

Community Engagement: Strong governance via People In Commons CIC; ongoing stakeholder engagement.

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9. Timeline

Table 4

Table 4

Milestone

Target Date

Secure Site Purchase Agreement

Q3 2025

Complete Fundraising/Financing

Q4 2025

Finalise Design and Planning

Q4 2025

Begin Refurbishment/Development

Q1 2026

First Occupations/Business Openings

Q4 2026

There are no rows in this table

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10. Conclusion

The Lewes Commons’ acquisition and regeneration of the Lewes Bus Station site will create a beacon of affordable, sustainable, and community-led urban living. By combining charitable ownership, innovative leasing, and regenerative economic models, the project will deliver lasting social, economic, and environmental benefits for Lewes.

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This plan is subject to further stakeholder consultation, due diligence, and legal review. All financial projections are indicative and will be refined as the project progresses.

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