PROPOSED SUBMISSION SHOREHAM HARBOUR JOINT AREA ACTION PLAN DRAFT FOR APPROVAL - AUGUST 2017 1

Contents

List of policies ...... 2 3 Area-wide policies ...... 30 List of maps ...... 2 3.1 Objective 1: Climate change, energy and sustainable building ..... 30 1 Introduction ...... 4 3.2 Objective 2: Shoreham Port ...... 35 1.1 What is the Joint Area Action Plan (JAAP)? ...... 4 3.3 Objective 3: Economy and employment ...... 39 1.2 Where is the Shoreham Harbour Regeneration Area? ...... 4 3.4 Objective 4: Housing and community ...... 41 1.3 Who has prepared the plan? ...... 7 3.5 Objective 5: Sustainable travel ...... 43 1.4 Why has the plan been prepared? ...... 7 3.6 Objective 6: Flood risk and sustainable drainage ...... 47 1.5 How has the plan been prepared? ...... 7 3.7 Objective 7: Natural environment, biodiversity and green infrastructure ...... 50 1.6 How was the community involved? ...... 8 3.8 Objective 8: Recreation and leisure ...... 58 1.7 What is the status of the JAAP? ...... 8 3.9 Objective 9: Place making and design quality ...... 62 1.8 European policy ...... 9 4 Character area proposals ...... 67 1.9 National policy ...... 9 4.1 Character Area 1: South Quayside ...... 67 1.10 Sub-regional policy ...... 10 4.2 Character Area 2: Basin ...... 73 1.11 Local policy ...... 12 4.3 Character Area 3 – North Quayside and South ...... 83 1.12 Shoreham Harbour policy ...... 14 4.4 Character Area 4 – Portslade and Southwick Beaches ...... 93 2 Spatial strategy ...... 16 4.5 Character Area 5 – Fishersgate and Southwick ...... 97 2.1 What is the vision for Shoreham Harbour? ...... 16 4.6 Character Area 6 – Harbour Mouth ...... 105 2.2 What are the objectives of the regeneration project? ...... 17 4.7 Character Area 7 – Western Harbour Arm ...... 111 2.3 What is proposed in the plan? ...... 22 5 Delivery and implementation ...... 126 2.4 What are the constraints in the regeneration area? ...... 27

1

List of policies List of maps

Policy SH1: Climate change, energy and sustainable building ...... 34 Map 1 - Location of Shoreham Harbour ...... 5 Policy SH2: Shoreham Port ...... 38 Map 2 - Shoreham Harbour Regeneration Area ...... 6 Policy SH3: Economy and employment ...... 40 Map 3 - Character areas ...... 23 Policy SH4: Housing and community ...... 42 Map 4 - Regeneration proposals ...... 25 Policy SH5: Sustainable travel ...... 46 Map 5 - Planning constraints ...... 26 Policy SH6: Flood risk ...... 48 Map 6 – CA1: South Quayside ...... 65 Policy SH7: Natural environment, biodiversity and green infrastructure . Map 7 - CA2: Aldrington Basin ...... 72 ...... 56 Map 8 – CA3: North Quayside and South Portslade ...... 82 Policy SH8: Recreation and leisure ...... 61 Map 9 – CA4: Portslade and Southwick Beaches ...... 92 Policy SH9: Place making and design quality ...... 63 Map 10 – CA5: Fishersgate and Southwick ...... 96 Map 11 – CA6: Harbour Mouth ...... 104 Policy CA1: South Quayside...... 69 Map 12 – CA7: Western Harbour Arm ...... 110 Policy CA2: Aldrington Basin ...... 79 Policy CA3: South Portslade and North Quayside ...... 89 Policy CA4: Portslade & Southwick Beaches ...... 94 Policy CA5: Fishersgate and Southwick ...... 102 Policy CA6: Harbour Mouth ...... 108 Policy CA7: Western Harbour Arm ...... 122

Policy SH10: Infrastructure Requirements ...... 129

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INTRODUCTION

3 1 Introduction

1.1 What is the Joint Area Action Plan 1.2 Where is the Shoreham Harbour (JAAP)? Regeneration Area? 1.1.1 The Shoreham Harbour Joint Area 1.1.4 The plan contains: 1.2.1 Map 1 shows the location of Shoreham Action Plan (JAAP) is a strategy for the  a long-term vision, objectives and Harbour. It is between the coastal regeneration of Shoreham Harbour and strategy for the Shoreham Harbour resorts of and , on surrounding areas. It includes proposals Regeneration Area the Sussex coast in southeast England. and policies for new housing and The harbour is around 55 miles from  themed area-wide policies on: employment generating floorspace; and London and 30 miles south of Gatwick for upgraded flood defences, . climate change, energy and Airport. recreational and community facilities, sustainable building 1.2.2 Map 2 shows the boundary of the . Shoreham Port sustainable travel, environmental and regeneration area. It stretches around 3 green infrastructure improvements. . economy and employment miles from the Adur Ferry Bridge in 1.1.2 An area action plan is a type of local . housing and community Shoreham-by-Sea through to plan for an area of significant change. . sustainable travel Lagoon. It is bounded to the north by The JAAP sets a planning policy . flood risk and sustainable drainage the West Coastway railway line, and to framework to guide development and the south by the River Adur and the . natural environment, biodiversity investment decisions within the English Channel. The A259 runs east- and green infrastructure Shoreham Harbour Regeneration Area west through the regeneration area. up to 2032. . recreation and leisure 1.2.3 Shoreham Harbour straddles the local . place making and design quality 1.1.3 The plan builds on and complements authority boundary between Adur the Adur Local Plan (2017) and the  proposals for seven character areas, district (within ) and the Brighton & Hove City Plan Part One including four allocations for new City of Brighton & Hove. The (2016). Planning applications within the development regeneration area includes parts of regeneration area must comply with the  an outline of how the Shoreham Shoreham-by-Sea, Kingston-by-Sea, strategy and policies in the JAAP, as well Harbour Regeneration Project will be Southwick, Fishersgate, Portslade-by- as the relevant local plans. delivered, monitored and Sea and Hove. implemented.

4 Map 1 - Location of Shoreham Harbour

5 Map 2 - Shoreham Harbour Regeneration Area

6 1.3 Who has prepared the plan? 1.4 Why has the plan been prepared? 1.5 How has the plan been prepared?

1.3.1 The plan has been prepared by the 1.4.1 The regeneration of Shoreham Harbour 1.5.1 There are four stages to preparing the Shoreham Harbour Regeneration and surrounding areas is a long-standing JAAP. The process is at currently at Partnership. This is made up of Adur aspiration of all the project partners. stage 4: District Council, Brighton & Hove City The partnership has produced this plan  Stage 1: Information gathering, Council, West Sussex County Council to identify realistic, deliverable and baseline analysis and identifying and Shoreham Port Authority. sustainable proposals for the issues (2008 – 2012) regeneration area. 1.3.2 The partnership also works closely with  Stage 2: Consideration of options, a number of other organisations. These 1.4.2 The JAAP is part of a long-term strategy developing spatial framework, include the Environment Agency, the to revitalise the area. It will deliver new preparing development briefs for Homes and Communities Agency, and affordable housing and modern areas of change (2012 – 2014) , Natural England and employment floorspace on previously  Stage 3: Consulting on the plan, Historic England. developed land. updating evidence, exploring 1.3.3 The plan will be jointly adopted by Adur 1.4.3 The JAAP will help to generate technical issues, addressing delivery District Council, Brighton & Hove City investment and access funding for issues (2014 – 2016) Council and West Sussex County Council improved infrastructure, including  Stage 4: Publication of the proposed sustainable transport, flood defences submission JAAP, submission to the and sustainable drainage. It will support Secretary of State for independent the safeguarding of the important examination, followed by formal function of Shoreham Port, including adoption by the councils (2017 – the importing and handling of 2018). aggregates and minerals. 1.4.4 The plan promotes the port as a hub for renewable energy generation, contributing to national and local carbon reduction targets. The JAAP will also promote the creation and enhancement of green infrastructure links through the area.

7 1.6 How was the community involved? 1.7 What is the status of the JAAP?

1.6.1 Working with local residents, 1.7.1 The JAAP is a local plan3 for the 1.7.4 Once adopted. the JAAP will supersede businesses, community and local Shoreham Harbour Regeneration Area. the following policy documents: interest groups is an important part of The JAAP will be part of the  Shoreham Harbour Development the plan-making process. These development plan for both Adur and Brief: South Portslade Industrial individuals and groups have made a Brighton & Hove. The Adur Local Plan Estate and Aldrington Basin (2013) critical contribution to shaping the and Brighton & Hove City Plan Part One proposals and policies in the JAAP. designate the regeneration area as a  Shoreham Harbour Development broad location for change4. Brief: Western Harbour Arm (2013) 1.6.2 As well as formal periods of public  Shoreham Harbour Interim Planning consultation, there has been ongoing 1.7.2 The councils will assess all planning Guidance (2011) engagement with communities applications and investment decisions throughout the plan-making process. within the regeneration area against the 1.7.5 This version of the plan has been strategy, proposals and policies in the prepared and published in accordance 1.6.3 The Consultation Statement provides JAAP, as well as the relevant local plans. with Regulation 19 of the Town and full details of the engagement work to County Planning (Local Planning) develop the plan. The consultation 1.7.3 Sections 1.8 to 1.12 set out how the Regulations 2012 for public consultation process complied with statutory JAAP relates to other policies, plans and 1 purposes. The plan sets out the vision regulations and the Statement of strategies. and strategic objectives, the policies, Community Involvement (SCI) of each of 2 and the proposed site allocations. In the partner councils . this plan, the authorities have sought to address the points raised in the Regulation 18 Draft JAAP consultations and points raised in engagement with consultees. The policies in this Proposed Submission plan will be given appropriate weight in the determination of planning applications.

1 The Town and Country Planning (Local Planning) 3 As defined in The Town and Country Planning (Local (England) Regulations 2012 Planning) (England) Regulations 2012. Also referred to as a 2 Adur and Worthing Statement of Community Development Plan Document as defined in the Planning Involvement (2012); Brighton & Hove Statement of and Compulsory Purchase Act 2004. Community Involvement (2015); West Sussex Statement of 4 Policy 8 of the Adur Local Plan (2017); Policy DA8 of the Community Involvement (2012) Brighton & Hove City Plan Part One (2016).

8 1.8 European policy 1.9 National policy 1.8.1 Relevant European legislation includes 1.8.5 Under the Habitats Directive (1992) and National Planning Policy Framework and the Strategic Environmental Assessment Birds Directive (2009)7 plan-makers Planning Practice Guidance (SEA) Directive (2001)5. This requires must consider the potential effects of 1.9.1 The JAAP was prepared in conformity assessment of the plan against 8 proposals on protected sites . with the National Planning Policy environmental objectives to ensure that 1.8.6 Both the Adur Local Plan and Brighton & Framework (NPPF) and Planning it is sustainable. Hove City Plan Part One were screened Practice Guidance (PPG). 1.8.2 The Sustainability Appraisal of the for Habitats Regulations Assessment 1.9.2 The NPPF applies a presumption in Shoreham Harbour Joint Area Action (HRA). These reports concluded that a favour of sustainable development. It Plan meets the requirements of the SEA full HRA is not required as there are no requires local planning authorities (LPA) Directive. significant impacts on protected to assess their housing and employment 1.8.3 EU policies also require plan –makers to European sites. space needs, and to plan positively to consider the impact that proposals may 1.8.7 As the proposals in this plan accord with meet those needs. have on health and equality6. This the local plans, the partnership and 1.9.3 The NPPF promotes the role of ports. applies to these protected Natural England has agreed that an HRA This includes the importance of characteristics: is not needed for the JAAP. The safeguarding capacity for landing  gender Shoreham Harbour Habitats Regulations minerals and aggregates. Statement (2016) sets out this position  race in full. 1.9.4 The NPPF also promotes the shift  disability towards a green economy and  age encourages policies that promote district level renewable energy

 sexual orientation generation and green infrastructure as  religion or belief set out in this plan.

1.8.4 The Sustainability Appraisal of the JAAP 1.9.5 Where appropriate the JAAP highlights meets these requirements. sections of the NPPF and PPG which support the policies in the plan.

7 Directive 92/43/EEC and Directive 2009/147/EC 5 Directive 2001/42/EC transposed into UK legislation in transposed into UK legislation in The Conservation of The Environmental Assessment of Plans and Programmes Habitats and Species Regulations 2010 Regulations 2004 8 Special Areas of Conservation (SAC), Special Protection 6 Transposed into UK legislation in the Equality Act 2010 Areas (SPA) and Ramsar sites.

9 1.10 Sub-regional policy

Duty to cooperate National policy statements Greater Brighton City Deal 1.9.6 The Duty to Cooperate is a legal duty for 1.9.9 The National Policy Statement for Ports 1.10.1 The Greater Brighton City Deal was local planning authorities to engage (2012) was produced by the awarded by government in 2014. The with each other on cross boundary Department for Transport under the city region is made up of Adur, Brighton issues. Engagement must be active, Planning Act 20089. It provides the & Hove, Lewes, Mid Sussex and constructive and ongoing to make local framework for decision making on Worthing. proposals for new port development. plans more effective. 1.10.2 The councils work together to prioritise 1.9.7 The JAAP was prepared by a partnership 1.9.10 The statement highlights the changing economic growth. Shoreham Harbour is of local authorities working together role of ports in relation to energy supply identified as a growth centre which will across the boundaries. The regeneration and generation. This includes securing focus on environmentally driven project is jointly governed by Adur energy supplies, providing facilities to technologies. support offshore renewable sites and to District Council, Brighton & Hove City Coast to Capital Strategic Economic Plan Council and West Sussex County house power stations fuelled by Council. Joint working arrangements are biomass. 1.10.3 The regeneration area is within the area of the Coast to Capital Local Enterprise set out in a Memorandum of 1.9.11 The Overarching National Policy Partnership (LEP). The LEP is responsible Understanding between the project Statement for Energy (EN-1) (2010) for £202 million Growth Deal funding. It partners. outlines the increasing importance of has awarded £9.5 million for flood renewables as part of the energy mix. 1.9.8 The Duty to Cooperate Statement (2017) defence projects and transport access sets out in more detail the cross UK Marine Policy Statement improvements in the Shoreham area. boundary engagement in the preparation of this plan. 1.9.12 The UK Marine Policy Statement (2011) 1.10.4 The LEP produced the Coast to Capital sets out the government’s vision for Strategic Economic Plan in 2014. It

‘clean, healthy, safe, productive and identifies Shoreham-by-Sea as one of its biologically diverse oceans and seas’. It key strategic locations for growth. The is the overarching framework for plan recognises the flood risk and preparing marine plans across the UK. transport constraints in delivering These will be used for decisions growth. affecting the marine environment.

9 Planning Act 2008 s. 5(9)

10 Coastal West Sussex and Greater 1.10.7 The LSS sets nine spatial priorities for Brighton and Lewes Downs Biosphere Brighton Local Strategic Statement the area. Spatial Priority 1 relates to Management Strategy

Shoreham Harbour and Shoreham 10 1.10.5 The Coastal West Sussex and Greater 1.10.8 UNESCO designated the Brighton and Brighton Strategic Planning Board is (Brighton City) Airport. For Shoreham Lewes Downs as a Biosphere Reserve in made up of lead councillors from Adur, Harbour this includes: 2014. Biospheres are defined as “sites of Arun, Brighton & Hove, , East 1 Improved access to and from excellence”: Sussex, Horsham, Lewes, Mid Sussex, the A27 and A259 and to local ‘to balance conservation and and West Sussex councils and the South transport infrastructure including socioeconomic development between Downs National Park Authority. Through public transport, walking and cycling. nature and people, and to explore and the board the councils work together to 2 Improved flood defences. demonstrate innovative approaches as identify and manage cross-boundary learning sites for sustainable 3 Consolidated port activities in the planning issues. development’. eastern harbour arm and 1.10.6 In 2016 the councils adopted an safeguarding sufficient capacity at 1.10.9 The Biosphere Management Strategy updated Coastal West Sussex and mineral wharves to ensure a steady has three objectives. These are: Greater Brighton Local Strategic and adequate supply of minerals to Statement (LSS). This statement sets the 1 Nature Conservation meet foreseeable future demands. following strategic objectives: 2 Sustainable Socio-Economic 1 Delivering sustainable economic Development growth 3 Knowledge, Learning and Awareness 2 Meeting strategic housing needs 3 Investing in infrastructure 4 Managing environmental assets and natural resources

10 United Nations Educational, Scientific and Cultural Organisation

11 1.11 Local policy

1.10.10 The Shoreham Harbour Joint Area South Inshore Marine Plan 1.11.1 Both the Adur Local Plan and the Action Plan will enable the delivery of a Brighton & Hove City Plan Part One 1.10.11 The Marine Management Organisation high quality, exemplar, mixed-use identify the regeneration of the is preparing the South Inshore Marine sustainable development and improved Shoreham Harbour area in their Plan. This covers the south coast and environmental quality. This includes: strategic objectives. Both plans also tidal rivers between and the contain a policy that identifies the  a comprehensive flood defence River Dart, Devon. harbour as a ‘broad location’ for future solution 1.10.12 Marine plans and local plans overlap strategic development.  development that reduces car between high and low water marks. The 1.11.2 This plan is consistent with the local ownership and promotes sustainable South Inshore Marine Plan includes the plans for both Adur and Brighton & modes of transport coastline at Shoreham Beach, and Hove. In case of any conflict between  Southwick and Portslade-by-Sea. It also improved green infrastructure and policies in these plans and the JAAP, the include the Eastern and Western Arms access to open spaces most recently adopted plan will have of the River Adur.  provision of enhanced public realm precedence11. along the river frontage 1.10.13 The plan will manage the sustainable Adur Local Plan  policies in the emerging Adur Local development of marine industries such Plan and Joint Area Action Plan that as shipping, marine aggregates, fishing 1.11.3 Council submitted the Adur recognise the need to enhance green and windfarms, as well as the Local Plan in autumn 2016. The plan corridors and improve ecological conservation and protection of marine provides a strategy for development in 12 connectivity. habitats and species. Adur up to 2032. Policy 2 (Spatial Strategy) states:

11 See Section 38(5) of the Planning and Compulsory Purchase Act 2004 12 The plan excludes the parts of the district within the South Downs National Park.

12

“Shoreham Harbour will be the focus of Brighton & Hove City Plan Minerals and Waste Plans a significant level of development to 1.11.6 Brighton & Hove City Council adopted 1.11.9 Shoreham Port contains a number of facilitate regeneration of the Harbour the Brighton & Hove City Plan Part One minerals wharves and waste and neighbouring communities, which in March 2016. The plan provides the management facilities. West Sussex and will be delivered through an Area Action overall strategic and spatial vision for Brighton & Hove councils are minerals Plan to be prepared jointly between 13 the future of Brighton & Hove up to and waste planning authorities for the Adur District Council, Brighton & Hove 2030. regeneration area. City Council and West Sussex County Council.” 1.11.7 Strategic Objective 6 states: 1.11.10 The West Sussex Minerals Local Plan (2003) safeguards a number of wharves 1.11.4 Policy 8 (Shoreham Harbour) sets out “Through joint working with Adur District Council, West Sussex County at Shoreham Harbour, including some the policy and priorities for each sites proposed for new mixed use character area and states that: Council and the Shoreham Port Authority, maximise the potential of development in this plan. The Draft “The Council will facilitate the delivery of Shoreham Harbour for the benefit of West Sussex Joint Minerals Plan (2017) a minimum of 1,100 new dwellings existing and future residents, businesses, seeks to safeguard sufficient capacity to ithin the Shoreham Harbour w port-users and visitors through a long ensure a steady and adequate supply of Regeneration Area within Adur District term regeneration strategy.” minerals whilst supporting regeneration during the plan period to 2032.” aspirations set out in this document. 1.11.8 Policy DA8 (Shoreham Harbour) sets out The Plan has been submitted to 1.11.5 Policy 4 (Planning for Economic Growth) the policy and priorities for each of the allocates land for employment government for examination on legal harbour character areas and states that generating uses in Adur up to 2032, compliance and soundness. 2 the JAAP process will further explore including 16,000m floorspace in the 1.11.11 and test the delivery of: Brighton & Hove City Council, East part of the Shoreham Harbour Sussex County Council and the South Regeneration Area within Adur.  300 new residential units within Downs National Park Authority adopted Brighton & Hove the Waste and Minerals Plan in 2013.  7,500m2 net additional employment The , South Downs and floorspace Brighton & Hove Waste and Minerals Sites Plan was adopted in 2017. The plan safeguards wharf capacity at Shoreham Harbour.

13 The plan excludes the parts of the city within the South Downs National Park.

13 1.12 Shoreham Harbour policy

Shoreham Beach Neighbourhood Plan Shoreham Harbour Flood Risk Shoreham Harbour Transport Strategy 1.11.12 In 2014, Adur District Council approved Management Guide 1.12.3 The Shoreham Harbour Transport the Shoreham Beach Neighbourhood 1.12.1 The partnership, working closely with Strategy (2016) has been prepared to Area and designated the Shoreham the Environment Agency, produced the support delivery of the JAAP through a Beach Neighbourhood Forum. The Shoreham Harbour Flood Risk programme of transport infrastructure forum is working with the community to Management Guide Supplementary improvements, transport services and produce a neighbourhood plan to Planning Document (SPD) (2015). This travel behaviour change initiatives. It is address issues in the area. The sets out illustrative concepts for an supported by a technical evidence base, neighbourhood plan area is contiguous upgraded flood defence network along which is set out in the Shoreham with Marine ward. This overlaps with the Western Harbour Arm, and a Harbour Transport Strategy Baseline the regeneration area at Shoreham Fort, summary of the cost and requirements Analysis document (2014). Shoreham Sailing Club and Silver Sands. of developers in relation to mitigating Shoreham Port Masterplan flood risk. These documents will also be used to provide information for funding 1.12.4 Shoreham Port Authority produced the applications The SPD also provides Shoreham Port Masterplan (2016). guidance for flood mitigation at the Although it is not a statutory planning other allocations. policy document, the plan sets the port’s future development and must be Shoreham Harbour Green Infrastructure taken into account when considering Strategy new developments in or near the port. 1.12.2 The partnership is currently preparing a 1.12.5 This plan includes many of the proposals green infrastructure strategy. This will identified in the masterplan where set out proposals for ecological relevant to the regeneration project. enhancements throughout the regeneration area as well as the creation of a green corridor as part of an enhanced green infrastructure network.

14 SPATIAL STRATEGY

15 2 Spatial strategy

2.1 What is the vision for Shoreham Harbour?

By 2032, Shoreham Harbour 2.1.1 This section sets out the vision, themes, Sustainable development Regeneration Area will be transformed objectives and strategy for the 2.1.4 Sustainable development “meets the into a vibrant, thriving, waterfront regeneration of the Shoreham Harbour needs of the present without destination comprising a series of area up to 2032. compromising the ability of future sustainable, mixed-use developments 14 2.1.2 The vision is to maximise the potential generations to meet their own needs” . alongside a consolidated and enhanced of the area for the benefit of existing The planning system contributes to Shoreham Port which will continue to 15 and new residents, businesses, port- achieving sustainable development . play a vital role in the local economy. users and visitors through a long-term The NPPF identifies three dimensions to sustainable development: The redevelopment of key areas of the regeneration strategy. This will be achieved through partnership working harbour will provide benefits for the  an economic role, contributing to between local authorities and Shoreham local community and economy through building a strong, responsive and Port Authority and with local increased investment, improved leisure competitive economy opportunities, enhanced public realm landowners to facilitate the redevelopment of key sites.  a social role, supporting strong and the delivery of critical vibrant and healthy communities infrastructure that will help respond 2.1.3 The aim is to deliver a series of  an environmental role, contributing positively to climate change. appropriately located, high quality, and enhancing the natural, built and sustainable, mixed-use developments historic environment. including new housing, employment floorspace, leisure opportunities, 2.1.5 Sustainable development is an improved public space and associated overarching theme for this plan, and the infrastructure including flood defences local plans for both Adur and Brighton & and transport improvements. Hove.

14 Resolution 42/187 of the United Nations General Assembly 15 NPPF (2012) paragraph 6

16 2.2 What are the objectives of the regeneration project?

Objective 1: Climate change, energy and 2.2.1 Local plans are legally required to sustainable building include policies to ensure that development and the use of land To minimise carbon emissions, address the challenges of climate change and “contribute to the mitigation of, and 16. create a renewable energy hub adaptation to, climate change” 2.2.2 Planning helps to shape places to secure To ensure all new developments use radical reductions in greenhouse gas energy and water as efficiently as emissions, minimise vulnerability and possible, use energy from renewable provide resilience to the impacts of technologies, use sustainable climate change. It also supports the materials, reduce waste, incorporate delivery of renewable and low carbon innovative approaches to open space, energy and associated infrastructure17. biodiversity, and green infrastructure, 2.2.3 Shoreham Port has EcoPort status from encourage uptake of low carbon modes the European Sea Ports Organisation. of transport and support sustainable The regeneration partnership aims to lifestyles in existing and new areas. maximise the harbour area’s potential To maximise opportunities to deliver as a hub for renewable energy. sustainability objectives through large- scale zero and low-carbon energy technologies to serve the harbour and wider area; particularly those that take advantage of the harbour’s coastal location. Shoreham Port will be supported in becoming an important hub for renewable energy generation for the benefit of the sub-region as well as locally.

16 Planning Act 2004 s.19 (1)(a) (as amended by Planning Act 2008 s.182) 17 NPPF (2012) paragraph 92

17 Objective 2: Shoreham Port: Objective 3: Economy and employment:

To support a growing, thriving port To stimulate the local economy and provide new jobs. To facilitate the delivery of the adopted Port Masterplan, the provision of a To provide new, high quality modernised, consolidated and employment floorspace and improve sustainable port and to promote the the business environment to support important role of the port in the local the needs of local employers. To equip and wider economy. local communities with the training and skills required to access existing and 2.2.4 Shoreham Port is the largest commercial future employment opportunities port between Southampton and , and the closest Channel port to London. 2.2.7 Local planning authorities must plan to meet the development needs of 2.2.5 The port plays an important economic role in the area. Around 1,700 people business and support economic 18. The proposals in this plan will are employed in the port and a further growth contribute to providing employment 1,000 nearby. It is an important location space in the local area. for the import and export of aggregates, timber, steel, oil and cereals. 2.2.8 For Adur, an Employment Land Review (2014) identified the requirement for: 2.2.6 Shoreham Port Masterplan sets out 15,000 to 20,000m2 office and research Shoreham Port Authority’s strategy for and development floorspace (use the growth and development of the classes B1a andB1b); and, 35,000 to port. The regeneration proposals in this 40,000m2 warehouse floorspace (use plan provide an opportunity for class B8) consolidating, reconfiguring and enhancing the operations of Shoreham 2.2.9 For Brighton & Hove, the Employment Port. Land Review (2012) identified the requirement for 112,240m2 office floorspace (use classes B1a and B1b); and, 43,430 m2 industrial floorspace (use classes B1c, B2 and B8)

18 NPPF (2012) paragraph 20

18 Objective 4: Housing and community: Objective 5: Sustainable travel To provide new homes and contribute T o improve connections and promote to meeting identified housing need sustainable transport choices

To address shortfalls in local housing To promote sustainable transport provision through delivering new choices through ensuring that new homes of a range of sizes, tenures and developments are well served by high types, including affordable and family quality, integrated and interconnected homes as well as associated supporting networks, improved pedestrian, cycling community infrastructure. and public transport routes and seeking to reduce demand for travel by private 2.2.10 Local planning authorities must plan to car in innovative ways. meet objectively assessed needs for new housing and identify deliverable 2.2.13 Local plans should promote sites or broad locations with potential development at locations that minimise for new housing. Local plans must also trip generation and encourages the use include policies to deliver community of sustainable modes of transport19. infrastructure and local facilities. The Transport policies can support proposals in this plan will contribute to reductions in greenhouse gas emissions, delivering housing in the local area. as well as contribute to wider sustainability and health objectives20 2.2.11 Adur needs 6,825 homes up to 2032). This is 325 homes per year. The full 2.2.14 The Shoreham Harbour Transport objectively assessed housing need Strategy includes a programme of cannot be met and the Adur Local Plan transport infrastructure improvements, aims to deliver 3,718 dwellings over the transport services and travel behaviour plan period. change initiatives. 2.2.12 The objectively assessed housing need for Brighton & Hove that informed the City Plan Part One was 30,120 homes up to 2030. It was accepted this could not be met. Consequently the adopted City

Plan Part One sets a housing target of 19 Circular 02/2013 ‘The Strategic Road Network and the 13,200 dwellings over the plan period. Delivery of Sustainable Development’ 20 NPPF (2012) paragraph 29

19 Objective 6: Flood risk and sustainable Objective 7: Natural environment, drainage biodiversity and green infrastructure

To reduce the risk of flooding and To add to the natural capital of the adapt to climate change Shoreham Harbour Regeneration Area by delivering net gains to biodiversity To ensure that development avoids and and a multifunctional green reduces the risks from flooding and infrastructure network impacts on coastal processes and that risks are not increased elsewhere as a To conserve and protect the area’s result. To ensure that appropriate and important environmental assets, comprehensive flood infrastructure is wildlife habitats and ecosystem delivered. To ensure surface water run- services and to enhance the off and water pollution have been biodiversity of the area by creating new reduced by the introduction of habitats. To minimise and mitigate sustainable drainage systems. impacts on the natural and local environment from soil, air, water or 2.2.15 Local plans should direct development away from areas at high risk of flooding. noise pollution. This is determined through the To support the objectives of the Sequential Test, and if necessary, the Brighton & Lewes Downs Biosphere Exception Test21. Management Strategy through the 2.2.16 Both Adur and Brighton & Hove councils creation of green links within and have carried out sequential and beyond the harbour area, changes in exceptions tests for the regeneration the design and management of spaces area. These have found the wider to create a functioning green sustainability benefits of development infrastructure network, including new at Shoreham Harbour outweigh the green spaces and biodiverse green flood risk. Development must be safe, roofs and walls. without increasing the flood risk elsewhere.

21 NPPF (2012) paragraph 100

20 2.2.17 Local plans should contribute to and Objective 8: Recreation and leisure enhance the natural and local T o enhance and activate the harbour environment and effective reuse of for leisure, recreation and tourism and 22. brownfield land encourage active, healthy lifestyles. 2.2.18 The JAAP seeks the creation, protection, enhancement and management of To create places that promote healthy networks of biodiversity and green and enjoyable living by improving infrastructure. It is important future existing and providing new green proposals take into account natural infrastructure including open spaces capital and seek to deliver net gains to and green links as well as leisure and biodiversity. recreation opportunities. To improve connections to and use of the waterfront, coast and beaches as attractive destinations for both locals and visitors.

2.2.19 Local planning authorities should plan for recreational and leisure facilities and services to meet the needs of new development. Planning plays an important role in promoting healthy and active lifestyles. This includes the provision of open space, sports and recreation facilities23. 2.2.20 Local plans should also include policies to protect and enhance public rights of way and access24.

23 NPPF (2012) paragraph 73 22 NPPF (2012) paragraphs 109; 114 24 NPPF (2012) paragraph 75

21 2.3 What is proposed in the plan? Objective 9: Place making and design 2.3.1 This plan splits the regeneration area quality into seven character areas. These are To promote high design quality and shown in Map 3. The areas are: improve townscape  CA1: South Quayside To promote developments of high  CA2: Aldrington Basin design quality that maximise the  CA3: North Quayside and South waterfront setting, respect local Portslade character and form and enhance key  CA4: Portslade and Southwick gateways and public spaces. Beaches To protect and enhance the area’s  CA5: Fishersgate and Southwick historic assets including the Scheduled  CA6: Harbour Mouth Monument at Shoreham Fort, listed  CA7: Western Harbour Arm buildings and conservation areas.

2.3.2 Section 4 of this plan includes specific 2.2.21 Local plans should include policies that set out the quality of development policies and proposals for each of these expected in the area. New development areas. This includes four allocations for should: new development. The allocations are:  function well  Aldrington Basin (within CA2)  establish a strong sense of place  South Portslade (within CA3)  optimise the potential of the site  Southwick Waterfront (within CA5)  respond to local character and  Western Harbour Arm Waterfront history (within CA7)  create safe and accessible environments  be visually attractive25

25 NPPF (2012) paragraph 58

22 Map 3 - Character areas

23 2.3.3 Map 4 illustrates the key proposals in CA4 – Portslade and Southwick Beaches CA6 – Harbour Mouth the plan. These include: Access to Portslade and Southwick 2.3.14 Harbour Mouth includes port- CA1 – South Quayside Beaches for pedestrians and cyclist will operational areas, existing housing and be improved. Habitats and biodiversity employment space, and Kingston Beach. 2.3.4 South Quayside is mostly a port- operational area. Port facilities will be will be created and protected. Port operational areas will be safeguarded and improved. CA5 – Fishersgate and Southwick safeguarded and improved. The area includes the historic buildings 2.3.5 The area also includes a waste water 2.3.10 Fishersgate and Southwick includes a treatment works, power stations and mixture of port operations, employment of Kingston Buci lighthouse and renewable energy generation. These space, residential areas and green Shoreham Fort. These will be protected. uses will be safeguarded. space. Port facilities will be safeguarded CA7 – Western Harbour Arm and improved. CA2 – Aldrington Basin 2.3.15 Currently the Western Harbour Arm is 2.3.11 The area includes an allocation for mostly an employment area. It includes 2.3.6 Aldrington Basin includes a mixture of port operations, employment space and proposed development at Southwick an allocation for proposed development Waterfront. This will deliver a minimum at Western Harbour Arm Waterfront. some residential areas. Port facilities 2 will be safeguarded and improved. of 4,000m employment generating This will deliver a minimum of 1,100 floorspace. new homes and 12,000m2 employment 2.3.7 The area includes an allocation for generating floorspace. proposed development of a minimum of 2.3.12 Lady Bee Marina will be expanded and 2 improved. Green space will be improved 2.3.16 New flood defences will be built. A new 4,500m employment generating floorspace and 90 new homes. and connected to create wildlife waterfront route will improve corridors and linear open spaces. connections for pedestrians and cyclists CA3 – North Quayside and South between Shoreham-by-Sea town centre Portslade 2.3.13 Improvements to existing housing estates will be supported. This includes and Kingston Beach. Habitats and 2.3.8 North Quayside is mostly a port- the retrofit of energy efficiency biodiversity will be created and operational area. Port facilities will be measures. protected. safeguarded and improved. 2.3.9 South Portslade is mostly an employment area. It includes an allocation for proposed development of a minimum of 3,000m2 employment generating floorspace and 210 new homes.

24 Map 4 - Regeneration proposals

25 Map 5 - Planning constraints

26 2.4 What are the constraints in the regeneration area?

2.4.1 Map 5 shows some of the main planning Nature reserves Air quality constraints in the regeneration area. 2.4.6 The Adur Estuary Site of Special 2.4.10 There are two Air Quality Management Development and regeneration Scientific Interest (SSSI) is close to the Areas (AQMAs) that are partly within proposals need to consider these regeneration area. The Western the regeneration area. The Brighton & constraints. Harbour Arm, in particular, is within the Hove and Portslade AQMA in the east. Slipways and hards impact risk zone for this site. Parts of And the Shoreham AQMA in the west. the SSSI are also an RSPB nature 2.4.2 There are several historic slipways and 2.4.11 These AQMAs have been designated reserve. hards in the Western Harbour Arm area. due to the high level of pollutants from Many of these are in a poor state of There are Sites of Nature Conservation road vehicle emissions. Each AQMA has repair and are unusable for modern Importance (SNCIs) at Shoreham Beach an Air Quality Action Plan which sets out craft. However they are an important and Basin Road South. Shoreham Beach how this is managed. part of the heritage and character of is also a Local Nature Reserve. Hazardous substances Shoreham-by-Sea. Open space 2.4.12 There are three Health and Safety Historic buildings and conservation 2.4.7 Kingston Beach is a village green. This Executive (HSE) Consultation Zones in areas safeguards the beach as a public space. the regeneration area. These limit the 2.4.3 types of development that are allowed The regeneration area includes part of 2.4.8 Other public open spaces include: the Shoreham-by-Sea Conservation Area close to sites where hazardous and the Riverside section of the  Fishersgate Recreation Ground substances are handled. There is also a Southwick Conservation Area.  The Ham, a small recreation ground Development Proximity Zone at the Fishersgate site. 2.4.4 Shoreham Fort is a Scheduled and skate park in the Western Monument. Harbour Arm area 2.4.13 The Western Harbour Arm site will  The Garden, a pocket park at Coates become inactive during the plan period. 2.4.5 There are three Grade II listed buildings: Court, Southwick Adur District Council will seek to revoke  Royal Sussex Yacht Club  The Sanctuary, a pocket park at the hazardous substances consent for  Sussex Arms Public House Laylands Court, Fishersgate this site at that time.  Kingston Buci Lighthouse 2.4.9 The regeneration area is also close to Hove Lagoon and Vale Park.

27

AREA-WIDE POLICIES

29 3 Area-wide policies 3.1 Objective 1: Climate change, energy and sustainable building

To minimise carbon emissions, address the 3.1.1 Section 19 (1A) of the Planning and 3.1.3 In line with the carbon reduction targets challenges of climate change and create a Compulsory Purchase Act (2004) (as in the Climate Change Act 2008, the renewable energy hub amended) legally requires local planning National Planning Policy Framework states that local authorities To ensure all new developments use energy and authorities to include in their plans (NPPF) should take a proactive approach to water as efficiently as possible, use energy from “policies designed to secure that the mitigating and adapting to climate renewable technologies, use sustainable development and use of land … change27. materials, reduce waste, incorporate innovative contribute to the mitigation of, and adaptation to climate change”. approaches to open space, biodiversity, and 3.1.4 The NPPF also states that local planning green infrastructure, encourage uptake of low 3.1.2 The National Planning Policy Framework authorities should positively promote carbon modes of transport and support (NPPF) states that: energy from renewable and low carbon sustainable lifestyles in existing and new areas. sources and identify areas for “Planning plays a key role in helping to renewable and low energy sources, and To maximise opportunities to deliver shape places to secure radical supporting infrastructure28. sustainability objectives through large-scale reductions in greenhouse gas emissions, zero and low-carbon energy technologies to minimising vulnerability and providing 3.1.5 Planning Practice Guidance (PPG) states serve the harbour and wider area; particularly resilience to the impacts of climate that the inclusion of policies to those that take advantage of the harbour’s change, and supporting the delivery of contribute to the mitigation of, and coastal location. Shoreham Port will be renewable and low carbon energy and adaptation to, climate change is a supported in becoming an important hub for associated infrastructure. This is central consideration when examining a plan renewable energy generation for the benefit of to the economic, social and for soundness29. the sub-region as well as locally. environmental dimensions of sustainable development.”26

27 NPPF (2012) paragraph 94 28 NPPF (2012) paragraph 97 26 NPPF (2012) paragraph 93 29 PPG (2014) paragraph 6-002

30 3.1.6 The harbour falls within the Brighton & Creating an exemplar renewable energy 3.1.13 Passive design makes the best use of Hove Downs Biosphere area which hub site orientation, building form, layout, promotes world class management of landscaping and materials to maximise 3.1.10 Shoreham Harbour Regeneration the environment. Shoreham Harbour is Partnership was awarded funding under natural light and heat, whilst avoiding identified as a future hub for low carbon the second wave of the government’s overheating by providing passive cooling energy and decentralised energy Eco-Towns programme in 2009 and a and ventilation. generation. Capacity and Viability Study (2010) was 3.1.7 The Coast to Capital Local Economic commissioned to explore its potential to Low and zero-carbon technologies Partnership (LEP) and the Greater meet the programme criteria. A include, but are not limited to the Brighton City Deal are promoting the Shoreham Harbour and Adur District following: potential for district heating networks Energy Strategy (2009) and Brighton &  Solar-thermal water heating and an eco-technology cluster at Hove Renewable and Sustainable Energy Shoreham Harbour. There is significant Study (2012) have also been carried out  Air, ground or water source heat potential to leverage investment and which both highlighted the potential of pumps resources for delivery in this area. the harbour to significantly contribute  Efficient gas boiler Sustainable building and design towards meeting the renewable energy  Gas combined heat and power (CHP) needs of the sub-region.  Solar photovoltaic (PV) panels 3.1.8 The Adur Local Plan includes a requirement for a Sustainability 3.1.11 Shoreham Port has European ‘Eco Port’  Wind turbines status and as a community trust Port is Statement to accompany development proposals within the parts of the motivated to maximise its potential as a Potential for district heat network regeneration area in Adur. Guidance is hub for renewable energy generation set out within Sustainability Statements and waste heat distribution. 3.1.14 As set out in Policy DA8 of the Brighton Guidance Note: Shoreham Harbour. 3.1.12 Building-related energy consumption is & Hove City Plan Part One, the city a significant contributor to greenhouse council is proactively encouraging 3.1.9 Brighton & Hove City Plan Part One opportunities that arise to incorporate policy CP8 Sustainable Buildings sets out gas emissions. The hierarchy of demand waste heat or other heat sources into requirements for sustainability reduction, efficient energy supply and the heat networks for the city. The standards and issues that must be renewable energy provision represents the most cost-effective means of Brighton & Hove Energy Study (2013) addressed by all development identified the potential for district proposals. reducing energy consumption and greenhouse gas emissions for new heating networks in and around developments. Shoreham Harbour within a long list of priority areas.

31 3.1.15 New development that takes place 3.1.18 The partnership has commissioned a Offshore and onshore wind power within the long-list of priority areas will further study to carry out detailed 3.1.21 The Rampion offshore wind farm is feasibility and business model options be encouraged to consider low and zero under construction 13km off the Sussex appraisals of the potential network. This carbon decentralised energy coast to the south and east of Shoreham study will be complete in early 2018. If possibilities and will be required to Harbour. The development will feasible and deliverable, the network either connect where a suitable network comprise up to 116 wind turbines with a may be run by the local authorities or be is in place (or would be at the time of gross capacity of up to 400MW. There an independent delivery body or Energy construction) or design systems to be will be potential supply chain benefits Service Company (ESCo). compatible with a future connection to for Shoreham Harbour and the local a network. 3.1.19 Development should demonstrate that economy. 3.1.16 As part of the South Quayside Character the heating and cooling systems have 3.1.22 Shoreham Port Authority has also been selected in accordance with the Area proposals (within Section 4 of this installed two medium scale (100kw) on- following heating and cooling hierarchy document), there is potential to work shore wind turbines in the South with the existing Shoreham Power  Connection to existing combined Quayside area as an effective way of Station to deliver a district heating heat and power (CHP) distribution increasing renewable energy generation network to provide waste heat to local networks and reducing carbon emissions. The consumers.  Site wide renewable CHP turbines will generate, on average, 3.1.17 The Heat Network Delivery Unit 555,000kWh electricity per year to  Site wide gas-fired CHP (HNDU)30 has provided part funding to power the nearby port Pump House. explore the potential for heat networks  Site wide renewable community 3.1.23 Proposals for turbines are subject to in and around Shoreham Harbour. The heating/cooling environmental impact assessment as Shoreham Harbour Heat Network Study  Site wide gas-fired community part of the planning application process. (2016) mapped heat demands and heating/cooling identified potentially viable scenarios  Individual building renewable heating for network development.  Individual building heating, with the exception of electric heating 3.1.20 All CHP must be of a scale and operated to maximise the potential for carbon reduction. All buildings must adhere to the guidelines set out in Chapter 3 – 30 HNDU is now part of the Department for Business, Design – of the CIBSE Heat Networks Energy and Industrial Strategy (BEIS). It wasformerly part Code of Practice for the UK. of the Department for Energy and Climate Change (DECC), which was abolished in 2016.

32 Solar Photovoltaics Sustainable use of water 3.1.24 The expanse of warehouses roofs in the 3.1.26 Shoreham Harbour is supplied with harbour area offer significant potential water from the Brighton Chalk Aquifer. for solar PV power generation. This is an important and heavily Shoreham Port Authority has worked exploited resource. The Environment with Brighton Energy Cooperative to Agency has classified the location as install a large number of solar panels on falling within an area of ‘serious water a number of these roofs. The project is stress’, where demand for water is high funded by community investors buying and resource availability is low. shares in the cooperative. 3.1.27 New development at the harbour offers 3.1.25 There is also the potential for solar the opportunity to incorporate energy generation on the roofs of the sustainable drainage systems (SuDS). Adur Homes estates at Southwick and These can provide a range of Fishersgate. The regeneration sustainability benefits in addition to partnership will support Adur Homes to managing surface water, including explore these opportunities. enhancing biodiversity and reducing flood risk. 3.1.28 Water efficiency standards can help to deliver the objectives set out within both the Biosphere Management Strategy (2014-2019) and the South East River Basin Management Plan (2016). The basin plan contains an action that requires local authorities to seek the use of water efficiency standards that exceed the Building Regulations where there is local evidence to support this need.

33 Policy SH1: Climate change, energy and sustainable building 1. Development proposals should District heating and cooling Sustainable use of water demonstrate how they maximise 6. Development in areas identified in the 8. All developments should seek to achieve opportunities to support local Shoreham Harbour Heat Network Study high standards of water efficiency and sustainability objectives and (2016), or subsequent update, will be explore potential to implement measures commitments. expected to connect to district heating to recycle, harvest and conserve water 2. A completed Sustainability Checklist will networks where they exist, or incorporate resources. be required to accompany all the necessary infrastructure for 9. All new homes should achieve (as a development proposals in the areas of the connection to future networks. minimum standard), internal water use of harbour within Brighton & Hove. A 7. Where no heat network is in place, no more than 110 litres per head per day Sustainability Statement will be required development must be connection ready. and all new commercial buildings should to accompany all development proposals All buildings must adhere to the following meet the BREEAM ‘excellent standard’. within Adur. technical specifications: 10. Opportunities should be sought to link 3. Where it is feasible and viable,  Buildings must use a centralised together development within the development should seek to achieve zero- communal wet heating system rather regeneration area with site-wide recycled carbon status, in particular within the four than individual gas boilers or electric water networks, taking advantage of the site allocations. This will include the use of heating. diversity of water sources and uses on- passive design measures. Proposals must site. This process will be supported by the  Buildings must allow adequate plant demonstrate good thermal performance local authorities. Where a recycled water room space to allow for connection at a and air tightness to prevent heat loss. network is delivered on site, all buildings later date (the exact requirement to be 4. Developers should demonstrate how they are required to connect, if practical to do agreed with the councils and their can contribute towards Shoreham Port so. representatives). Authority’s objective of becoming a hub for renewable energy generation.  The developer must identify and safeguard a pipe route to allow 5. All new development will be expected to connection between the building and incorporate low and zero carbon the highway or identified network decentralised energy opportunities. route where available.  The developer must not in any other way compromise or prevent the potential connection.

34 3.2 Objective 2: Shoreham Port

To support a growing, thriving port 3.2.1 Shoreham Harbour contains the entirety 3.2.4 The current level of use at Shoreham of the working Trust Port of Shoreham. Port is 700 to 900 ship arrivals per year, To facilitate the delivery of the adopted Port Since 1760 the Shoreham Port Authority which results in a trading throughput of Masterplan, the provision of a modernised, has had responsibility for operating and approximately 1.8 to 2 million tonnes consolidated and sustainable port and to managing Shoreham Port. The per year. The main commodities that promote the important role of the Port in the continued existence of a thriving and are imported and exported at the Port local and wider economy. expanding commercial port is an are aggregates, timber, scrap metal, integral part of the regeneration cereals, oil and increasingly steel. The proposals Port Masterplan (2010) aims to provide the capacity for a 25% increase in trade 3.2.2 As a Statutory Harbour Authority, by 2026. Shoreham Port Authority is responsible for the management of navigational 3.2.5 The port is a significant local employer safety within harbour limits between providing around 1,700 jobs. Employers Hove Lagoon, the Old Toll Bridge on the range from large multinationals, River Adur and the outer Port limits. national firms, through to a variety of Shoreham Port Authority is also a small and medium sized firms including Competent Harbour Authority within motorbike repairs and cheese suppliers. the provisions of the Pilotage Act 1987. 3.2.6 Delivery of the proposals identified in 3.2.3 Shoreham Port Authority provides the Port Masterplan have the potential conservancy and a vessel information to create a further 500 local port-related service for ships and craft using the jobs. port, including the maintenance of navigational channels, moorings, lights and the provision of hydrographic, tidal and other information. There are also a number of byelaws which govern operations and activities within the harbour limits.

35 3.2.7 Land restrictions are an obstacle to Eco-Port Status and Renewable Energy Land Reclamation and Infilling growth within the port. It is therefore Hub Previous development proposals for the important to maximise the productivity Shoreham Port Authority has an harbour have included the reclamation of the existing port land. The JAAP aims environmental policy and has EcoPort of land out to sea on the south side of to do this by focusing commercial port status, shared with other ports in South Quayside, however the costs of activity at the Eastern Arm and Canal, Europe. The port uses power for lighting implementation were considered to be and by ensuring that vacant and on the terminals, operating the lock prohibitive in the short to medium term. underused sites are used to their full gates and water pumps which are used Whilst large scale land reclamation is potential. to keep the water at a constant level. not considered viable, it has been 3.2.8 Non-port related industries currently Opportunities are being explored to proposed on a limited scale within the located within the Eastern Arm and the reduce the reliance on traditional forms canal, including at Britannia Wharf, as Canal will be relocated, in order to of energy by producing energy locally well as at Albion and Turberville expand the port’s capacity and secure from renewable sources instead. Wharves, where it is hoped to increase future operations. In parallel, current Adapting to Climate Change the overall capacity and efficiency of the port-related activities in the Western site. 3.2.10 In accordance with the National Ports Harbour Arm will be relocated where Policy Statement (2012), new port Permitted Development Rights and when possible through securing infrastructure will typically be long-term alternative sites within the harbour, or 3.2.11 Shoreham Port Authority has permitted investments which will need to remain elsewhere in the region. This will enable development rights for certain types of in operation over many decades, in the the land to be used for other development within the harbour face of a changing climate. developments. meaning that planning permission from Consequently, proposals for new the local planning authority is not Port Masterplan development must consider the impacts required. These rights are set out within of climate change when planning the 3.2.9 Shoreham Port Authority’s strategy for the Shoreham Harbour Acts and also location, design, build and operation of growth is set out in the updated reflected within the General Permitted new port infrastructure. Shoreham Port Masterplan (2016) and Development Order (GPDO) 2015; Part involves consolidating port-related uses 17, Development By Statutory within the Eastern Arm, Canal and South Undertakers, Class B (Dock, Pier, Quayside. The JAAP aims to promote Harbours, Water transport, canal or the masterplan objective of enhancing inland navigation undertakings). the port’s role in the local community, particularly in terms of jobs and trade growth.

36 Minerals Wharfs 3.2.15 Policy M10 of the Submission Draft 3.2.17 The regeneration partnership is West Sussex Joint Minerals Local Plan exploring how best to deliver the 3.2.12 The NPPF provides protection to mineral wharves, stating that local planning (2017) safeguards permanent mineral safeguard sites policies at Shoreham authorities should safeguard existing, wharves at Shoreham Port for the Harbour to protect the overall wharfage planned and potential wharfage for bulk purpose of minerals transportation. The capacity at the port whilst maintaining transport of minerals, secondary policy further safeguards temporary flexibility over which sites can materials and marine- dredged consent granted at New Wharf and contribute to meet aggregate needs. Kingston Wharf, to ensure they can aggregates (paragraph 143). 3.2.18 In accordance with the NPPF, Shoreham continue to operate without prejudice, Port Authority will continue to work 3.2.13 Minerals wharf capacity at Shoreham whilst they have planning permission. closely with local minerals planning Harbour makes a significant The plan states (paragraph 6.10.11) authorities in preparing their annual contribution to meeting the needs for further temporary permissions may be Local Aggregate Assessment based on a aggregate imports in the sub-region. granted for mineral related rolling average of 10 years sales data, Most of the wharf capacity is contained development at these sites if there is other relevant local information and an within the Eastern Arm and Canal. not a conflict with other development assessment of all supply options plan policies and objectives. These 3.2.14 Policy WMP 15 of the East Sussex, South (including marine dredged, secondary temporary permissions can contribute Downs and Brighton & Hove Waste and and recycled sources). Minerals Plan (2013) safeguards positively to ensuring a steady and existing, planned and potential minerals adequate supply of minerals to the area. 3.2.19 West Sussex County Council has prepared a Statement of Common wharf facilities and their consequential 3.2.16 There are several larger safeguarded Ground (2016) between the project capacity for receiving and processing sites within the heart of the port partners, and the neighbouring minerals sea-borne imported aggregates at the operational area that are actively used authorities (East Sussex County Council Shoreham Port. The policy does allow to discharge aggregates which offer and South Downs National Park for some redevelopment of wharves if unused capacity and therefore potential Authority) to establish cooperation and overall capacity is maintained at the to mitigate the loss of wharves collaboration between the parties in harbour. It is recognised that this elsewhere in the port. capacity could be in the West Sussex addressing strategic cross-boundary portion of the harbour. The East Sussex, issues as they relate to planning for South Downs and Brighton & Hove minerals infrastructure and their Waste and Minerals Sites Plan (adopted safeguarding at Shoreham Port. The 2017) identifies the area of the Port statement sets out matters of falling within Brighton & Hove for agreement and commitment to a future safeguarding where policy WMP15 will policy approach, reflecting the apply. aspirations for regeneration at the harbour.

37 Policy SH2: Shoreham Port 1. New development proposals within the 6. Proposals in the vicinity of port port area will be assessed against the operational areas should give careful objectives of the Port Masterplan, which consideration to health and safety will be treated as a material implications in relation to access to the consideration. waterfront and to the security of 2. Parts of the harbour as identified within moorings and storage areas. Security and this plan will be safeguarded for port safety implications should be considered sed with operational uses and will be the focus for at the outset and discus Shoreham Port Authority at an early commercial port activity. Non-port related opportunity. activities will be resisted in those areas. 7. Proposals for uses that support the port’s 3. Acceptable uses will need to demonstrate status as an ‘Eco port’ and hub for the requirement for a port-side location or renewable energy generation will be are ancillary to a use requiring a port-side encouraged. location. 8. New port infrastructure proposals should 4. Sui generis uses appropriate to a port-side consider the impacts of climate change industrial location will also be acceptable when planning the location, design, build provided they generate comparable levels and operation of new port infrastructure. of employment to B1-B2 use classes. 9. Proposals for the upgrade, intensification, 5. New development within the harbour and refurbishment of sites so they meet area should not conflict or unreasonably modern business standards and are more constrain the day to day operations and resource efficient will be supported. workings of the port and port-related uses. 10. There should be no net loss of employment floorspace in port operational areas as a result of new development proposals unless exceptional circumstances can be demonstrated.

38 3.3 Objective 3: Economy and employment

To stimulate the local economy and provide 3.3.1 The development of the harbour area is 3.3.3 Whilst the proposals will result in overall new jobs a long-term aspiration. In the short to losses of employment land footprint as medium term (5-10 years) it is essential land is redeveloped for other uses, the To provide new, high quality employment to ensure that the initial phases of profile of the new employment space floorspace and improve the business development do not compromise the that is created and retained will support environment to support the needs of local operations of businesses on sites which the objectives identified in the Brighton employers. To equip local communities with the are unlikely to come forward until later & Hove and Adur Employment Land training and skills required to access existing in the process. The regeneration Studies, particularly by: and future employment opportunities. partnership is committed to continuing  Renewing older and poor quality a process of dialogue to ensure mutually industrial stock and delivering quality appropriate development as and when workshop and industrial space to sites come forward. meet the needs of key 3.3.2 The JAAP proposals have been prepared creative/digital industries as well as in line with consideration of their emerging high-tech manufacturing impacts on the local economy. A and environmental technologies preliminary Economic Impact sectors. Assessment (GL Hearn, 2013) has been  Expanding Adur’s under-developed undertaken which has indicated that the office market through the provision proposals could generate a significant of new office accommodation and net increase in employment and thus supporting growth in higher additional economic output. The value-added sectors. proposals will also promote increased  Providing an opportunity to deliver supply chain opportunities, with the small, affordable, start-up office new business base created by the space for which there is a continuing proposals potentially supporting further need in Brighton. indirect job creation in the local economy.

39 3.3.4 Proposals that incorporate initiatives Policy SH3: Economy and employment and opportunities to secure 1. The JAAP proposals support the delivery Retail uses apprenticeships, training and new job of a minimum of 16,000m2 of new opportunities for the local area will be 7. As part of mixed-use redevelopments, employment generating floorspace in encouraged. As part of planning small-scale, ancillary retail uses are Adur and 7,500m2 in Brighton & Hove. obligations associated with major acceptable provided that such activity will development schemes developers may 2. To prevent the loss of employment assist in enlivening key frontages and be required to contribute towards the floorspace and associated jobs in the local supporting existing retailing areas. provision of good quality employment area, the authorities will aid the Proposals should be appropriate and and training opportunities during relocation of existing occupiers displaced complementary in relation to Shoreham- construction. by new development within the by-Sea town centre and the existing regeneration area, district or sub-region district centre designation on Boundary 3.3.5 The regeneration partnership will depending upon individual requirements. Road/Station Road. continue to work with key stakeholders and local service providers to improve 3. Prior to sites coming forward for 8. New development for town centre uses access and links to training and skills redevelopment to alternative uses, (other than small-scale ancillary uses opportunities for local people. The planning permissions for continuation of mentioned in clause 1) outside of the Coast to Capital Local Enterprise current employment uses may be granted defined town centre boundary (or Primary Partnership (LEP) has produced a Skills for temporary periods on a case-by-case Shopping Area in the case of retail uses) Strategy (Skills for Growth, 2015) which basis. will be assessed in accordance with the identifies the need for improved 4. The Councils will seek agreement with National Planning Policy Framework employee skills across the LEP area. The developers to secure appropriate training sequential and impact tests. An impact Partnership will proactively engage with and job opportunities for local residents. test will be required for any proposed the LEP on this matter. retail development outside of the Primary 5. New development will be required to Shopping Area with a net sales floorspace

contribute to the improvement of the of 1,000m2 or more. local highways network and public realm to improve the street environment for local businesses. 6. Proposals should seek to incorporate or contribute towards enhancements to areas of public realm identified as being of poor quality.

40 3.4 Objective 4: Housing and community

To provide new homes and contribute to 3.4.1 Both Adur and Brighton & Hove are 3.4.3 Most residential development within meeting housing need geographically constrained by the sea the Shoreham Harbour Regeneration To address shortfalls in local housing provision and by the South Downs National Park Area is expected to be multistorey flats. through delivering new homes of a range of to the north. Most of the remaining A small number of terraced town houses sizes, tenures and types, including affordable green space is protected through may be appropriate on a small number and family homes as well as associated environmental designations, to prevent of allocated sites. coalescence of settlements and for its supporting community infrastructure. Social and community infrastructure recreation and amenity value. As a result, there is a limited supply of sites 3.4.4 To ensure the regeneration of where new homes can be built and Shoreham Harbour promotes healthy, therefore development mainly consists sustainable communities, it is important of building on previously developed that appropriate and sufficient social (brownfield) sites and small scale infill and community infrastructure is sites. Despite this, the demand for new provided in accessible locations to serve homes continues to grow creating a all parts of the community. An increase challenge for local authorities in in population in the area will place identifying new sites. pressure on existing facilities and create the need for new infrastructure 3.4.2 Housing needs assessments for both provision. Adur and Brighton & Hove have identified a shortfall in housing 3.4.5 Social infrastructure refers to provision in relation to need, in emergency services, schools and particular affordable and family sized colleges, health facilities, community homes. Supporting the delivery of new spaces and cultural venues in the area. housing areas is central to the vision of 3.4.6 Specific items of supporting transforming the harbour into an infrastructure that will need to be attractive waterfront community. The delivered for Shoreham Harbour are set JAAP will support the regeneration of a out within the Infrastructure Delivery number of brownfield sites which have Plans (IDPs) that accompany the Adur been identified as suitable for Local Plan and Brighton & Hove City residential development, balanced with Plan Part One. the protection of key employment sites in other parts of the harbour.

41 3.4.7 These are live documents that are Policy SH4: Housing and community continuously updated and identify the 1. Sites identified for residential-led 5. Residential development in close range of different stakeholders that are redevelopment should contribute a proximity to existing or proposed responsible for delivery as well as minimum of 1,400 new homes across the employment activities and port uses must associated costs, funding sources, harbour area by 2032, comprising 1,100 be carefully designed and incorporate priorities and progress. within Adur and 300 within Brighton & appropriate mitigation measures to 3.4.8 Specific requirements relating to Hove. prevent future conflicts arising and delivery of the Western Harbour Arm 2. Developers will be required to ensure that maintain the continued operation of proposals are set out under 4.7 – proposals deliver a mixed and balanced business uses. Western Harbour Arm. community through providing a mix of 6. Innovative solutions to mitigation will be 3.4.9 The Brighton & Hove IDP sets out dwelling types, sizes and tenures in encouraged to ensure that residential-led specific requirements to support the accordance with identified local needs development proposals are capable of proposed increase in residential including suitable family accommodation. existing with neighbouring uses, as well as population at South Portslade Industrial -term development scenario 3. New residential development will be the long Estate and Aldrington Basin. In envisaged in the JAAP. expected to make provision for a mix of particular planning obligations towards affordable housing, including social education and health/medical services rented, affordable rented and will be sought from new developments intermediate housing in accordance with coming forward. local plan policies. 3.4.10 The Adur Local Plan (2016) includes 4. Development will be required to Policy 34: Planning for Sustainable contribute towards provision of Communities that resists the loss of community and social infrastructure, in existing community facilities. Also refer accordance with the relevant to SH17: Planning obligations towards Infrastructure Delivery Plan. infrastructure delivery in this plan.

42 3.5 Objective 5: Sustainable travel

To improve connections and promote 3.5.1 Transport improvements will be 3.5.4 At peak periods journey times for sustainable transport choices required to support the JAAP proposals vehicles on the A259 are slow, for To promote sustainable transport choices and reduce the impact of existing and example Shoreham High Street. As a through ensuring that new developments are future traffic congestion and related air gateway to the regeneration area the well served by high quality, integrated and quality and noise impacts, in particular A259 will be required to facilitate interconnected networks, improved pedestrian, the impacts on the two Air Quality development traffic and provide access cycling and public transport routes and seeking Management Areas (AQMAs). Measures to local services, and reducing to reduce demand for travel by private car in that reduce reliance on the private car congestion on this key route is therefore and improve sustainable transport essential to the regeneration proposals. innovative ways. choices will be promoted. Public Transport Road Network 3.5.5 Public transport accessibility to the 3.5.2 The coastal settlement pattern of the harbour is generally good with four local regeneration area is linear with most of railway stations on the West Coastway the key connected by the A259 line serving most of the population which runs east to west through the within a 20 minute walk. Despite good Shoreham Harbour area. The A27 accessibility, the railway line acts as a provides the strategic inland route physical barrier to north – south taking much of the through traffic; movements for other road users. however there is a significant volume of 3.5.6 Capacity constraints on the Brighton local traffic along the A259 including Main Line and West Coastway have heavy goods vehicles. been identified by Network Rail as 3.5.3 Access to the main operational port significant challenges facing this part of area is via two main entrances off the the rail network. A259 which are not well connected to 3.5.7 There are frequent buses along the the A27. The advisory lorry route to A259. However, north-south Shoreham Harbour from the A27 is via movements are limited due to the road the A293. As a result heavy goods layout and severance created by the vehicles often pass through either A259 and roads running under the residential areas (via the advisory railway line. In addition, there is scope routes) or the town centres of to improve public perception of the bus Shoreham-by-Sea and Portslade. network.

43 Walking and cycling 3.5.11 Southwick Beach and Carats Cafe act to 3.5.14 The Shoreham Harbour Transport some extent as destinations that help Strategy identifies a dedicated, safe and 3.5.8 Shoreham Harbour is well served by pedestrian infrastructure; however the draw people to walk along the eastern continuous cycle facility along the A259 environment for pedestrians is part of the harbour and across the lock from Wharf Road to Surry Hard, considered to be poor and unattractive gates from Southwick. There is a providing a core cycle route, a critical in places, and may not encourage short significant opportunity to improve the item of infrastructure. Reducing the walking trips. In places the network is quality of this experience. There are also intimidating nature of the A259 corridor narrow, in poor condition, close to road opportunities to create visitor for cyclists with quality surfacing, clear traffic or poorly lit. The railway line and destinations around Shoreham Fort on signing, and provision for cycles at side A259 both act as barriers to pedestrian Shoreham Beach and the lighthouse on roads or accesses Kingston Beach. movements causing severance. 3.5.15 The A259 does not currently have good 3.5.12 Monarch’s Way is a long distance infrastructure for cyclists and is heavily 3.5.9 Two key pedestrian routes connect footpath running between Worcester across the harbour - the Adur Ferry used by motor vehicles, including HGVs. and Shoreham Harbour. The route runs Bridge from Shoreham-by-Sea town However the road provides the most along Basin Road South and then along centre to Shoreham Beach and the direct route between Hove and the promenades of Hove and Brighton harbour lock gates to Southwick Beach. Shoreham-by-Sea. Many cyclists before turning inland. Natural England is Whilst both are well used, up until therefore use this route. The leading the delivery of the England recently neither of these has offered a partnership is exploring the potential for Coast Path: a national trail that will run high quality pedestrian environment. dedicated cycle facilities along this the entirety of the coast of England. This The Adur Ferry Bridge now provides a route. is planned to share the route along much improved pedestrian and cycle Basin Road South then cross the connection between Shoreham Beach harbour at the lock gates and follow the and Shoreham-by-Sea town centre and A259 as far as Adur Ferry Bridge. In the railway station. longer term the waterfront route at the 3.5.10 To the east, the Brighton & Hove Western Harbour Arm could be seafront provides a heavily used designated as part of the route. promenade for pedestrians and cyclists 3.5.13 The National Cycle Route 2 (NCN2) from and a series of recreational activities. Dover to Penzance runs through the This ends abruptly at Hove Lagoon immediately to the east of Shoreham regeneration area. This route also uses Basin Road South, before crossing the Harbour. lock gates and taking an inland route to Shoreham town centre and the Adur Ferry Bridge.

44 Transport Strategy 3.5.18 The strategy takes a balanced view of Parking transport provision in the regeneration 3.5.16 The Adur Local Plan & Shoreham 3.5.20 Guidance produced by West Sussex Harbour Transport Study (2013) and area focusing on improvements to the County Council states that car parking addendums (2014; 2016) assessed the existing road network and measures to provision for residential development impact of proposed housing and encourage the use of sustainable modes should: take account of the expected employment development at Shoreham of transport. Five key outcomes are levels of car ownership; ensure high Harbour on the highway network. It identified in the Transport Strategy: quality of design; make efficient use of proposes a package of mitigation  OC1 Reduced levels of congestion land. The guidance outlines that measures which will reduce the impact  OC2 Strengthened sustainable expected levels of car ownership and of development and encourage a shift in transport mode share demand should be determined taking travel patterns to sustainable modes of account of the type, size and tenure of  OC3 Improved connectivity transport. This package consists of the proposed development. sustainable transport measures,  OC4 A safe and attractive 3.5.21 Brighton & Hove standards currently behaviour change initiatives and environment outline maximum levels of parking, junction capacity improvements.  OC5 Adequate parking provision and however it is anticipated that new controls 3.5.17 The Shoreham Harbour Transport guidance will put a priority on Strategy was developed alongside the 3.5.19 Examples of behaviour change minimising off-street car parking JAAP to support regeneration and initiatives include travel plans, car provision in accessible locations. development at Shoreham Harbour. The sharing schemes, encouraging shared 3.5.22 Due to the constrained nature of strategy contains a package of car ownership, and cycle training. This allocated sites at Shoreham Harbour, integrated transport measures that will study is part of the evidence base for innovative approaches to parking will be guide the provision of transport the Shoreham Harbour Transport required. The Transport Strategy infrastructure for the next 15 years. Strategy and development proposals identifies a localised approach to car will be expected to contribute towards parking provision such as using the package of measures identified. appropriate parking controls and the use of car clubs.

45 Policy SH5: Sustainable travel 1. New development in the regeneration 5. Improvements should focus on the Parking area must demonstrate how it intends to following priority corridors and seek to 9. Car parking provision will be considered as reduce the need to travel by car and minimise the impact of traffic, including part of the overall package of measures should help to deliver sustainable HGV’s, on surrounding communities: that impact on the need to travel resulting transport improvements as identified in  A259 from the development. Proposals should the Shoreham Harbour Transport include adequate levels of car parking for Strategy.  A283 residential development or measures to 2. Development will be required to  A293 promote lower levels of car ownership. contribute towards implementation of the 6. To improve the connectivity of the 10. For commercial development, car parking area-wide travel behaviour change and regeneration area, development provision should be in line with local travel choice programme set out in the proposals must provide or contribute authority maximum standards. Shoreham Harbour Transport Strategy. towards the delivery of a comprehensive 11. The amount of surface and on-street car 3. The layout and streetscape of the and well integrated transport network parking should be minimised wherever allocations should be designed to give with strong linkages to town / district possible and innovative solutions to the pedestrians and cyclists priority over centres, the harbour waterfront / provision of car and cycle parking are vehicular traffic wherever possible. coastline, the South Downs, access routes encouraged as informed by the Shoreham and surrounding neighbourhoods. Specific 4. Developments will be required to Harbour Transport Strategy. Measures network improvements for these contribute towards the delivery of could include the creation of new car supporting links are identified in the transport infrastructure which reduces clubs or the extension of existing car Shoreham Harbour Transport Strategy. congestion and increases the use of clubs, by providing additional vehicles in sustainable transport modes. Specific 7. Proposals that incorporate facilities and/ appropriate locations and access to measures are identified in the Shoreham or initiatives to promote the use of the membership, to cover the regeneration Harbour Transport Strategy including river as a means of transport, such as area. junction capacity improvements, provision of pontoons and additional 12. All new development proposals will be improvements to bus and rail moorings will be encouraged. required to provide adequate, appropriate infrastructure and better cycling and 8. Improvements must be consistent with and secure cycle parking and storage pedestrian routes and facilities. recommendations in the Shoreham facilities. Harbour Streetscape Guide and Shoreham Harbour Transport Strategy.

46 3.6 Objective 6: Flood risk and sustainable drainage

To reduce the risk of flooding and adapt to 3.6.1 Parts of the regeneration area are at a 3.6.3 Working closely with the Environment climate change high risk of flooding due to the Agency, the partnership has prepared a To ensure that development avoids and reduces proximity to the coastline and the River Shoreham Harbour Flood Risk the risks from flooding and impacts on coastal Adur, exacerbated by the low lying Management Guide SPD which sets out processes and that risks are not increased topography of some sites. This is the types of flood risk present in the elsewhere as a result. To ensure that especially true for the Western Harbour harbour area, the vision for a appropriate and comprehensive flood Arm, parts of Aldrington Basin, comprehensive flood defence network infrastructure is delivered. To ensure surface Southwick and Portslade beaches as along the Western Harbour Arm and the well as the port operational area. requirements of developers in relation water run-off and water pollution have been to mitigating flood risk in the reduced by the introduction of sustainable 3.6.2 Tidal flooding presents the most drainage systems. significant risk to the area. The Adur & regeneration area. This guide has been Worthing and Brighton & Hove Strategic adopted by both Adur and Brighton & Flood Risk Assessments identify a Hove councils. A key consideration of number of sites located within Tidal the SPD is the impact that climate Flood Zones 2, 3a, 3b and Non- change will have on rising sea levels, functional Flood Zone 3b. This latter storm frequency and storm magnitude. category recognises that some sites 3.6.4 Brighton & Hove City Council, in have the same risk of tidal flooding as partnership with Adur District Council Flood Zone 3b but do not have a and the Environment Agency, has significant storage or conveyance produced the to River potential which materially impacts flood Adur Coastal Strategy Study. This risk elsewhere. In addition to this tidal document examines how the stretch of flood risk, some areas are also affected coastline between Brighton Marina and by fluvial and surface water flooding. the River Adur (up to the Canal lock gates in Southwick) will change over the next 100 years. This includes identifying erosion and flood mitigation measures that need to be delivered over this period.

47 3.6.5 Proposed flood defence improvements Policy SH6: Flood risk and sustainable drainage identified in this strategy would 1. Development proposals in the 3. Where development creates new or alters enhance the standard of protection for regeneration area must comply with the flood flow routes, the site specific Flood allocated sites identified in this plan, principles and approach to flood risk Risk Assessment must assess the potential such as Southwick Waterfront and management set out in the Shoreham flood hazard posed by them to ensure Aldrington Basin. The proposals Harbour Flood Risk Management Guide that flood risk is not increased elsewhere. identified in the strategy are therefore (2015), or subsequent updated guidance. 4. Residential development proposals must fully supported by the Partnership. A Where development creates new or alters protect against a breach scenario through similar strategy, The Rivers Arun to Adur flood flow routes, the site specific Flood the application of an appropriate finished Flood and Erosion Management Risk Assessment must assess the potential Strategy (2010) has already been floor level of 5.77m AOD. flood hazard posed by them to ensure adopted by DEFRA. This strategy that flood risk is not increased elsewhere. 5. Non-residential development proposals includes a large part of the River Adur must be designed to be safe for the 2. Prior consent of the Environment Agency taking in the Western Harbour Arm. proposed lifetime of the development, is required for any works within 16m of assumed to be at least a 60 year period 3.6.6 The NPPF highlights the need to direct the tidal River Adur. All proposed flood from the date of receiving planning development away from areas at defences, flood defence upgrades, permission, unless otherwise agreed with highest risk of flooding (thereby slipways, pontoons and floodgates will the Local Planning Authority. avoiding the risk in the first instance), require prior approval of the Environment but where development is necessary, Agency, either through the Environment 6. Where undefended land levels are below ensuring it will be safe without Agency Permit or as part of the Marine the 1 in 200 year tidal flood event for increasing the risk of flooding Management Organisation license. New 2115, land raising and/or flood defences elsewhere. development will need to be setback from should be provided to 5.4m AOD. For sites 3.6.7 Refer to policies in Part 3 of this plan the river’s edge where flood defence where existing defences / land levels do which identify the site-specific flood maintenance is required. Set back not meet the heights outlined above, defence and mitigation measures distance should be discussed and agreed developers will be required to deliver required within the character areas. with the relevant authority including the flood defences or land raising to this Development in the Western Harbour Environment Agency. Maintenance height to meet the required standard of Arm in particular will be required to arrangements for flood defences should protection. deliver significant flood risk mitigation be agreed with the Environment Agency infrastructure. and the local authorities prior to construction.

48 7. Where sheet piling is being proposed, a 12. Where loss of habitat occurs due to piling risk assessment must be carried out construction of moorings or pontoons or to demonstrate that any proposed piling from boats resting on intertidal habitat, will not result in contamination of creation of new compensatory habitat will groundwater or migration of be required contamination off-site. Wherever possible 13. Proposals should demonstrate how the piling should be non-percussive vibro or risks of surface water runoff and water push piling to minimise impacts to pollution have been reduced including migratory fish. Use of percussive methods through the introduction of sustainable should be restricted to times when drainage systems (SuDS) and water ecological impact is minimal. capture/recycling technology. SuDS must Displacement piling methods are also be applied to hard landscaping generally preferred on contaminated sites (including paving and road carriageways). as they produce no spoil so that contamination is not exported to the 14. New developments must incorporate surface. open space, appropriate planting, green roofs and/or green walls (suitable for 8. Where proposals seek to retain existing coastal growing conditions) to reduce wharf walls as part of the flood defence levels of surface water runoff and infrastructure, an extensive structural consequent risk of flooding. survey will be required to ensure the development will be safe for its lifetime. 15. Proposals which seek to provide basement parking in tidal/fluvial flood 9. Where pontoons and mooring zones will only be acceptable where opportunities are provided as part of adequate mitigation and emergency delivery of new flood defences, the planning are included as part of the following requirements apply. planning application. 10. Pontoons should be designed to be 16. Proposals must include an emergency freestanding structures. strategy to ensure the safety of residents 11. Where boats are to be moored directly at times of flooding. onto piling, a structural survey is required to consider whether defences could take the loading over their expected lifetime.

49 3.7 Objective 7: Natural environment, biodiversity and green infrastructure

To add to the natural capital of the Shoreham 3.7.1 The regeneration area falls within the Designated sites and biodiversity Harbour Regeneration Area by delivering net Brighton & Hove Downs Biosphere. As 3.7.4 In accordance with the NPPF and with gains to biodiversity and a multifunctional such the JAAP aims to contribute Biodiversity 2020: A Strategy for green infrastructure network towards meeting its three objectives of: England’s Wildlife and Ecosystem To conserve and protect the area’s important  Nature conservation Services, it is essential that any environmental assets, wildlife habitats and  Sustainable socio-economic development in the harbour takes into ecosystem services and to enhance the development account the sensitivities of the local biodiversity of the area by creating new environment and protects and enhances  Knowledge, learning and awareness habitats. To minimise and mitigate impacts on it wherever possible. the natural and local environment from soil, air, 3.7.2 New development within the harbour is 3.7.5 Located just outside the regeneration water or noise pollution. expected to be outstanding from an environmental perspective and all boundary to the west, is the Adur To support the objectives of the Brighton & opportunities to promote biodiversity Estuary, a Site of Special Scientific Lewes Downs Biosphere Management Strategy need to be considered. It is possible to Interest (SSSI) of particular ecological through the creation of green links within and significantly reduce negative impacts of significance for its inter-tidal mudflats. It beyond the harbour area, changes in the design development on the ecology of an area also contains one of the few saltmarsh and management of spaces to create a through mitigation measures. Any habitats in West Sussex. functioning green infrastructure network, potential wildlife habitats that will be 3.7.6 The Adur Estuary is an important habitat including new green spaces and biodiverse lost or negatively impacted as a result of for a range of species, including green roofs and walls. development will need to be estuarine plants and wading birds compensated for and enhanced (particularly redshank, dunlin and ringed wherever possible. plover). The ringed plover population 3.7.3 The Shoreham Harbour Ecology and regularly exceeds 1% of the total British Green Infrastructure Study (2015) population, making the SSSI of national identifies the potential impacts of importance for this species. development proposed within this plan. It also updates previous ecological surveys and proposes green infrastructure improvements.

50 3.7.7 The entire regeneration area is within 3.7.10 The Basin Road South SNCI is 1.1ha in Green infrastructure and wildlife the Impact Risk Zone (IRZ) for the Adur size. The assessment found the extent corridors Estuary SSSI. An IRZ provides an initial of vegetated shingle to be 0.43ha (39%) 3.7.13 There are a number of strategically assessment of potential risks to an SSSI concentrated along the northern and important green corridors in and around posed by development proposals. southern fringes. The status of this site the harbour area including the Allocation Western Harbour Arm will be reviewed through the Brighton & nationally important routes of the South Waterfront is most likely to impact the Hove City Plan Part Two. The Downs Way and the Monarchs Way long SSSI. Consultation with Natural England partnership is working to identify distance footpath. As highlighted in is expected for these sites. opportunities for coastal vegetated both the recent Adur District Council shingle habitat creation at Portslade and 3.7.8 The eastern end of Shoreham Beach Site and Brighton & Hove City Council open Southwick Beaches. of Nature Conservation Importance space strategies; the beaches, foreshore (SNCI) falls within Character Area 6: 3.7.11 The Shoreham Harbour area as a whole and wider seafront area act as a Harbour Mouth. A large part of the SNCI is of regional importance for passage blue/green corridor supporting a broad is also designated as a Local Nature bird species and is of county importance diversity of species. Other local links Reserve (LNR) whose boundary is for wintering birds as a result of the include: adjacent to the regeneration area. The sheltered nature of the site. The area is  National Cycle Route 2 along the site’s main interest is coastal vegetated also of local importance for breeding coast links Shoreham with Worthing shingle, an internationally rare and birds. It will be important to consider to the west and Brighton to the east. threatened habitat. It also provides a the impacts of increased recreational Between Shoreham-by-Sea town high tide roosting area for wading birds activities as a result of new centre and the Canal lock gates at that have fed on the mudflats within the development at the harbour on these Southwick this route is diverted Adur Estuary. sensitive areas. inland to avoid the busy A259. It is 3.7.9 Basin Road South SNCI is located at the 3.7.12 A Reptile Survey (2009) has indicated anticipated that the proposed eastern end of the regeneration area, the presence of an exceptional pedestrian/cycle route along the adjacent to Allocation Aldrington Basin. population of common lizards and a waterfront at the Western Harbour This site is also designated for coastal good population of slow worms on the Arm, and a designated A259 cycle vegetated shingle. The Shoreham North Canal Bank on the harbour’s route could create a more direct Harbour Vegetated Shingle Assessment Eastern Arm, south of the A259. A route. (2015) found that the site is Great Crested Newt Pond Survey (2009) predominantly made up of imported concluded that due to a general lack of material and has undergone periods of ponds and standing water bodies within disturbance. the area, there is a negligible risk of impacts on this protected species as a result of the proposals.

51  By 2020, Natural England expects to 3.7.14 The Shoreham Harbour Ecology and  Portslade and Southwick Beaches deliver the England Coast Path, a new Green Infrastructure Study (2015) green corridor. The Shoreham National Trail around England’s makes a number of proposals to Harbour Vegetated Shingle entire coast. The Partnership is enhance the green infrastructure and Assessment identified significant working with Natural England to biodiversity of the harbour and potential for coastal vegetated progress this project. It is anticipated surrounding areas. These include: shingle habitat creation along these that the new and improved routes at  The preparation of a green beaches. Habitat creation could be the Western Harbour Arm, Canal lock infrastructure strategy for the delivered as part of improvements to gates and Portslade and Southwick regeneration area and links to coastal defences and through the Beaches will ultimately form part of surrounding areas. delivery of the England Coast Path this route. and improved cycle route along the  A259 green corridor. The study  Regional cycle route 79 (12) following beaches. identifies fourteen green spaces the Adur River valley connects  Linear intertidal habitat creation. The located along the A259. These act as Horsham to the south coast at study identifies opportunities to a series of ‘stepping stones’ for Shoreham. deliver habitats as part of new flood wildlife. These sites include defences along the waterfront. This  Within Brighton & Hove, there are designated spaces such as Kingston includes timber baulking and ‘vertical three north-south corridors providing Beach village green, but also the beaches’ attached to sheet piling. important wildlife links and some embankments between the A259 and public access between the harbour the port, and the grassed amenity  Green roofs and walls. These could and the South Downs: spaces around the Adur Homes compensate for the loss of open . Southwick Hill down to estates at Southwick and Fishersgate. mosaic habitats at ground level on Fishersgate– public access The Partnership is working with Adur vacant or unused sites. These should throughout although very narrow Homes, Action Eastbrook and local be appropriately planted for the in parts of the urban area communities to deliver coastal location, including vegetated shingle. . Foredown Hill to Vale Park in improvements to these sites. Specific South Portslade – series of green proposals are included within each spaces with intermittent public character area policy in Section 4 of access this plan. Further detail will be included in the Shoreham Harbour . Benfield Valley linking the downs Green Infrastructure Strategy. to Old Shoreham Road with consistent public access

52 3.7.15 New development at the harbour 3.7.17 Other recommendations from green Water quality should act as a catalyst to enhance infrastructure assessments in relation to 3.7.18 The overall groundwater quality of the green corridors and linkages, biodiversity include: Brighton Chalk Aquifer is currently particularly where higher density  Enhance and create new open spaces classified as “poor” in the Water developments result in limited and habitats at locations such as Framework Directive (WFD) Cycle 2 opportunities to provide open space on Shoreham Fort and Shoreham 2015 classification. The quantitative and site. (Kingston Buci) Lighthouse with chemical quality are both classified as 3.7.16 The national cycle network provides a improved access linkages for visitors. “poor”. The overall water quality of the valuable basis from which to extend  Consider and improve wildlife Adur Estuary is classified as “moderate”. greenways in this location to better corridors wherever a new green The ecological quality is classified as connect Shoreham to urban areas such corridor is developed or enhanced as “good” whilst the chemical quality is as Hove, Lancing and Worthing. part of the new development. classified as “fail”. Proposals for improving this route are  The role of parks, allotments, school 3.7.19 The Water Framework Directive set out within the Shoreham Harbour playing fields, private residential required all bodies of water (including Transport Strategy. gardens and cemeteries in providing surface water, coastal waters and valuable green corridors and wildlife groundwater) to achieve “good” status habitats should be recognised in this by 2021 and to be prevented from area. deteriorating in quality. It will be  Protect the species rich grasslands important for development proposals to beside the harbour and integrated undertake the necessary risk grassland into new areas of assessments to demonstrate Water waterfront open space where Framework Directive compliance. possible Applicants are advised to refer to the Clearing Waters for All guidance.  Building designs should incorporate green roofs and areas of planting 3.7.20 The Environment Agency monitors the wherever possible. quality of bathing water at Southwick Beach. Since 2013 water at this location  Existing open spaces and parks would has achieved “excellent” status. This benefit from more wildlife planting means that the bathing water meets the and a varied mowing regime. standard for the highest, cleanest class for the revised Bathing Water Directive, which has stricter standards than those for the old Directive.

53 Air Quality Noise Contamination 3.7.21 Road vehicles are the greatest 3.7.25 Noise can be a significant issue in built- 3.7.28 The nature of current and historic contributing factor to poor air quality in up urban areas, and can act as both a industrial activities at Shoreham Adur and Brighton & Hove, with vehicles disturbance and a threat to human Harbour raises significant potential for emitting a variety of pollutants including health. DEFRA has undertaken a contamination to be present, which carbon monoxide, nitrogen oxides, comprehensive noise mapping study, could adversely impact site users, volatile organic compounds and the results of which indicate that there buildings and the environment, particulate matters. are parts of the regeneration area including surface and groundwater where road traffic noise exceeds World quality. Pollution to controlled waters 3.7.22 There are two Air Quality Management Areas (AQMAs) that lie partly within the Health Organisation guidelines. may result in contravention of objectives set out within the Water regeneration area. Brighton AQMA 3.7.26 The main generator of background noise Framework Directive (WFD). includes Kingsway / Wellington Road in the Regeneration area is road traffic. (A259) Church Road (A293), Boundary The A259, A293 and B2194 have high 3.7.29 Former land uses have included Road / Station Road (B2194) and parts levels of noise pollution related to traffic Portslade Gas Works, oil storage, and of South Portslade to the south of North movements with noise levels decreasing coal and timber yards. Current uses also Street. Shoreham AQMA runs along with distance from these roads. include coal and timber yards, as well as Shoreham High Street (A259) from a power station, aggregate sorting and 3.7.27 Rail-related noise is also an issue in Norfolk Bridge to Surry Street. storage sites, garages, oil and petrol some parts of the regeneration area storage areas, a waste water treatment 3.7.23 There is also an AQMA in Southwick on with levels decreasing with distance facility and other waste uses. the A270 between Kingston Lane and from the railway line. Some of the Consequently, significant risks of Southview Close. This is outside the industrial and port-related land uses in pollutant linkages have been found in regeneration area, but may be impacted the regeneration area also generate the area. by journeys arising from new high levels of noise. development. 3.7.30 In accordance with NPPF paragraph 121, it will be important for development 3.7.24 Air Quality Action Plans (AQAPs) will continue to play a key role in helping to proposals to undertake the necessary manage issues of localised air pollution. risk assessment in line with best practice approaches. All investigations of land potentially affected by contamination should be carried out by or under the direction of a suitably qualified competent person and in accordance with most recent guidance.

54 3.7.31 Current guidance includes: Waste and recycling  BS 10175:2011+A1:2013 Code of 3.7.33 In keeping with the objectives of the practice for the investigation of Biosphere Management Strategy (2014- potentially contaminated sites. 2019). It is important that the JAAP  BS ISO 5667-22:2010 Water quality supports the shift towards sustainable sampling guidance on the design and management of waste and seeks to installation of groundwater ensure waste is fully considered during monitoring points. design, construction, post-construction and demolition phases of new  BS ISO 5667-18:2001, BS 6068- development. 6.18:2001 Water quality sampling guidance on sampling of 3.7.34 Brighton & Hove City Council, East groundwater at contaminated sites Sussex County Council and the South 3.7.32 In order to ensure appropriate Downs National Park Authority, have consideration of land contamination, adopted a Waste and Minerals Plan the following reports/documents should (2013) that provides planning policies to be reviewed prior to the submission of a guide the management of waste and planning application: production of minerals over the plan period to 2026. In addition, the East  The risk management framework Sussex, South Downs and Brighton & provided in CLR11, Model procedures Hove Waste and Minerals Sites Plan for the management of land identifies areas of safeguarding for contamination current and future waste management  The Environment Agency guiding capacity. This includes areas at principles for land contamination and Shoreham Port. the land contamination sections in 3.7.35 West Sussex County Council and the the Environment Agency’s South Downs National Park Authority Groundwater Protection: Principles have adopted a West Sussex Waste and Practice Local Plan (2014). The Waste Local Plan covers the period to 2032 and provides a basis for making consistent land-use decisions for waste management facilities.

55 Policy SH7: Natural environment, biodiversity and green infrastructure 1. The partnership will prepare a green 8. All development must ensure no net loss,  Providing bird-nesting and bat-roosting infrastructure strategy and identify and seek to provide a net gain to boxes. mechanisms for its implementation for biodiversity, in particular to Habitats of  Providing areas of vegetated shingle. the regeneration area and its Principal Importance (formerly known as surroundings. BAP habitats). The indirect impacts of  Using SuDS to create wetland habitat features, which help store and clean 2. The partnership will work with development, such as recreational surface water. stakeholders, developers, landowners and disturbance, on designated nature communities to deliver an improved green conservation sites and other significant  Creating, restoring or enhancing off- infrastructure network including: habitats must be considered. Appropriate site habitats, in particular through mitigation must be identified, along with contributions to management and 3. A259 green corridor improving and the means for its delivery and monitoring plans for, local connecting improvement sites alongside maintenance. conservation sites such as Shoreham the road, including embankments and Beach and Widewater Lagoon Local grassed amenity space 9. The Shoreham Harbour Streetscape Guide (2012) states that all vegetation must be Nature Reserves. 4. Portslade and Southwick Beaches salt tolerant and suitable for a coastal  Where appropriate, development will including coastal vegetate shingle habitat environment. Trees must be securely be required to incorporate ecological creation staked, hardy and able to withstand enhancements to the strong winds 5. Intertidal habitat creation, including marine/estuarine/ riverine baulking and vertical beaches as part of 10. Development proposals will be required environment in order to promote flood defence works. to include schemes to conserve, protect biodiversity. and enhance existing biodiversity and to 6. Green walls and roofs, and appropriate 11. Where impacts on biodiversity cannot be create appropriate habitats, taking into street planting. avoided or mitigated, compensatory account appropriate, coastal protected measures will be required, taking account 7. The partnership will promote and require sites and species. Measures to enhance of an up-to-date ecological survey. the creation and enhancement of open biodiversity include, but are not limited space and green infrastructure in to: 12. Development will be required to integrate accordance with the emerging Shoreham new green infrastructure, including  Incorporating green walls and roofs Harbour Green Infrastructure Strategy and biodiverse green roof (bio-solar where Brighton and Lewes Downs Biosphere and appropriate planting schemes for appropriate), green walls and suitable objectives. the location, using locally native planting, and to contribute to species wherever possible. enhancements to the green corridor.

56 Water quality Air quality Contamination 13. All development must comply with the 17. Air quality impacts should be considered 22. Applications for development within a 10 Water Framework Directive. Development at an early stage in the design process to metre radius of potentially contaminated must protect surface and groundwater ensure that creating new exposure to sites will be required to submit a desk quality. Only clean surface water should poor air quality is avoided. study, conceptual model, site be discharged into the River Adur, the 18. Development within or adjacent to an Air investigation and risk assessment. Canal and groundwater. Pollution control Quality Management Area (AQMA), or Waste and recycling measures will be required to deal with that is likely to have an impact on an surface water run-off where this is 23. All development proposals will be AQMA, will be required to provide a discharging straight into the River Adur or required to incorporate facilities that contribution towards implementing Air the Canal, especially where waterside enable and encourage high rates of Quality Action Plan objectives, such as vehicular access is promoted. recycling and re-use of waste and sustainable transport improvements. materials. 14. All marina developments must consider 19. Proposals will be required to demonstrate the installation of pump out facilities to 24. All new development will be required to that appropriate mitigation measures are reduce the risk to water quality from demonstrate that waste is minimised both introduced to ensure that new and recreational boating. The size of the pump during the construction phase and the existing residents are not exposed to poor out facility should be appropriate to that lifetime of the building. air quality. of the development and agreed by the 25. Development proposals shall be Noise local authority prior to construction. accompanied by a Site Waste 15. Development should seek to provide 20. Development proposals should adhere to Management Plan. ecological enhancements through the use the following basic principles of noise of sustainable drainage systems (SuDS). control - Noise sources should be separated from sensitive receptors. Then 16. All development must consider noise should be controlled at source. implications upon the sewerage and Finally, the sensitive receptor should be water supply network and ensure that protected. capacity is adequate. New development must connect to the sewerage and/or 21. Particular consideration will be required water supply system at the nearest point in relation to noise generated by transport of adequate capacity in collaboration with and arising from adjacent industrial, trade the service provider. and business premises, construction sites, activities in the street and on-going port and marine-related activities.

57 3.8 Objective 8: Recreation and leisure Beaches and water sports Sailing and facilities for boat-users 3.8.1 The public beaches play a significant 3.8.4 The harbour is home to a number of To enhance and activate the harbour for leisure, sailing facilities including: recreation and tourism and encourage active, role in the provision of amenity space in the harbour for residents and visitors. healthy lifestyles.  Lady Bee Marina (Southwick They provide recreational and leisure Waterfront) To create places that promote healthy and opportunities as well as providing enjoyable living by improving existing and landscape, environmental and  Riverside Yard (Southwick providing new green infrastructure including biodiversity benefits. Waterfront) open spaces and green links as well as leisure  Sussex Yacht Club (Western Harbour 3.8.2 Some of the beaches, such as Southwick and recreation opportunities. To improve Arm / Southwick Waterfront) Beach, Shoreham Beach and, to a lesser connections to and use of the waterfront, coast extent, Kingston Beach are well used for  Shoreham Sailing Club (Harbour and beaches as attractive destinations for both traditional seaside activities (walking, Mouth) locals and visitors. swimming, sunbathing and fishing). The  Shoreham Rowing Club (Harbour Shoreham Beach area is well used by Mouth) windsurfers and kite surfers. Paddle 3.8.5 All five areas have a strong leisure and boarding is becoming an increasingly recreation function with the first three popular sport for coastal areas. providing berthing opportunities for 3.8.3 When weather conditions are right, the larger vessels. These three currently harbour is well used as a surfing have capacity for around 120 pontoon destination. Recreational surfing takes berths although access is a constraint to place throughout the harbour area, further pontoon capacity. Shoreham including Southwick Beach and within Port Authority is seeking to increase the harbour arms. Facilities for these berthing capacity at Lady Bee Marina. users and other coastal sport users do 3.8.6 Whilst there is good provision of uses in not exist, but could include: and around the regeneration area,  outdoor/indoor showers, access is constrained in some places, and some facilities are in poor condition  bathrooms, and changing rooms. in need of replacement, improvement or re-provision.

58 Slipways and Hards Pedestrian Routes Cycle Paths 3.8.7 There are a number of historic slipways 3.8.10 Strategic routes for rural walkers are 3.8.12 National cycle route NCN2 runs through and hards in the Shoreham area. These concentrated in the South Downs and the harbour from Hove Lagoon, along were formerly used to launch and land stop at the outskirts of built up areas. the southern section of the canal (the boats onto and from the water. Currently these do not connect well into South Quayside area) across the canal However most of these are now unable the town centres and to the sea. locks, then runs inland to re-emerge in to function effectively for various Walking routes in the urban areas of the Shoreham-by-Sea. It then crosses over reasons such as having been in-filled, regeneration area are not well designed Adur Ferry Bridge and continues on to being too steep, being dilapidated or and signage is poor. The Adur Ferry the seafront to the west. This route links being inaccessible and lacking sufficient Bridge has significantly improved the Brighton in the east and Worthing in the parking and turning areas for trailers. quality of the pedestrian environment in west and is part of a long distance cycle that area. route from Dover to Penzance. 3.8.8 West Sussex County Council, working in partnership with Adur District Council 3.8.11 The pedestrian network running east to 3.8.13 The section from Hove Lagoon to and the Shoreham Slipways Group, are west along the majority of the Brighton in the east and Shoreham working towards providing new and regeneration area north of the coast / Beach to Worthing in the West is almost improved public slipways for the waterfront is limited to the path that entirely ‘traffic-free’ with dedicated Shoreham area. These new facilities will runs along the A259 and as such cycle paths. The section in between that help support the local economy through currently offers a very poor experience runs through the harbour area is enabling visiting anglers, divers and day for cyclists and pedestrians. classified as ‘on-road’, with no boat users to access the harbour. The dedicated cycle facilities. This route is enhanced access to the water will help well used by cyclists for leisure and to restore Shoreham’s maritime recreation. It is also a popular heritage. commuting route for cyclists, although a high number of commuters use the 3.8.9 A key planning consideration for locating a new public slipway is the need A259 from the lock gates in Southwick for sufficient appropriately laid out as this is the quickest and most direct parking and turning areas for vehicles route. and trailers to manoeuvre.

59 3.8.14 n addition, the harbour area has good Open Space cycling links to the South Downs in the 3.8.15 Provision of new and enhanced areas of north. The Downs Link Bridleway that open space will be essential to creating runs along the river Adur from a pleasant harbour side environment. Ropetackle to the South Downs is a key Multi-functional open spaces provide a cycling and pedestrian link which range of health benefits and can create connects Shoreham with the South pleasant new spaces for people to sit, Downs and which continues up to the relax and interact helping to build a North Downs in Surrey. However, sense of community and identity for the signage to this route from the town harbour. centre is poor. Other routes to the South Downs from the regeneration 3.8.16 The NPPF requires that planning policies area are also poorly signposted. should be based on robust, up-to-date assessments of local needs for open

space, sports and recreation facilities and opportunities for new provision. 3.8.17 The Adur District Open Spaces Study was updated in 2014 which has provided open space provision standards for the district. 3.8.18 For Brighton & Hove, open space standards are set out within the Open Space Update Study (2011).

60 Policy SH8: Recreation and leisure 1. Development proposals will be required 3. Improved linkages to existing open space 7. Development schemes that result in the to provide high quality multifunctional assets and green corridors will be loss of an existing slipway or hard and public open space / green infrastructure encouraged. that fail to incorporate a new useable on site. The type and quantity of open slipway (with sufficient parking/turning 4. In accordance with local plan policies, the space will be determined by the scale and space) on-site may be expected to loss of existing open space will be resisted type of development, the identified needs contribute towards re-provision of the unless it has become surplus to of the area local standards and the facility off-site. requirements or would be replaced with Shoreham Harbour Green Infrastructure equivalent or improved provision in a 8. Where a new/improved slipways or hards Strategy. suitable location. In the case of any loss of are provided or reinstated it will be 2. Brighton & Hove City Council and Adur open space, mitigation measures include, necessary to consult with the relevant District Council will work with developers but are not limited to: highway authority to ensure appropriate to explore the role, function and more public highway status is recorded  Better access to remaining open space. detailed design of green spaces as they including rights of motor vehicle use. come forward. These areas could help to  Provision of an alternative site. 9. Where additional moorings are provided meet local need for a range of open  Significant enhancements to remaining consideration must be given to the spaces including parks and gardens, open space including features to management of additional waste and amenity green space, provision for improve open access to the waterfront. sewage arising. Appropriate services, such children and young people, outdoor as toilets and pump out facilities, should sports facilities, allotments and 5. The provision of appropriate measures to be provided where appropriate. community gardens. enhance watersports and other traditional coastal activities will be supported. 10. The partnership will work with Natural 6. Major waterfront development schemes, England to support the delivery of the are expected to incorporate features that England Coast path through the Shoreham improve open access to the waterfront. Harbour Regeneration Area. These may include facilities for boat users, additional moorings, floating pontoons/docks, slipways and inlets. Early consultation with Shoreham Port Authority and statutory bodies such as the Environment Agency and Marine Management Organisation is advised.

61 3.9 Objective 9: Place making and design quality

To promote high design quality and improve 3.9.1 High quality urban design is an integral 3.9.4 Lighting is an important element of townscape element of successful developments. design quality; whilst necessary for To promote developments of high design Good design encompasses architectural safety reasons it can also add character quality that maximise the waterfront setting, design, form, height, scale, siting, and highlight elements of architectural respect local character and form and enhance layout, density, orientation, materials, quality. However, it is also important to key gateways and public spaces. parking and open space. Major ensure that light shines on its ‘target’ development proposals may be subject and does not waste energy or To protect and enhance the area’s historic to design review process at the pre- contribute to ‘sky glow’. assets including the Scheduled Monument at application and application stages in 3.9.5 Shoreham Harbour benefits from a Shoreham Fort, listed buildings and order to ensure the highest quality of conservation areas. number of historic assets which are design. proposed to be protected and enhanced 3.9.2 New developments should be well- to contribute towards maintaining the designed and integrated into the cultural history of the area and visual landscape and townscape, and should interest within the landscape and local contribute positively to the harbour’s views. The harbour area includes: character and distinctiveness. Existing  Parts of the Shoreham-by-Sea poor-quality design should not set a Conservation Area precedent.  The Riverside section of the 3.9.3 Improvements to the public realm Southwick Conservation Area. (streets and public spaces) provide an  Three Grade II Listed Buildings opportunity to enhance the quality, character and distinctiveness of the . Royal Sussex Yacht Club harbour. Good use of ‘natural . Sussex Arms Public House surveillance’, natural and artificial light . Kingston Buci Lighthouse and careful siting of buildings and street  Shoreham Fort (Scheduled furniture can improve the layout of an Monument). area, reduce perceived and actual crime and opportunities for anti-social behaviour, and make an area more pleasant to use.

62 Policy SH9: Place making and design quality 1. Schemes should be designed to reflect 5. All development proposals will be the character of the marine expected to embrace principles of good environment and should be sensitive to urban design with reference to the views of the waterfront, surrounding following characteristics: landscape and historic features.  High standards of architectural 2. Waterfront development schemes are design and detailing. encouraged to incorporate features  Suitable scale and massing in that improve public access, views and relation to housing type and local experience of the marine environment. context, including townscape This may be externally in the form of character and historic environment. landscaped viewing areas and/or internally as an integral part of building  Appropriate internal and external design. space standards in accordance with each authority’s policy 3. Development proposals should improve requirements. the quality, accessibility, security and legibility of public streets and spaces.  Buildings should provide strong The public realm elements of the enclosure to public spaces and development proposals must be streets, and should maintain a clear designed in accordance with the distinction between public, semi- Shoreham Harbour Streetscape Guide private and private space. (2012).  High standards of private amenity 4. Where appropriate contribution will be space for all residential sought for the provision of public art, in development, including private accordance with the scale of balconies, terraces, gardens and development proposed. shared courtyards as appropriate.  Careful consideration of the impact of new development on access to daylight and sunlight for both existing and new residents.

63 6. The Partnership will work with its partners and other stakeholders to conserve and enhance the harbour’s historic assets. CHARACTER AREA PROPOSALS

64 SOUTH QUAYSIDE

65 Map 6 – CA1: South Quayside

66 4 Character area proposals 4.1 Character Area 1: South Quayside

Area priorities About the area 4.1.4 Visiting fishing trawlers and other vessels often moor up alongside the  To support Shoreham Port Authority in 4.1.1 CA1 - South Quayside is the main power station. There are a number of improving operational efficiency, operational area of Shoreham Port. It is security gate entry points to the port developing new trade and exploring a long, narrow area between Basin Road area, and the area north of Basin Road opportunities for sustainable energy South and the waterfront. The area South is a secure area with no public generation, in line with the adopted Port stretches from the mouth of the harbour access. Masterplan. along the southern side of the Eastern Arm of the River Adur, and the Canal as 4.1.5 The regeneration strategy for the  To accommodate the relocation of existing far as the eastern ship turning head. harbour is dependent on consolidating port operators from elsewhere within the port-related activities within the Eastern port. 4.1.2 The full length of South Quayside is 2,370 metres. Within the Canal, there Arm and Canal. South Quayside will be  To accommodate the future capacity are 11 berths totalling 1,575 metres in safeguarded for port operational uses. requirements for Shoreham Wastewater length. In the Eastern Arm of the River As well as improving operating Treatment Works. Adur, the Outer Layby terminal extends efficiencies for the port, it will enable waterfront land to be redeveloped for  To improve Basin Road South as a popular further with two berths of 257 metres. recreational route for walking and cycling, There is a significant concentration of alternative uses along the Western providing access to the beaches. port trades and quayside activity. Harbour Arm. 4.1.6 South Quayside is sufficiently removed  With the exception of the existing and 4.1.3 In the quayside area, cargo handling and planned power stations, and the ship unloading are carried out using from residential areas that it can wastewater treatment works, non-port mobile cranes and lift trucks. Plant accommodate activities and uses that related operations will not be permitted in installations used by operators include a otherwise might harm residential amenity through noise and disturbance. this area. major aggregates grading and handling plant, a ready-mix concrete plant and Major facilities likely to remain for the gantry cranes at a steel stockyard. timespan of the plan period include Shoreham Power Station and Shoreham Wastewater Treatment Works.

67 Utilities 4.1.10 In 2016 Shoreham Port Authority installed two 100 kW wind turbines on 4.1.7 Shoreham Power Station is a combined cycle gas turbine station. Its capacity is Basin Road South. The turbines will 420MW. The power station is owned generate, on average, 555,000 kWh and operated by Scottish Power. Cooling electricity per year to power the nearby water discharges to an outflow at port pump house. The Port Masterplan Southwick Beach. proposes additional turbines further east, as shown on Map 6. 4.1.8 Energy studies and consultation with

local environmental groups have 4.1.11 Shoreham Port Authority has worked in Wind turbines at Outer Layby partnership with Brighton Energy Co- highlighted the potential of using the waste heat from the plant to supply local operative to install solar panels on many customers. The physical separation of of the port buildings. the power station from potential 4.1.12 At present, Shoreham Wastewater customers, such as residential areas on Treatment Works (owned by Southern the north side of the harbour, would Water) has sufficient capacity to require significant investment in accommodate the levels of new directional drilling to feed pipes under development being proposed through the Canal. this plan and the local plans for Adur and Brighton & Hove. 4.1.9 Without adaption, the current configuration of the station does not Solar panels on warehouse roofs enable provision of heat at a sufficient grade that could be utilised in a district network. Furthermore, a back-up power source would be required as the station is not in continuous use.

68 Transport and connections 4.1.16 Proposed improvements to both Policy CA1: South Quayside Southwick Waterfront and to the beach 4.1.13 Heavy goods vehicles serving the port, as 1. South Quayside is safeguarded for future areas are likely to increase public usage well as the public, access this area via commercial port activity and for the of this area and it will be important to the main port entrance at the junction of relocation of existing port operators from maintain appropriate buffers between Wharf Road and Kingsway (A259). Basin elsewhere in the harbour. With the the operational port areas and public Road South runs the length of the exception of the existing power stations, spaces. southern side of the port along the and waste water treatment plant, non- seafront to Carat’s Café and the adjacent port operations are not permitted in this public car park. area. 4.1.14 To the western end of the quayside and 2. South Quayside will be promoted as a hub forming the crossing over to the north for renewable energy generation, side of the harbour, the area around the including appropriately located solar and lock gates is a key functional part of the wind generation. port. Shoreham Port Authority has 3. Wastewater treatment infrastructure will reclaimed a small area of land here by be safeguarded to serve future population the pump house to accommodate a changes. engineering function. 4. The partnership will seek improvements to 4.1.15 As outlined in Character Area 4, the lock the lock gate crossing for the benefit of gate crossing is a public right of way and pedestrians and cyclists. These must not part of the National Cycle Route (NCN2). detract from its primary port operational Running parallel with the cycle route function. along Basin Road South is the Monarch’s Way which is part of a long distance 5. The partnership will seek Improvements to national walking trail. The route is Basin Road South, National Cycle Route popular with locals and cyclists and has (NCN2) and Monarch’s Way public right of the potential to be made more of a focal way including signage, interpretation, point with better signage, interpretation boundaries, surfacing, way finding and and way-finding. access to the beaches.

69 70 ALDRINGTON BASIN

71 Map 7 - CA2: Aldrington Basin

72 4.2 Character Area 2: Aldrington Basin

Area priorities About the area  To designate Aldrington Basin as an  To ensure that all development takes into 4.2.1 CA2 – Aldrington Basin forms the allocation for new mixed use account the findings and eastern gateway to the harbour with the development. To designate a strategic recommendations of current Strategic main port entrance at the junction of employment/mixed-use area (Allocation Flood Risk Assessment and the Shoreham Wharf Road and Kingsway (A259). The SS1 – Aldrington Basin). Harbour Flood Risk Management Guide basin is situated immediately adjacent SPD (2015) or subsequent update. to Hove Lagoon. It marks the end of the  To accommodate a mix of new and Hove seafront promenade and a improved port operational facilities as  To ensure that new development transition to the industrial character of well as compatible non-port employment proposals take account of noise and air Shoreham Harbour. generating floorspace (use classes B1, B2 quality impacts and that improvements and B8). are sought wherever possible. 4.2.2 The northern part of the area is formed of a steep slope from Basin Road North,  To accommodate appropriately located  To enhance biodiversity by creating and up to Kingsway (A259). Overlooking the mixed-use development (use classes A1, improving habitats and improved green basin, to the north of Kingsway, is the A2, A3, B1 and C3). infrastructure links, including a green West Hove residential area comprised corridor along the A259.  To secure improvements to legibility, of mostly two storey housing built in the permeability and connectivity through  To support the delivery of the England 1920s and 1930s. high quality building design, townscape Coast Path through the Aldrington Basin 4.2.3 Since the mid-1800s, Aldrington Basin and public realm; respecting and area. has been predominantly occupied by complementing the character of industrial and port-related uses. Over surrounding areas. time, a number of physical interventions  To maximise intensification and such as land reclamation, the addition redevelopment opportunities of existing of landing stages and wharves and the lower grade, vacant and under-used arrival of the Western Esplanade spaces. residential dwellings at the beginning of the twentieth century, have shaped its current character.

73 4.2.4 This area contains a mixture of 4.2.7 A key consideration for development in Transport and connections employment uses ranging from offices, the basin is that the eastern end of the 4.2.8 Although the access route from the retail outlets, a restaurant and pub at Canal acts as the main turning head for A259 in to the basin works relatively Kingsway level through to light ships. Remodelling of this area may be a well, it creates a tight turning circle for industrial, storage and marine-related long term opportunity. This would commercial vehicles. The transport uses down in the basin itself. Some of require significant investment. strategy includes junction the sites are owned and leased by improvements to each of the main Shoreham Port Authority including Hove accesses in to the port from the Enterprise Centre, Brighton & highway, including: Newhaven Fish Sales, and Quayside offices. The remaining sites are in  Wellington Road (A259) – Church private ownership. Road (A293) – Basin Road North 4.2.5 This area also includes Ferry Wharf, a  Kingsway/Wellington Road (A259) – disused minerals wharf, which is also a Boundary Road/Station Road (B2194) safeguarded waste site. If proposals for – Basin Road North development come forward for this site 4.2.9 Shoreham Port Authority intends to then policies for re-provision of wharf Harbour entrance at Wharf Road upgrade and extend the route on the capacity and waste management north side of the canal from the existing capacity will apply. mini-roundabout linking to an improved Wellington Road (A259)-Church Road 4.2.6 The steep slope down to the basin from (A293) junction. This is to make the Kingsway means the location is able to route more suitable for HGV traffic and accommodate land uses and activities to lead port-traffic more directly on to that may otherwise harm residential the advisory route. amenity due to noise, smell, dust or 4.2.10 Refer to the Shoreham Harbour other disturbance. Maritime House and Hove Enterprise Centre contribute Transport Strategy for details of the View east towards Western Esplanade towards meeting the local demand for package of measures proposed to affordable, flexible workshop and office support the development of this space and have high occupation rates. allocation.

74 Improve Basin Road South cycle route Improve connections with Hove Lagoon 4.2.16 New signage and improved visual and and Monarch’s Way and Hove seafront physical access from Aldrington Basin to Hove Lagoon would help to soften the 4.2.11 Basin Road South runs parallel to South 4.2.13 Hove seafront promenade ends at Hove Quayside provides vehicular access to Lagoon. This area is very popular for boundaries of the basin and could be the main operational port areas. It also walking, cycling and general recreation achieved through relatively minor forms part of the National Cycle and there are a range of water-sports interventions in formal landscape and Network (NCN2) which runs along offered at Hove Lagoon. The Hove Deep site layout of Hove Lagoon. This Wharf Road and Basin Road South Sea Anglers Club is adjacent. connection could be achieved through before crossing the lock gates. NCN2 will the development of pathways and 4.2.14 Beyond this point is a row of secluded eventually connect many of the urban crossings to achieve direct, safe access. 1920s residential properties on Western areas along the south coast. Despite the 4.2.17 Esplanade overlooking private beaches. Natural England will deliver the England poor condition of this route for cycling This, combined with the industrial Coast Path, a new National Trail around and walking, the poor quality of the character of the harbour, acts as a the coast of England. Although the final public facilities and generally dated barrier for wayfinding between Hove route has not yet been decided, it is appearance, it remains a popular route Lagoon and seafront and Portslade and expected that this will pass through CA2 and the beaches are frequented by local Southwick beaches to the west. – Aldrington Basin between Portslade families, swimmers, surfers and artists Beach and Hove seafront promenade. particularly during the summer months. 4.2.15 The transport strategy includes proposals to improve the cycling and 4.2.12 The road is also a public right of way walking routes through this area. Where which forms the end of the historic sites and groups of sites come forward, Monarch’s Way route, a long distance opportunities to create direct public or footpath (990km) that approximates the semi-public access to the waterfront escape route taken by King Charles II in should be explored. 1651 after being defeated in the Battle of Worcester. There is considerable potential to improve the quality of this route.

75 Environment Flood risk and sustainable drainage 4.2.23 Developers should include SuDS and building level resistant and resilience 4.2.18 Kingsway (A259), Wharf Road and Basin 4.2.20 Existing ground levels across the area Road North fall within the Brighton & vary from a minimum of 3.5m Above measures as part of proposals, ensuring Hove Air Quality Management Area Ordnance Datum (AOD) to greater than development is safe for its intended (AQMA) designated in 2013. 10m AOD. A large portion of the site is lifetime. The approach set out in the at a level of less than 4.5m AOD. following publications (or subsequent 4.2.19 The area is crossed by several replacement documents): underground water mains and sewers 4.2.21 Due to its elevated position, sites along (the latter conveying wastewater to the the A259 Kingsway are not at a  Adur & Worthing Councils and/or nearby waste water treatment works). significant risk of flooding. For sites Brighton & Hove Council’s SFRAs This infrastructure needs to be between the A259 Kingsway and the  Water. People. Places: A guide for protected and new development needs coast, there is a risk of tidal flooding. master planning sustainable drainage to ensure its operation remains The Brighton & Hove Strategic Flood into developments unaffected. Risk Assessment (JBA: 2012) identifies  CIRIA SuDS Manual most of the Aldrington Basin area as 4.2.24 Refer to the Shoreham Harbour Flood Flood Zone 2 and 3a with some small Risk Management Guide SPD (2015) for areas of Flood Zone 3b for tidal flooding. full details of requirements in relation to The estimated maximum flood depth for protection from flooding. this area for the 1:200 year tidal event is 0.50m, with some areas estimated to flood to a depth of just 0.20m. 4.2.22 The risk associated with this form of flooding increases significantly when sea level rise associated with climate change is factored in. In this scenario, maximum estimated flood depths increase to about 1.4m with increased flood velocities. Development in this location will need to take this flood risk constraint into consideration.

76 Green infrastructure Development opportunities 4.2.25 The embankments sloping up from 4.2.28 The release of sites for redevelopment Wharf Road and Basin Road North to in and around the basin requires careful Kingsway (A259) form part of the management given the close proximity proposed green corridor through the of port operations and residential areas regeneration area. The partnership will at Western Esplanade and to the north promote green infrastructure of Kingsway. improvements in these areas through 4.2.29 The partnership will work with the emerging Shoreham Harbour Green Wharf Road embankment and Hove Lagoon from Kingsway businesses and service providers to Infrastructure Strategy. Development in identify their needs and overcome this area will be expected to take these barriers to growth in order to improve aspirations into consideration. the basin as a modern thriving local 4.2.26 The Wharf Road embankment, adjacent business cluster. As shown on Map 8, to Hove Lagoon, is a prominent location key proposals for this area include the at the main eastern gateway to the following: harbour. The partnership will seek landscape and ecological improvements such as planting of native hedgerows, plug planting of suitable species and the Basin Road North embankment enhancement of the existing butterfly bank. Appropriate public art will also be encouraged 4.2.27 The Basin Road North embankment extends east from the Boundary Road/Station Road junction. The partnership will seek improvements such as planting of native hedgerows and plug planting of suitable species

77 Strategic employment area similar wharf capacity can be re- Mixed-use development provided on an alternative suitable 4.2.30 Employment generating uses (use 4.2.32 New mixed-use development is classes B1, B2 and B8) will remain the site. If development proposals come promoted on plots between Basin Road predominant land use within Aldrington forward then policies for re-provision North and Kingsway (site AB4 on Map Basin. The partnership will work with of wharf capacity will apply. Future 7). Proposals must demonstrate that land owners to promote the development at Ferry Wharf could they are compatible with existing ide modern employment redevelopment of sites to deliver better prov employment uses at the basin level. floorspace that is compatible with quality, modern accommodation. Key port related uses. 4.2.33 Plots between The Gather Inn to the opportunity sites are as follows: east and Ocean Sports Board Riders to 4.2.31 The following sites are protected:  North Basin Quay (Site AB1 - see Map the west could be redeveloped for a mix 7) is situated at the eastern end of  The Shoreham Port Authority-owned of uses with employment floorspace the Canal; bounded by Basin Road Hove Enterprise Centre and Maritime (use class B1) on lower storeys fronting North, Basin Road South and House are successful operations Basin Road North and mixed- opposite Hove Lagoon. supplying flexible workspace and will employment (use classes A2, B1, and Redevelopment for high quality, be protected for employment ancillary A1) fronting Kingsway and modern employment floor space will generating uses throughout the plan residential apartments (use class C3) on be encouraged. In order to improve period. upper storeys. the connection between Hove  The other plots south of Basin Road Lagoon and the harbour an element North (site AB2) may also be of ancillary leisure, retail and food appropriate for redevelopment for and drink uses fronting open space modern, good quality employment will be supported. space. These will be protected for  Aldrington Marina (Site AB2 - see employment and port related uses. Map 7) is on the southern side of  Port operational areas will be Basin Road North, between Maritime safeguarded for commercial port House and Hove Enterprise Centre. operations and related uses. The site is currently let as storage space. Development for high quality, modern employment floor space will be encouraged.  Ferry Wharf (site AB3 on Map 7) is safeguarded for the import of aggregates and other minerals unless

78 Development form and typology Policy CA2: Aldrington Basin 4.2.34 The following principles for 1. Aldrington Basin is designated as a b. AB2 – Aldrington Marina: Allocated development form are proposed: strategic employment/mixed use area. for new employment floorspace (use classes B1, B2 and B8)  For new employment floorspace at 2. The partnership will work with developers the basin level, flexible employment and stakeholders to deliver: c. AB3 – Ferry Wharf: Allocated for uses are proposed arranged as two to a. a minimum of 90 new dwellings (use port related and compatible three storey buildings on under-used class C3) employment floorspace (use classes plots. B1, B2 and B8). b. a minimum of 4,500m2 employment  Mixed employment and residential floorspace (use classes B1, B2 and d. AB4 – Kingsway/Basin Road North: uses with a dual frontage onto B8) Allocated for mixed use Kingsway (residential/mixed redevelopment (use classes B1 and commercial activities of up to four c. ancillary leisure, retail and food and B2 at Basin Road North level, use storeys above Kingsway) and Basin drink floorspace classes A2, B1 and ancillary A1 at Road North (employment uses). 3. Site allocations at Aldrington Basin Kingsway level, and use class C3 on  Buildings in the basin itself should be (shown on Map 7) are: upper storeys). simple and flexible with a a. AB1 – North Basin Quay: Allocated 4. Port operational areas are safeguarded for contemporary appearance and for port related and compatible commercial port operations and related character in keeping with the employment floorspace (use classes activities. aesthetic of the harbour. B1, B2 and B8). Between Hove 5. Hove Enterprise Centre and Maritime  New buildings should be of a modern Lagoon and the Canal an area of House are protected for employment design which complements the open space fronted by ancillary generating uses (use classes B1, B2 and existing historic character. leisure, retail and food and drink B8). The council will support proposals for uses will be supported in order to the upgrade and refurbishment of these improve the connection between premises. The council will resist proposals Hove Lagoon and the harbour. for change of use to other types of floorspace.

79 6. For sites AB1, AB2, AB3: 8. Where appropriate, proposals will be 11. The partnership will work with developers a. Building heights of two to three expected to enhance townscape around and stakeholders to deliver the package of storeys are generally considered key linkages and junctions, in particular transport measures for Aldrington Basin acceptable. Kingsway (A259) – Wharf Road junction as set out in the Shoreham Harbour and Wharf Road – Basin Road North – Transport Strategy. Critical measures b. If taller buildings are proposed, care Basin Road South junction. include: needs to be taken to consider

sunlight impacts on other sites. 9. The partnership will work with developers  Improvements to the following and stakeholders to support and identify junctions: 7. For site AB4: mechanisms for implementing ecological o Wellington Road (A259) – Church and landscaping improvements to a. Building heights should be justified Road (A293) – Basin Road North with regard to analysis of the local embankments between Kingsway (A259) o urban design context, orientation, and Wharf Road/Basin Road North as part Kingsway/Wellington Road (A259) – sunlight and daylight impacts and of the green corridor alongside the A259. Boundary Road/Station Road (B2194) – Basin Road North apply high quality design principles. 10. Where open space requirements cannot b. Development should maintain a be met on site, development will be  Upgrade and extension of Basin Road sense of openness and promote required to contribute towards existing North. views through to the harbour open spaces, such as Hove Lagoon,  The following cycling infrastructure wherever possible. The scale of Portslade Beach, Wish Park and/or Vale improvements: development should provide a Park. o Improvements to the cycling positive impact on the street facilities along the A259 environment along Kingsway. o Improvements to NCN2 to create a c. Development should provide an safe and continuous route along attractive character along the A259 Wharf Road and Basin Road South and contribute towards the street scene.  Improvements to pedestrian and cycle crossing points.  Improvements to bus stops.

80 NORTH QUAYSIDE AND SOUTH PORTSLADE

81 Map 8 – CA3: North Quayside and South Portslade

82 4.3 Character Area 3 – North Quayside and South Portslade

Area Priorities About the area  To designate South Portslade as an  To maximise intensification and 4.3.1 The North Quayside area of the port and allocation for new mixed use redevelopment opportunities of existing South Portslade are home to a diverse development. To designate a strategic lower grade, vacant and under-used mix of mostly industrial premises employment/mixed-use area (Allocation spaces. nestled within a residential SS2 – South Portslade). neighbourhood. Land uses on the south-  To improve connections and townscape side of the A259 are predominantly  To accommodate a mix of new and around key linkages including Boundary port-related, industrial and aggregate improved employment generating Road/Station Road (B2194) district uses including the safeguarded Britannia floorspace (use classes B1, B2 and B8). retailing centre, Church Road (A293) and Wharf. along Wellington Road (A259).  To accommodate appropriately located 4.3.2 South Portslade Industrial Estate is mixed use development (B1, and C3).  To ensure that all development takes in to defined predominantly by employment account the findings and  To revise the boundary of South Portslade generating uses. This includes car recommendations of the current Strategic Industrial Estate and protect for garages, offices and product fabrication. Flood Risk Assessment and Flood Risk employment generating uses. Management Guide SPD (2015). 4.3.3 To the north and west of the industrial  To safeguard and develop North Quayside estate, the area is abutted by residential  To ensure that new development as a new and improved port operational properties, in some cases on the same proposals take account of noise and air area accommodating new and relocated street (such as Church Road (A293) and quality impacts and that improvements port uses with limited land reclamation St. Peter’s Road). are sought wherever possible. and a new access road (within the port 4.3.4 To the east is the district retailing centre

boundary) in line with the Port  To enhance biodiversity by creating and of Boundary Road/Station Road (B2194), Masterplan. improving habitats and improved green leading to Portslade Station. infrastructure links, including a green  To secure improvements to legibility, corridor along the A259. 4.3.5 There are several community uses such permeability and connectivity through as the City Coast Church and high quality building design, townscape Community Centre, St Peter’s School and public realm; respecting and and the Brighton & Hove City Council- complementing the character of owned Belgrave Day Centre. surrounding areas.

83 Transport and connections Improving key junctions Improving connections and streetscape 4.3.6 Refer to the Shoreham Harbour 4.3.9 The Wellington Road (A259) – Church 4.3.12 Opportunities exist to enhance the Transport Strategy for details of the Road (A293) junction is particularly permeability of South Portslade package of measures proposed to impacted by air quality issues, relating in Industrial Estate in order to repair and support the development of this particular to heavy goods vehicles. This reconnect sites to adjacent allocation. limits the types of uses that are suitable neighbourhoods and key routes. to be situated in close proximity. Improvements to cycle routes and 4.3.7 The southern edge of the industrial pedestrian crossings as well as improved estate is defined by the stark 4.3.10 There is currently a narrow one-way connections with stations are proposed. environment of Wellington Road (A259). port access road (Basin Road North) on Although benefitting from views to the to Wellington Road (A259) at the 4.3.13 During the plan period, opportunities sea over the working harbour, the A259 junction with Boundary Road/Station may exist to create new and improved suffers from weak frontages and Road (B2194). Shoreham Port Authority north-south connections. Beyond the buildings backing on to its northern side, intends to upgrade and extend this road plan period, further opportunities may poor quality public realm and a lack of to the junction with Church Road (A293) exist to unlock and extend routes frontage to the south. The townscape to form a more accessible route through (pedestrian or vehicular) such as Ellen environment, particularly along the operational port. Street and West Street. Wellington Road is run down and 4.3.11 These routes are key gateways into the 4.3.14 Linkages to existing recreation and open unsightly which has a detrimental harbour area and the Transport Strategy space assets such as Hove Lagoon, Vale impact on the perception of this part of promotes improvements to both the Park, Wish Park and Portslade and the harbour. Wellington Road (A259) – Church Road Southwick Beaches will also be 4.3.8 The industrial estate’s internal road (A293) – Basin Road North junction as promoted. network is not well connected to its well as the Wellington Road/Kingsway surroundings and is bound to the north (A259) – Boundary Road/Station Road and west by rows of terraced housing. (B2194) – Basin Road North junction. There are two main north-south access roads, Boundary Road/Station Road (B2194) and Trafalgar Road/Church Road (A293). These are well used by HGVs and link the harbour to the A270 and A27.

84 Flood risk and sustainable drainage 4.3.17 Refer to the Shoreham Harbour Flood Green infrastructure Risk Management Guide SPD (2015) or 4.3.15 South Portslade is situated outside of 4.3.18 The grassed frontages on the northern subsequent update for full details of the area that is at risk of tidal and fluvial side of Wellington Road (A259) and the requirements in relation to protection flooding. However the Brighton & Hove steep embankment between Wellington from flooding. Strategic Flood Risk Assessment (SFRA, Road (A259) and Basin Road North form 2012) identifies some parts of the area part of the proposed green corridor as being at risk of surface water flooding through the regeneration area. The in both the 1 in 30 and 1 in 200 year partnership will promote green events. This is particularly the case infrastructure improvements in these around the junction of Church Road and areas through the emerging Shoreham Wellington Road as this is a localised Harbour Green Infrastructure Strategy. area of lower lying land. Development in this area will be expected to take these aspirations into 4.3.16 Surface water flooding can result in pollution to water and development in consideration. this location will need to take this flood 4.3.19 The grassed frontages to Wellington risk constraint into consideration. Road (A259) have the potential to Sustainable drainage systems (SuDS) provide multifunctional amenity space have been identified for areas to the for adjacent development sites. The north of the allocation. Surface water partnership will seek landscape and run-off and SuDS are assessed by the ecological improvements such as the Lead Local Flood Authority. These creation of wildflower meadows, plug improvements will benefit development planting of suitable species, planting of in this location. Developments should native hedgerows. therefore contribute towards 4.3.20 Adjacent development should improvements to limit the surface water incorporate green walls and roofs. The flooding. Refer to the Urban Sustainable sites also have potential for sustainable Drainage System Feasibility Study (2015, drainage (SuDS) features such as rain Brighton & Hove City Council) for gardens or swales. Appropriate public further details. art will also be encouraged 4.3.21 The Basin Road North embankment could be improved to provide a more attractive southern edge to Wellington Road (A259).

85 4.3.22 Vale Park is situated just outside the Development opportunities Managed release of sites for mixed-use regeneration area. The partnership will redevelopment opportunities 4.3.24 North Quayside will remain safeguarded seek improvements to enhance the for port-related operational uses as part 4.3.27 Due to the proximity of a concentration ecology and amenity of this public open of the consolidation of port activities. of well-established predominantly space. Allocation: South Portslade industrial uses, the release of sites 4.3.23 The Shoreham Harbour Green within the estate for redevelopment Infrastructure Strategy will set out full 4.3.25 Much of South Portslade Industrial requires careful management. The core details of requirements in relation to Estate will be protected for employment of the industrial estate will remain green infrastructure and biodiversity. generating uses. This protection will be protected for employment uses and extended to include sites to the west of extended to include sites to the west of Church Road (A293). A number of sites Church Road (A293) will be released to accommodate mixed use development including both 4.3.28 A limited number of carefully selected employment generating and residential plots around the periphery are floorspace. Key proposals are shown in promoted for redevelopment. These further detail on Map 9. sites have been selected either where they are vacant and redundant from Wellington Road frontage 4.3.26 Although Brighton & Hove City Council their existing use, where their location owns some of the land within the makes them peripheral to the estate, the majority of sites within the employment area core or where estate are privately owned. This may redevelopment would provide wider provide the opportunity for the regeneration benefits. Locations where partnership to coordinate a redevelopment opportunities are comprehensive redevelopment promoted are as follows: approach. Key planning considerations for the renewal of this area include impact on employment floorspace Vale Park supply, impact on existing businesses and the compatibility of introducing new residential uses within the existing employment uses to the north and port operational uses to the south.

86  Sites SP1, SP2, SP3 and SP4 (see Map . The Former Flexer Sacks (site SP5 Residential uses 8) are bounded by Camden Street, on Map 8) is suitable for mixed 4.3.29 New residential developments will North Street and Wellington Road use redevelopment comprising provide much needed new homes and (A259). With the exception of the employment uses (use class B1) on help contribute to the creation of a existing shops and amenities on lower storeys and residential (use softer edge to the fringes of the port North Street and Boundary Road / class C3) on upper storeys. Leisure operational and employment areas. Station Road, much of this block and assembly uses (use class D) They will also help to deliver public could be comprehensively may be permitted provided they realm and infrastructure improvements redeveloped for a mixed use scheme, are compatible with residential through contributions arising from in particular focussing on improving and employment uses in the planning obligations. the frontage visible from the A259. vicinity. 4.3.30 At South Portslade, a mix of apartments, . Prestwich House (site SP1) is  Site SP6 is bounded by Church Road, terraced town houses and mews suitable for mixed use Wellington Road and St Peters Road housing would be appropriate, with the redevelopment comprising (see Map 8).The northern portion of majority of residential dwellings likely to employment uses (use classes B1) the site fronting onto St Peters Road be arranged as flatted accommodation, on lower storeys and residential is suitable for residential for example apartments arranged to (use class C3) on upper storeys development (use class C3). The complete urban blocks or forming new southern portion of the site is . The former Belgrave Day Centre perimeter blocks. A number of sites in allocated for new employment (site SP2) and Wellington House South Portslade are proposed as development (use classes B1, B2, and (site SP3) could be redeveloped to apartment blocks of varying heights B3) provided it is compatible with accommodate residential overlooking Wellington Road and the adjacent residential development. development (use class C3). port to the south. . Regency House (site SP4) remains  Station Road (site SP7 on Map 8) is 4.3.31 Opportunities exist to create a two to suitable for employment uses (use suitable for mixed use three storey mews housing typology on classes B1 or B2) compatible with redevelopment comprising active the northern portion of site SP6 and to the adjacent residential use. If commercial and retail uses at ground the rear of Station Road on site SP7. redeveloped the site could floor (use classes A1, A2, A3 and B1) accommodate a mix of uses and residential (use class C3) on including employment (use class upper storeys and to the rear of the B1) on lower storeys and site. residential uses (use class C3) on . The depth of the site would allow upper storeys. the creation of a small number of mews / terraced houses off the main street.

87 Redefining the core employment area Supporting community assets boundary 4.3.34 There are several valued community 4.3.32 The South Portslade Industrial Estate is assets within the area including City protected for employment generating Coast Church and Community Centre, St uses and an extended core employment Peters Primary School. New area is proposed. The original boundary developments in the area should take was based on the Employment Area into account the proximity to these designation in the adopted Brighton & activities, seek to enhance the quality of Hove Local Plan (2005). The area is their environment wherever possible extended to include sites to the west of and mitigate potential impacts. Church Road (A293). 4.3.33 North Street remains the core spine of the employment area fronted by modern employment floorspace. Opportunities will be sought by the partnership to support and promote the provision of modern employment floorspace and improve the business environment within the redefined core employment area.

88 Policy CA3: South Portslade and North Quayside 1. North Quayside is safeguarded for future d. SP4 – Regency House: Allocated for 5. South Portslade Industrial Estate (as commercial port operations and related mixed use development (use class shown on Map 8) is protected for activities. B1 on lower storeys and use class C3 employment generating uses (use classes 2. South Portslade is designated as a on upper storeys) B1, B2 and B8). The council will support strategic employment/mixed use area. e. SP5 – Former Flexer Sacks: Allocated proposals for the upgrade and for mixed use redevelopment (use refurbishment of these premises. The 3. The partnership will work with developers council will resist proposals for change of and stakeholders to deliver: class B1 on lower storeys and use class C3 on upper storeys. use to other types of floorspace. a. a minimum of 210 new residential Associated leisure and assembly 6. For sites SP1, SP2, SP3, SP4, SP5, and the dwellings (use class C3) (use class D) uses may be permitted southern portion of site SP6: provided they are demonstrated to b. a minimum of 3,000m2 employment a. Building heights up to six storeys are be compatible with residential and floorspace (use classes B1, B2 and generally considered acceptable. B8) employment uses in the vicinity. b. New buildings should be set back f. SP6 – Church Road/Wellington c. ancillary leisure uses from Wellington Road to allow the Road/ St Peter’s Road: The southern enhancement and extension of the 4. Site allocations at South Portslade (shown portion of the site is allocated for proposed green corridor. on Map 8) are: new employment development (use a. SP1 – Prestwich House (and classes B1, B2 and B3). Employment 7. For site SP7, and the northern portion of adjoining): Allocated for mixed use uses must be compatible with site SP6: redevelopment (use class B1 on adjacent residential development. a. Building heights up to three storeys lower storeys and use class C3 on As part of a comprehensive are generally considered acceptable. upper storeys). redevelopment, residential development is acceptable on the 8. Comprehensive redevelopment may offer b. SP2 – Former Belgrave Centre (and northern portion of the site, fronting potential for greater building heights, adjoining): Allocated for residential onto St Peter’s Road. subject to consultations through the development (use class C3) planning application process, detailed g. SP7 – Station Road: Allocated for c. SP3 – Wellington House: Allocated design considerations and meeting the mixed use redevelopment (use for residential development (use principles of the emerging Urban Design classes A1, A2, A3 and B1 fronting class C3) Framework. Station Road and use class C3 to the rear and on upper storeys)

89 9. Where appropriate proposals will be 13. The partnership will work with developers expected to enhance townscape around and stakeholders to deliver the package of key linkages and junctions, in particular transport measures for North Quayside Boundary Road/Station Road (B2193) – and South Portslade as set out in the Wellington Road (A259) junction and Shoreham Harbour Transport Strategy. Church Road (A293) – Wellington Road Critical measures include: (A259) junction.  Improvements to the following 10. The partnership will work with developers junctions: and stakeholders to support and identify o Wellington Road (A259) – Church mechanisms for implementing ecological Road (A293) – Basin Road North and landscaping improvements to the Wellington Road frontage as part of the o Kingsway/Wellington Road (A259) – green corridor alongside the A259. Boundary Road/Station Road (B2194) – Basin Road North 11. New developments fronting Wellington Road should be setback beyond the  Improvements to the cycling facilities proposed green corridor. Given the along the A259. Improvements to proximity to both the road and port pedestrian and cycle crossing points. operational uses this will prevent a canyoning effect and ensure that residents are protected from noise and air quality impacts. 12. Where open space requirements cannot be met on site, development will be required to contribute towards the creation of the proposed green corridor along the A259, and/or existing open spaces, such as Vale Park, Hove Lagoon and/or Portslade Beach.

90 PORTSLADE AND SOUTHWICK BEACHES

91 Map 9 – CA4: Portslade and Southwick Beaches

92 4.4 Character Area 4 – Portslade and Southwick Beaches

Area priorities About the area 4.4.4 At the eastern end of Portslade beach is Basin Road South SNCI; designated for  To seek improvements to the quality, 4.4.1 Basin Road South runs parallel to South coastal vegetated shingle. This site is access, appearance and maintenance of Quayside and provides vehicular access part of the operational port and remains the public right of way, beach promenade, to the main operational port areas. It in active use. Vegetated shingle covers public areas and beach environment forms part of the national cycle network less than half of the site and is not (NCN2) which runs along Wharf Road  To support the delivery of the England considered to be an outstanding and Basin Road South before crossing Coast Path along the beaches example of its type. However it is the the lock gates. NCN2 will eventually largest example of this habitat within  To protect and enhance important connect many of the urban areas along Brighton & Hove. habitats and species, such as coastal the south coast. Basin Road South also vegetated shingle as part of a green forms part of Monarch’s Way walking 4.4.5 There are further areas of coastal corridor along the beaches trail which runs along the road to Hove vegetated shingle spread out along the Lagoon before continuing along the coastal frontage. These are relatively seafront promenade. isolated from each other. There is therefore potential to connect these 4.4.2 The England Coast Path currently being habitats to create a continuous corridor developed by Natural England is likely to as part of an enhanced green follow this route. The partnership will infrastructure network. There is work with Natural England to secure potential for raising public awareness improvements to the route through this through better demarcating of habitats area. and interpretive signage. 4.4.3 There is potential to improve this access route, whilst maintaining the security of 4.4.6 Despite the industrial feel of this route, the adjacent port operational areas. it remains popular and the beaches are frequented by local families, swimmers, surfers and artists, particularly during the summer months. There is also a café and public car park. The Adur District Council-owned beach huts adjacent to the café have recently been refurbished (2010) and remain oversubscribed. There may be an opportunity to increase the number of beach huts.

93 Policy CA4: Portslade & Southwick Beaches 1. The beach areas and adjacent public 6. The partnership will promote spaces will be safeguarded for the opportunities to improve the quality of protection of coastal processes, marine public access areas connected to the habitats and the enjoyment of local beaches including: communities and visitors.  Work with local community to identify 2. The partnership will promote the suitable locations for incorporation of enhancement and creation of vegetated public art. shingle habitats to create a continuous  Explore potential for increasing beach corridor along the beaches. Compensatory huts and converting some to artist’s habitat creation and safeguarding will be studios. required for any loss or disturbance to existing habitats.  Explore opportunities for environmental improvements to the 3. The partnership will promote car park entrance and boundaries improvements to the seafront café and including landscaping, fencing, signage, immediately surrounding area. lighting and an enhanced entrance. 4. The partnership will promote

opportunities to improve the quality of the National Cycle Route No. 2 and Public Right Of Way corridor in accordance with the Transport Strategy. 5. The partnership will work with Natural England to support the delivery of the England Coast path through the Portslade and Southwick Beaches area.

94 FISHERSGATE AND SOUTHWICK

95 Map 10 – CA5: Fishersgate and Southwick

96 4.5 Character Area 5 – Fishersgate and Southwick

Area priorities About the area  To designate Southwick Waterfront as an  To improve sustainable transport links 4.5.1 The Fishersgate and Southwick area allocation for new mixed use with surrounding communities. comprises a mix of residential, development. community, open space, recreational,  To support improvements to local housing port and employment uses. Within the  To support the comprehensive estates and community facilities, including residential community there are pockets redevelopment of Southwick Waterfront enhancing Fishersgate recreation ground. of deprivation which is the focus for the to accommodate a mix of new and  To enhance biodiversity by creating and work of the Action Eastbrook improved employment generating uses improving habitats and improved green Partnership. (use classes B1, B2 and B8). infrastructure links, including landscape 4.5.2 The area extends from the district  To safeguard and develop port enhancements to social housing estates. boundary to the lock gates over the operational areas to accommodate new  To support the delivery of the England Canal. and relocated port uses with limited land Coast Path through the Southwick reclamation and a new access road (within 4.5.3 The eastern end of this character area Waterfront area. the port boundary) in line with the Port comprises the Fishersgate Masterplan. neighbourhood, between the railway line to the north and the busy A259 to  To support the comprehensive the south. There is a footbridge over the reconfiguration of Lady Bee Marina. railway line at Fishersgate station. The  To address deprivation through residential areas located here are in partnership working with Adur Homes, very close proximity to the industrial Action Eastbrook Partnership and local activities of the port including the fuel service providers. storage facility as well as a nearby industrial estate and electricity substation.

97 4.5.4 There are a number of community 4.5.7 Southwick Waterfront, adjacent to the assets including two community centres, lock gates, has been identified as an a recreation ground with children’s play allocation for new employment area, Shoreham Academy’s Gateway floorspace. The lock gates carry the Centre, and a children and family National Cycle Route (NCN2) across the centre. Fishersgate has been identified harbour and are an important as a focus area requiring better facilities pedestrian route to South Quayside and for youth services. Currently there is no Southwick Beach. Many of the buildings dedicated youth centre close by, and public realm in this area is of poor although there are a number of quality. However it is adjacent to the community facilities which could offer popular Lady Bee Marina and Southwick or do offer a youth service provision. Riverside Conservation Area, which includes the Grade II listed Sussex Yacht 4.5.5 The area is a densely populated urban Club boat store. area with a high proportion of flats. The housing is predominantly terraced with some semi-detached houses and two Adur Homes-owned estates with multi- storey flatted developments reaching up Lock gate and Southwick Waterfront to six storeys high. The surrounding public landscaped space is fairly sparse but serves as a green buffer between housing and the road. 4.5.6 The Mill Road Industrial Estate, located to the east of the Fishersgate area, comprises a mix of retail units, manufacturing warehouses, office space and storage (including self-storage) warehouses. In the west of this Lady Bee Marina and Southwick Riverside Conservation Area character area is the Grange Industrial Estate which comprises a mix of retail units, manufacturing units, printing companies and distributing warehouses.

98 Transport and connections Flood risk and sustainable drainage 4.5.16 The Brighton Marina to River Adur Strategy identifies improvements to 4.5.8 Refer to the Shoreham Harbour 4.5.12 Most of Fishersgate and Southwick are Transport Strategy for details of the situated outside of the area at risk of flood defence infrastructure in this package of measures proposed to tidal and fluvial flooding for present day locality. Improvements will help protect support the development of Allocation flood risk. The estimated flood depth for areas identified for development and Southwick Waterfront and the wider this site during a 1 in 200-year tidal because no residential development is character area. flood event has been shown to be identified for this allocation, it is relatively low (up to 0.4m). The 2115 considered appropriate that building 4.5.9 Southwick town centre is located north prediction factoring in climate change level resilient and resistant measures of the railway line, outside the will be sufficient. regeneration area. There are two access however indicates that flood depths points linking the centre of Southwick could increase to between 1m and 1.6m 4.5.17 Surface water flooding is also a risk to with the Southwick Waterfront area. and much of the site becomes at risk of the site as it can result in pollution to Pedestrian and cycle connections linking flooding. water and development in this location will need to take this flood risk Fishersgate with surrounding areas are 4.5.13 At the Southwick Waterfront allocation, poor. The A259 is the main east-west existing land levels vary from 3.6m AOD constraint into consideration. route. (Above Ordnance Datum) to in excess of 4.5.18 Developers should include SuDS and 8m AOD. The majority of the site is at a building level resistant and resilience 4.5.10 The transport strategy proposes a range of measures for this area including level of between 4.0m and 5.0m AOD. measures as part of proposals, ensuring Only the northern section of the site development is safe for its intended junction improvements to the A259/Lady Bee Marina junction; A259 exceeds 5.0m AOD. lifetime. The approach set out in the following publications (or subsequent bus priority measures; improvements to 4.5.14 Parts of the waterfront fall within Tidal the NCN2 cycle route across the lock Flood Zones 2 and 3. The estimated replacement documents): gates; an A259 cycle facility linking and maximum flood depth for this area for  Adur & Worthing Councils and/or improved cycle and pedestrian crossing the 1:200 year tidal event is 0.40m. Brighton & Hove Council’s SFRAs points and public realm. 4.5.15 The risk associated with this form of  Water. People. Places: A guide for 4.5.11 Natural England will deliver the England flooding increases significantly when sea master planning sustainable drainage Coast Path, a new National Trail around level rise associated with climate change into developments the coast of England. Although the final is factored in. In this scenario, maximum  CIRIA SuDS Manual route has not yet been decided, it is estimated flood depths increase to 4.5.19 Refer to the Shoreham Harbour Flood expected that this will pass through CA5 about 1.4m with increased flood Risk Management Guide SPD (2015) for – Fishersgate and Southwick, crossing velocities. Development in this location full details of requirements in relation to over the lock gates. will need to take this flood risk protection from flooding. constraint into consideration.

99 Green infrastructure 4.5.23 The grassed areas around the housing estates, the North Canal Bank and 4.5.20 East of Lady Bee Marina the North Canal Bank slopes steeply from the canal up to Fishersgate Recreation Ground form key the A259. This undeveloped grassland elements of the proposed green provides an important green corridor through the regeneration area. infrastructure role as a linear wildlife 4.5.24 The Shoreham Harbour Green corridor, and is an important habitat for Infrastructure Strategy will set out common lizards and slow worms. detailed proposals for these areas. 4.5.21 The partnership will support Shoreham

Port Authority to manage and enhance this area. Potential interventions include North Canal Bank

landscape and ecological improvements such as planting of native hedgerows, plug planting of suitable species and improved sustainable transport links. 4.5.22 To the north of Fishersgate Terrace/Albion Street (A259) the social housing estates are set amongst areas of grassed space. These spaces have significant enhancement potential to provide both amenity space to residents

and ecological benefits. Two pocket Fishersgate Recreation Ground parks have already been created at Coates Court, Southwick and Laylands Court, Fishersgate. The partnership will continue to work with Adur Homes and Action Eastbrook Partnership to improve these areas

Frontage to housing estate

100 Development opportunities Lady Bee Marina and Riverside 4.5.31 There is a flat area of green space to the Conservation Area east of the marina, accessed on foot via 4.5.25 For the foreseeable future the a narrow path or steps down the steep waterfront area adjacent to Fishersgate 4.5.28 Lady Bee Marina currently contains an will remain safeguarded for port- eclectic assortment of interesting retaining north canal bank from the operational uses. As port uses change buildings, many dating from the 19th A259. This is commonly used for dog over time it will be important to take and early 20th centuries. The marina walking and angling however suffers account of the effect on nearby has a quaint, maritime charm and from littering. The Port Masterplan residential areas.. includes a chandlery and identifies this area as having potential for improvements including a canal-side Allocation: Southwick Waterfront pub/restaurant. It has 120 pontoons for private boats and is a popular spot for walkway, a new service road, car park, dry boat store and new base for local 4.5.26 Southwick Waterfront has been anglers and dog walkers. identified for a minimum of 4,000m2 youth groups. This location could act as new employment floorspace and 4.5.29 Parts of Lady Bee Marina fall within the a buffer between the more provision of small scale business units Riverside Conservation Area including industrialised North Quayside area and (use classes B1 and B2). It is the Grade II listed Royal Sussex Yacht a new revitalised marina. acknowledged that a lower level of Club. The Riverside Conservation Area development may be achieved if some also includes several residential buildings are refurbished, rather than dwellings, a pub and the former redeveloped. Residential development Southwick Town Hall now used for offices. is not appropriate due to the proximity of port operations. 4.5.30 The Port Masterplan describes this location as lacking design quality and 4.5.27 A public right of way, and part of the national cycle route (NCN2) run through integrity with spatial constraints causing the area, crossing over the lock gates. car parking to be marginalised and Public realm in this area is poor. This squeezed into any available space. It could be improved as part of new identifies the area as having significant development and the delivery of the potential for enhancement to improve England Coast Path. the leisure offer within the port.

101 Policy CA5: Fishersgate and Southwick 1. Southwick Waterfront is designated as a 6. Development should respect and connect 8. The partnership will support and identify strategic employment area (Allocation with surrounding areas. Where mechanisms for implementing ecological Southwick Waterfront). appropriate proposals will be expected to and landscaping improvements to the 2. The partnership will work with, enhance townscape around key linkages frontage of housing estates to Fishersgate bion Street (A259), Fishersgate developers and stakeholders to deliver a and junctions, in particular pedestrian and Terrace/Al Recreation Ground and the North Canal minimum of 4,000m2 new employment cycle routes from Southwick station and Bank as part of the green corridor along floorspace. The partnership will support Southwick Green across the lock gates to the A259. the redevelopment of sites to deliver high the beaches, and an improved alignment 9. The partnership will work with developers quality, modern employment floorspace. of the Nautilus House access road serving Allocation Southwick Waterfront and the and stakeholders to deliver the package of 3. The partnership will work with developers dry dock. transport measures for Fishersgate & and stakeholders to deliver the Southwick as set out in the Shoreham 7. The partnership will support Adur Homes, reconfiguration of Lady Bee Marina. This Harbour Transport Strategy. Critical Action Eastbrook Partnership and local will include: measures include: service providers to deliver improvements  Improved marina facilities, expanded and harness benefits arising for harbour-  Improvements to the following berthing capacity and waterside leisure side communities. Emerging priorities junctions: o provision, including a new slipway, include: Albion Street (A259)-Riverside utilising canal edge water space to the junction serving Lady Bee Marina  Enhancing Fishersgate Recreation east o Improvements to the Albion Street ground  Complimentary waterside facilities (A259) junction serving Southwick  Supporting and enhancing local 4. Port operational areas, including the dry Waterfront community facilities dock, are safeguarded for future  Improvements to cycling facilities along commercial port operations and related  Supporting improvements to housing the A259. activities. estates  Improvement to the pedestrian and  Promote opportunities to support cycle route across the lock gates. 5. Ongoing protection will be provided for communities in improving green  Improved pedestrian and cycle crossing the functioning of the dry dock ensuring infrastructure to provide amenity to points. that land uses in the immediate vicinity do residents and enhance biodiversity  Bus stop improvements. not compromise its ongoing efficient use. 10. The partnership will support the delivery of the Southwick Waterfront access road, with limited canal infill where required, to create space for an access road and waterside footway / cycle path.

102 HARBOUR MOUTH

103 Map 11 – CA6: Harbour Mouth

104 4.6 Character Area 6 – Harbour Mouth About the area

Area priorities 4.6.1 CA6 – Harbour Mouth is split across either side of the River Adur at the

 To support the conservation of Shoreham mouth of the river. This is the entrance Fort. to the harbour. The southern section is  To enhance connections between also within the area covered by the Shoreham town centre, Shoreham Beach emerging Shoreham Beach and Shoreham Fort through Neighbourhood Plan. environmental and landscaping 4.6.2 At Shoreham Beach are the remains of improvements. Shoreham Fort, a Scheduled Monument.  To support the redevelopment of The fort was completed in 1857 and is Shoreham Rowing Club and enhance the one of the celebrated south coastal public realm environment of Kingston defences built under the Victorian Prime Beach. Minister Lord Palmerston. It is of national historical importance and was a  To explore options for the future use of vital part of the south coast defence the Albion Street lorry park. system.  To support Adur Homes in exploring 4.6.3 A local charity, the Friends of Shoreham options for redevelopment of housing Fort supported by Shoreham Port sites. Authority, have taken responsibility for conserving the fort. This area is a popular destination for walkers. It is well used by anglers and home to the National Coastwatch Institute look-out tower. 4.6.4 In recent years there have been various plans for the fort including local interest for incorporating an educational facility and improving the public toilet block.

105 4.6.5 The Environment Agency plan to 4.6.9 Directly opposite the harbour mouth is improve the layout, surfacing and public Kingston Beach, designated with Village realm of the car park area at the Fort Green status to safeguard it as a public through the Shoreham Adur Tidal Walls space. The beach is home to Shoreham scheme. The fort will benefit from this Rowing Club as well as the new RNLI improvement. In addition, an upgrade lifeboat building, a maritime themed, including improved signage, benches, low carbon building of significant and potentially a café/visitor centre architectural merit. facility would further improve the area. 4.6.10 Kingston Beach is also home to the 4.6.6 To the west of the fort is Shoreham Grade II listed Kingston Buci Lighthouse, Beach, a residential community almost a distinctive local landmark. There is a entirely surrounded by water, wealth of local history that could be connected to the town centre by better interpreted in this location Norfolk Bridge and the Adur Ferry through imaginative signage. There is Bridge. The beach area has a fascinating significant potential to improve the history. It was originally empty scrub landscaping and street furniture to created by a shingle bank that make it more accessible and appealing developed over centuries through as a local amenity area. longshore drift. 4.6.11 Directly opposite Kingston Beach is a 4.6.7 The beach itself is designated as a Local row of terraced housing, including Nature Reserve (LNR) and Site of Nature several Adur Homes-owned properties. Conservation Importance (SNCI). The 4.6.12 To the east of these properties on the designating feature of the LNR is its rare south-side of the A259 is the port and beautiful flowering vegetated operational area; whilst on the north- shingle that has adapted over time to side of the A259 are a number of the harsh conditions. dwellings, Albion Street Lorry Park, and 4.6.8 On the riverside of Shoreham Beach is a range of light industrial and Silver Sands, a small sandy beach employment generating uses. between Sussex Wharf and Soldier’s Point, which sees the flowering of wild Geranium and Childing Pink, a nationally rare and protected plant species.

106 Development opportunities 4.6.13 The existing port operational area will be retained for port use. There are significant opportunities to improve the amenity value of Shoreham Fort and Kingston Beach for the benefit of local residents and visitors. 4.6.14 The Albion Street lorry park is no longer required in this area. The partnership is exploring alternative uses for the site, including relocation of businesses from elsewhere in the regeneration area. 4.6.15 Adur Homes is exploring opportunities to redevelop a number of older properties on the northern side of Shoreham Fort and Shoreham Beach Albion Street. The partnership will support the redevelopment of these sites. 4.6.16 The proposed waterfront route along the Western Harbour Arm will end at Kingston Beach. The partnership is exploring options to integrate this route with the village green and connect to the proposed A259 cycle route.

Kingston Buci Lighthouse and Shoreham Lifeboat Station

107 Policy CA6: Harbour Mouth 1. The existing port operational areas will be 4. The partnership will work with the safeguarded for future commercial port community and stakeholders to improve activity. Kingston Beach including: 2. The partnership will work with the  Redevelopment of Shoreham Rowing community and stakeholders to support Club. the conservation of Shoreham Fort and  Upgrade of public open space areas in enhancement of the surrounding area accordance with the Shoreham including: Harbour Streetscene Guidance and  Explore potential to provide visitor Shoreham Harbour Green centre / café. Infrastructure Strategy.  Improved car parking configuration and  Improve delineation/ formalisation of delineation of bays, including disabled parking area. parking.  Promote opportunities for  Explore potential to improve public interpretation of marine environment toilet block. and biodiversity.  Improve sense of arrival and entrance 5. The partnership will promote appropriate on to site, ensuring disabled access as streetscape planting along Albion Street well as improved access between the and Brighton Road (A259) to extend the car park and Shoreham Beach. green corridor.  Upgrade of street furniture such as 6. The partnership will support Adur Homes benches, signage, bins and lighting. to maximise the use of its housing sites, including potential redevelopment.  Improved way-finding connections to new footbridge. 7. The partnership will explore options for the alternative uses for Albion Street lorry 3. The partnership will ensure that the park. Shoreham Beach Local Nature Reserve is protected. In particular the most sensitive 8. The partnership will explore options to sections of the beach in terms of ground deliver the eastern entry to the proposed nesting birds and vegetated shingle. Western Harbour Arm waterfront route.

108 WESTERN HARBOUR ARM

109 Map 12 – CA7: Western Harbour Arm

110 4.7 Character Area 7 – Western Harbour Arm

Area priorities About the area  To designate Western Harbour Arm  To improve connections around key 4.7.1 CA7 – Western Harbour Arm is on the Waterfront as an allocation for new mixed linkages including Shoreham High northern bank of the River Adur use development. Street/Norfolk Bridge (A259) – Old between the Harbour Mouth and the Shoreham Road (A283), Brighton Road historic centre of Shoreham-by-Sea. The  To facilitate the comprehensive (A259) – New Road – Surry Street, and area is highly constrained by Brighton development of the Western Harbour Arm Brighton Road (A259) – Ham Road. Road (A259) and the railway. The Waterfront to become an exemplar Western Harbour Arm is the principal sustainable mixed-use area (use classes B1  To deliver a comprehensive flood defence approach to Shoreham-by-Sea from the and C3). solution integrated with a publicly east. To the north of the railway line, accessible waterfront route including  To improve legibility, permeability and the area is abutted by residential pedestrian / cycle way and facilities for connectivity through high quality building neighbourhoods and a large industrial boat users. design, townscape and public realm, estate. ensuring to respect and complement the  To ensure that new development 4.7.2 Shoreham-by-Sea town centre, a few character of surrounding areas. proposals mitigate noise and air quality minutes’ walk to the west has a impacts.  To maximise intensification and peaceful, coastal charm consisting of redevelopment opportunities of existing  To enhance the area’s natural biodiversity predominantly two storey terraced lower grade, vacant and under-used by incorporating multi-functional green cottages on streets leading off from the spaces. space, creating and improving habitats primary shopping area. There are open and improved green infrastructure links. views across the River Adur to the south  To facilitate the strategic relocation of as well as river glimpses between industrial uses to elsewhere in the  To support the delivery of the England buildings where remnant slipways and harbour or local area to free up Coast Path through the Western Harbour hards remain. There is a marked waterfront opportunity sites. Arm area. contrast moving east out of the town  To improve access arrangements to create and along Brighton Road (A259) where better linkages with Shoreham town there are only limited views of the centre and surrounding areas. waterfront and public access to it.

111 4.7.3 Along the Western Harbour Arm there Transport and connections Environmental considerations are a range of different employment 4.7.8 The Brighton Road (A259) road frontage 4.7.10 The Western Harbour Arm is subject to uses. The waterfront sites are is harsh and unattractive due to the a number of environmental constraints predominantly large industrial and open industrial uses that prevent views across which need to be taken into account storage premises including fuel storage, the water. The road is a very popular when planning for the area. These plastics manufacturing, aggregates route with cyclists despite the lack of a include: handling and metal recycling. The formal cycle lane, poor surfacing and majority of the sites are privately  Proximity to the Adur Estuary, a Site heavy use by heavy goods vehicles. owned. of Special Scientific Interest (SSSI). 4.7.9 Natural England will deliver the England 4.7.4 Closer to Shoreham-by-Sea town centre  Proximity to Shoreham Beach, a Local Coast Path, a new National Trail around is The Ham, an open space which Nature Reserve (LNR) and Site of the coast of England. Although the final includes a popular skate park. There is a Nature Conservation Importance route has not yet been decided, it is car show room and some office and (SNCI). expected that this will pass through workshop units such as the Riverside  Shoreham-by-Sea Air Quality CA7: Western Harbour Arm between Business Centre and Ham Business Management Area (AQMA) that Kingston Beach and Adur Ferry Bridge. Centre. covers the town centre and the western part of the Western Harbour 4.7.5 On the northern side of the A259 are Arm. mainly ‘big box’ retail warehouses, a supermarket and the local municipal  A municipal waste site. waste facility.  A metal recycling facility. It is proposed that this be relocated 4.7.6 A number of the premises along Brighton Road (A259) are coming to the  A Health and Safety Executive (HSE) end of their useful life and are no longer Consultation Zone which determines ideally suited for modern business the distance for different types of needs either requiring significant development from a ‘major hazard’ investment on-site or relocation to a based on the current gas storage use. better facility elsewhere. It is proposed that this be relocated. 4.7.7 The river wall and flood defence  The presence of contaminated land. infrastructure is in need of upgrade and  The presence of underground water repair and some of the land stands mains and sewers. This infrastructure vacant and underused. needs to be protected and new development needs to ensure its operation remains unaffected.

112 Historic Assets Flood risk and sustainable drainage 4.7.17 The partnership has worked closely with the Environment Agency to develop a 4.7.11 The Western Harbour Arm is partly 4.7.14 The Western Harbour Arm is adjacent to within the Shoreham-by-Sea the lower reaches of the River Adur comprehensive vision for an upgraded Conservation Area. The conservation where it flows into the English Channel. flood defence network to protect a area includes 47 listed buildings; Given this low lying location, there are a redeveloped Western Harbour Arm. The including the Grade I listed St Mary de number of potential sources of flooding Shoreham Harbour Flood Risk Haura Church. The church is clearly which will be a key consideration in Management Guide SPD (2015) and visible from Shoreham Beach, the South planning for the future of this area. Technical Annex details about the Downs and much of the wider area and recommended approach for this stretch. 4.7.15 Sites along the Western Harbour Arm it will be important for any new 4.7.18 are vulnerable to surface water, fluvial, Comprehensive land raising and/or development at the harbour to respect and most significantly tidal flooding flood defence provision will be essential views of the church and its setting. meaning that any new residential to protect existing and future residents and businesses as well as the A259. This 4.7.12 Also visible from the Western Harbour development would need to be lifted up Arm are the Kingston Buci Lighthouse above likely flood levels. Development approach, which focuses on flood (Grade II listed) and Shoreham Fort, a will need to be protected through flood defence provision from the Adur Ferry Scheduled Monument. defence provision and will need to be Bridge to Kingston Beach, will ensure safe for the intended building lifetime the complete closure of the flood cell 4.7.13 There is a wealth of local maritime and continuation of the line of new history that could be better interpreted taking into account climate change and sea level rise. defences currently being provided via in this location and there is significant the Shoreham Adur Tidal Walls Scheme - potential to improve the landscaping 4.7.16 The Adur and Worthing Councils’ an Environment Agency funded flood and setting of the river. This will make Strategic Flood Risk Assessment (SFRA) defence scheme which ends at the Adur the area more attractive and accessible. identifies a number of sites in this area Ferry Bridge. as Tidal Flood Zone 2, 3a and Non- functional Flood Zone 3b. This latter 4.7.19 It is essential that the new flood defence category recognises that some sites network is integrated with a high quality have the same risk of flooding as Flood public realm environment that Zone 3a but do not have a significant promotes a positive inter-relationship storage or conveyance potential which with the river. Flood defences can often materially impacts flood risk elsewhere. physically divide one area from another Some sites also fall within Fluvial Flood therefore an important ambition for the Zones 2, 3a and 3b. Western Harbour Arm is to promote permeability through the entire site.

113 4.7.20 Developers should include SuDS and Green infrastructure 4.7.27 SuDS should be incorporated into design building level resistant and resilience proposals as an integrated system 4.7.22 The Western Harbour Arm is dominated measures as part of proposals, ensuring by industrial land-uses and generally has during masterplanning of individual development is safe for its intended a low diversity of terrestrial habitats. sites. This could include rain water lifetime. the approach set out in the harvesting, green walls and roofs, rain following publications (or subsequent 4.7.23 The River Adur to the south includes gardens, vegetated swales and porous replacement documents): areas of coastal saltmarsh and intertidal surface materials. mudflat. These habitats form part of the  Adur & Worthing Councils and/or wider network of intertidal habitats in 4.7.28 Appropriate planting alongside Brighton Brighton & Hove Council’s SFRAs the River Adur Estuary; however these Road could extend the proposed green  Water. People. Places: A guide for are of limited extent and quality. corridor from Kingston Beach as far as master planning sustainable drainage The Ham and Shoreham town centre. 4.7.24 The Western Harbour Arm is adjacent to into developments the Adur Estuary SSSI and falls within its 4.7.29 The proposed waterfront route for  CIRIA SuDS Manual Impact Risk Zone. Consultation with pedestrians and cyclists and onsite amenity open space also present 4.7.21 Refer to the Shoreham Harbour Flood Natural England will be required in Risk Management Guide SPD (2015) for order to avoid harmful impacts on the significant opportunities for green full details of requirements in relation to SSI. Environmental Impact Assessment infrastructure enhancement. protection from flooding. may also be required. Appropriate planting could include areas of vegetated shingle along the route, 4.7.25 The creation of a new species rich native and on connections through to Brighton hedgerow along the southern boundary Road. of The Ham would provide wildlife value but also act as a buffer to noise and 4.7.30 Where mitigation measures to prevent pollution from Brighton Road (A259). impact to intertidal habitat are not feasible, any impact or any loss of 4.7.26 The Western Harbour Arm Waterfront is intertidal habitat as a result of new the largest of the allocations in this plan. development or associated flood As such it has significant potential to defence improvements will require the provide green infrastructure creation of compensatory habitat. enhancements and a net gain in Habitat creation and enhancements to biodiversity. new and existing flood defences and revetments/piling such as timber baulking should be incorporated to increase the biodiversity of the river edge.

114 4.7.31 Buildings should be designed to Development opportunities 4.7.38 There is currently development pressure accommodate green walls (or planting) for change along this strip as land 4.7.34 Many of the business occupiers and green roofs (preferably bio-solar). currently situated on the waterfront do owners seek to maximise the value of These could compensate for any loss of not specifically need a portside location their land recognising that the location habitats at ground level, as well as and are not dependent on access to the has long been earmarked for provide additional areas of vegetated harbour for their operations. redevelopment as a new waterside shingle. community. 4.7.35 The existing businesses provide a 4.7.32 New residential development will 4.7.39 significant amount of employment The Western Harbour Arm Waterfront generate the need for new open space floorspace and jobs. A key consideration allocation is made up of several sites, provision. Some of this will be required for this area is the importance of some of which are in multiple on site. However, improvements to working with the harbour businesses to ownerships: existing open spaces will be considered retain them either in the port itself or  WH1: 5 Brighton Road. This site has where appropriate. within the local area in suitable, modern been purchased by a housing 4.7.33 The Shoreham Harbour Green accommodation. developer. The council is currently Infrastructure Strategy will set out full engaged in pre-application 4.7.36 Shoreham Port Authority remains details of requirements in relation to responsible for ensuring the river discussions. green infrastructure and biodiversity. remains navigable and is periodically  WH2: Kingston Wharf (including dredged to a level suitable for existing Kingston Railway Wharf). This site uses. has been purchased by a housing developer. The council is currently 4.7.37 It is proposed that existing port-related engaged in pre-application uses in the Western Harbour Arm are discussions for a mixed use relocated within the commercial port development. area in the Eastern Arm of the River Adur or the Canal. Marine-related uses  WH3: Egypt Wharf. This site is that contribute to the character of the expected to come forward towards harbour could potentially remain the end of the plan period.  WH4: Lennard’s Wharf, Fisherman’s Wharf and New Wharf. This site is expected to come forward towards the end of the plan period.

115  WH5 – Free Wharf. This site has been Residential development Employment-generating floorspace purchased by a housing developer. 4.7.41 Western Harbour Arm Waterfront is a 4.7.43 Adur District Council will require The council is currently engaged in prime riverside site that could offer a development within the Western pre-application discussions for a vibrant mix of new uses. Development Harbour Arm Waterfront allocation to mixed use development. of a minimum of 1,100 new residential include new employment generating  WH6 – 37 – 41 Brighton Road and dwellings (use class C3) will be floorspace as part of mixed use Ham Business Centre. This site is instrumental in delivering the schemes. This should be predominantly expected to come forward towards sustainable transformation, enabling the high quality office space (use class B1a). the middle of the plan period. creation of an attractive new setting and Proposals will be encouraged to provide  WH7 – 63 – 77 Brighton Road. This creating a greater sense of vibrancy a range of commercial spaces in smaller site is expected to come forward along the waterfront. format units. towards the middle of the plan 4.7.42 Sites to the north of Brighton Road 4.7.44 Through the Greater Brighton City Deal, period. (A259) are outside the allocation. These the wider Shoreham Harbour area is 4.7.40 Development of 132 residential units sites are not considered likely to come being promoted as a hub for and ancillary retail space at 79 – 81 forward within the plan period. This environmental technology and digital Brighton Road is nearing completion. does not preclude appropriate mixed media technology-related businesses. use development on these sites if Major development proposals will be opportunities arise within the plan expected to incorporate floorspace period. This would support a designed to be suitable for such uses comprehensive approach taking in both where appropriate. sides of the road. 4.7.45 Employment floorspace should be of modern, high quality design with an emphasis on providing studio style or office-based flexible workspace that could accommodate a comparatively higher number of jobs per unit of floorspace than the former industrial uses.

116 4.7.46 Smaller scale (preferably marine- Ancillary retail uses New waterfront route and open spaces related) leisure facilities will also be 4.7.49 Shops, cafes and restaurants that are 4.7.50 New developments will be expected to supported. These activities will play a ancillary to new mixed-use incorporate areas of public open space major role in adding diversity and developments have an important role to which will help to increase the interest to the waterfront, and helping play in realising the vision for accessibility and visibility of the to generate footfall. regeneration of the Western Harbour waterfront, attract visitors to spend 4.7.47 The partnership will continue to liaise Arm. Although residential dwellings and time in the area, provide new space for with landowners and businesses to employment generating floorspace will community activities and events and understand their ambitions and ensure be the primary land use, ancillary retail enhance the local environment. that the process of land use change is development will help to bring life to 4.7.51 As set out in the Shoreham Harbour managed sensitively. For example, it is the waterfront and strengthen the Transport Strategy, development of a understood that some operators are overall offer of Shoreham-by-Sea new, publicly accessible waterfront already considering alternative sites complementing the town centre. route for pedestrians and cyclists is outside of the Western Harbour Arm for proposed. The route would increase relocation purposes. However, other access to the waterfront by opening up businesses have no immediate desire to previously restricted vistas and relocate, and as such may not come connecting Shoreham town centre and forward for redevelopment until the Adur Ferry Bridge with Kingston Beach latter part of the plan period. This plan and beyond framed by the attractive seeks to maintain sufficient flexibility to harbour setting. enable a phased redevelopment approach. 4.7.52 The waterfront route will provide the new residential and commercial 4.7.48 The release of sites for redevelopment properties in the Western Harbour Arm to alternative uses along the Western with an attractive outlook over the Harbour Arm is a long term process harbour. The route must be well lit with which requires careful management and appropriate signage and landscaping. will rely on working in collaboration with landowners and businesses.

117 4.7.53 To accommodate the route, Waterfront leisure facilities Improved connections and streetscape development must be set back from the 4.7.55 Despite popular demand, the harbour is 4.7.56 As shown in Map 11, a series of new waterfront. A setback is likely to be currently lacking in good quality, north-south connections from the required for the purpose of flood risk modern waterfront facilities for boat- waterfront route to Brighton Road management. Prior consent of the users and for local residents and visitors (A259) are proposed. The exact form Environment Agency is required for any to enjoy. It is proposed to increase the and function of these will depend on a works within 16m of the tidal River number of berths in the harbour for number of factors. In some cases, these Adur. both visitors and new residents through links may be pedestrian or cyclist only, 4.7.54 The waterfront route will not be the incorporation of new publicly whilst others will enable site access or complete when the England Coast Path accessible quays or floating direct connections to the waterfront. is created through the area. This means docks/pontoons linked to new 4.7.57 The incremental introduction of mixed that the trail will initially have to follow developments and open spaces. This use development to the south of the a different route. It is proposed that will significantly improve the facilities on road will be a trigger for the gradual once the waterfront route is in place, it offer for the boating community and enhancement of the A259 corridor to is adopted as part of the coast path. attract visitors in to the area supporting ensure that conditions for pedestrians the local economy. All new features and cyclists are improved. would be subject to the appropriate environmental approvals processes with 4.7.58 There is considerable scope for the relevant statutory bodies. highways interventions such as public realm and streetscape improvements and improved crossing facilities. Landscaping treatments will also be important for creating setbacks between new developments and the A259 corridor to prevent noise and air quality impacts.

118 Social and Community Infrastructure Education Facilities for Young People and Teenagers Contributions towards improving local 4.7.61 The project partners are working community facilities, or in some together to address the need for 4.7.63 Mixed-use developments will be instances, provision of new facilities, will suitable education provision in the expected to incorporate features and be required to support the increased Shoreham area, arising from growth. facilities that attract young families such population resulting from development Existing primary schools are nearing as play areas and leisure uses. There of the Western Harbour Arm. Full details capacity with planned improvements, may be opportunities to improve the are contained within the Infrastructure and opportunities for further expansion existing skate park at The Ham as part of Delivery Plan (IDP) that accompanies the are limited. Work is being undertaken to new developments in the vicinity. Adur Local Plan (2016). Refer also to ensure any feasible opportunities to Emergency Services Policy SH10 in Section 5. Social and increase capacity at existing schools in community infrastructure requirements the area can be brought forward during 4.7.64 Contributions towards emergency include: the plan period or if other sites can be services, including the police and the fire and rescue services will be required Childcare / Early Years Provision identified. If not, innovative solutions to address need will be considered by all as a result of development at the 4.7.59 Additional childcare places will be authorities. Western Harbour Arm. Sussex Police has required through financial contributions identified the need for improved Library Provision for expanding local provision delivered accommodation and equipment in the by private, voluntary and independent 4.7.62 The library offer will need to be Shoreham area. The West Sussex Fire childcare providers. improved or expanded to facilitate the and Rescue Service has identified the Health and Medical Services development at the Western Harbour potential need for new or improved Arm. Infrastructure providers are facilities. 4.7.60 Health infrastructure providers have considering the potential for a new identified the need to replace the library facility at Pond Road in existing Shoreham Health Centre in Shoreham as part of a comprehensive Pond Road. The present 1960s building redevelopment of the site including the is of a poor quality and expensive to provision of new healthcare facilities. maintain being unsuitable for modern healthcare deliver. New development on the Western Harbour Arm will be expected to contribute towards improvements.

119 Development form and typology  It is proposed that narrower sites 4.7.68 The Western Harbour Arm Waterfront (WH2, WH3) are arranged as pairs of will be a high density neighbourhood. In 4.7.65 It is important to avoid a single development form being repeated north-south blocks. Employment general buildings should be developed across the whole allocation. Buildings floorspace will be provided on lower up to 5 storeys on the Brighton Road should be oriented to maximise views storeys. This will also maximise views (A259) and River Adur frontages. Within across the river. However, the exact across the river. deeper sites, heights could step up away form is partly dependent on the depth from these frontages. of the site and the mix of uses. The 4.7.69 The Western Harbour Tall Buildings following potential typologies are Capacity Study (2017) has identified a recommended: number of significant views that should be protected, and heritage assets that  It is proposed that deeper sites should be considered as part of (WH4, WH5) are arranged as development proposals: horseshoes of flatted development. Employment floorspace on lower 4.7.66 Mixed employment space should be  Kingston Buci lighthouse is Grade 2 storeys will provide a frontage to incorporated into development across listed and is a prominent landmark Brighton Road (A259). The residential allocation Western Harbour Arm signalling the entrance to the layout will maximise views across the Waterfront. Sites should be designed in harbour, and to the town of river. an urban format with parking at lower Shoreham-by-Sea from the west. levels and trading areas above. Development of over 3 storeys at 4.7.67 Site WH1, at the eastern end of the sites WH1 and WH2 has the potential Western Harbour Arm Waterfront, has to impact the setting of the the dual function of forming a strong lighthouse. This must be considered edge to Kingston Beach, helping to when preparing development define the space, and to mark the proposals. gateway to the Western Harbour Arm. A  There are several views from

key consideration here is the potential Shoreham Beach to the South navigational impact of residential Downs. Development of sites WH2, development. Discussions will be WH3, WH4 and WH5 should ensure required with Shoreham Port Authority that views are retained. at an early point in the design process to ensure navigational issues are addressed.

120  St Mary de Haura church is the most 4.7.72 For Shoreham Harbour specifically, prominent landmark in the town there is an opportunity to provide a mix centre. Most development sites are of properties, including one, two and not close enough to significantly three bed homes as part of a higher impact the prominence of the density development. The majority of church. However developers should dwellings delivered at Shoreham consider the potential impact on Harbour will be flatted development. views of the church. Some sites may be able to 4.7.70 Significantly taller buildings could create accommodate up to ten per cent of issues, such as traffic congestion, dwellings as terraced housing. At the infrastructure provision and creation of Western Harbour Arm Waterfront there a microclimate through trapping of air is an opportunity to provide a mix of pollutants. Towards the centre of the properties, including one, two and three allocation (western part of site WH3, bedroom homes as part of a high site WH4 and eastern part of site WH5), density development. Across the there may be scope for taller buildings allocation as a whole, the following mix provided that it can be demonstrated is considered suitable: that these issues have been addressed,  35% - 1 bed and the proposal is of exceptional  60% - 2 bed design quality.  5% - 3 bed 4.7.71 The findings from the Objectively Assessed Need for Housing: Adur District study undertaken in 2015 identifies a limited demand for dwellings with four or more bedrooms. The focus of provision of market housing in Adur should be on two and three bedroom housing both for younger households and older households wishing to downsize. The provision of smaller dwellings should be focussed in and around town centres and Shoreham Harbour.

121 Policy CA7: Western Harbour Arm 1. Western Harbour Arm Waterfront is 6. Building heights of up to five storeys are  Microclimate impacts including wind, designated as a mixed use area (Allocation generally considered acceptable on the daylight and sunlight effects, air Western Harbour Arm Waterfront). Brighton Road and River Adur frontages. pollution and urban heat island effects. Away from these frontages, greater storey 2. The partnership will work with developers 8. Development should respect and connect heights may be acceptable within deeper and stakeholders to secure a with surrounding areas, in particular sites. At sites WH1 and WH2, the setting comprehensive redevelopment of the protecting and enhancing the views from of Kingston Buci lighthouse must be Western Harbour Arm Waterfront. This Shoreham Beach, protecting views of St considered if development over 3 storeys will deliver a minimum of 1,100 new Mary de Haura Church, Kingston Buci is proposed. At sites WH2, WH3, WH4 and homes (use class C3) and a minimum of lighthouse and better connecting with WH5 views from the coast at Shoreham 12,000m2 new employment generating Shoreham town centre’s historic core. floorspace (predominantly use class B1a) Beach to the South Downs must be 9. Where appropriate, proposals will be on the southern side of Brighton Road retained. expected to enhance townscape around (A259) within the plan period. Smaller 7. Taller buildings may be considered in the key linkages and junctions, in particular scale retail. outlets, food and drink, and centre of the allocation (western portion Shoreham High Street/Norfolk Bridge marine-related leisure facilities are also of site WH3, site WH4 and eastern portion (A259) – Old Shoreham Road (A283), encouraged. of site WH5).Proposals will be required to Brighton Road (A259) – New Road – Surry demonstrate an appropriate response and 3. Development proposals for sites to the Street, and Brighton Road (A259) – Ham high quality design in relation to the south of Brighton Road (A259) should not Road. unduly prejudice the potential future following elements: 10. A setback from the waterfront is development of sites to the north of  Scale and height safeguarded to enable the delivery of a Brighton Road (A259) and vice versa.  Architectural detailing waterfront pedestrian and cycle route 4. New developments should incorporate between Shoreham-by-Sea town centre  Materials active uses along the waterfront. This may and Kingston Beach. Developments should include the provision of parks, squares,  Public realm and open space be sufficiently set back from the riverside play areas and active frontages such as  Public transport accessibility (at least 8m from harbour wall to building) cafes, shops and workspace. to incorporate the new waterfront route.  Views into and out of the area, 5. New development should achieve The setback may also be required for including assessment of glimpse views, residential densities of a minimum of 100 flood defence maintenance requirements. local views and long views in relation dwellings per hectare consisting of Set back distance should be discussed and to the waterfront, local landmarks, the predominantly flatted development. A agreed with the Environment Agency. South Downs National Park, mix of dwelling sizes should be delivered. conservation areas, and historic assets

122 11. Developments should be set back from 16. Major waterfront development schemes  Improvements to the cycling facilities the A259 corridor to prevent a canyoning will be expected to actively respond to the along the A259 effect and to ensure that residents are marine/estuarine environment in terms of  Improved pedestrian and cycle crossing protected from noise and air quality their design and layout and incorporate points impacts. features that improve open access to the  Bus stop improvements 12. Prior consent is required for any works in, waterfront and facilities for boat users under or over the River Adur Tidal, a such as additional moorings, floating classified ‘main river’ under the pontoons/docks and slipways. Access to jurisdiction of the Environment Agency, existing public hards must remain. and subject to its byelaws, or within 17. Management agreements should be 16metres of the landward toe. included as part of the planning 13. The partnership will support and identify application for sites of compensatory mechanisms for implementation habitat to ensure the long term integrity ecological and landscaping improvements for wildlife benefit. along the waterfront route and alongside 18. The partnership will work with developers Brighton Road (A259) to extend the green and stakeholders to deliver the package of corridor. transport measures for the Western 14. The new waterfront route must Harbour Arm as set out in the Shoreham Harbour Transport Strategy. Critical incorporate sustainable drainage features, such as permeable surfacing and measures include: incorporating suitable trees and  New waterfront route for pedestrians vegetation. and cyclists between Shoreham Town 15. Where open space requirements cannot Centre and Kingston Beach be met on site, development will be  Improvements to the following expected to contribute towards the junctions: creation of the proposed green corridor o Brighton Road/Norfolk Bridge along the A259, and/or existing open (A259) – Old Shoreham Road (A283) spaces, such as The Ham and Kingston Beach. o Brighton Road (A259)/Surry Street o Brighton Road (A259)/South Street (A2025)

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DELIVERY AND IMPLEMENTATION

125 5 Delivery and implementation

5.1.1 The following section sets out how the 5.1.4 Since 2009, significant technical work 5.1.7 Recent work has been focussed on proposals in this plan will be delivered has been undertaken by the local gaining a better understanding of the on the ground and how progress will be authorities to determine the barriers and costs that have contributed monitored over time. The plans will appropriate scale and land use mix to to the large viability gaps that have need to remain flexible and adjustable plan for at the harbour. Given the stalled previous iterations of harbour as opportunities emerge over time. changes in the wider economy and plans. This has highlighted potential government approach during the recent solutions and alternative approaches to 5.1.2 The regeneration plans are being driven period, it is critical that the plans are not reduce costs, delays and risks that are by the Shoreham Harbour Regeneration Partnership. Members of the held back by reliance on a large now being taken forward by the Partnership signed up to a renewed injection of upfront public funding partnership. which may be difficult to access. joint commitment to deliver renewal 5.1.8 Examples of current areas of plans for the harbour via a 5.1.5 The current plans aim to provide a partnership work to support delivery Memorandum of Understanding signed pragmatic balance between the include: in 2011. Partnership work is organised aspirations and ambitions for a new  Technical studies to identify around an agreed governance structure waterfront community and the infrastructure costs and delivery that sets out day to day project commercial realities of bringing forward mechanisms including flood defence, management and operating protocols. complex, brownfield sites under current transport and social infrastructure. market conditions. 5.1.3 Progress on project work is overseen by  Supporting business relocation plans a Project Board of senior officers and 5.1.6 The role of the partnership is to provide including identifying alternative sites key stakeholders that meets every a dedicated resource to work with in the local area that better meet quarter. In turn the Project Board developers and investors to facilitate business requirements. reports back to a Leaders’ Board bringing forward packages of catalyst  Communications activities to comprising the leaders of each council sites and local area improvement maintain a positive two-way dialogue and the Chief Executive of the projects. with land owners, developers and Shoreham Port Authority. Key decisions stakeholders and promote joint are taken through the relevant working for mutual benefit. committees of each authority.  Proactively seeking ways to reduce viability gaps and unlock stalled sites.

126  Close working and ongoing dialogue  Funding and timely delivery of 5.1.13 Land assembly and anticipated release with local charities and community infrastructure, including flood of development sites through the groups with an active interest in the defences, highway works and social proactive work of the regeneration harbour area. infrastructure. partnership will help to kick start  Close working and engagement with  Ability to resource working with local progress during the first five years. It is key government agencies including community groups and managing the not intended to utilise compulsory Environment Agency, Highways local area improvement projects. purchase powers (CPO) in implementing site allocations in multiple ownership England, Natural England and the  The members of the partnership and and/or occupation, as the JAAP places Marine Management Organisation. key stakeholders continuing to an onus on developers to negotiate any Delivery objectives and dependencies provide on-going commitment to land acquisition with support from the Shoreham Harbour as a strategic 5.1.9 The objectives for plan delivery are as Partnership. However, an approach that development priority. follows: takes a CPO route to deliver a scheme Delivering site allocation proposals  To ensure that the JAAP proposals may be required if negotiation proves and policies are realistic, viable and 5.1.11 Bringing forward the major unsuccessful. This will be carried out in deliverable within the plan period (to development opportunities will require accordance with Circular 06/2004. 2032). the formation of land owner and developer partnerships. Some of the key  To maintain appropriate governance sites are owned by members of the structures and adequate resources to Partnership, particularly the Port ensure responsibility for Authority which will enable greater implementation. control over the nature of proposals  To commit to partnership working to coming forward. identify delivery solutions and to source external funding where 5.1.12 Landowner and stakeholder required. partnerships and potentially joint venture companies will carry forward  To maximise investor confidence and proposals on the basis of development reduce risk for developers, partners agreements, within the framework set and stakeholders. out in this plan and other 5.1.10 The successful delivery of the JAAP is supplementary site briefs. dependent on a number of factors including:  Delivery of the allocation proposals

127 Infrastructure requirements 5.1.17 The authorities are currently exploring 5.1.19 For strategic level infrastructure the use of the Community Infrastructure technical work has been carried out to 5.1.14 Development at Shoreham Harbour will generate the need for additional and Levy (CIL). Work is on-going to identify scope out the critical priorities and costs improved infrastructure to support the which types of developments are for the harbour. For example, the needs of an increased population. applicable for CIL as well as suitable Shoreham Harbour Flood Risk Essential infrastructure covers a range rates and how this might impact on the Management Guide has now been of items including social infrastructure use of traditional contribution adopted as supplementary planning guidance. This sets out the parameters (e.g. health facilities, libraries, mechanisms such as Section 106 for provision of harbour-side flood educational; establishments etc.); Agreements. defences. A Shoreham Harbour physical infrastructure (e.g. highways, 5.1.18 Local plan policies and Supplementary Transport Strategy has prepared by flood defences, utility provision etc.) Planning Guidance set out the approach WSCC which establishes the priority and green infrastructure (e.g. to planning obligations that will be transport works that are required to allotments, natural open spaces etc.). applied which can be summarised as support the proposals. Both of these follows: 5.1.15 Infrastructure Delivery Plans (IDPs) have documents will be used as part of been drafted for Adur and Brighton &  On-site obligations required as part planning negotiations to provide greater Hove. These are live documents that set of the development including access clarity to developers over contributions. out the infrastructure priorities roads and junctions for development 5.1.20 The following items of infrastructure are associated with the implementation of and local public open space. typically likely to be requirements for the Adur Local Plan and Brighton &  Community infrastructure standard Hove City Plan and include major developments within the charges including towards public allocated sites: requirements for Shoreham Harbour. realm improvements, highways The IDPs clarify which organisation/s are improvements and community  Contributions to public transport and responsible for delivering the facilities that may be required or highway network improvements infrastructure, how it will be funded and impacted as a result of the  Upgraded flood defences integrated when it is required. development. with public waterfront walking / cycle 5.1.16 Private sector funding through planning  Strategic infrastructure standard route (where appropriate – obligations linked to individual charge covering major capacity particularly Western Harbour Arm development proposals will be an enhancing projects including Waterfront sites) important mechanism for securing transport network and flood  Contributions to social infrastructure delivery of infrastructure. alleviation.  Remediation of contaminated areas  On-site renewable energy systems / low carbon technologies

128 Securing funding Monitoring of progress Policy SH10: Infrastructure Requirements 5.1.21 The work of the Partnership is currently 5.1.24 The progress of the JAAP will be 1. Developers will be required to provide or supported by a limited amount of public measured at regular intervals over time contribute to the provision of funding that was awarded by central against the indicators set out within the infrastructure made necessary by the government prior to 2010. This funding Sustainability Appraisal that development. is used to support staff resources, accompanies this document. As the 2. Infrastructure must be provided at the undertake technical studies and provide JAAP evolves, the monitoring appropriate time, prior to any part of the match funding for future funding bids. framework will be established working development becoming operational or in partnership with relevant 5.1.22 The main current sources of funding being occupied. Infrastructure needs are stakeholders. Final monitoring include: identified in each local authority’s arrangements will be confirmed in the Infrastructure Delivery Plan (IDP).  Growth Points Programme funding Sustainability Statement to be produced  Eco-town funding after the JAAP is adopted. 3. Direct agreements with utility providers may be required to provide  Homes and Communities Agency 5.1.25 The local authorities undertake ongoing contributions monitoring of their Local Development 4. In accordance with each local authority’s  Environment Agency contributions Frameworks of which this JAAP is a part. planning contributions guidance, Progress on the delivery of the key infrastructure contributions will be sought  Local authority and Shoreham Port opportunity development sites will be via Section 106 Planning Obligations Authority contributions contained with the Authority where they meet the statutory tests, and 5.1.23 This plan will offer greater certainty for Monitoring Report (AMR) for each potentially through a future Community stakeholders to be able to work respective council. Infrastructure Levy. together to target sources of external funding. Potential sources being currently explored include:  City Deal  Coastal Communities Fund  Coast to Capital Local Economic Partnership (LEP) – Single Growth Pot  Sustainable Transport Fund  Heritage Lottery Funding  EU funding

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