SHOREHAM HARBOUR JOINT AREA ACTION PLAN
OCTOBER 2019 1
Contents
List of policies ...... 2 3 Area-wide policies ...... 28 List of maps ...... 2 3.1 Objective 1: Climate change, energy and sustainable building ...... 28 1 Introduction ...... 4 3.2 Objective 2: Shoreham Port ...... 36 1.1 What is the Joint Area Action Plan (JAAP)? ...... 4 3.3 Objective 3: Economy and employment ...... 40 1.2 Where is the Shoreham Harbour Regeneration Area? ...... 4 3.4 Objective 4: Housing and community ...... 42 1.3 Who has prepared the plan?...... 7 3.5 Objective 5: Sustainable travel ...... 44 1.4 Why has the plan been prepared? ...... 7 3.6 Objective 6: Flood risk and sustainable drainage ...... 48 1.5 How has the plan been prepared? ...... 7 3.7 Objective 7: Natural environment, biodiversity and green 1.6 How was the community involved? ...... 8 infrastructure ...... 52 1.7 What is the status of the JAAP? ...... 8 3.8 Objective 8: Recreation and leisure ...... 61 1.8 European policy ...... 8 3.9 Objective 9: Place making and design quality ...... 65 1.9 National policy ...... 9 4 Character area proposals ...... 73 1.10 Sub-regional policy ...... 10 4.1 Character Area 1: South Quayside ...... 73 1.11 Local policy ...... 12 4.2 Character Area 2: Aldrington Basin ...... 79 1.12 Shoreham Harbour policy ...... 14 4.3 Character Area 3 – North Quayside and South Portslade ...... 89 2 Spatial strategy ...... 16 4.4 Character Area 4 – Portslade and Southwick Beaches ...... 99 2.1 What is the vision for Shoreham Harbour? ...... 16 4.5 Character Area 5 – Fishersgate and Southwick ...... 103 2.2 What are the objectives of the regeneration project? ...... 17 4.6 Character Area 6 – Harbour Mouth ...... 111 2.3 What is proposed in the plan? ...... 20 4.7 Character Area 7 – Western Harbour Arm...... 117 2.4 What are the constraints in the regeneration area?...... 25 5 Delivery and implementation ...... 132
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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 ...... 39 Map 2 - Shoreham Harbour Regeneration Area...... 6
Policy SH3: Economy and employment ...... 41 Map 3 - Character areas ...... 21
Policy SH4: Housing and community ...... 43 Map 4 - Regeneration proposals ...... 23
Policy SH5: Sustainable travel ...... 47 Map 5 - Planning constraints ...... 24
Policy SH6: Flood risk and sustainable drainage ...... 50 Map 6 – CA1: South Quayside ...... 71 Policy SH7: Natural environment, biodiversity and green Map 7 - CA2: Aldrington Basin ...... 78 infrastructure ...... 58 Map 8 – CA3: North Quayside and South Portslade ...... 88 Policy SH8: Recreation and leisure ...... 64 Map 9 – CA4: Portslade and Southwick Beaches ...... 98 Policy SH9: Place making and design quality ...... 69 Map 10 – CA5: Fishersgate and Southwick ...... 102 Policy CA1: South Quayside ...... 75 Map 11 – CA6: Harbour Mouth ...... 110 Policy CA2: Aldrington Basin ...... 85 Map 12 – CA7: Western Harbour Arm ...... 116 Policy CA3: South Portslade and North Quayside ...... 94 Policy CA4: Portslade & Southwick Beaches ...... 100 Policy CA5: Fishersgate and Southwick ...... 108 Policy CA6: Harbour Mouth ...... 113 Policy CA7: Western Harbour Arm...... 128 Policy SH10: Infrastructure Requirements ...... 135
2
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 Action 1.1.4 The plan contains: 1.2.1 Map 1 shows the location of Shoreham 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 Brighton and Worthing, on the surrounding areas. It includes proposals Regeneration Area Sussex coast in south-east England. The and policies for new housing and harbour is around 55 miles from London themed area-wide policies on: employment generating floor-space; and 30 miles south of Gatwick Airport. and for upgraded flood defences, . climate change, energy and 1.2.2 Map 2 shows the boundary of the recreational and community facilities, sustainable building regeneration area. It stretches around 3 sustainable travel, environmental and . Shoreham Port miles from the Adur Ferry Bridge in green infrastructure improvements. . economy and employment Shoreham-by-Sea through to Hove 1.1.2 An area action plan is a type of local . housing and community Lagoon. It is bounded to the north by plan for an area of significant change. . sustainable travel the West Coastway railway line, and to The JAAP sets a planning policy . flood risk and sustainable drainage the south by the River Adur and the framework to guide development and English Channel. The A259 runs east- . natural environment, biodiversity investment decisions within the west through the regeneration area. and green infrastructure Shoreham Harbour Regeneration Area 1.2.3 Shoreham Harbour straddles the local up to 2032. . recreation and leisure authority boundary between Adur . place making and design quality 1.1.3 The plan builds on and complements the district (within West Sussex) and the City Adur Local Plan (2017) and the Brighton proposals for seven character areas, of Brighton & Hove. The regeneration & Hove City Plan Part One (2016). including four allocations for new area includes parts of Shoreham-by-Sea, Planning applications within the development Kingston-by-Sea, Southwick, Fishersgate, regeneration area must comply with the an outline of how the Shoreham Portslade-by-Sea and Hove. strategy and policies in the JAAP, as well Harbour Regeneration Project will be as the relevant local plans, unless delivered, monitored and material considerations indicate implemented otherwise.
4 Map 1 - Location of Shoreham Harbour
5 Map 2 - Shoreham Harbour Regeneration Area
6 1.3 Who prepared the plan? 1.4 Why was the plan prepared? 1.5 How was the plan prepared?
1.3.1 The plan was prepared by the Shoreham 1.4.1 The regeneration of Shoreham Harbour 1.5.1 There were four stages to preparing the Harbour Regeneration Partnership. This and surrounding areas is a long- JAAP: is made up of Adur District Council, standing aspiration of all the project Stage 1: Information gathering, Brighton & Hove City Council, West partners. The partnership has produced baseline analysis and identifying Sussex County Council and Shoreham this plan to identify realistic, deliverable issues (2008 – 2012) Port Authority. and sustainable proposals for the Stage 2: Consideration of options, regeneration area. 1.3.2 The partnership also works closely with a developing spatial framework, number of other organisations. These 1.4.2 The JAAP is part of a long-term strategy preparing development briefs for include the Environment Agency, Homes to revitalise the area. It will deliver new areas of change (2012 – 2014) England, Highways England, Natural and affordable housing and modern Stage 3: Consulting on the plan, England and Historic England. employment floor-space on previously updating evidence, exploring developed land. 1.3.3 The plan has been jointly adopted by technical issues, addressing delivery Adur District Council, Brighton & Hove 1.4.3 The JAAP will help to generate issues (2014 – 2016) City Council and West Sussex County investment and access funding for Stage 4: Publication of the proposed Council. improved infrastructure, including submission JAAP, submission to the sustainable transport, flood defences Secretary of State for independent and sustainable drainage. It supports examination, followed by formal the safeguarding of the important adoption by the councils (2017 – function of Shoreham Port, including the 2019). importing and handling of 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 also promotes 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? 1.8 European policy
1.6.1 Working with local residents, businesses, 1.7.1 The JAAP is a local plan3 for the Strategic Environmental Assessment community and local interest groups is Shoreham Harbour Regeneration Area. 1.8.1 Relevant European legislation includes an important part of the plan-making The JAAP is part of the development the Strategic Environmental Assessment process. These individuals and groups plan for both Adur and Brighton & (SEA) Directive (2001)5. This requires have made a critical contribution to Hove. The Adur Local Plan and Brighton assessment of the plan against shaping the proposals and policies in & Hove City Plan Part One designate the environmental objectives to ensure that the JAAP. regeneration area as a broad location for it is sustainable6. change4. 1.6.2 As well as formal periods of public 1.8.2 The Sustainability Appraisal of the consultation, there has been ongoing 1.7.2 The councils will assess all planning Shoreham Harbour JAAP meets the engagement with communities applications and investment decisions requirements of the SEA Directive. throughout the plan-making process. within the regeneration area against the strategy, proposals and policies in the Equality & Health Appraisal 1.6.3 The consultation process complied with JAAP, as well as the relevant local plans. statutory regulations1 and the Statement 1.8.3 EU policies also require plan –makers to of Community Involvement (SCI) of each 1.7.3 Sections 1.8 to 1.12 set out how the consider the impact that proposals may 7 of the partner councils2. JAAP relates to other policies, plans and have on health and equality . This strategies. applies to these protected characteristics: 1.7.4 The JAAP supersedes the following gender policy documents: race Shoreham Harbour Development Brief: disability South Portslade Industrial Estate and age Aldrington Basin (2013) sexual orientation Shoreham Harbour Development Brief: religion or belief Western Harbour Arm (2013) Shoreham Harbour Interim Planning 5 Directive 2001/42/EC transposed into UK legislation in The Environmental Assessment of Plans and Programmes Guidance (2011) Regulations 2004 6 The UK is expected to leave the EU in March 2019. The 1 The Town and Country Planning (Local Planning) (England) 3 As defined in The Town and Country Planning (Local European Union (Withdrawal Bill) will convert existing EU law Regulations 2012 Planning) (England) Regulations 2012. Also referred to as a (such as EU regulations and EU decisions) directly in the UK’s 2 Adur and Worthing Statement of Community Involvement Development Plan Document as defined in the Planning and legal systems. The Bill will preserve laws made in the UK to (2019); Brighton & Hove Statement of Community Compulsory Purchase Act 2004. implement EU obligations (e.g. the laws which implement EU Involvement (2015); West Sussex Statement of Community 4 Policy 8 of the Adur Local Plan (2017); Policy DA8 of the directives). Involvement (2018) Brighton & Hove City Plan Part One (2016). 7 Transposed into UK legislation in the Equality Act 2010
8 1.9 National policy
1.8.4 The Equality and Health Appraisal of the National Planning Policy Framework and Duty to Cooperate JAAP meets these requirements. Planning Practice Guidance 1.9.6 The Duty to Cooperate is a legal duty for 1.8.5 Under the Habitats Directive (1992) and 1.9.1 The JAAP was prepared in conformity local planning authorities to engage 8 Birds Directive (2009) plan-makers must with the National Planning Policy with each other on cross boundary consider the potential effects of Framework (NPPF) and Planning Practice issues. Engagement must be active, 9 proposals on protected sites . Guidance (PPG). constructive and ongoing to make local
Habitats Regulations Assessment 1.9.2 The NPPF applies a presumption in plans more effective. favour of sustainable development. It 1.8.6 Both the Adur Local Plan and Brighton & 1.9.7 The JAAP was prepared by a partnership Hove City Plan Part One were screened requires local planning authorities (LPA) of local authorities working together for Habitats Regulations Assessment to assess their housing and employment across the boundaries. The regeneration (HRA). These reports concluded that a space needs, and to plan positively to project is jointly governed by Adur full HRA is not required as there are no meet those needs. District Council, Brighton & Hove City significant impacts on protected 1.9.3 The NPPF promotes the role of ports. Council and West Sussex County European sites. This includes the importance of Council. Joint working arrangements are safeguarding capacity for landing set out in a Memorandum of 1.8.7 The proposals in this plan have also Understanding between the project been screened for HRA. The Shoreham minerals and aggregates. partners. Harbour Joint Area Action Plan Habitats 1.9.4 The NPPF also promotes the shift Regulations Assessment Screening Report towards a green economy and 1.9.8 The Shoreham Harbour Duty to (2018) concluded that a full HRA is not encourages policies that promote Cooperate Statement (2017) sets out in required as there are no significant district level renewable energy more detail the cross boundary impacts on protected European sites. generation and green infrastructure as engagement in the preparation of this set out in this plan. plan.
1.9.5 Where appropriate the JAAP highlights sections of the NPPF and PPG which support the policies in the plan.
8 Directive 92/43/EEC and Directive 2009/147/EC transposed into UK legislation in The Conservation of Habitats and Species Regulations 2010 9 Special Areas of Conservation (SAC), Special Protection Areas (SPA) and Ramsar sites.
9 1.10 Sub-regional policy Coastal West Sussex and Greater Brighton Local Strategic Statement National policy statements Greater Brighton City Deal 1.10.5 The Coastal West Sussex and Greater 1.9.9 The National Policy Statement for Ports 1.10.1 The Greater Brighton City Deal was Brighton Strategic Planning Board is (2012) was produced by the Department awarded by government in 2014. The made up of lead councillors from Adur, for Transport under the Planning Act city region is made up of Adur, Brighton Arun, Brighton & Hove, Chichester, East 10 2008 . It provides the framework for & Hove, Lewes, Mid Sussex and Sussex, Horsham, Lewes, Mid Sussex, decision making on proposals for new Worthing. and West Sussex councils and the South port development. 1.10.2 The councils work together to prioritise Downs National Park Authority. Through 1.9.10 The statement highlights the changing economic growth. Shoreham Harbour is the board the councils work together to role of ports in relation to energy supply identified as a growth centre which will identify and manage cross-boundary and generation. This includes securing focus on environmentally driven planning issues. energy supplies, providing facilities to technologies. 1.10.6 In 2016, the councils adopted an support offshore renewable sites and to Coast to Capital Strategic Economic Plan updated Coastal West Sussex and house power stations fuelled by Greater Brighton Local Strategic biomass. 1.10.3 The regeneration area is within the area Statement (LSS). This statement sets the of the Coast to Capital Local Enterprise 1.9.11 The Overarching National Policy following strategic objectives: Partnership (LEP). The LEP is responsible Statement for Energy (EN-1) (2010) for £202 million Growth Deal funding. It 1 Delivering sustainable economic outlines the increasing importance of has awarded £9.5 million for flood growth renewables as part of the energy mix. defence projects and transport access 2 Meeting strategic housing needs UK Marine Policy Statement improvements in the Shoreham area. 3 Investing in infrastructure 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 4 Managing environmental assets and ‘clean, healthy, safe, productive and identifies Shoreham-by-Sea as one of its natural resources 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 affecting growth. the marine environment.
10 Planning Act 2008 s. 5(9)
10 1.10.7 The LSS sets nine spatial priorities for Brighton and Lewes Downs Biosphere the area. Spatial Priority 1 relates to Management Strategy Shoreham Harbour and Shoreham 1.10.10 The Shoreham Harbour Joint Area Action 1.10.8 UNESCO11 designated the Brighton and (Brighton City) Airport. For Shoreham Plan will enable the delivery of a high Lewes Downs as The Living Coast Harbour this includes: quality, exemplar, mixed-use sustainable Biosphere Reserve in 2014. Biospheres development and improved 1 Improved road access to and from are defined as “sites of excellence”: environmental quality. This includes: the A27 and A259 and to local ‘to balance conservation and a comprehensive flood defence transport infrastructure including socioeconomic development between solution public transport, walking and cycling. nature and people, and to explore and 2 Improved flood defences. demonstrate innovative approaches as development that reduces car learning sites for sustainable ownership and promotes sustainable 3 Consolidated port activities in the development’. modes of transport eastern harbour arm and improved green infrastructure and 1.10.9 The Biosphere Management Strategy has safeguarding sufficient capacity at access to open spaces mineral wharves to ensure a steady three objectives. These are: provision of enhanced public realm and adequate supply of minerals to 1 Nature Conservation along the river frontage meet foreseeable future demands. 2 Sustainable Socio-Economic policies in the Adur Local Plan and Development Joint Area Action Plan that recognise the need to enhance green corridors 3 Knowledge, Learning and Awareness and improve ecological connectivity.
11 United Nations Educational, Scientific and Cultural Organisation
11 1.11 Local policy “Shoreham Harbour will be a focus for South Inshore Marine Plan 1.11.1 Both the Adur Local Plan and the development to facilitate regeneration Brighton & Hove City Plan Part One 1.10.11 The Marine Management Organisation through delivery of a mix of uses identify the regeneration of the adopted the South Inshore Marine Plan including housing which will be delivered Shoreham Harbour area in their strategic in June 2018. This covers the south coast through an Area Action Plan being objectives. Both plans also contain a and tidal rivers between Folkestone and prepared jointly between Adur District policy that identifies the harbour as a the River Dart, Devon. Council, Brighton & Hove City Council ‘broad location’ for future strategic and West Sussex County Council.” 1.10.12 Marine plans and local plans overlap development. between high and low water marks. The 1.11.4 Policy 8 (Shoreham Harbour 1.11.2 This plan is consistent with the local South Inshore Marine Plan includes the Regeneration Area) sets out the policy plans for both Adur and Brighton & coastline at Shoreham Beach, and and priorities for each character area Hove. In case of any conflict between Southwick and Portslade-by-Sea. It also and states that: policies in these plans and the JAAP, the includes the Eastern and Western Arms most recently adopted plan will have “The Council will facilitate the delivery of of the River Adur. precedence12. a minimum of 1,100 new dwellings and a 1.10.13 The plan will manage the sustainable minimum of 16,000sqm of employment Adur Local Plan development of marine industries such generating uses (including B1 uses) as shipping, marine aggregates, fishing 1.11.3 Adur District Council adopted the Adur within that part of the Shoreham Harbour and windfarms, as well as the Local Plan in December 2017. The plan Regeneration Area Western Harbour Arm conservation and protection of marine provides a strategy for development in during the plan period to 2032 (as shown 13 habitats and species. Adur up to 2032. Policy 2 (Spatial on the Policies Map).” Strategy) states: 1.11.5 Policy 4 (Planning for Economic Growth) allocates land for employment generating uses in Adur up to 2032, including 16,000m2 of floor-space in the part of the Shoreham Harbour Regeneration Area within Adur.
12 See Section 38(5) of the Planning and Compulsory Purchase Act 2004 13 The plan excludes the parts of the district within the South Downs National Park.
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Brighton & Hove City Plan Minerals and Waste Plans Shoreham Beach Neighbourhood Plan
1.11.6 Brighton & Hove City Council adopted 1.11.9 Shoreham Port contains a number of 1.11.12 In 2014, Adur District Council approved the Brighton & Hove City Plan Part One minerals wharves and waste the Shoreham Beach Neighbourhood in March 2016. The plan provides the management facilities. West Sussex and Area and designated the Shoreham overall strategic and spatial vision for Brighton & Hove councils are minerals Beach Neighbourhood Forum. The the future of Brighton & Hove14 up to and waste planning authorities for the forum is working with the community to 2030. regeneration area. produce a neighbourhood plan to address issues in the area. The 1.11.7 Strategic Objective 6 states: 1.11.10 West Sussex Joint Minerals Local Plan neighbourhood plan area is contiguous (2018) safeguards sufficient capacity to “Through joint working with Adur District with Marine ward. This overlaps with the ensure a steady and adequate supply of Council, West Sussex County Council and regeneration area at Shoreham Fort, minerals whilst supporting regeneration the Shoreham Port Authority, maximise Shoreham Sailing Club and Silver Sands. aspirations set out in this document. The the potential of Shoreham Harbour for Plan was adopted in July 2018. the benefit of existing and future residents, businesses, port-users and 1.11.11 Brighton & Hove City Council, East visitors through a long term regeneration Sussex County Council and the South strategy.” Downs National Park Authority adopted the Waste and Minerals Plan in 2013. 1.11.8 Policy DA8 (Shoreham Harbour) sets out The East Sussex, South Downs and the policy and priorities for each of the Brighton & Hove Waste and Minerals harbour character areas and states that Sites Plan was adopted in 2017. The plan the JAAP process will further explore and safeguards wharf capacity at Shoreham test the delivery of: Harbour. 300 new residential units within Brighton & Hove 7,500m2 net additional employment floor-space
14 The plan excludes the parts of the city within the South Downs National Park.
13 1.12 Shoreham Harbour policy
Shoreham Harbour Flood Risk Shoreham Harbour Transport Strategy Management Guide 1.12.3 The Shoreham Harbour Transport 1.12.1 The partnership, working closely with Strategy (2016) has been prepared to the Environment Agency, produced the support delivery of the JAAP through a Shoreham Harbour Flood Risk programme of transport infrastructure Management Guide Supplementary improvements, transport services and Planning Document (SPD) (2015). This travel behaviour change initiatives. It is sets out illustrative concepts for an supported by a technical evidence base, upgraded flood defence network along which is set out in the Shoreham the Western Harbour Arm, and a Harbour Transport Strategy Baseline summary of the cost and requirements Analysis document (2014). 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 (2010) and guidance for flood mitigation at the Shoreham Port Masterplan Review other allocations. (2017). Although it is not a statutory planning policy document, the plan sets Shoreham Harbour Green Infrastructure the port’s future development and must Strategy be taken into account when considering 1.12.2 The partnership is currently preparing a new developments in or near the port. green infrastructure strategy. This will 1.12.5 This plan includes many of the proposals set out proposals for ecological identified in the masterplan where enhancements throughout the relevant to the regeneration project. 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 objectives and strategy for the 2.1.4 Sustainable development “meets the transformed into a vibrant, thriving, regeneration of the Shoreham Harbour needs of the present without waterfront destination comprising a area up to 2032. compromising the ability of future series of sustainable, mixed-use 2.1.2 The vision is to maximise the potential generations to meet their own needs”15. developments alongside a of the area for the benefit of existing The planning system contributes to consolidated and enhanced Shoreham and new residents, businesses, port- achieving sustainable development16. Port which will continue to play a users and visitors through a long-term The NPPF identifies three overarching vital role in the local economy. regeneration strategy. This will be objectives to sustainable development: achieved through partnership working The redevelopment of key areas of an economic objective, contributing between local authorities and Shoreham the harbour will provide benefits for to building a strong, responsive and Port Authority and with local landowners the local community, natural competitive economy. to facilitate the redevelopment of key environment and economy through a social objective, supporting strong sites. increased investment, improved vibrant and healthy communities. leisure opportunities, enhanced public 2.1.3 The aim is to deliver a series of an environmental objective, realm and the delivery of critical appropriately located, high quality, contributing to protecting and infrastructure that will help respond sustainable, mixed-use developments enhancing the natural, built and positively to climate change. including new housing, employment historic environment. floor-space, 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.
15 Resolution 42/187 of the United Nations General Assembly 16 NPPF (2019) Paragraph 7
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 Objective 2: Shoreham Port: sustainable building include policies to ensure that To support a growing, thriving port. development and the use of land To minimise carbon emissions, “contribute to the mitigation of, and address the challenges of climate To facilitate the delivery of the adaptation to, climate change”17. change and create a renewable adopted Shoreham Port Masterplan, energy hub. 2.2.2 Planning helps to shape places to secure the provision of a modernised, radical reductions in greenhouse gas consolidated and sustainable port and To ensure all new developments use emissions, minimise vulnerability and to promote the important role of the energy and water as efficiently as provide resilience to the impacts of port in the local and wider economy. possible, use energy from renewable climate change. It also supports the technologies, use sustainable delivery of renewable and low carbon 2.2.4 Shoreham Port is the largest commercial materials, reduce waste, incorporate energy and associated infrastructure18. port between Southampton and Dover, innovative approaches to open space, and the closest Channel port to London. 2.2.3 Shoreham Port has EcoPort status from biodiversity, and green infrastructure, the European Sea Ports Organisation. 2.2.5 The port plays an important economic encourage uptake of low carbon The regeneration partnership aims to role in the area. Around 1,700 people modes of transport and support maximise the harbour area’s potential as are employed in the port and a further sustainable lifestyles in existing and a hub for renewable energy. 1,000 nearby. It is an important location new areas. for the import and export of aggregates, timber, steel, oil and cereals. To maximise opportunities to deliver sustainability objectives through 2.2.6 Shoreham Port Masterplan sets out large-scale zero and low-carbon Shoreham Port Authority’s strategy for energy technologies to serve the the growth and development of the harbour and wider area; particularly port. The regeneration proposals in this those that take advantage of the plan provide an opportunity for harbour’s coastal location. Shoreham consolidating, reconfiguring and Port will be supported in becoming an enhancing the operations of Shoreham important hub for renewable energy Port. generation for the benefit of the sub- region as well as locally.
17 Planning Act 2004 s.19 (1)(a) (as amended by Planning Act 2008 s.182) 18 NPPF (2019) paragraph 148
17 Objective 3: Economy and employment: Objective 4: Housing and community: Objective 5: Sustainable travel
To stimulate the local economy and To provide new homes and contribute To improve connections and promote provide new jobs. to meeting identified housing need. sustainable transport choices.
To provide new, high quality To contribute to meeting the housing To promote sustainable transport employment floor-space and improve needs of Adur and Brighton & Hove choices through ensuring that new the business environment to support through delivering new homes of a developments are well served by high the needs of local employers. To range of sizes, tenures and types, quality, integrated and equip local communities with the including affordable and family interconnected networks, improved training and skills required to access homes as well as associated pedestrian, cycling and public existing and future employment supporting community infrastructure. transport routes and seeking to opportunities. reduce demand for travel by private 2.2.10 Local planning authorities must plan to car in innovative ways. 2.2.7 Local planning authorities must plan to meet objectively assessed needs for new meet the development needs of housing and identify deliverable sites or 2.2.13 Local plans should promote business and support economic broad locations with potential for new development at locations that minimise growth19. The proposals in this plan will housing. Local plans must also include trip generation and encourage the use contribute to providing employment policies to deliver community of sustainable modes of transport20. space in the local area. infrastructure and local facilities. The Transport policies can support proposals in this plan will contribute to reductions in greenhouse gas emissions, 2.2.8 For Adur, an Employment Land Review delivering housing in the local area. as well as contribute to wider (2014) identified the requirement for: 21 2 sustainability and health objectives 15,000 to 20,000m office and research 2.2.11 Adur needs 6,825 homes up to 2032). and development floor-space (use This is 325 homes per year. The full 2.2.14 The Shoreham Harbour Transport classes B1a andB1b); and, 35,000 to objectively assessed housing need Strategy includes a programme of 40,000m2 warehouse floor-space (use cannot be met and the Adur Local Plan transport infrastructure improvements, class B8). aims to deliver 3,718 dwellings over the transport services and travel behaviour plan period. change initiatives. 2.2.9 For Brighton & Hove, the Employment Land Review (2012) identified the 2.2.12 The objectively assessed housing need requirement for 112,240m2 office floor- for Brighton & Hove that informed the space (use classes B1a and B1b); and, City Plan Part One was 30,120 homes up 43,430 m2 industrial floor-space (use to 2030. It was accepted this could not
classes B1c, B2 and B8). be met. Consequently the adopted City 20 Circular 02/2013 ‘The Strategic Road Network and the Plan Part One sets a housing target of Delivery of Sustainable Development’ 19 NPPF (2019) paragraph 80 13,200 dwellings over the plan period. 21 NPPF (2019) paragraph 103
18 Objective 6: Flood risk and sustainable Objective 7: Natural environment, 2.2.17 Local plans should contribute to and drainage biodiversity and green infrastructure enhance the natural and local environment and effective reuse of To reduce the risk of flooding and To add to the natural capital of the brownfield land23. adapt to climate change. Shoreham Harbour Regeneration Area by delivering net gains to 2.2.18 The JAAP seeks the creation, protection, To ensure that development avoids biodiversity and a multifunctional enhancement and management of and reduces the risks from flooding green infrastructure network. networks of biodiversity and green and impacts on coastal processes and infrastructure. It is important future that risks are not increased elsewhere To conserve and protect the area’s proposals take into account natural as a result. To ensure that appropriate important environmental assets, capital and seek to deliver net gains to and comprehensive flood wildlife habitats and ecosystem biodiversity. infrastructure is delivered. To ensure services, and to enhance the surface water run-off and water biodiversity of the area by creating pollution have been reduced by the new habitats. To minimise and introduction of sustainable drainage mitigate impacts on the natural and systems. local environment from soil, air, water or noise pollution. 2.2.15 Local plans should direct development away from areas at high risk of flooding. To support the objectives of the This is determined through the Brighton & Lewes Downs Biosphere Sequential Test, and if necessary, the Management Strategy through the Exception Test22. creation of green links within and 2.2.16 Both Adur and Brighton & Hove councils beyond the harbour area, changes in have carried out sequential and the design and management of exceptions tests for the regeneration spaces to create a functioning green area. These have found the wider infrastructure network, including new sustainability benefits of development at green spaces and biodiverse green Shoreham Harbour outweigh the flood roofs and walls. risk. Development must be safe, without increasing the flood risk elsewhere.
22 NPPF (2019) paragraph 157 23 NPPF (2019) paragraph 170
19 2.3 What is proposed in the plan?
Objective 8: Recreation and leisure Objective 9: Place making and design 2.3.1 This plan splits the regeneration area quality into seven character areas. These are To enhance and activate the harbour shown in Map 3. The areas are: for leisure, recreation and tourism To promote high design quality and and encourage active, healthy improve townscape. CA1: South Quayside lifestyles. CA2: Aldrington Basin To promote developments of high CA3: North Quayside and South To create places that promote healthy design quality that maximise the Portslade and enjoyable living by improving waterfront setting, respect local existing and providing new green character and form and enhance key CA4: Portslade and Southwick infrastructure including open spaces gateways and public spaces. Beaches and green links as well as leisure and CA5: Fishersgate and Southwick recreation opportunities. To improve To protect and enhance the area’s CA6: Harbour Mouth historic assets including the connections to and use of the CA7: Western Harbour Arm waterfront, coast and beaches as Scheduled Monument at Shoreham
attractive destinations for both locals Fort, listed buildings and conservation 2.3.2 Section 4 of this plan includes specific and visitors. areas. policies and proposals for each of these
2.2.19 Local planning authorities should plan 2.2.21 Local plans should include policies that areas. This includes four allocations for for recreational and leisure facilities and set out the quality of development new development. The allocations are: services to meet the needs of existing expected in the area. New development Aldrington Basin (within CA2) should: communities and new development. South Portslade (within CA3) Planning plays an important role in function well Southwick Waterfront (within CA5) promoting healthy and active lifestyles. establish a strong sense of place This includes the provision of open Western Harbour Arm Waterfront space, sports and recreation facilities24. optimise the potential of the site (within CA7) respond to local character and history 2.2.20 Local plans should also include policies to protect and enhance public rights of create safe and accessible way and access25. environments be visually attractive26
24 NPPF (2019) paragraph 96 25 NPPF (2019) paragraph 98 26 NPPF (2019) paragraph 127
20 Map 3 - Character areas
21 2.3.3 Map 4 illustrates the key proposals in CA4 – Portslade and Southwick Beaches CA6 – Harbour Mouth the plan. These include: 2.3.10 Access to Portslade and Southwick 2.3.15 Harbour Mouth includes port- CA1 – South Quayside Beaches for pedestrians and cyclists 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- will be created and protected. Port operational areas will be operational area. Port facilities will be safeguarded and improved. safeguarded and improved. CA5 – Fishersgate and Southwick 2.3.16 The area includes the historic buildings 2.3.5 The area also includes a waste water 2.3.11 Fishersgate and Southwick includes a of Kingston Buci lighthouse and treatment works, power stations and mixture of port operations, employment Shoreham Fort. These will be protected. renewable energy generation. These space, residential areas and green space. uses will be safeguarded. Port facilities will be safeguarded and CA7 – Western Harbour Arm improved. CA2 – Aldrington Basin 2.3.17 Currently the Western Harbour Arm is 2.3.12 The area includes an allocation for mostly an employment area. It includes 2.3.6 Aldrington Basin includes a mixture of proposed development at Southwick an allocation for proposed development port operations, employment space and Waterfront. This will deliver a minimum at Western Harbour Arm Waterfront. some residential areas. Port facilities will of 4,000m2 employment generating This will deliver a minimum of 1,100 new be safeguarded and improved. floor-space. homes and 12,000m2 employment 2.3.7 The area includes an allocation for generating floor-space. 2.3.13 Lady Bee Marina will be expanded and proposed development of a minimum of improved. Green space will be improved 2.3.18 New flood defences will be built. A new 4,500m2 employment generating floor- and connected to create wildlife waterfront route will improve space and 90 new homes. corridors and linear open spaces. connections for pedestrians and cyclists CA3 – North Quayside and South between Shoreham-by-Sea town centre 2.3.14 Improvements to existing housing Portslade and Kingston Beach. Habitats and estates will be supported. This includes biodiversity will be created and 2.3.8 North Quayside is mostly a port- the retrofit of energy efficiency protected. operational area. Port facilities will be measures. 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 floor-space and 210 new homes.
22 Map 4 - Regeneration proposals
23 Map 5 - Planning constraints
24 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 2.4.11 There are two Air Quality Management Development and regeneration Scientific Interest (SSSI) is close to the Areas (AQMAs) that are partly within the proposals need to consider these regeneration area. The Western Harbour regeneration area. The Brighton & Hove constraints. Arm, in particular, is within the impact and Portslade AQMA in the east. And Slipways and hards risk zone for this site. Parts of the SSSI the Shoreham AQMA in the west. are also an RSPB nature reserve. 2.4.2 There are several historic slipways and 2.4.12 These AQMAs have been designated hards in the Western Harbour Arm area. 2.4.7 There are Local Wildlife Sites (LWS) at due to the high level of pollutants from Many of these are in a poor state of Shoreham Beach and Basin Road South. road vehicle emissions. Each AQMA has repair and are unusable for modern Shoreham Beach is also a Local Nature an Air Quality Action Plan which sets out craft. However they are an important Reserve (LNR). how this is managed. part of the heritage and character of Open space Hazardous substances Shoreham-by-Sea. 2.4.8 Kingston Beach and The Ham are 2.4.13 There are three Health and Safety Historic buildings and conservation registered as village greens. This Executive (HSE) Consultation Zones in areas safeguards these areas as public spaces. the regeneration area. These limit the 2.4.3 The regeneration area includes part of types of development that are allowed 2.4.9 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 Garden, a pocket park at Coates Development Proximity Zone at the Court, Southwick Fishersgate site. 2.4.4 Shoreham Fort is a Scheduled Monument. The Sanctuary, a pocket park at 2.4.14 The Western Harbour Arm site will Laylands Court, Fishersgate become inactive during the plan period. 2.4.5 There are three Grade II listed buildings: 2.4.10 The regeneration area is also close to Adur District Council will seek to revoke Royal Sussex Yacht Club Hove Lagoon and Vale Park. the hazardous substances consent for Sussex Arms Public House this site at that time. Kingston Buci Lighthouse
25
AREA-WIDE POLICIES
27 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 NPPF states that local authorities should authorities to include in their plans take a proactive approach to mitigating To ensure all new developments use energy “policies designed to secure that the and adapting to climate change28. Local and water as efficiently as possible, use development and use of land … plans should provide a positive strategy energy from renewable technologies, use contribute to the mitigation of, and for increasing the use and supply of sustainable materials, reduce waste, adaptation to climate change”. renewable and low carbon energy, incorporate innovative approaches to open heating and cooling, and identify space, biodiversity, and green infrastructure, 3.1.2 The National Planning Policy Framework suitable areas for renewable and low encourage uptake of low carbon modes of (NPPF) states that: carbon energy sources29. transport and support sustainable lifestyles in “The planning system should support the existing and new areas. 3.1.4 Planning Practice Guidance (PPG) states transition to a low carbon future in a that the inclusion of policies to To maximise opportunities to deliver changing climate, taking full account of contribute to the mitigation of, and sustainability objectives through large-scale flood risk and coastal change. It should adaptation to, climate change is a zero and low-carbon energy technologies to help to: shape places in ways that consideration when examining a plan for serve the harbour and wider area; particularly contribute to radical reductions in soundness30. those that take advantage of the harbour’s greenhouse gas emissions, minimise coastal location. Shoreham Port will be vulnerability and improve resilience; supported in becoming an important hub for encourage the reuse of existing resources, renewable energy generation for the benefit including the conversion of existing of the sub-region as well as locally. buildings; and support renewable and low carbon energy and associated infrastructure.”27
28 NPPF (2019) paragraph 149 29 NPPF (2019) paragraph 151 27 NPPF (2019) Paragraph 148 30 PPG (2014) paragraph 6-002
28 3.1.5 The harbour falls within The Living Creating an exemplar renewable energy 3.1.12 Passive design makes the best use of Coast, the Brighton & Hove Downs hub site orientation, building form, layout, Biosphere, which promotes world class landscaping and materials to maximise 3.1.9 Shoreham Harbour Regeneration management of the environment. natural light and heat, whilst avoiding Partnership was awarded funding under Shoreham Harbour is identified as a overheating by providing passive the second wave of the government’s future hub for low carbon energy and cooling and ventilation. Eco-Towns programme in 2009 and a decentralised energy generation. Capacity and Viability Study (2010) was 3.1.6 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 Air, ground or water source heat Shoreham Harbour. There is significant Study (2012) have also been carried out pumps potential to leverage investment and which both highlighted the potential of resources for delivery in this area. the harbour to significantly contribute Efficient gas boiler towards meeting the renewable energy Gas combined heat and power (CHP) Sustainable building and design needs of the sub-region. Solar photovoltaic (PV) panels 3.1.7 The Adur Local Plan includes a 3.1.10 Shoreham Port has European ‘Eco Port’ Wind turbines requirement for a Sustainability status and, as a community trust Port, is Statement to accompany development motivated to maximise its potential as a proposals within the parts of the hub for renewable energy generation Heating and cooling networks regeneration area in Adur. Guidance is and waste heat distribution. set out within Sustainability Statements 3.1.13 Heating and hot water for buildings account for 40% of UK energy use and Guidance Note: Shoreham Harbour. 3.1.11 Building-related energy consumption is a significant contributor to greenhouse 20% of greenhouse gas emissions. The 3.1.8 Brighton & Hove City Plan Part One gas emissions. The hierarchy of demand Climate Change Committee estimates policy CP8 Sustainable Buildings sets out reduction, efficient energy supply and that district heating can meet 20% of requirements for sustainability standards renewable energy provision represents domestic heating and hot water needs and issues that must be addressed by all the most cost-effective means of by 2030. The Climate Change Act 2008 development proposals. reducing energy consumption and obliges the UK to cut 80% emissions by greenhouse gas emissions for new 2050. The Clean Growth Strategy (2017) developments. includes policies to roll out low carbon heating, and phase out the installation of high carbon fossil fuel heating.
29 3.1.14 In accordance with Policies DA8 and CP8 Table 1: Heating and cooling hierarchy 3.1.16 In order to safeguard future connection of the Brighton & Hove City Plan Part to heating/cooling networks, individual System One, and Policies 8 and 19 of the Adur heating/cooling systems will not
Local Plan, the councils are proactively normally be permitted, unless it can be encouraging opportunities that arise to 1. Connection to existing demonstrated that it is not feasible incorporate waste heat or other heat heating/cooling network (most and/or viable to provide a centralised sources into the heat networks for the preferred) communal wet heating system. city. The Brighton & Hove Energy Study 2. Site-wide heating/cooling 3.1.17 The councils will require the submission (2013) identified the potential for district network of a feasibility assessment to provide a heating networks in and around 3. Building-wide heating/cooling rationale for the chosen heating/cooling Shoreham Harbour within a long list of network system. This should incorporate a high priority areas. 4. Individual heating/cooling level assessment of the potential to systems (least preferred) 3.1.15 All new development will be expected to extend the heating/cooling network
incorporate low and zero carbon beyond the development area in future. Technology decentralised energy generation and will Development must adhere to the
be required to either connect where a guidelines set out in Chapter 3 – Design suitable heating/cooling network is in 1. Renewable/waste energy sources – of the CIBSE Heat Networks Code of place (or would be at the time of (such as biomass, heat pumps, Practice for the UK. construction) or design systems to be solar thermal) (most preferred) 3.1.18 Within the proposed Shoreham Heat compatible with future connection to a 2. Low carbon technologies (such as Network Area, buildings must allow network. All development proposals gas-CHP) adequate plant room space for future must demonstrate that the heating and 3. Conventional systems (such as connection and for future cooling systems have been selected in gas or direct electric (least building/network interface equipment accordance with the heating and cooling preferred). (such as heat exchangers). Indicative hierarchy as set in Table 1: requirements are set out in Table 2:
30 Table 2: Indicative space requirements Be compliant with the CIBSE Heat for heat exchange substation equipment 3.1.19 Heat in buildings must operate at an Networks Code of Practice for the UK. appropriate temperature for future within building plant rooms Be completed by a suitably qualified connection to a heat network. The individual31. Heating Approximate Space targeted difference between flow and capacity building size required Include baseline energy consumption return temperatures on the primary heat (kW) (m3) by the and carbon emissions calculations for network shall be no greater than 30°C (space heating regulated and non-regulated energy for supply to new buildings. heating equipment use. 2 3.1.20 Plant rooms must be situated to and (m ) Compare the economies of a heat consider potential future pipe routes. ventilation) network solution32 against individual Pipe runs from the plant room to the heating scenario33. 30 1,000 – 2 highway or proposed heat network main 1,500 route must be protected and remain Provide a breakdown of the cost estimates and assumptions used for 200 10,000 – 4 accessible for future installation. the assessment. 15,000 3.1.21 In the event that a developer considers Include linear heat density compliance with the heating/cooling 400 20,000 – 5 calculations for the site. 30,000 hierarchy to be unviable, proposals should be submitted with a viability Present Internal Rate of Return (IRR), 800 40,000 – 6 assessment, to justify departure from the capital expenditure, cost and carbon 60,000 hierarchy. Viability assessments must: savings as outputs.
31 For example a CIBSE Heat Network Code of Practice Qualified Consultant 32 This includes the cost of a communal boiler system, heat meters, heat interface units and plate heat exchanger. 33 Such as individual gas boilers alongside an equivalent level of microrenewables that would be required to meet energy efficiency requirements.
31 Shoreham Heat Network 3.1.23 The study finds that a network served by Wind marine source heat pumps and gas CHP 3.1.22 Shoreham Harbour Regeneration 3.1.25 The Rampion offshore wind farm is technologies would provide affordable, Partnership, Adur District Council, West under construction 13km off the Sussex low carbon heat and the combination of Sussex County Council and Shoreham coast to the south and east of Shoreham technologies provides a more robust, Port Authority have formed the Harbour. The development will comprise lower risk solution than a single heat Shoreham Heat Network Partnership. up to 116 wind turbines with a gross source. Engagement with Shoreham Port The Heat Network Delivery Unit capacity of up to 400MW. There will be Authority has identified the potential for (HNDU)34 has provided part funding to potential supply chain benefits for abstraction and discharge points in the explore the potential for heat networks Shoreham Harbour and the local mouth of the River Adur, subject to in and around Shoreham Harbour. The economy. appropriate environmental permits. Shoreham Harbour Heat Network Study 3.1.26 Shoreham Port Authority has also (2016) mapped heat demands and 3.1.24 The heat network partnership is carrying installed two medium scale (100kw) on- identified potentially viable scenarios for out a detailed feasibility study and shore wind turbines in the South network development. The Shoreham preparing the business case for detailed Quayside area as an effective way of Harbour District Energy Feasibility Study project development of the Shoreham increasing renewable energy generation (2018) proposes a 2km network serving Heat Network. All new development in and reducing carbon emissions. The the allocated sites at the Western and around the Western Harbour Arm turbines will generate, on average, Harbour Arm, the site of the former development is required to connect to 555,000kWh electricity per year to Adur Civic Centre and a number of the proposed network once complete. power the nearby port Pump House. existing buildings in Shoreham-by-Sea Development coming forward before town centre. the heat network is delivered is required 3.1.27 Proposals for turbines are subject to to be connection ready, and to connect environmental impact assessment as once the network is in place. The council part of the planning application process. will secure the connection of the approved schemes through planning conditions and/or Section 106 agreements.
34 HNDU is now part of the Department for Business, Energy and Industrial Strategy (BEIS). It wasformerly part of the Department for Energy and Climate Change (DECC), which was abolished in 2016.
32 Solar Photovoltaics Sustainable use of water
3.1.28 The expanse of warehouses roofs in the 3.1.30 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 Co-operative 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 co-operative. 3.1.31 New development at the harbour offers 3.1.29 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.
3.1.32 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 Decentralised energy, heating and cooling Plant rooms must be situated to demonstrate how they maximise networks consider potential future pipe routes. opportunities to support local The developer must identify and 6. All new development will be expected to sustainability objectives and safeguard a pipe route to allow incorporate low and zero carbon commitments. connection between the building and decentralised energy generation, the highway or identified network 2. A completed Sustainability Checklist will including heating and cooling. The route where available. be required to accompany all councils will support the development of development proposals in the areas of heating and cooling networks and The developer must not in any other the harbour within Brighton & Hove. A associated infrastructure. All way compromise or prevent the Sustainability Statement will be required development proposals must potential connection. to accompany all development proposals demonstrate that heating and cooling Shoreham Heat Network within Adur. systems have been selected in accordance with the heating and cooling 8. Development within the proposed 3. Where it is feasible and viable, 35 hierarchy as set out in Table 1. Shoreham Heat Network area will be development should seek to achieve required to connect to district heating zero-carbon status, in particular within 7. Where no heat network is in place, networks where they exist, or the four site allocations. This will include development proposals must be incorporate the necessary infrastructure the use of passive design measures. designed to be connection ready, and for connection to future networks. Proposals must demonstrate good will be expected to demonstrate that all thermal performance and air tightness specifications below have been met: to prevent heat loss. All buildings must use a centralised 4. Developers should demonstrate how communal wet heating system rather they can contribute towards the than individual gas boilers or electric regeneration partnership’s objective of heating. becoming a hub for renewable energy All buildings must allow adequate generation. plant room space to allow for 5. The councils will support proposals for connection at a later date. low and zero carbon energy generation, including solar photovoltaics.
35 As identified in the Shoreham Harbour District Energy Feasibility Study (2018) or subsequent update.
34 Sustainable use of water 9. All developments should seek to achieve high standards of water efficiency and explore potential to implement measures to recycle, harvest and conserve water resources. 10. All new homes should achieve (as a minimum standard), internal water use of no more than 110 litres per head per day and all new commercial buildings should meet the BREEAM ‘excellent standard’. 11. Opportunities should be sought to link together development within the regeneration area with site-wide recycled water networks, taking advantage of the diversity of water sources and uses on-site. This process will be supported by the local authorities. Where a recycled water network is delivered on site, all buildings are required to connect, if practical to do so.
35 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 the port. The continued per year. The main commodities that are promote the important role of the Port in the existence of a thriving and expanding imported and exported at the port are local and wider economy. commercial port is an integral part of aggregates, timber, scrap metal, cereals, the regeneration proposals. oil and, increasingly, steel. The Shoreham Port Masterplan Review (2017) aims to 3.2.2 As a Statutory Harbour Authority, provide the capacity for a 25% increase Shoreham Port Authority is responsible in trade over the masterplan period. for the management of navigational safety within harbour limits between 3.2.5 The port is a significant local employer. Hove Lagoon, the Old Toll Bridge on the There are now over 100 businesses River Adur and the outer Port limits. based at the port and about 1,600 Shoreham Port Authority is also a people working on site. Employers Competent Harbour Authority within the range from large multinationals, national provisions of the Pilotage Act 1987. firms, through to a variety of small and medium sized firms including motorbike 3.2.3 Shoreham Port Authority provides repairs and cheese suppliers. conservancy and a vessel information service for ships and craft using the port, 3.2.6 Delivery of the proposals identified in including the maintenance of the Port Masterplan have the potential navigational channels, moorings, lights to create a further 500 local port-related and the provision of hydrographic, tidal jobs. and other information. There are also a number of byelaws which govern operations and activities within the harbour limits.
36 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 3.2.12 Previous development proposals for the important to maximise the productivity 3.2.10 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 not potential. to keep the water at a constant level. considered viable, it has been proposed 3.2.8 Non-port related industries currently Opportunities are being explored to on a limited scale within the canal, located within the Eastern Arm and the reduce the reliance on traditional forms including at Britannia Wharf, as well as Canal will be relocated, in order to of energy by producing energy locally at Albion and Turberville Wharves, expand the port’s capacity and secure from renewable sources instead. where it is hoped to increase the overall future operations. In parallel, current capacity and efficiency of the site. Adapting to Climate Change port-related activities in the Western Permitted Development Rights Harbour Arm will be relocated where 3.2.11 In accordance with the National Ports and when possible through securing Policy Statement (2012), new port 3.2.13 Shoreham Port Authority has permitted alternative sites within the harbour, or infrastructure will typically be long-term development rights for certain types of elsewhere in the region. This will enable investments which will need to remain in development within the harbour the land to be used for other operation over many decades, in the meaning that planning permission from developments. face of a changing climate. the local planning authority is not Consequently, proposals for new required. These rights are set out within Port Masterplan development must consider the impacts the Shoreham Harbour Acts and also 3.2.9 Shoreham Port Authority’s strategy for of climate change when planning the reflected within the General Permitted growth is set out in the updated location, design, build and operation of Development Order (GPDO) 2015; Part Shoreham Port Masterplan Review (2017) new port infrastructure. 17, Development By Statutory and involves consolidating port-related Undertakers, Class B (Dock, Pier,
uses within the Eastern Arm, Canal and Harbours, Water transport, canal or South Quayside. The JAAP aims to inland navigation undertakings). promote the masterplan objective of enhancing the port’s role in the local community, particularly in terms of jobs and trade growth.
37 Minerals Wharves 3.2.17 The East Sussex, South Downs and 3.2.20 The regeneration partnership is Brighton & Hove Waste and Minerals exploring how best to deliver the 3.2.14 The NPPF provides protection to mineral Sites Plan (adopted 2017) identifies the safeguard sites policies at Shoreham wharves, stating that local planning area of the Port falling within Brighton & Harbour to protect the overall wharfage authorities should safeguard existing, Hove for safeguarding where policy capacity at the port whilst maintaining planned and potential sites for bulk WMP15 will apply. flexibility over which sites can contribute transport of minerals, secondary to meet aggregate needs. materials and marine- dredged 3.2.18 Policy M10 of the West Sussex Joint aggregates36. Minerals Local Plan (2018) safeguards 3.2.21 In accordance with the NPPF, Shoreham permanent mineral wharves at Port Authority will continue to work 3.2.15 Minerals wharf capacity at Shoreham Shoreham Port for the purpose of closely with local minerals planning Harbour makes a significant contribution minerals transportation. The policy authorities in preparing their annual to meeting the needs for aggregate further safeguards temporary consents Local Aggregate Assessment based on a imports in the sub-region. Most of the granted at New Wharf and Kingston rolling average of 10 years sales data, wharf capacity is contained within the Wharf, to ensure they can continue to other relevant local information and an Eastern Arm and Canal. operate without prejudice, whilst they assessment of all supply options 3.2.16 Policy WMP 15 of the East Sussex, South have planning permission. The plan (including marine dredged, secondary Downs and Brighton & Hove Waste and states (paragraph 6.10.11) further and recycled sources). Minerals Plan (2013) safeguards existing, temporary permissions may be granted 3.2.22 West Sussex County Council has planned and potential minerals wharf for mineral related development at these prepared a Statement of Common facilities and their consequential sites if there is not a conflict with other Ground (2016) between the project capacity for receiving and processing development plan policies and partners, and the neighbouring minerals sea-borne imported aggregates at the objectives. These temporary permissions authorities (East Sussex County Council Shoreham Port. The policy does allow can contribute positively to ensuring a and South Downs National Park for some redevelopment of wharves if steady and adequate supply of minerals Authority) to establish co-operation and overall capacity is maintained at the to the area. Safeguarding of these sites collaboration between the parties in harbour. It is recognised that this will cease once permission expires. addressing strategic cross-boundary capacity could be in the West Sussex 3.2.19 There are several larger safeguarded issues as they relate to planning for portion of the harbour. sites within the heart of the port minerals infrastructure and their operational area that are actively used to safeguarding at Shoreham Port. The discharge aggregates which offer statement sets out matters of agreement unused capacity and therefore potential and commitment to a future policy to mitigate the loss of wharves approach, reflecting the aspirations for elsewhere in the port. regeneration at the harbour. 36 NPPF (2019) Paragraph 204
38 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 moorings and storage areas. Security 2. Parts of the harbour as identified within and safety implications should be this plan will be safeguarded for port considered at the outset and discussed operational uses and will be the focus with Shoreham Port Authority at an for commercial port activity. Non-port early opportunity. related activities will be resisted in those areas. 7. Proposals for uses that support the port’s status as an ‘Eco port’ and hub for 3. Acceptable uses will need to renewable energy generation will be demonstrate the requirement for a port- encouraged. side location or are ancillary to a use requiring a port-side location. 8. New port infrastructure proposals should consider the impacts of climate 4. Sui generis uses appropriate to a port- change when planning the location, side industrial location will also be design, build and operation of new port acceptable provided they generate infrastructure. comparable levels of employment to B1- B2 use classes. 9. Proposals for the upgrade, intensification, and refurbishment of 5. New development within the harbour sites so they meet modern business area should not conflict or unreasonably standards and are more resource constrain the day to day operations and efficient will be supported. workings of the port and port-related uses. 10. There should be no net loss of employment floor-space in port operational areas as a result of new development proposals unless exceptional circumstances can be demonstrated.
39 3.3 Objective 3: Economy and employment
T o 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 floor-space 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 are unlikely to come forward until later & Hove and Adur Employment Land the training and skills required to access in the process. The regeneration Studies, particularly by: existing and future employment partnership is committed to continuing a Renewing older and poor quality opportunities. 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 creative/digital 3.3.2 The JAAP proposals have been prepared industries as well as emerging high- in line with consideration of their tech manufacturing and impacts on the local economy. A environmental technologies sectors. preliminary Economic Impact Assessment Expanding Adur’s under-developed (GL Hearn, 2013) has been undertaken office market through the provision which has indicated that the proposals of new office accommodation and could generate a significant net increase thus supporting growth in higher in employment and additional economic value-added sectors. output. The proposals will also promote Providing an opportunity to deliver increased supply chain opportunities, small, affordable, start-up office with the new business base created by space for which there is a continuing the proposals potentially supporting need in Brighton. further indirect job creation in the local
economy. 3.3.4 Proposals that incorporate initiatives and opportunities to secure apprenticeships, training and new job opportunities for the local area will be encouraged.
40 3.3.5 As part of planning obligations Policy SH3: Economy and employment associated with major development 1. The JAAP proposals support the delivery schemes developers may be required to of a minimum of 16,000m2 of new contribute towards the provision of Retail uses employment generating floor-space in good quality employment and training Adur and 7,500m2 in Brighton & Hove. 7. As part of mixed-use redevelopments, opportunities during construction. small-scale, ancillary retail uses are 2. To prevent the loss of employment 3.3.6 The regeneration partnership will acceptable provided that such activity floor-space and associated jobs in the continue to work with key stakeholders will assist in enlivening key frontages local area, the authorities will aid the and local service providers to improve and supporting existing retailing areas. relocation of existing occupiers access and links to training and skills Proposals should be appropriate and displaced by new development within opportunities for local people. The Coast complementary in relation to Shoreham- the regeneration area, district or sub- to Capital Local Enterprise Partnership by-Sea town centre and the existing region depending upon individual (LEP) has produced a Skills Strategy district centre designation on Boundary requirements. (Skills for Growth, 2015) which identifies Road/Station Road. 3. Prior to sites coming forward for the need for improved employee skills 8. New development for town centre uses redevelopment to alternative uses, across the LEP area. The Partnership will (other than small-scale ancillary uses planning permissions for continuation of proactively engage with the LEP on this mentioned in clause 1) outside of the current employment uses may be matter. defined town centre boundary (or granted for temporary periods on a 3.3.7 Some existing employment areas are Primary Shopping Area in the case of case-by-case basis. protected within the relevant character retail uses) will be assessed in area policies. The councils will monitor 4. The Councils will seek agreement with accordance with the National Planning conversions of employment space to developers to secure appropriate Policy Framework sequential and impact residential development through the training and job opportunities for local tests. An impact test will be required for monitoring framework set out in the residents. any proposed retail development outside of the Primary Shopping Area Appendix. If necessary, in response to 5. New development will be required to with a net sales floor-space of 1,000m2 the identified monitoring indicator contribute to the improvement of the or more. trigger, the councils will consider local highways network and public realm seeking to remove permitted to improve the street environment for development rights in accordance with local businesses. Article 4 of The Town and Country Planning (General Permitted 6. Proposals should seek to incorporate or Development) (England) Order 2015. contribute towards enhancements to areas of public realm identified as being of poor quality.
41 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 the meeting housing need. geographically constrained by the sea Shoreham Harbour Regeneration Area is and by the South Downs National Park expected to be multistorey flats. A small To contribute to meeting the housing needs to the north. Most of the remaining number of terraced town houses may be of Adur and Brighton & Hove through green space is protected through appropriate on a small number of delivering new homes of a range of sizes, environmental designations, to prevent allocated sites. tenures and types, including affordable and coalescence of settlements and for its family homes as well as associated supporting Social and community infrastructure recreation and amenity value. As a community infrastructure. result, there is a limited supply of sites 3.4.4 To ensure the regeneration of Shoreham where new homes can be built and Harbour promotes healthy, sustainable therefore development mainly consists communities, it is important that of building on previously developed appropriate and sufficient social and (brownfield) sites and small scale infill community infrastructure is provided in sites. Despite this, the demand for new accessible locations to serve all parts of homes continues to grow creating a the community. An increase in challenge for local authorities 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 provision 3.4.5 Social infrastructure refers to emergency in relation to need, in particular services, schools and colleges, health affordable and family sized homes. facilities, community spaces and cultural Supporting the delivery of new housing venues in the area.
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 residential Local Plan and Brighton & Hove City development, balanced with the Plan Part One. protection of key employment sites in other parts of the harbour.
42 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 associated costs, funding sources, harbour area by 2032, comprising 1,100 must be carefully designed and priorities and progress. within Adur and 300 within Brighton & incorporate appropriate mitigation 3.4.8 Specific requirements relating to delivery Hove. measures to prevent future conflicts of the Western Harbour Arm proposals arising and maintain the continued 2. Developers will be required to ensure are set out under 4.7 – Western Harbour operation of business uses. that proposals deliver a mixed and Arm. balanced community through providing 6. Innovative solutions to mitigation will 3.4.9 The Brighton & Hove IDP sets out a mix of dwelling types, sizes and be encouraged to ensure that specific requirements to support the tenures in accordance with identified residential-led development proposals proposed increase in residential local needs including suitable family are capable of existing with population at South Portslade Industrial accommodation. neighbouring uses, as well as the long- Estate and Aldrington Basin. In particular term development scenario envisaged in 3. New residential development will be planning obligations towards education the JAAP. expected to make provision for a mix of and health/medical services will be affordable housing, including social sought from new developments coming rented, affordable rented and forward. intermediate housing in accordance with 3.4.10 The Adur Local Plan (2017) includes local plan policies. Policy 33: Planning for Sustainable 4. Development will be required to Communities that resists the loss of contribute towards provision of existing community facilities. Also refer community and social infrastructure, in to Policy SH10: Infrastructure accordance with the relevant Requirements in this plan. Infrastructure Delivery Plan.
43 3.5 Objective 5: Sustainable travel
To improve connections and promote 3.5.1 Transport improvements will be required 3.5.4 At peak periods journey times for sustainable transport choices. to support the JAAP proposals and vehicles on the A259 are slow, for reduce the impact of existing and future example Shoreham High Street. As a To promote sustainable transport choices traffic congestion and related air quality gateway to the regeneration area the through ensuring that new developments are and noise impacts, in particular the A259 will be required to facilitate well served by high quality, integrated and impacts on the two Air Quality development traffic and provide access interconnected networks, improved Management Areas (AQMAs). Measures to local services, and reducing pedestrian, cycling and public transport that reduce reliance on the private car congestion on this key route is therefore routes and seeking to reduce demand for and improve sustainable transport essential to the regeneration proposals. travel by private car in 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 roads 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 been heavy goods vehicles. identified by Network Rail as significant 3.5.3 Access to the main operational port area challenges facing this part of the rail is via two main entrances off the A259 network. which are not well connected to the A27. 3.5.7 There are frequent buses along the The advisory lorry route to Shoreham A259. However, north-south movements Harbour from the A27 is via the A293. As are limited due to the road layout and a result heavy goods vehicles often pass severance created by the A259 and through either residential areas (via the roads running under the railway line. In advisory routes) or the town centres of addition, there is scope to improve Shoreham-by-Sea and Portslade. public perception of the bus network.
44 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 draw people to walk along the eastern continuous cycle facility along the A259 pedestrian infrastructure; however the part of the harbour and across the lock from Wharf Road to Adur Ferry Bridge, environment for pedestrians is gates from Southwick. There is a providing a core cycle route, a critical considered to be poor and unattractive significant opportunity to improve the item of infrastructure. Reducing the in places, and may not encourage short quality of this experience. There are also intimidating nature of the A259 corridor walking trips. In places the network is opportunities to create visitor for cyclists with quality surfacing, clear narrow, in poor condition, close to road destinations around Shoreham Fort on signing, and provision for cycles at side traffic or poorly lit. The railway line and Shoreham Beach and the lighthouse on roads or accesses. A259 both act as barriers to pedestrian 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 used by motor vehicles, including HGVs. across the harbour - the Adur Ferry and Shoreham Harbour. The route runs However the road provides the most Bridge from Shoreham-by-Sea town along Basin Road South and then along direct route between Hove and centre to Shoreham Beach and the the promenades of Hove and Brighton Shoreham-by-Sea. Many cyclists harbour lock gates to Southwick Beach. before turning inland. Natural England is therefore use this route. The partnership Whilst both are well used, up until leading the delivery of the England is exploring the potential for dedicated recently neither of these has offered a Coast Path: a national trail that will run cycle facilities along this route. high quality pedestrian environment. the entirety of the coast of England. This The Adur Ferry Bridge now provides a 3.5.16 Adur & Worthing Councils have is planned to share the route along much improved pedestrian and cycle committed to producing a Local Cycling Basin Road South then cross the harbour connection between Shoreham Beach and Walking Infrastructure Plan (LCWIP) at the lock gates and follow the A259 as and Shoreham-by-Sea town centre and to improve safe routes for walking and far as Adur Ferry Bridge. In the longer railway station. cycling, and seek funding to implement term the waterfront route at the Western these. The LCWIP will incorporate 3.5.10 To the east, the Brighton & Hove Harbour Arm could be designated as proposals identified in this plan and the seafront provides a heavily used part of the route. Shoreham Harbour Transport Strategy. 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 regeneration area. This route also uses immediately to the east of Shoreham Basin Road South, before crossing the Harbour. lock gates and taking an inland route to Shoreham town centre and the Adur Ferry Bridge.
45 Transport Strategy 3.5.19 The strategy takes a balanced view of Parking transport provision in the regeneration 3.5.17 The Adur Local Plan & Shoreham 3.5.21 Guidance produced by West Sussex area focusing on improvements to the Harbour Transport Study (2013) and County Council states that car parking existing road network and measures to addendums (2014; 2016) assessed the provision for residential development encourage the use of sustainable modes impact of proposed housing and should: take account of the expected of transport. Five key outcomes are employment development at Shoreham levels of car ownership; ensure high identified in the Transport Strategy: Harbour on the highway network. It 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. OC4 A safe and attractive sustainable transport measures, environment 3.5.22 Brighton & Hove standards currently behaviour change initiatives and outline maximum levels of parking, junction capacity improvements. OC5 Adequate parking provision and however it is anticipated that new controls 3.5.18 The Shoreham Harbour Transport guidance will put a priority on 3.5.20 Examples of behaviour change initiatives Strategy was developed alongside the minimising off-street car parking include travel plans, car sharing JAAP to support regeneration and provision in accessible locations. schemes, encouraging shared car development at Shoreham Harbour. The ownership, and cycle training. This study 3.5.23 Due to the constrained nature of strategy contains a package of is part of the evidence base for the allocated sites at Shoreham Harbour, integrated transport measures that will Shoreham Harbour Transport Strategy innovative approaches to parking will be guide the provision of transport and development proposals will be required. The Transport Strategy infrastructure for the next 15 years. expected to contribute towards the identifies a localised approach to car package of measures identified. parking provision such as using appropriate parking controls and the use of car clubs.
46 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 reduce the need to travel by car and minimise the impact of traffic, including as part of the overall package of should help to deliver sustainable HGV’s, on surrounding communities: measures that impact on the need to transport improvements as identified in A259 travel resulting from the development. the Shoreham Harbour Transport Proposals should include adequate levels Strategy. A283 of car parking for residential 2. Development will be required to A293 development or measures to promote contribute towards implementation of 6. To improve the connectivity of the lower levels of car ownership. the area-wide travel behaviour change regeneration area, development 10. For commercial development, car and travel choice programme set out in proposals must provide or contribute parking provision should be in line with the Shoreham Harbour Transport towards the delivery of a comprehensive local authority maximum standards. Strategy. and well integrated transport network 11. The amount of surface and on-street car 3. The layout and streetscape of the with strong linkages to town / district parking should be minimised wherever allocations should be designed to give centres, the harbour waterfront / possible and innovative solutions to the pedestrians and cyclists priority over coastline, the South Downs, access provision of car and cycle parking are vehicular traffic wherever possible. routes and surrounding encouraged as informed by the neighbourhoods. Specific network 4. Developments will be required to Shoreham Harbour Transport Strategy. improvements for these supporting links contribute towards the delivery of Measures could include the creation of are identified in the Shoreham Harbour transport infrastructure which reduces new car clubs or the extension of Transport Strategy. congestion and increases the use of existing car clubs, by providing sustainable transport modes. Specific 7. Proposals that incorporate facilities and/ additional vehicles in appropriate measures are identified in the Shoreham or initiatives to promote the use of the locations and access to membership, to Harbour Transport Strategy including river as a means of transport, such as cover the regeneration 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, infrastructure and better cycling and 8. Improvements must be consistent with appropriate and secure cycle parking pedestrian routes and facilities. recommendations in the Shoreham and storage facilities. Harbour Streetscape Guide and Shoreham Harbour Transport Strategy.
47 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 proximity to the coastline and the River Shoreham Harbour Flood Risk To ensure that development avoids and Adur, exacerbated by the low lying Management Guide SPD which sets out reduces the risks from flooding and impacts topography of some sites. This is the types of flood risk present in the on coastal processes and that risks are not especially true for the Western Harbour harbour area, the vision for a increased elsewhere as a result. To ensure that Arm, parts of Aldrington Basin, comprehensive flood defence network appropriate and comprehensive flood Southwick and Portslade beaches as well along the Western Harbour Arm and the infrastructure is delivered. To ensure surface as the port operational area. requirements of developers in relation to water run-off and water pollution have been mitigating flood risk in the regeneration reduced by the introduction of sustainable 3.6.2 Tidal flooding presents the most area. This guide has been adopted by drainage systems. significant risk to the area. The Adur & both Adur and Brighton & Hove Worthing Strategic Flood Risk Assessment councils. A key consideration of the SPD and Brighton & Hove Strategic Flood Risk is the impact that climate change will Assessment identify a number of sites have on rising sea levels, storm located within Tidal Flood Zones 2, 3a, frequency and storm magnitude. 3b and Non-functional Flood Zone 3b. This latter category recognises that 3.6.4 Brighton & Hove City Council, in some sites have the same risk of tidal partnership with Adur District Council flooding as Flood Zone 3b but do not and the Environment Agency, has have a significant storage or conveyance produced the Brighton Marina 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.
48 3.6.5 Proposed flood defence improvements 3.6.7 Proposed development outside the identified in this strategy would enhance allocations in this plan and within flood the standard of protection for allocated zone 2 or 3 will require a sequential test sites identified in this plan, such as to be carried out as part of the site- Southwick Waterfront and Aldrington specific flood risk assessment38. To Basin. The proposals identified in the support the regeneration of the area, strategy are therefore fully supported by applicants will be expected to search for the Partnership. A similar strategy, The alternative sites at a lower risk of Rivers Arun to Adur Flood and Erosion flooding within the character area the Management Strategy (2010) has already site is situated in (as identified in this been adopted by DEFRA. This strategy plan). Where necessary, having regard to includes a large part of the River Adur the potential vulnerability of the site and taking in the Western Harbour Arm. the development proposed, an exceptions test will also be required. 3.6.6 The NPPF highlights the need to direct development away from areas at highest 3.6.8 Policies in Part 4 of this plan identify the risk of flooding37. Development Plans site-specific flood defence and should apply a sequential, risk-based mitigation measures required within the approach to the location of character areas. Development in the development to minimise risk from Western Harbour Arm in particular will flooding and take account of the be required to deliver significant flood impacts of climate change. The risk mitigation infrastructure. proposals in this plan have been Responsibility for the delivery and assessed through the Sequential and maintenance of flood defences will Exceptions Tests carried out in belong to the landowner. preparation of the Brighton & Hove City Plan Part One (2016) and the Adur Local Plan (2017). Therefore, a sequential test will not be required for proposed development within the allocations, unless the proposal departs significantly from the terms of the allocation.
37 NPPF (2019) Paragraph 157 38 Subject to the criteria in the PPG
49 Policy SH6: Flood risk and sustainable drainage 1. The partnership will support the delivery 3. Where development creates new or 7. Where sheet piling is being proposed, a of measures to mitigate flood risk and alters flood flow routes, the site specific piling risk assessment must be carried coastal erosion in the regeneration area. Flood Risk Assessment must assess the out to demonstrate that any proposed Development proposals in the potential flood hazard posed by them to piling will not result in contamination of regeneration area must comply with the ensure that flood risk is not increased groundwater or migration of principles and approach to flood risk elsewhere. contamination off-site. Wherever management set out in the Shoreham possible piling should be non-percussive 4. Residential development proposals must Harbour Flood Risk Management Guide vibro or push piling to minimise impacts protect against a breach scenario (2015), or subsequent guidance and to migratory fish. Use of percussive through the application of an must take account of the most up to methods should be restricted to times appropriate finished floor level of 5.77m date flood risk management evidence when ecological impact is minimal. AOD. and policy in consultation with the Displacement piling methods are relevant authorities, including the 5. Non-residential development proposals generally preferred on contaminated Environment Agency. must be designed to be safe for the sites as they produce no spoil so that proposed lifetime of the development, contamination is not exported to the 2. Prior consent of the Environment assumed to be at least a 60 year period surface. Agency is required for any works within from the date of receiving planning 16m of the tidal River Adur. All 8. Where proposals seek to retain existing permission, unless otherwise agreed proposed flood defences, flood defence wharf walls as part of the flood defence with the Local Planning Authority. upgrades, slipways, pontoons and infrastructure, an extensive structural floodgates will require prior approval of 6. Where undefended land levels are below survey will be required to ensure the the Environment Agency, either through the 1 in 200 year tidal flood event for development will be safe for its lifetime. the Environment Agency Permit or as 2115, flood defences should be provided part of the Marine Management to 5.4m AOD. For sites where existing Organisation license. New development defences / land levels do not meet the will need to be setback from the river’s heights outlined above, developers will edge where flood defence maintenance be required to deliver flood defences to is required. Set back distance should be this height to meet the required discussed and agreed with the relevant standard of protection. authority including the Environment Agency. Maintenance arrangements for flood defences should be agreed with the Environment Agency and the local authorities prior to construction.
50 9. Where pontoons and mooring 11. New developments must incorporate opportunities are provided as part of open space, appropriate planting, green delivery of new flood defences, the roofs and/or green walls (suitable for following requirements apply: coastal growing conditions) to reduce levels of surface water runoff and Pontoons should be designed to be consequent risk of flooding. freestanding structures. 12. Proposals which seek to provide Where boats are to be moored directly basement parking in tidal/fluvial flood onto piling, a structural survey is zones will only be acceptable where required to consider whether defences adequate mitigation and emergency could take the loading over their planning are included as part of the expected lifetime. planning application. Developers will be Where loss of habitat occurs due to required to demonstrate that drainage construction of moorings or pontoons and separators will not release potential or from boats resting on intertidal contaminants to the environment. habitat, creation of new like for like 13. Proposals must include an emergency compensatory habitat will be required. strategy to ensure the safety of residents 10. Proposals should demonstrate how the at times of flooding. risks of surface water runoff and water pollution have been reduced including through the introduction of sustainable drainage systems (SuDS) and water capture/recycling technology. SuDS must also be applied to hard landscaping (including paving and road carriageways).
51 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 3.7.4 Any potential wildlife habitats that will Harbour Regeneration Area by delivering net Brighton & Hove Downs Biosphere. As be lost or negatively impacted as a gains to biodiversity and a multifunctional such, the JAAP aims to contribute result of development will need to be green infrastructure network. towards meeting its three objectives of: compensated for and enhanced To conserve and protect the area’s important Nature conservation wherever possible. environmental assets, wildlife habitats and Sustainable socio-economic 3.7.5 There is potential for development at ecosystem services and to enhance the development the Western Harbour Arm to lead to loss biodiversity of the area by creating new Knowledge, learning and awareness of, or harmful impact to, intertidal habitats. To minimise and mitigate impacts on habitats in the River Adur. Adur District the natural and local environment from soil, 3.7.2 New development within the Council is currently working with air, water or noise pollution. regeneration area is expected to be partners to develop a strategy to To support the objectives of the Brighton & outstanding from an environmental address this issue, and identify suitable Lewes Downs Biosphere Management perspective and all opportunities to locations for compensatory habitat Strategy through the creation of green links promote biodiversity need to be creation. Nevertheless, developers will within and beyond the harbour area, changes considered. The councils will require the be required to demonstrate that impacts in the design and management of spaces to submission of an Ecological Impact cannot be avoided before mitigation create a functioning green infrastructure Assessment (EcIA) carried out in and/or compensatory measures are network, including new green spaces and accordance with British Standards considered. biodiverse green roofs and walls. (BS42020:2013 Biodiversity – Code of 3.7.6 The Shoreham Harbour Ecology and practice for planning and development) Green Infrastructure Study (2015) and CIEEM guidance, or subsequent identifies the potential impacts of updates. development proposed within this plan.
3.7.3 Ecological impacts should be assessed It also updates previous ecological and recommendations for appropriate surveys and proposes green mitigation, compensation and infrastructure improvements. enhancement made. Negative impacts should be avoided wherever possible. It is possible to significantly reduce negative impacts of development on the ecology of an area through mitigation measures.
52 Designated sites and biodiversity 3.7.10 The entire regeneration area is within 3.7.13 The Basin Road South LWS is 1.1ha in the Impact Risk Zone (IRZ) for the Adur size. The assessment found the extent of 3.7.7 In accordance with the NPPF and with Estuary SSSI. An IRZ provides an initial vegetated shingle to be 0.43ha (39%) Biodiversity 2020: A Strategy for assessment of potential risks to an SSSI concentrated along the northern and England’s Wildlife and Ecosystem posed by development proposals. southern fringes. The status of this site Services, it is essential that any Allocation Western Harbour Arm will be reviewed through the Brighton & development in the harbour takes into Waterfront is most likely to impact the Hove City Plan Part Two. The partnership account the sensitivities of the local and SSSI. Consultation with Natural England is working to identify opportunities for natural environment and protects and is expected for these sites. coastal vegetated shingle habitat enhances it wherever possible39. creation at Portslade and Southwick 3.7.11 The eastern end of Shoreham Beach 3.7.8 Located just outside the regeneration Beaches. Local Wildlife (LWS) falls within boundary to the west, is the Adur Character Area 6: Harbour Mouth. A 3.7.14 The Shoreham Harbour area as a whole Estuary, a Site of Special Scientific large part of the LWS is also designated is of regional importance for passage Interest (SSSI) of particular ecological as a Local Nature Reserve (LNR) whose bird species and is of county importance significance for its inter-tidal mudflats. It boundary is adjacent to the regeneration for wintering birds as a result of the also contains one of the few saltmarsh area. The site’s main interest is coastal sheltered nature of the site. The area is habitats in West Sussex. vegetated shingle, an internationally rare also of local importance for breeding 3.7.9 The Adur Estuary is an important habitat and threatened habitat. It also provides birds. It will be important to consider the for a range of species, including a high tide roosting area for wading impacts of increased recreational estuarine plants and wading birds birds that have fed on the mudflats activities as a result of new development (particularly redshank, dunlin and ringed within the Adur Estuary. at the harbour on these sensitive areas. plover). The ringed plover population 3.7.12 Basin Road South LWS is located at the 3.7.15 A Reptile Survey (2009) has indicated the regularly exceeds 1% of the total British eastern end of the regeneration area, presence of an exceptional population population, making the SSSI of national adjacent to Allocation Aldrington Basin. of common lizards and a good importance for this species. This site is also designated for coastal population of slow worms on the North vegetated shingle. The Shoreham Canal Bank on the harbour’s Eastern Harbour Vegetated Shingle Assessment Arm, south of the A259. A Great Crested (2015) found that the site is Newt Pond Survey (2009) concluded that predominantly made up of imported due to a general lack of ponds and material and has undergone periods of standing water bodies within the area, disturbance. there is a negligible risk of impacts on this protected species as a result of the proposals. 39 NPPF (2019) Paragraph 170
53 Green infrastructure and wildlife By 2020, Natural England expects to 3.7.17 The Shoreham Harbour Ecology and corridors deliver the England Coast Path, a new Green Infrastructure Study (2015) makes National Trail around England’s entire a number of proposals to enhance the 3.7.16 There are a number of strategically coast. The Partnership is working with green infrastructure and biodiversity of important green corridors in and around Natural England to progress this the harbour and surrounding areas. the harbour area including the nationally project. It is anticipated that the new These include: important routes of the South Downs and improved routes at the Western Way and the Monarchs Way long The preparation of a green Harbour Arm, Canal lock gates and distance footpath. As highlighted in infrastructure strategy for the Portslade and Southwick Beaches will both the recent Adur District Council regeneration area and links to ultimately form part of this route. and Brighton & Hove City Council open surrounding areas. Regional cycle route 79 (12) following space strategies; the beaches, foreshore A259 green corridor. The study the Adur River valley connects and wider seafront area act as a identifies fourteen green spaces Horsham to the south coast at blue/green corridor supporting a broad located along the A259. These act as Shoreham. diversity of species. Other local links a series of ‘stepping stones’ for include: Within Brighton & Hove, there are wildlife. These sites include three north-south corridors providing National Cycle Route 2 along the designated spaces such as Kingston important wildlife links and some coast links Shoreham with Worthing Beach village green, but also the public access between the harbour to the west and Brighton to the east. embankments between the A259 and and the South Downs: Between Shoreham-by-Sea town the port, and the grassed amenity centre and the Canal lock gates at . Southwick Hill down to spaces around the Adur Homes Southwick this route is diverted Fishersgate– public access estates at Southwick and Fishersgate. inland to avoid the busy A259. It is throughout although very narrow The Partnership is working with Adur anticipated that the proposed in parts of the urban area. Homes, Action Eastbrook and local pedestrian/cycle route along the . Foredown Hill to Vale Park in communities to deliver improvements waterfront at the Western Harbour South Portslade – series of green to these sites. Specific proposals are Arm, and a designated A259 cycle spaces with intermittent public included within each character area route could create a more direct access. policy in Section 4 of this plan. Further detail will be included in the route. . Benfield Valley linking the downs Shoreham Harbour Green to Old Shoreham Road with Infrastructure Strategy. consistent public access.
54 Portslade and Southwick Beaches 3.7.18 New development at the harbour should 3.7.20 Other recommendations from green green corridor. The Shoreham act as a catalyst to enhance green infrastructure assessments in relation to Harbour Vegetated Shingle corridors and linkages, particularly biodiversity include: Assessment identified significant where higher density developments Enhance and create new open spaces potential for coastal vegetated result in limited opportunities to provide and habitats at locations such as shingle habitat creation along these open space on site. Shoreham Fort and Shoreham beaches. Habitat creation could be 3.7.19 The national cycle network provides a (Kingston Buci) Lighthouse with delivered as part of improvements to valuable basis from which to extend improved access linkages for visitors. coastal defences and through the greenways in this location to better Consider and improve wildlife delivery of the England Coast Path connect Shoreham to urban areas such corridors wherever a new green and improved cycle route along the as Hove, Lancing and Worthing. corridor is developed or enhanced as beaches. Proposals for improving this route are part of the new development. Linear intertidal habitat creation. The set out within the Shoreham Harbour The role of parks, allotments, school study identifies opportunities to Transport Strategy. playing fields, private residential deliver habitats as part of new flood gardens and cemeteries in providing defences along the waterfront. This valuable green corridors and wildlife includes timber baulking and ‘vertical habitats should be recognised in this beaches’ attached to sheet piling. area. Green roofs and walls. These could Protect the species rich grasslands compensate for the loss of open beside the harbour and integrated mosaic habitats at ground level on grassland into new areas of vacant or unused sites. These should waterfront open space where be appropriately planted for the possible. coastal location, including vegetated shingle. Building designs should incorporate green roofs and areas of planting wherever possible. Existing open spaces and parks would benefit from more wildlife planting and a varied mowing regime.
55 Water quality Air Quality Noise
3.7.21 The overall groundwater quality of the 3.7.24 Road vehicles are the greatest 3.7.28 Noise can be a significant issue in built- Brighton Chalk Aquifer is currently contributing factor to poor air quality in up urban areas, and can act as both a classified as “poor” in the Water Adur and Brighton & Hove, with vehicles disturbance and a threat to human Framework Directive (WFD) Cycle 2 2015 emitting a variety of pollutants including health. DEFRA has undertaken a classification. The quantitative and carbon monoxide, nitrogen oxides, comprehensive noise mapping study, chemical quality are both classified as volatile organic compounds and the results of which indicate that there “poor”. The overall water quality of the particulate matters. are parts of the regeneration area where Adur Estuary is classified as “moderate”. road traffic noise exceeds World Health 3.7.25 There are two Air Quality Management The ecological quality is classified as Organisation guidelines. Areas (AQMAs) that lie partly within the “good” whilst the chemical quality is regeneration area. Brighton AQMA 3.7.29 The main generator of background noise classified as “fail”. includes Kingsway / Wellington Road in the Regeneration area is road traffic. 3.7.22 The Water Framework Directive required (A259) Church Road (A293), Boundary The A259, A293 and B2194 have high all bodies of water (including surface Road / Station Road (B2194) and parts levels of noise pollution related to traffic water, coastal waters and groundwater) of South Portslade to the south of North movements with noise levels decreasing to achieve “good” status by 2021 and to Street. Shoreham AQMA runs along with distance from these roads. be prevented from deteriorating in Shoreham High Street (A259) from 3.7.30 Rail-related noise is also an issue in quality. It will be important for Norfolk Bridge to Surry Street. some parts of the regeneration area with development proposals to undertake the 3.7.26 There is also an AQMA in Southwick on levels decreasing with distance from the necessary risk assessments to the A270 between Kingston Lane and railway line. Some of the industrial and demonstrate Water Framework Directive Southview Close. This is outside the port-related land uses in the compliance. Applicants are advised to regeneration area, but may be impacted regeneration area also generate high refer to the Clearing Waters for All by journeys arising from new levels of noise. guidance. development. 3.7.23 The Environment Agency monitors the 3.7.27 Air Quality Action Plans (AQAPs) will quality of bathing water at Southwick continue to play a key role in helping to Beach. Since 2013, water at this location manage issues of localised air pollution. has achieved “excellent” status. This means that the bathing water meets the standard for the highest, cleanest class for the revised Bathing Water Directive, which has stricter standards than those for the old Directive.
56 Contamination in accordance with most recent Waste and recycling guidance40. 3.7.31 The nature of current and historic 3.7.36 In keeping with the objectives of the industrial activities at Shoreham Harbour 3.7.34 Current guidance includes: Biosphere Management Strategy (2014- raises significant potential for 2019). It is important that the JAAP BS 10175:2011+A1:2013 Code of contamination to be present, which supports the shift towards sustainable practice for the investigation of could adversely impact site users, management of waste and seeks to potentially contaminated sites. buildings and the environment, ensure waste is fully considered during BS ISO 5667-22:2010 Water quality including surface and groundwater design, construction, post-construction sampling guidance on the design and quality. Pollution to controlled waters and demolition phases of new installation of groundwater may result in contravention of objectives development. monitoring points. set out within the Water Framework 3.7.37 The East Sussex, South Downs, and Directive (WFD). BS ISO 5667-18:2001, BS 6068- Brighton & Hove Waste and Minerals 6.18:2001 Water quality sampling 3.7.32 Former land uses have included Plan (2013) provides planning policies to guidance on sampling of Portslade Gas Works, oil storage, and guide the management of waste and groundwater at contaminated sites. coal and timber yards. Current uses also production of minerals over the plan 3.7.35 In order to ensure appropriate include coal and timber yards, as well as period to 2026. In addition, the East consideration of land contamination, the a power station, aggregate sorting and Sussex, South Downs and Brighton & following reports/documents should be storage sites, garages, oil and petrol Hove Waste and Minerals Sites Plan reviewed prior to the submission of a storage areas, a waste water treatment (2017) identifies areas of safeguarding planning application: facility and other waste uses. for current and future waste Consequently, significant risks of The risk management framework management capacity. This includes pollutant linkages have been found in provided in CLR11, model procedures areas at Shoreham Port. the area. for the management of land 3.7.38 West Sussex County Council and the contamination. 3.7.33 In accordance with the NPPF, it will be South Downs National Park Authority important for development proposals to The Environment Agency guiding have adopted the West Sussex Waste undertake the necessary site assessment principles for land contamination and Local Plan (2014). The Waste Local Plan in line with best practice approaches. All the land contamination sections in covers the period to 2031 and provides investigations of land potentially the Environment Agency’s a basis for making consistent land-use affected by contamination should be Groundwater Protection: Principles decisions for waste management carried out by or under the direction of a and Practice. facilities. suitably qualified competent person and
40 NPPF (2019) Paragraph 178
57 Policy SH7: Natural environment, biodiversity and green infrastructure 1. The partnership will prepare a green 3. The partnership will promote and 6. Development proposals will be required infrastructure strategy and identify require the creation and enhancement of to include schemes to conserve, protect mechanisms for its implementation for open space and green infrastructure in and enhance existing biodiversity and to the regeneration area and its accordance with the emerging Shoreham create appropriate habitats, taking into surroundings. Harbour Green Infrastructure Strategy account appropriate, coastal protected and Brighton and Lewes Downs sites and species. Measures to enhance 2. The partnership will work with Biosphere objectives. biodiversity include, but are not limited stakeholders, developers, landowners to: and communities to deliver an improved 4. All development applications must be green infrastructure network including: accompanied by up-to-date ecological Incorporating green walls and roofs information to ensure no net loss, and and appropriate planting schemes for A259 green corridor improving and seek to provide a net gain to the location, using locally native connecting improvement sites biodiversity, in particular to Habitats of species wherever possible. alongside the road, including Principal Importance (formerly known as embankments and grassed amenity Providing bird-nesting and bat- BAP habitats). The indirect impacts of space. roosting boxes. development, such as recreational Portslade and Southwick Beaches disturbance, on designated nature Providing areas of vegetated shingle. including coastal vegetate shingle conservation sites and other significant Using SuDS to create wetland habitat habitat creation. habitats must be considered. features, which help store and clean Intertidal habitat creation, including Appropriate mitigation must be surface water. baulking and vertical beaches as part identified, along with the means for its Creating, restoring or enhancing off- of flood defence works. delivery and maintenance. site habitats, in particular through Green walls and roofs, and appropriate 5. The Shoreham Harbour Streetscape contributions to management and street planting. Guide (2012) states that all vegetation monitoring plans for, local must be salt tolerant and suitable for a conservation sites such as Shoreham coastal environment. Trees must be Beach and Widewater Lagoon Local securely staked, hardy and able to Nature Reserves. withstand strong winds. Where appropriate, development will be required to incorporate ecological enhancements to the marine/estuarine/ riverine environment in order to promote biodiversity.
58 7. Where impacts on biodiversity cannot be Water quality Air quality avoided or mitigated, compensatory 9. All development must comply with the 13. Air quality impacts should be considered actions will be required, taking account Water Framework Directive. at an early stage in the design process to of an up-to-date ecological survey. Like- Development must protect surface and ensure that creating new exposure to for-like compensatory habitat should be groundwater quality. Only clean surface poor air quality is avoided. Development provided at or close to the site, subject water should be discharged into the proposals must be accompanied by an to agreement with the relevant River Adur, the Canal and groundwater. assessment of the air quality impacts for authorities, including Natural England Pollution control measures will be existing and future occupants. This and the Environment Agency. required to deal with surface water run- assessment must have regard to the 8. Development will be required to off where this is discharging straight cumulative impacts of committed and integrate new green infrastructure, into the River Adur or the Canal, planned development on air quality. including biodiverse green roof (bio- especially where waterside vehicular 14. Development within or adjacent to an solar where appropriate), green walls access is promoted. Air Quality Management Area (AQMA), and suitable planting, and to contribute 10. All marina developments must consider or that is likely to have an impact on an to enhancements to the green corridor. the installation of pump out facilities to AQMA, will be required to provide a reduce the risk to water quality from contribution towards implementing Air recreational boating. The size of the Quality Action Plan objectives, such as pump out facility should be appropriate sustainable transport improvements. to that of the development and agreed 15. Proposals will be required to by the local authority prior to demonstrate that appropriate mitigation construction. measures are introduced to ensure that 11. Development should seek to provide new and existing residents are not ecological enhancements through the exposed to poor air quality. use of sustainable drainage systems (SuDS). 12. All development must consider implications upon the sewerage and water supply network and ensure that capacity is adequate. New development must connect to the sewerage and/or water supply system at the nearest point of adequate capacity in collaboration with the service provider.
59 Noise Waste and recycling 16. Development proposals should adhere 19. All development proposals will be to the following basic principles of noise required to incorporate facilities that control - Noise sources should be enable and encourage high rates of separated from sensitive receptors. Then recycling and re-use of waste and noise should be controlled at source. materials. Finally, the sensitive receptor should be 20. All new development will be required to protected. demonstrate that waste is minimised 17. Particular consideration will be required both during the construction phase and in relation to noise generated by the lifetime of the building. transport and arising from adjacent 21. Development proposals shall be industrial, trade and business premises, accompanied by a Site Waste construction sites, activities in the street Management Plan. and on-going port and marine-related activities. Contamination 18. Applications for development within a 10 metre radius of potentially contaminated sites will be required to submit a desk study, conceptual model, site investigation and risk assessment.
60 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 role in the provision of amenity space in sailing facilities including: leisure, recreation and tourism and encourage the harbour for residents and visitors. active, healthy lifestyles. Lady Bee Marina (Southwick They provide recreational and leisure Waterfront) To create places that promote healthy and opportunities as well as providing Riverside Yard (Southwick Waterfront) enjoyable living by improving existing and landscape, environmental and providing new green infrastructure including biodiversity benefits. Sussex Yacht Club (Western Harbour open spaces and green links as well as leisure Arm / Southwick Waterfront) 3.8.2 Some of the beaches, such as Southwick and recreation opportunities. To improve Shoreham Sailing Club (Harbour Beach, Shoreham Beach and, to a lesser connections to and use of the waterfront, Mouth) extent, Kingston Beach are well used for coast and beaches as attractive destinations traditional seaside activities (walking, Shoreham Rowing Club (Harbour for both locals and visitors. swimming, sunbathing and fishing). The Mouth) Shoreham Beach area is well used by 3.8.5 All five areas have a strong leisure and windsurfers and kite surfers. Paddle recreation function with the first three boarding is becoming an increasingly providing berthing opportunities for popular sport for coastal areas. larger vessels. These three currently have capacity for around 120 pontoon berths 3.8.3 When weather conditions are right, the although access is a constraint to further harbour is well used as a surfing pontoon capacity. Shoreham Port destination. Recreational surfing takes Authority is seeking to increase berthing place throughout the harbour area, capacity at Lady Bee Marina. including Southwick Beach and within the harbour arms. Facilities for these 3.8.6 Whilst there is good provision of uses in users and other coastal sport users do and around the regeneration area, not exist, but could include: access is constrained in some places, and some facilities are in poor condition outdoor/indoor showers, in need of replacement, improvement or bathrooms, and changing rooms. re-provision.
61 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. However Currently these do not connect well into South Quayside area) across the canal most of these are now unable to the town centres and to the sea. Walking locks, then runs inland to re-emerge in function effectively for various reasons routes in the urban areas of the Shoreham-by-Sea. It then crosses over such as having been in-filled, being too regeneration area are not well designed Adur Ferry Bridge and continues on to steep, being dilapidated or being and signage is poor. The Adur Ferry the seafront to the west. This route links 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 cycle Shoreham area. These new facilities will runs along the A259 and as such paths. The section in between that runs help support the local economy through currently offers a very poor experience through the harbour area is classified as enabling visiting anglers, divers and day for cyclists and pedestrians. ‘on-road’, with no dedicated cycle boat users to access the harbour. The facilities. This route is well used by enhanced access to the water will help cyclists for leisure and recreation. It is to restore Shoreham’s maritime heritage. also a popular commuting route for cyclists, although a high number of 3.8.9 A key planning consideration for commuters use the A259 from the lock locating a new public slipway is the need gates in Southwick as this is the quickest for sufficient appropriately laid out and most direct route. parking and turning areas for vehicles and trailers to manoeuvre.
62 3.8.14 In 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 41 Downs from the regeneration area are 3.8.16 The NPPF requires that planning also poorly signposted. policies 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 (2014) sets 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).
41 NPPF (2019) Paragraph 96
63 Policy SH8: Recreation and leisure 1. New development proposals will be 3. Improved linkages to existing open 7. Development schemes that result in the required to contribute to the provision space assets and green corridors will be loss of an existing slipway or hard and of multifunctional public open space / encouraged. that fail to incorporate a new useable green infrastructure onsite. The type and slipway (with sufficient parking/turning 4. In accordance with local plan policies, quantity of open space will be space) on-site may be expected to the loss of existing open space will be determined by the scale and type of contribute towards re-provision of the resisted unless it has become surplus to development, having regard to the facility off-site. requirements or would be replaced with identified needs, local standards and the equivalent or improved provision in a 8. Where a new/improved slipways or Shoreham Harbour Green Infrastructure suitable location. In the case of any loss hards are provided or reinstated it will Strategy. Development will be expected of open space, mitigation measures be necessary to consult with the relevant to optimise the amount of onsite include, but are not limited to: highway authority to ensure appropriate provision. Where it is not possible to public highway status is recorded meet all or part of the open space Better access to remaining open space. including rights of motor vehicle use. requirements on site, subject to Provision of an alternative site. agreement of the council(s), an 9. Where additional moorings are provided appropriate alternative provision, such Significant enhancements to remaining consideration must be given to the as enhanced public realm, and/or open space including features to management of additional waste and contribution towards off site provision improve open access to the waterfront. sewage arising. Appropriate services, will be required. 5. The provision of appropriate measures such as toilets and pump out facilities, should be provided where appropriate. 2. Brighton & Hove City Council and Adur to enhance water sports and other District Council will work with traditional coastal activities will be 10. The partnership will work with Natural developers to explore the role, function supported. England to support the delivery of the and more detailed design of green 6. Major waterfront development schemes England Coast path through the spaces as they come forward. These are expected to incorporate features Shoreham Harbour Regeneration Area. areas could help to meet local need for a that improve open access to the range of open spaces including parks waterfront. These may include facilities and gardens, amenity green space, for boat users, additional moorings, provision for children and young people, floating pontoons/docks, slipways and outdoor sports facilities, allotments and inlets. Early consultation with Shoreham community gardens. Port Authority and statutory bodies such as the Environment Agency and Marine Management Organisation is advised.
64 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 3.9.3 Improvements to the public realm townscape. element of successful developments. (streets and public spaces) provide an Good design encompasses architectural opportunity to enhance the quality, To promote developments of high design design, form, height, scale, siting, layout, character and distinctiveness of the quality that maximise the waterfront setting, density, orientation, materials, parking harbour. Good use of ‘natural respect local character and form and enhance and open space. Major development surveillance’, natural and artificial light key gateways and public spaces. proposals may be subject to design and careful siting of buildings and street To protect and enhance the area’s historic review process at the pre-application furniture can improve the layout of an assets including the Scheduled Monument at and application stages in order to area, reduce perceived and actual crime Shoreham Fort, listed buildings and ensure the highest quality of design. and opportunities for anti-social conservation areas. behaviour, and make an area more 3.9.2 New developments should be well- pleasant to use. Secured by Design designed and integrated into the provides further guidance on landscape and townscape, and should incorporating crime prevention contribute positively to the harbour’s measures into development. character and distinctiveness. Existing poor-quality design should not set a precedent.
65 Public realm 3.9.6 Successful public places typically offer a Public art variety of uses and activities in and/or 3.9.4 Buildings within a development should 3.9.8 Public art can play an important role in around it that suits its users. The right be arranged to create well defined creating and enhancing local mix and spatial clustering of uses can be spaces, each with a clear purpose and distinctiveness. It provides an critical to attracting a range of people function. The spaces within a opportunity to involve local and animating a space. All new development should not consist simply communities in place making, and to development should present an of the land left over once the footprints offer work opportunities to artists, interesting and attractive frontage of buildings and the positions of roads including from the local area. Where particularly at street level for and accesses have been established. appropriate, the partnership and pedestrians. Defining the nature and use of the councils will expect to be involved in the spaces early in the design process can 3.9.7 A successful place can encourage all selection process. Public art can include help inform the siting and design of sorts of people to meet and interact, architectural details, public realm buildings, hard and soft landscape and, creating a stronger attachment to their elements, landscaping schemes, if applicable, distribution of uses that will community and to the sense of place sculpture, water features, street furniture enclose these spaces. that fosters these types of social and lighting effects. It should be directly activities. In general, comfort and related to its setting, and therefore be 3.9.5 A successful place is easy to get to, sociability relate to people’s sense of an integral element of a proposal. visible and easy to move through. safety, cleanliness and overall character Physical elements can enhance access of a place. The presence and quality of and links and add interest and help hard and soft landscaping and the create a safer environment. The ability to nature of vehicular traffic will also see a public space from a distance, influence these perceptions. Substantial parking arrangements and convenient traffic and associated perceptions about public transport can also contribute to danger, noise and air quality may make better access. movement through spaces difficult and deter people from lingering in them.
66 Design principles 3.9.12 Internal and external space standards Outside space and layout are an important aspect of 3.9.9 Planning policies and decisions should 3.9.13 An element of useable private outdoor good quality homes. The councils will ensure that developments create places amenity space should be provided for expect development proposals to meet that are safe, inclusive and accessible, the occupants of new residential the nationally described space and promote health and well-being42. development. Private amenity space can standards, which cover minimum gross Good design is critical to ensuring make an important contribution in internal floor, ceiling heights and development functions well, is visually improving the health, well-being and storage space requirements. attractive, and is sympathetic to local general quality of life of the area’s character, in order to create attractive, residents and has the potential to welcoming and distinctive places to live, support and enhance local biodiversity. work and visit43. The provision of space for seating, play, drying and storage space is part of 3.9.10 The selection of external materials and securing good design and a good finishes is often a critical factor in standard of residential development in determining how well a new the regeneration area. development relates visually to its surroundings. By adopting the local 3.9.14 Appropriate forms of provision include palette of materials, and the ways in gardens, balconies, patios, roof terraces which these are combined and detailed, and shared amenity spaces in flatted new development can reinforce local forms of development. Factors such as distinctiveness. access to the amenity space, its orientation, scope for privacy, size and 3.9.11 Scale and massing of buildings is a usability will be key considerations. major factor in determining the visual character of an area. The aim should be to create a sense of harmony and visual continuity between new and old. Elements of any building that are visible from a highway are of particular importance.
42 NPPF (2019) Paragraph 127 43 NPPF (2019) Paragraph 127
67 Amenity 3.9.18 New development should take Heritage reasonable steps to avoid 3.9.15 As development at Shoreham Harbour is 3.9.21 Shoreham Harbour benefits from a overshadowing windows to habitable expected to be high density, proposals number of historic assets which are rooms or open spaces and gardens. This for new development need to consider proposed to be protected and enhanced may be particularly difficult in the denser their impact upon neighbours as well as to contribute towards maintaining the areas of the area. However, it is future users, residents and occupiers. cultural history of the area and visual important in these areas to prevent Most potential negative impact can be interest within the landscape and local overshadowing of amenity space and addressed through design and views. The harbour area includes: open spaces given the limited amount of mitigation measures if these are open spaces and the existing amount of Parts of the Shoreham-by-Sea considered early in the design stage of a overshadowing. Conservation Area development. The Riverside section of the 3.9.19 Sunlight and daylight will be affected by 3.9.16 New buildings should be carefully Southwick Conservation Area. the location of the proposed designed to avoid overlooking. The most development and its proximity to, and Three Grade II Listed Buildings: sensitive areas are: living rooms; position in relation to, nearby windows. . Royal Sussex Yacht Club bedrooms; kitchens. Public spaces and The councils will assess whether communal areas will benefit from a . Sussex Arms Public House acceptable levels of daylight and degree of overlooking due to the . Kingston Buci Lighthouse sunlight are available to habitable increased level of surveillance it can spaces. Reports will be required for both Shoreham Fort (Scheduled provide. minor and major applications where a Monument). 3.9.17 Outlook is the visual amenity enjoyed by proposal has the potential to materially occupants when looking out of their reduce daylight and sunlight levels. windows or from their garden. New 3.9.20 Lighting is an important element of development should ensure the design quality; whilst necessary for proximity, size or cumulative effect of safety reasons it can also add character any structures do not have an and highlight elements of architectural overbearing and/or dominating effect quality. However, it is also important to that is detrimental to the enjoyment of ensure that light shines on its ‘target’ their properties by adjoining residential and does not waste energy or contribute occupiers. Particular care should be to ‘sky glow’. given to development that adjoins properties with a single aspect.
68 Policy SH9: Place making and design quality 1. Schemes should be designed to reflect 4. Having regard to the indicative Buildings should provide strong the character of the marine opportunities for public art identified enclosure to public spaces and environment and should be sensitive within Map 4, major development will streets, and should maintain a clear to views of the waterfront, be expected to incorporate an integral distinction between public, semi- surrounding landscape and historic public art element(s), in accordance private and private space.
features. with the scale of development 6. All new residential development will proposed and in agreement with the 2. Waterfront development schemes are be required to provide useable private council. encouraged to incorporate features outdoor amenity space appropriate to that improve public access, views and 5. All development proposals must the scale and character of the experience of the marine demonstrate a high standard of development. environment. This may be externally design that enhances the visual 7. Development proposals must in the form of landscaped viewing quality of the environment and makes demonstrate that the effects of the areas and/or internally as an integral a positive contribution to creating development on the amenity of part of building design. places that are safe, inclusive and proposed future and existing users, accessible; and which promote health 3. Development proposals should residents and occupiers would not be and wellbeing. In particular, proposals improve the quality, accessibility, unacceptable. When designing new for development will be expected to security and legibility of public streets development, applicants will be consider all of the following key and spaces. The public realm elements required to consider the effect of their design aspects: of the development proposals must be proposal upon all of the following: designed in accordance with the High quality building materials, Visual privacy and overlooking Shoreham Harbour Streetscape Guide architectural design and detailing. (2012). The design of spaces between outlook Suitable scale and massing in and around buildings must consider relation to housing type and local overshadowing all of the following key design context, including landscape, aspects: sunlight and daylight townscape character and historic Purpose and function environment. artificial lighting Access and linkages Uses and activities Appropriate internal space standards disturbance from noise, odour, Comfort, image and sociability in accordance with each authority’s vibration, air pollution policy requirements.
69 8. The Partnership will work with its partners and other stakeholders to conserve and enhance the harbour’s historic assets. CHARACTER AREA PROPOSALS
70 SOUTH QUAYSIDE
71 Map 6 – CA1: South Quayside
72 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 power To support Shoreham Port Authority in 4.1.1 CA1 - South Quayside is the main station. There are a number of security improving operational efficiency, operational area of Shoreham Port. It is a gate entry points to the port area, and developing new trade and exploring long, narrow area between Basin Road the area north of Basin Road South is a opportunities for sustainable energy South and the waterfront. The area secure area with no public access. generation, in line with the adopted Port stretches from the mouth of the harbour Masterplan. along the southern side of the Eastern 4.1.5 The regeneration strategy for the Arm of the River Adur, and the Canal as harbour is dependent on consolidating To accommodate the relocation of far as the eastern ship turning head. port-related activities within the Eastern existing port operators from elsewhere Arm and Canal. South Quayside will be within the port. 4.1.2 The full length of South Quayside is safeguarded for port operational uses. 2,370 metres. Within the Canal, there are To accommodate the future capacity As well as improving operating 11 berths totalling 1,575 metres in requirements for Shoreham Wastewater efficiencies for the port, it will enable length. In the Eastern Arm of the River Treatment Works. waterfront land to be redeveloped for Adur, the Outer Layby terminal extends alternative uses along the Western To improve Basin Road South as a further with two berths of 257 metres. Harbour Arm. popular recreational route for walking There is a significant concentration of and cycling, providing access to the port trades and quayside activity. 4.1.6 South Quayside is sufficiently removed beaches. from residential areas that it can 4.1.3 In the quayside area, cargo handling and accommodate activities and uses that With the exception of the existing and ship unloading are carried out using otherwise might harm residential planned power stations, and the mobile cranes and lift trucks. Plant amenity through noise and disturbance. wastewater treatment works, non-port installations used by operators include a Major facilities likely to remain for the related operations will not be permitted major aggregates grading and handling timespan of the plan period include in this area. plant, a ready-mix concrete plant and Shoreham Power Station and Shoreham gantry cranes at a steel stockyard. Wastewater Treatment Works.
73 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 Basin Road South. The turbines will cycle gas turbine station. Its capacity is generate, on average, 555,000 kWh 420MW. The power station is owned and electricity per year to power the nearby operated by Scottish Power. Cooling port pump house. The Port Masterplan water discharges to an outflow at proposes additional turbines further east, Southwick Beach. as shown on Map 6. 4.1.8 Energy studies and consultation with 4.1.11 Shoreham Port Authority has worked in local environmental groups have Wind turbines at Outer Layby partnership with Brighton Energy Co- highlighted the potential of using the operative to install solar panels on many waste heat from the plant to supply local of the port buildings. customers. The physical separation of 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.
74 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 the commercial port activity and for the of this area and it will be important to main port entrance at the junction of relocation of existing port operators maintain appropriate buffers between Wharf Road and Kingsway (A259). Basin from 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 forming the crossing over to the north hub 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 the pump house to accommodate an population changes. engineering function. 4. The partnership will seek improvements 4.1.15 As outlined in Character Area 4, the lock to the lock gate crossing for the benefit gate crossing is a public right of way and of pedestrians and cyclists. These must part of the National Cycle Route (NCN2). not detract from its primary port Running parallel with the cycle route operational function. along Basin Road South is the Monarch’s Way which is part of a long distance 5. The partnership will seek Improvements national walking trail. The route is to Basin Road South, National Cycle popular with locals and cyclists and has Route (NCN2) and Monarch’s Way public the potential to be made more of a focal right of way including signage, point with better signage, interpretation interpretation, boundaries, surfacing, and way-finding. way finding and access to the beaches.
75 76 ALDRINGTON BASIN
77 Map 7 - CA2: Aldrington Basin
78 4.2 Character Area 2: Aldrington Basin
Area priorities About the area
To designate Aldrington Basin as an To ensure that all development takes 4.2.1 CA2 – Aldrington Basin forms the allocation for new mixed use into 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 Flood Risk Assessment and the Wharf Road and Kingsway (A259). The (Allocations AB1 to AB4). Shoreham Harbour Flood Risk basin is situated immediately adjacent to Management Guide SPD (2015) or Hove Lagoon. It marks the end of the To accommodate a mix of new and subsequent update. Hove seafront promenade and a improved port operational facilities as transition to the industrial character of well as compatible non-port To ensure that new development Shoreham Harbour. employment generating floor-space (use proposals take account of noise and air classes B1, B2 and B8). quality impacts and that improvements 4.2.2 The northern part of the area is formed are sought wherever possible. of a steep slope from Basin Road North, To accommodate appropriately located up to Kingsway (A259). Overlooking the mixed-use development (use classes A1, To enhance biodiversity by creating and basin, to the north of Kingsway, is the A2, A3, B1 and C3). improving habitats and improved green West Hove residential area comprised of infrastructure links, including a green To secure improvements to legibility, mostly two storey housing built in the corridor along the A259. permeability and connectivity through 1920s and 1930s. high quality building design, townscape To support the delivery of the England 4.2.3 Since the mid-1800s, Aldrington Basin and public realm; respecting and Coast Path through the Aldrington Basin has been predominantly occupied by complementing the character of area. industrial and port-related uses. Over surrounding areas. time, a number of physical interventions To maximise intensification and such as land reclamation, the addition of redevelopment opportunities of existing 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.
79 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 improvements the sites are owned and leased by to each of the main accesses in to the Shoreham Port Authority including Hove port from the highway, including: Enterprise Centre, Brighton & Newhaven Fish Sales, and Quayside offices. The Wellington Road (A259) – Church remaining sites are in private ownership. Road (A293) – Basin Road North Kingsway/Wellington Road (A259) – 4.2.5 This area also includes Ferry Wharf, a Boundary Road/Station Road (B2194) disused minerals wharf, which is also a – Basin Road North safeguarded waste site. If proposals for development come forward for this site 4.2.9 Shoreham Port Authority intends to then policies for re-provision of wharf upgrade and extend the route on the capacity and waste management Harbour entrance at Wharf Road 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 other disturbance. Maritime House and 4.2.10 Refer to the Shoreham Harbour Hove Enterprise Centre contribute Transport Strategy for details of the
towards meeting the local demand for package of measures proposed to affordable, flexible workshop and office View east towards Western Esplanade support the development of this space and have high occupation rates. allocation.
80 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 boundaries of the basin and could be Quayside provides vehicular access to Lagoon. This area is very popular for achieved through relatively minor the main operational port areas. It also walking, cycling and general recreation interventions in formal landscape and forms part of the National Cycle and there are a range of water-sports site layout of Hove Lagoon. This Network (NCN2) which runs along Wharf offered at Hove Lagoon. The Hove Deep connection could be achieved through Road and Basin Road South before Sea Anglers Club is adjacent. the development of pathways and crossing the lock gates. NCN2 will 4.2.14 Beyond this point is a row of secluded crossings to achieve direct, safe access. eventually connect many of the urban 1920s residential properties on Western areas along the south coast. Despite the 4.2.17 Natural England will deliver the England Esplanade overlooking private beaches. poor condition of this route for cycling Coast Path, a new National Trail around This, combined with the industrial and walking, the poor quality of the the coast of England. Although the final character of the harbour, acts as a public facilities and generally dated route has not yet been decided, it is barrier for wayfinding between Hove appearance, it remains a popular route expected that this will pass through CA2 Lagoon and seafront and Portslade and and the beaches are frequented by local – Aldrington Basin between Portslade Southwick beaches to the west. 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.
81 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 measures as part of proposals, ensuring Road North fall within the Brighton & vary from a minimum of 3.5m Above development is safe for its intended Hove Air Quality Management Area Ordnance Datum (AOD) to greater than lifetime. The approach set out in the (AQMA) designated in 2013. 10m AOD. A large portion of the site is following publications (or subsequent at a level of less than 4.5m AOD. 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 Adur & Worthing Councils and/or (the latter conveying wastewater to the the A259 Kingsway are not at a Brighton & Hove Council’s SFRAs nearby waste water treatment works). significant risk of flooding. For sites This infrastructure needs to be protected between the A259 Kingsway and the Water. People. Places: A guide for and new development needs to ensure coast, there is a risk of tidal flooding. master planning sustainable drainage its operation remains unaffected. The Brighton & Hove Strategic Flood into developments 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 full details of requirements in relation to flooding. The estimated maximum flood protection from flooding. depth for 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.
82 Green infrastructure Development opportunities
4.2.25 The embankments sloping up from 4.2.28 The release of sites for redevelopment in Wharf Road and Basin Road North to 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 businesses and service providers to Infrastructure Strategy. Development in from Kingsway 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 7, to Hove Lagoon, is a prominent location key proposals for this area are set out at the main eastern gateway to the below. 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.
83 Strategic employment area Ferry Wharf (site AB3 on Map 7) is Mixed-use development safeguarded for the import of 4.2.30 Employment generating uses (use 4.2.32 New mixed-use development is aggregates and other minerals unless classes B1, B2 and B8) will remain the promoted on plots between Basin Road similar wharf capacity can be re- predominant land use within Aldrington North and Kingsway (site AB4 on Map provided on an alternative suitable Basin. The partnership will work with 7). Proposals must demonstrate that site. If development proposals come land owners to promote the they are compatible with existing forward then policies for re-provision redevelopment of sites to deliver better employment uses at the basin level. of wharf capacity will apply. Future quality, modern accommodation. Key development at Ferry Wharf could 4.2.33 Plots between The Gather Inn to the east opportunity sites are as follows: provide modern employment floor and Ocean Sports Board Riders to the North Basin Quay (Site AB1 - see Map space that is compatible with port west could be redeveloped for a mix of 7) is situated at the eastern end of the related uses. uses with employment floor-space (use Canal; bounded by Basin Road North, class B1) on lower storeys fronting Basin 4.2.31 The following sites are protected: Basin Road South and opposite Hove Road North and mixed-employment Lagoon. Redevelopment for high The Shoreham Port Authority-owned (use classes A2, B1, and ancillary A1) quality, modern employment floor- Hove Enterprise Centre and Maritime fronting Kingsway and residential space will be encouraged. In order to House are successful operations apartments (use class C3) on upper improve the connection between supplying flexible workspace and will storeys. Hove Lagoon and the harbour an be protected for employment element of ancillary leisure, retail and generating uses throughout the plan food and drink uses fronting open period. space will be supported. The other plots south of Basin Road Aldrington Marina (Site AB2 - see North (site AB2) may also be Map 7) is on the southern side of appropriate for redevelopment for Basin Road North, between Maritime modern, good quality employment House and Hove Enterprise Centre. space. These will be protected for Development for high quality, employment and port related uses. modern employment floor-space will Port operational areas will be be encouraged. safeguarded for commercial port operations and related uses.
84 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 floor-space (use classes B1, B2 and B8) For new employment floor-space at 2. The partnership will work with the basin level, flexible employment developers and stakeholders to deliver: c. AB3 – Ferry Wharf: Allocated for uses are proposed arranged as two to port related and compatible a. a minimum of 90 new dwellings three storey buildings on under-used employment floor-space (use (use class C3) plots. classes B1, B2 and B8). b. a minimum of 4,500m2 Mixed employment and residential d. AB4 – Kingsway/Basin Road North: employment floor-space (use uses with a dual frontage onto Allocated for mixed use classes B1, B2 and B8) Kingsway (mixed commercial redevelopment (use classes B1 and activities with residential c. ancillary leisure, retail and food B2 at Basin Road North level, use accommodation on upper storeys) and drink floor-space classes A2, B1 and ancillary A1 at and Basin Road North (employment 3. Site allocations at Aldrington Basin Kingsway level, and use class C3 on uses). (shown on Map 7) are: upper storeys). Buildings in the basin itself should be 4. Port operational areas are safeguarded simple and flexible with a a. AB1 – North Basin Quay: Allocated for commercial port operations and contemporary appearance and for port related and compatible related activities. character in keeping with the employment floor-space (use aesthetic of the harbour. classes B1, B2 and B8). Between 5. Hove Enterprise Centre and Maritime Hove Lagoon and the Canal an area House are protected for employment New buildings should be of a modern of open space fronted by ancillary generating uses (use classes B1, B2 and design which complements the leisure, retail and food and drink B8). The council will support proposals existing historic character. uses will be supported in order to for the upgrade and refurbishment of improve the connection between these premises. The council will resist Hove Lagoon and the harbour. proposals for change of use to other types of floor-space.
85 6. For sites AB1, AB2, AB3: 8. Where appropriate, proposals will be 11. The partnership will work with expected to enhance townscape around developers and stakeholders to deliver a. Building heights of two to three key linkages and junctions, in particular the package of transport measures for storeys are generally considered Kingsway (A259) – Wharf Road junction Aldrington Basin as set out in the acceptable. and Wharf Road – Basin Road North – Shoreham Harbour Transport Strategy. b. If taller buildings are proposed, Basin Road South junction. Critical measures include: care needs to be taken to consider 9. The partnership will work with Improvements to the following sunlight impacts on other sites. developers and stakeholders to support junctions: 7. For site AB4: and identify mechanisms for o Wellington Road (A259) – Church implementing ecological and a. Building heights should be justified Road (A293) – Basin Road North with regard to analysis of the local landscaping improvements to o Kingsway/Wellington Road (A259) urban design context, orientation, embankments between Kingsway (A259) – Boundary Road/Station Road sunlight and daylight impacts, and and Wharf Road/Basin Road North as (B2194) – Basin Road North apply high quality design part of the green corridor alongside the principles. A259. Upgrade and extension of Basin Road North. b. Development should maintain a 10. Where open space requirements cannot sense of openness and promote be met on site, development will be The following cycling infrastructure views through to the harbour required to contribute towards existing improvements: wherever possible. The scale of open spaces, such as Hove Lagoon, o Improvements to the cycling development should provide a Portslade Beach, Wish Park and/or Vale facilities along the A259 positive impact on the street Park. environment along Kingsway. o Improvements to NCN2 to create a safe and continuous route along c. Development should provide an Wharf Road and Basin Road South attractive character along the A259 and contribute towards the street Improvements to pedestrian and cycle scene. crossing points. Improvements to bus stops.
86 NORTH QUAYSIDE AND SOUTH PORTSLADE
87 Map 8 – CA3: North Quayside and South Portslade
88 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 nestled employment/mixed-use area spaces. within a residential neighbourhood. (Allocations SP 1 to SP7). Land uses on the south-side of the A259 To improve connections and townscape are predominantly port-related, To accommodate a mix of new and around key linkages including Boundary industrial and aggregate uses including improved employment generating floor- Road/Station Road (B2194) district the safeguarded Britannia Wharf. space (use classes B1, B2 and B8). retailing centre, Church Road (A293) and along Wellington Road (A259). 4.3.2 South Portslade Industrial Estate is To accommodate appropriately located defined predominantly by employment mixed use development (B1, and C3). To ensure that all development takes in generating uses. This includes car to account the findings and To revise the boundary of South garages, offices and product fabrication. recommendations of the current Portslade Industrial Estate and protect Strategic Flood Risk Assessment and 4.3.3 To the north and west of the industrial for employment generating uses. Flood Risk Management Guide SPD estate, the area is abutted by residential To safeguard and develop North (2015). properties, in some cases on the same Quayside as a new and improved port street (such as Church Road (A293) and To ensure that new development operational area accommodating new St. Peter’s Road). proposals take account of noise and air and relocated port uses with limited land quality impacts and that improvements 4.3.4 To the east is the district retailing centre reclamation and a new access road are sought wherever possible. of Boundary Road/Station Road (B2194), (within the port boundary) in line with leading to Portslade Station. the Port Masterplan. To enhance biodiversity by creating and improving habitats and improved green 4.3.5 There are several community uses such To secure improvements to legibility, infrastructure links, including a green as the City Coast Church and permeability and connectivity through corridor along the A259. Community Centre, St Peter’s School high quality building design, townscape and the Brighton & Hove City Council- and public realm; respecting and owned Belgrave Day Centre. complementing the character of surrounding areas.
89 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 port connections with stations are proposed. environment of Wellington Road (A259). access road (Basin Road North) on to Although benefitting from views to the Wellington Road (A259) at the junction 4.3.13 During the plan period, opportunities sea over the working harbour, the A259 with Boundary Road/Station Road may exist to create new and improved suffers from weak frontages and (B2194). Shoreham Port Authority north-south connections. Beyond the buildings backing on to its northern intends to upgrade and extend this road plan period, further opportunities may side, poor quality public realm and a to the junction with Church Road (A293) exist to unlock and extend routes lack of frontage to the south. The to form a more accessible route through (pedestrian or vehicular) such as Ellen townscape environment, particularly the operational port. Street and West Street. along 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 impact harbour area and the Transport Strategy space assets such as Hove Lagoon, Vale on the perception of this part of the promotes improvements to both the Park, Wish Park and Portslade and 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.
90 Flood risk and sustainable drainage 4.3.18 Refer to the Shoreham Harbour Flood 4.3.22 Adjacent development should Risk Management Guide SPD (2015) or incorporate green walls and roofs. The 4.3.15 South Portslade is situated outside of subsequent update for full details of sites also have potential for sustainable the area that is at risk of tidal and fluvial requirements in relation to protection drainage (SuDS) features such as rain flooding. However the Brighton & Hove from flooding. gardens or swales. Appropriate public Strategic Flood Risk Assessment (SFRA, art will also be encouraged. 2012) identifies some parts of the area Green infrastructure as being at risk of surface water flooding 4.3.23 The Basin Road North embankment 4.3.19 The grassed frontages on the northern in both the 1 in 30 and 1 in 200 year could be improved to provide a more side of Wellington Road (A259) and the events. This is particularly the case attractive southern edge to Wellington steep embankment between Wellington around the junction of Church Road and Road (A259). Road (A259) and Basin Road North form Wellington Road as this is a localised part of the proposed green corridor 4.3.24 Vale Park is situated just outside the area of lower lying land. through the regeneration area. regeneration area. The partnership will 4.3.16 Surface water flooding can result in seek improvements to enhance the 4.3.20 The partnership will promote green pollution to water and development in ecology and amenity of this public open infrastructure improvements in these this location will need to take this flood space. areas through the emerging Shoreham risk constraint into consideration. Harbour Green Infrastructure Strategy. 4.3.25 The Shoreham Harbour Green Sustainable drainage systems (SuDS) Development in this area will be Infrastructure Strategy will set out full have been identified for areas to the expected to take these aspirations into details of requirements in relation to north of the allocation. consideration. green infrastructure and biodiversity. 4.3.17 Surface water run-off and SuDS are 4.3.21 The grassed frontages to Wellington assessed by the Lead Local Flood Road (A259) have the potential to Authority. These improvements will provide multifunctional amenity space benefit development in this location. for adjacent development sites. The Developments should therefore partnership will seek landscape and contribute towards improvements to ecological improvements such as the limit the surface water flooding. Refer to creation of wildflower meadows, plug the Urban Sustainable Drainage System planting of suitable species, planting of Wellington Road frontage Feasibility Study (2015, Brighton & Hove native hedgerows. City Council) for further details.
91 Development opportunities Managed release of sites for mixed-use Sites SP1, SP2, SP3 and SP4 (see Map redevelopment opportunities 8) are bounded by Camden Street, 4.3.26 North Quayside will remain safeguarded North Street and Wellington Road for port-related operational uses as part 4.3.29 Due to the proximity of a concentration (A259). With the exception of the of the consolidation of port activities. of well-established predominantly existing shops and amenities on industrial uses, the release of sites within Allocation: South Portslade North Street and Boundary Road / the estate for redevelopment requires Station Road, much of this block 4.3.27 Much of South Portslade Industrial careful management. The core of the could be comprehensively Estate will be protected for employment industrial estate will remain protected redeveloped for a mixed use scheme, generating uses. This protection will be for employment uses and extended to in particular focussing on improving extended to include sites to the west of include sites to the west of Church Road the frontage visible from the A259. Church Road (A293). A number of sites (A293). will be released to accommodate mixed . Prestwich House (site SP1) is 4.3.30 A limited number of carefully selected use development including both suitable for mixed use plots around the periphery are employment generating and residential redevelopment comprising promoted for redevelopment. These floor-space. Key proposals are shown in employment uses (use classes B1) sites have been selected either where further detail in Map 8. on lower storeys and residential they are vacant and redundant from (use class C3) on upper storeys. 4.3.28 Although Brighton & Hove City Council their existing use, where their location . The former Belgrave Day Centre owns some of the land within the estate, makes them peripheral to the (site SP2) and Wellington House the majority of sites within the estate are employment area core or where (site SP3) could be redeveloped to privately owned. This may provide the redevelopment would provide wider accommodate residential opportunity for the partnership to regeneration benefits. Locations where development (use class C3). coordinate a comprehensive redevelopment opportunities are redevelopment approach. Key planning promoted are as follows: . Regency House (site SP4) remains considerations for the renewal of this suitable for employment uses (use area include impact on employment classes B1 or B2) compatible with floor-space supply, impact on existing the adjacent residential use. If businesses and the compatibility of redeveloped the site could introducing new residential uses within accommodate a mix of uses the existing employment uses to the including employment (use class north and port operational uses to the B1) on lower storeys and south. residential uses (use class C3) on upper storeys.
92 . The Former Flexer Sacks (site SP5 Residential uses Redefining the core employment area on Map 8) is suitable for mixed use boundary 4.3.31 New residential developments will redevelopment comprising provide much needed new homes and 4.3.34 The South Portslade Industrial Estate is employment uses (use class B1) on help contribute to the creation of a protected for employment generating lower storeys and residential (use softer edge to the fringes of the port uses and an extended core employment class C3) on upper storeys. Leisure operational and employment areas. They area is proposed. The original boundary and assembly uses (use class D) will also help to deliver public realm and was based on the Employment Area may be permitted provided they infrastructure improvements through designation in the adopted Brighton & are compatible with residential contributions arising from planning Hove Local Plan (2005). The area is and employment uses in the obligations. extended to include sites to the west of vicinity. Church Road (A293). 4.3.32 At South Portslade, a mix of apartments, Site SP6 is bounded by Church Road, terraced town houses and mews 4.3.35 North Street remains the core spine of Wellington Road and St Peters Road housing would be appropriate, with the the employment area fronted by (see Map 8).The northern portion of majority of residential dwellings likely to modern employment floor-space. the site fronting onto St Peters Road be arranged as flatted accommodation, Opportunities will be sought by the is suitable for residential for example, apartments arranged to partnership to support and promote the development (use class C3). The complete urban blocks or forming new provision of modern employment floor- southern portion of the site is perimeter blocks. A number of sites in space and improve the business allocated for new employment South Portslade are proposed as environment within the redefined core development (use classes B1, B2, and apartment blocks of varying heights employment area. B3) provided it is compatible with overlooking Wellington Road and the adjacent residential development. Supporting community assets port to the south. Station Road (site SP7 on Map 8) is 4.3.36 There are several valued community 4.3.33 Opportunities exist to create a two to suitable for mixed use redevelopment assets within the area including City three storey mews housing typology on comprising active commercial and Coast Church and Community Centre, St the northern portion of site SP6 and to retail uses at ground floor (use Peters Primary School. New the rear of Station Road on site SP7. classes A1, A2, A3 and B1) and developments in the area should take residential (use class C3) on upper into account the proximity to these storeys and to the rear of the site. activities, seek to enhance the quality of . The depth of the site would allow their environment wherever possible and the creation of a small number of mitigate potential impacts. mews / terraced houses off the main street.
93 Policy CA3: South Portslade and North Quayside 1. North Quayside is safeguarded for d. SP4 – Regency House: Allocated for g. SP7 – Station Road: Allocated for future commercial port operations and mixed use development (use class mixed use redevelopment (use related activities. B1 on lower storeys and use class classes A1, A2, A3 and B1 fronting C3 on upper storeys). Station Road and use class C3 to 2. South Portslade is designated as a the rear and on upper storeys) strategic employment/mixed use area. e. SP5 – Former Flexer Sacks: Allocated for mixed use 5. South Portslade Industrial Estate (as 3. The partnership will work with redevelopment (use class B1 on shown on Map 8) is protected for developers and stakeholders to deliver: lower storeys and use class C3 on employment generating uses (use a. a minimum of 210 new residential upper storeys. Associated leisure classes B1, B2 and B8). The council will dwellings (use class C3). and assembly (use class D) uses support proposals for the upgrade and b. a minimum of 3,000m2 may be permitted provided they refurbishment of these premises. The employment floor-space (use are demonstrated to be compatible council will resist proposals for change classes B1, B2 and B8). with residential and employment of use to other types of floor-space. uses in the vicinity. c. ancillary leisure uses. 6. For sites SP1, SP2, SP3, SP4, SP5, and the f. SP6 – Church Road/Wellington southern portion of site SP6: 4. Site allocations at South Portslade Road/ St Peter’s Road: The a. Building heights up to six storeys (shown on Map 8) are: southern portion of the site is are generally considered allocated for new employment a. SP1 – Prestwich House (and acceptable. adjoining): Allocated for mixed use development (use classes B1, B2 redevelopment (use class B1 on and B8). Employment uses must be b. New buildings should be set back lower storeys and use class C3 on compatible with adjacent from Wellington Road to allow the upper storeys). residential development. As part of enhancement and extension of the a comprehensive redevelopment, proposed green corridor. b. SP2 – Former Belgrave Centre (and residential development is adjoining): Allocated for residential 7. For site SP7, and the northern portion acceptable on the northern portion development (use class C3). of site SP6: of the site, fronting onto St Peter’s c. SP3 – Wellington House: Allocated Road. a. Building heights up to three for residential development (use storeys are generally considered class C3). acceptable.
94 8. Comprehensive redevelopment may 12. Where open space requirements cannot offer potential for greater building be met on site, development will be heights, subject to consultations through required to contribute towards the the planning application process, creation of the proposed green corridor detailed design considerations and along the A259, and/or existing open meeting the principles of the emerging spaces, such as Vale Park, Hove Lagoon Urban Design Framework. and/or Portslade Beach. 9. Where appropriate, proposals will be 13. The partnership will work with expected to enhance townscape around developers and stakeholders to deliver key linkages and junctions, in particular the package of transport measures for Boundary Road/Station Road (B2193) – North Quayside and South Portslade as Wellington Road (A259) junction and set out in the Shoreham Harbour Church Road (A293) – Wellington Road Transport Strategy. Critical measures (A259) junction. include: 10. The partnership will work with Improvements to the following developers and stakeholders to support junctions: and identify mechanisms for o Wellington Road (A259) – Church implementing ecological and Road (A293) – Basin Road North 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 set back 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.
95 96 PORTSLADE AND SOUTHWICK BEACHES
97 Map 9 – CA4: Portslade and Southwick Beaches
98 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 LWS; 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 to the main operational port areas. It in active use. Vegetated shingle covers promenade, public areas and beach forms part of the national cycle network less than half of the site and is not environment. (NCN2) which runs along Wharf Road considered to be an outstanding and Basin Road South before crossing To support the delivery of the England example of its type. However it is the the lock gates. NCN2 will eventually Coast Path along the beaches. largest example of this habitat within connect many of the urban areas along Brighton & Hove. To protect and enhance important the south coast. Basin Road South also habitats and species, such as coastal forms part of Monarch’s Way walking 4.4.5 There are further areas of coastal vegetated shingle as part of a green trail which runs along the road to Hove vegetated shingle spread out along the corridor along the beaches. 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 4.4.6 Despite the industrial feel of this route, it route, whilst maintaining the security of remains popular and the beaches are the adjacent port operational areas. 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.
99 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 and deliver suitable locations for the incorporation the enhancement and creation of of public art. vegetated shingle habitats to create a Explore potential for increasing beach continuous corridor along the beaches. huts and converting some to artist’s Compensatory habitat creation and studios. safeguarding will be 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, immediate surrounding area. signage, lighting and an enhanced 4. The partnership will promote entrance. 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.
100 FISHERSGATE AND SOUTHWICK
101 Map 10 – CA5: Fishersgate and Southwick
102 4.5 Character Area 5 – Fishersgate and Southwick
Area priorities About the area
To designate Southwick Waterfront as To improve sustainable transport links 4.5.1 The Fishersgate and Southwick area an allocation for new mixed use with surrounding communities. comprises a mix of residential, development. community, open space, recreational, To support improvements to local port and employment uses. Within the To support the comprehensive housing estates and community residential community there are pockets redevelopment of Southwick Waterfront facilities, including enhancing of deprivation which is the focus for the to accommodate a mix of new and Fishersgate recreation ground. work of the Action Eastbrook improved employment generating uses To enhance biodiversity by creating and Partnership. (use classes B1, B2 and B8). improving habitats and improved green 4.5.2 The area extends from the district To safeguard and develop port infrastructure links, including landscape boundary to the lock gates over the operational areas to accommodate new enhancements to social housing estates. Canal. and relocated port uses with limited land To support the delivery of the England reclamation and a new access road 4.5.3 The eastern end of this character area Coast Path through the Southwick (within the port boundary) in line with comprises the Fishersgate Waterfront area. the Port 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 very partnership working with Adur Homes, close proximity to the industrial activities Action Eastbrook Partnership and local of the port including the fuel storage service providers. facility as well as a nearby industrial estate and electricity substation.
103 4.5.4 There are a number of community assets 4.5.7 Southwick Waterfront, adjacent to the including two community centres, a lock gates, has been identified as an recreation ground with children’s play allocation for new employment floor- area, Shoreham Academy’s Gateway space. The lock gates carry the National Centre, and a children and family centre. Cycle Route (NCN2) across the harbour Fishersgate has been identified as a and are an important pedestrian route focus area requiring better facilities for to South Quayside and Southwick Beach. youth services. Currently there is no Many of the buildings and public realm dedicated youth centre close by, in this area is of poor quality. However it although there are a number of is adjacent to the popular Lady Bee community facilities which could offer or Marina and Southwick Riverside do offer a youth service provision. Conservation Area, which includes the Grade II listed Sussex Yacht Club boat 4.5.5 The area is a densely populated urban 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 character Lady Bee Marina and Southwick Riverside area is the Grange Industrial Estate Conservation Area which comprises a mix of retail units, manufacturing units, printing companies and distributing warehouses.
104 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 flood defence infrastructure in this Transport Strategy for details of the situated outside of the area at risk of locality. Improvements will help protect package of measures proposed to tidal and fluvial flooding for present day areas identified for development and support the development of Allocation flood risk. The estimated flood depth for because no residential development is Southwick Waterfront and the wider this site during a 1 in 200-year tidal identified for this allocation, it is character area. flood event has been shown to be considered appropriate that building relatively low (up to 0.4m). The 2115 4.5.9 Southwick town centre is located north level resilient and resistant measures will prediction factoring in climate change of the railway line, outside the be sufficient. however indicates that flood depths regeneration area. There are two access could increase to between 1m and 1.6m 4.5.17 Surface water flooding is also a risk to points linking the centre of Southwick and much of the site becomes at risk of the site as it can result in pollution to with the Southwick Waterfront area. flooding. water. Development in this location will Pedestrian and cycle connections linking need to take this flood risk constraint Fishersgate with surrounding areas are 4.5.13 At the Southwick Waterfront allocation, into consideration. poor. The A259 is the main east-west existing land levels vary from 3.6m AOD 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 level of between 4.0m and 5.0m AOD. measures as part of proposals, ensuring of measures for this area including Only the northern section of the site development is safe for its intended junction improvements to the exceeds 5.0m AOD. lifetime. The approach is set out in the A259/Lady Bee Marina junction; A259 following publications (or subsequent bus priority measures; improvements to 4.5.14 Parts of the waterfront fall within Tidal replacement documents): the NCN2 cycle route across the lock Flood Zones 2 and 3. The estimated 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.
105 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 Fishersgate Recreation Ground form key Bank slopes steeply from the canal up to elements of the proposed green corridor the A259. This undeveloped grassland through the regeneration area. provides an important green 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
106 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 waterfront a narrow path or steps down the steep area adjacent to Fishersgate will remain 4.5.28 Lady Bee Marina currently contains an retaining north canal bank from the safeguarded for port-operational uses. eclectic assortment of interesting A259. This is commonly used for dog As port uses change over time it will be buildings, many dating from the 19th walking and angling however suffers important to take account of the effect and early 20th centuries. The marina has from littering. The Port Masterplan on nearby residential areas. a quaint, maritime charm and includes a identifies this area as having potential chandlery and pub/restaurant. It has 120 Allocation: Southwick Waterfront for improvements including a canal-side pontoons for private boats and is a walkway, a new service road, car park, 4.5.26 Southwick Waterfront has been popular spot for anglers and dog dry boat store and new base for local identified for a minimum of 4,000m2 walkers. new employment floor-space and youth groups. This location could act as 4.5.29 Parts of Lady Bee Marina fall within the provision of small scale business units a buffer between the more industrialised Riverside Conservation Area including (use classes B1 and B2). It is North Quayside area and a new the Grade II listed Royal Sussex Yacht acknowledged that a lower level of revitalised marina. 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 is Southwick Town Hall now used for not appropriate due to the proximity of offices. port operations. 4.5.30 The Port Masterplan describes this 4.5.27 A public right of way, and part of the location as lacking design quality and 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.
107 Policy CA5: Fishersgate and Southwick 1. Southwick Waterfront is designated as a 6. Development should respect and 8. The partnership will support and identify strategic employment area (Allocation connect with surrounding areas. Where mechanisms for implementing ecological Southwick Waterfront). appropriate, proposals will be expected and landscaping improvements to the to enhance townscape around key frontage of housing estates to 2. The partnership will work with, linkages and junctions, in particular Fishersgate Terrace/Albion Street developers and stakeholders to deliver a pedestrian and cycle routes from (A259), Fishersgate Recreation Ground minimum of 4,000m2 new employment Southwick station and Southwick Green and the North Canal Bank as part of the floor-space. The partnership will support across the lock gates to the beaches, and green corridor along the A259. the redevelopment of sites to deliver an improved alignment of the Nautilus 9. The partnership will work with high quality, modern employment floor- House access road serving Allocation developers and stakeholders to deliver space. Southwick Waterfront and the dry dock. the package of transport measures for 3. The partnership will work with Fishersgate & Southwick as set out in 7. The partnership will support Adur developers and stakeholders to deliver the Shoreham Harbour Transport Homes, Action Eastbrook Partnership the reconfiguration of Lady Bee Marina. Strategy. Critical measures include: and local service providers to deliver This will include: Improvements to the following improvements and harness benefits junctions: Improved marina facilities, expanded arising for harbour-side communities. o Albion Street (A259)-Riverside berthing capacity and waterside leisure Emerging priorities include: provision, including a new slipway, junction serving Lady Bee Marina. Enhancing Fishersgate Recreation utilising canal edge water space to the o Improvements to the Albion Street ground. east. (A259) junction serving Southwick Supporting and enhancing local Complimentary waterside facilities. Waterfront. community facilities. Improvements to cycling facilities Supporting improvements to housing 4. Port operational areas, including the dry along the A259. estates. dock, are safeguarded for future Improvement to the pedestrian and Promoting opportunities to support commercial port operations and related cycle route across the lock gates. communities in improving green activities. Improved pedestrian and cycle crossing infrastructure to provide amenity to points. 5. Ongoing protection will be provided for residents and enhance biodiversity. Bus stop improvements. the functioning of the dry dock ensuring 10. The partnership will support the delivery that land uses in the immediate vicinity of the Southwick Waterfront access do not compromise its ongoing efficient road, with limited canal infill where use. required, to create space for an access road and waterside footway / cycle path.
108 HARBOUR MOUTH
109 Map 11 – CA6: Harbour Mouth
110 4.6 Character Area 6 – Harbour Mouth About the area
4.6.1 CA6 – Harbour Mouth is split across Area priorities either side of the River Adur at the
To support the conservation of mouth of the river. This is the entrance Shoreham 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 The remains of Shoreham Fort, a improvements. Scheduled Monument, are on Shoreham To support the redevelopment of Beach. The fort was completed in 1857 Shoreham Rowing Club and enhance the and is one of the celebrated south public realm environment of Kingston coastal defences built under the Beach. Victorian Prime Minister Lord Palmerston. It is of national historical To explore options for the future use of importance and was a vital part of the the Albion Street lorry park. south coast defence 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 To support the delivery of the Shoreham conserving the fort. This area is a Heat Network. 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.
111 4.6.5 The Environment Agency plan to Green status to safeguard it as a public Development opportunities improve the layout, surfacing and public space. The beach is home to Shoreham 4.6.13 The existing port operational area will be realm of the car park area at the Fort Rowing Club as well as the new RNLI retained for port use. There are through the Shoreham Adur Tidal Walls lifeboat building, a maritime themed, significant opportunities to improve the scheme. The fort will benefit from this low carbon building of significant amenity value of Shoreham Fort and improvement. In addition, an upgrade architectural merit. Kingston Beach for the benefit of local including improved signage, benches, 4.6.10 Kingston Beach is also home to the residents and visitors. and potentially a café/visitor centre Grade II listed Kingston Buci Lighthouse, facility would further improve the area. 4.6.14 The Albion Street lorry park is no longer a distinctive local landmark. There is a required in this area. The partnership is 4.6.6 To the west of the fort is Shoreham wealth of local history that could be exploring alternative uses for the site, Beach, a residential community almost better interpreted in this location including relocation of businesses from entirely surrounded by water, connected through imaginative signage. There is elsewhere in the regeneration area. to the town centre by Norfolk Bridge significant potential to improve the and the Adur Ferry Bridge. The beach landscaping and street furniture to make 4.6.15 Adur Homes is exploring opportunities area has a fascinating history. It was it more accessible and appealing as a to redevelop a number of older originally empty scrub created by a local amenity area. properties on the northern side of shingle bank that developed over Albion Street. The partnership will 4.6.11 Directly opposite Kingston Beach is a centuries through longshore drift. support the redevelopment of these row of terraced housing, including sites. 4.6.7 The beach itself is designated as a Local several Adur Homes-owned properties. Nature Reserve (LNR) and Local Wildlife 4.6.16 The proposed waterfront route along 4.6.12 To the east of these properties on the Site (LWS). The designating feature of the Western Harbour Arm will end at south-side of the A259 is the port the LNR is its rare and beautiful Kingston Beach. The partnership is operational area; whilst on the north- flowering vegetated shingle that has exploring options to integrate this route side of the A259 are a number of adapted over time to the harsh with the village green and connect to dwellings, Albion Street Lorry Park, and a conditions. the proposed A259 cycle route. range of light industrial and 4.6.8 On the riverside of Shoreham Beach is employment generating uses. Silver Sands, a small sandy beach between Sussex Wharf and Soldier’s Point, which sees the flowering of wild Geranium and Childing Pink, a nationally rare and protected plant species.
4.6.9 Directly opposite the harbour mouth is Kingston Beach, designated with Village
112 4.6.17 The Shoreham Heat Network Partnership is progressing the delivery of a district heating network. The Shoreham Harbour District Energy Feasibility Study (2018) proposes a network served by marine source heat pumps and gas CHP. The study identifies the Middle Pier at the mouth of the harbour as a potential abstraction point for marine source heat pumps, and a discharge point to the west of the lifeboat station.
Shoreham Fort and Shoreham Beach
Kingston Buci Lighthouse and Shoreham Lifeboat Station
113 Policy CA6: Harbour Mouth 3. The partnership will ensure that the 5. The partnership will promote Shoreham Beach Local Nature Reserve is appropriate streetscape planting along 1. The existing port operational areas will protected. In particular the most Albion Street and Brighton Road (A259) be safeguarded for future commercial sensitive sections of the beach in terms to extend the green corridor. port activity. of ground nesting birds and vegetated 6. The partnership will support Adur 2. The partnership will work with the shingle. Homes to maximise the use of its community and stakeholders to support 4. The partnership will work with the housing sites, including potential the conservation of Shoreham Fort and community and stakeholders to improve redevelopment. enhancement of the surrounding area Kingston Beach including: including: 7. The partnership will explore options for Redevelopment of Shoreham Rowing the alternative uses for Albion Street Explore potential to provide visitor Club. lorry park. centre / café. Upgrade of public open space areas in 8. The partnership will explore options to Improved car parking configuration accordance with the Shoreham deliver the eastern entry to the proposed and delineation of bays, including Harbour Streetscene Guidance and Western Harbour Arm waterfront route. disabled parking. Shoreham Harbour Green 9. The councils will support the Explore potential to improve public Infrastructure Strategy. development of infrastructure to deliver toilet block. Improve delineation/ formalisation of the Shoreham Heat Network. Improve sense of arrival and entrance parking area. on to site, ensuring disabled access as Promote opportunities for well as improved access between the interpretation of marine environment car park and Shoreham Beach. and biodiversity. Upgrade of street furniture such as benches, signage, bins and lighting. Improved way-finding connections to new footbridge.
114
WESTERN HARBOUR ARM
115 Map 12 – CA7: Western Harbour Arm
116 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 linkages including Shoreham High northern bank of the River Adur mixed 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 Brighton Road (A259) – Ham Road. Road (A259) and the railway. The Arm Waterfront to become an exemplar Western Harbour Arm is the principal sustainable mixed-use area (use classes To deliver a comprehensive flood approach to Shoreham-by-Sea from the B1 and C3). defence solution integrated with a east. To the north of the railway line, the publicly accessible waterfront route To improve legibility, permeability and area is abutted by residential including pedestrian / cycle way and connectivity through high quality neighbourhoods and a large industrial facilities for boat users. building design, townscape and public estate. realm, ensuring to respect and To ensure that new development 4.7.2 Shoreham-by-Sea town centre, a few complement the character of proposals mitigate noise and air quality minutes’ walk to the west has a peaceful, surrounding areas. impacts. coastal charm consisting of To maximise intensification and To enhance the area’s natural predominantly two storey terraced redevelopment opportunities of existing biodiversity by incorporating multi- cottages on streets leading off from the lower grade, vacant and under-used functional green space, creating and primary shopping area. There are open spaces. improving habitats and improved green views across the River Adur to the south infrastructure links. 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 hards remain. There is a marked contrast waterfront opportunity sites. Harbour Arm area. moving east out of the town and along Brighton Road (A259) where there are To improve access arrangements to To support the delivery of the Shoreham only limited views of the waterfront and create better linkages with Shoreham Heat Network. public access to it. town centre and surrounding areas.
117 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 a uses. The waterfront sites are is harsh and unattractive due to the 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 owned. Proximity to the Adur Estuary, a Site heavy use by heavy goods vehicles. of Special Scientific Interest (SSSI). 4.7.4 Closer to Shoreham-by-Sea town centre 4.7.9 Natural England will deliver the England Proximity to Shoreham Beach, a Local is The Ham, an open space which Coast Path, a new National Trail around Nature Reserve (LNR) and Local includes a popular skate park. There is a the coast of England. Although the final Wildlife Site (LWS). car show room and some office and route has not yet been decided, it is workshop units such as the Riverside Shoreham-by-Sea Air Quality expected that this will pass through CA7: Business Centre and Ham Business Management Area (AQMA) that Western Harbour Arm between Kingston Centre. covers the town centre and the Beach and Adur Ferry Bridge. western part of the Western Harbour 4.7.5 On the northern side of the A259 are Arm. mainly ‘big box’ retail warehouses, a A municipal waste site. supermarket and the local municipal waste facility. A metal recycling facility. It is proposed that this be relocated. 4.7.6 A number of the premises along A Health and Safety Executive (HSE) Brighton Road (A259) are coming to the Consultation Zone which determines end of their useful life and are no longer the distance for different types of ideally suited for modern business development from a ‘major hazard’ needs: either requiring significant based on the current gas storage use. investment on-site, or relocation to a It is proposed that this be relocated. better facility elsewhere. The presence of contaminated land. 4.7.7 The river wall and flood defence The presence of underground water infrastructure is in need of upgrade and mains and sewers. This infrastructure repair and some of the land stands needs to be protected and new vacant and underused. development needs to ensure its operation remains unaffected.
118 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 comprehensive vision for an upgraded within the Shoreham-by-Sea the lower reaches of the River Adur flood defence network to protect a Conservation Area. The conservation where it flows into the English Channel. redeveloped Western Harbour Arm. The area includes 47 listed buildings; Given this low lying location, there are a Shoreham Harbour Flood Risk including the Grade I listed St Mary de number of potential sources of flooding Management Guide SPD (2015) and Haura Church. The church is clearly which will be a key consideration in Technical Annex details about the visible from Shoreham Beach, the South planning for the future of this area. recommended approach for this stretch. Downs and much of the wider area and 4.7.15 Sites along the Western Harbour Arm it will be important for any new 4.7.18 Comprehensive flood defence provision are vulnerable to surface water, fluvial, development at the harbour to respect will be essential to protect existing and and, most significantly, tidal flooding, views of the church and its setting. future residents and businesses as well meaning that any new residential as the A259. This approach, which 4.7.12 Also visible from the Western Harbour development would need to be lifted up focuses on flood defence provision from Arm are the Kingston Buci Lighthouse above likely flood levels. Development the Adur Ferry Bridge to Kingston Beach, (Grade II listed) and Shoreham Fort, a will need to be protected through flood will ensure the complete closure of the Scheduled Monument. defence provision and will need to be flood cell and continuation of the line of safe for the intended building lifetime 4.7.13 There is a wealth of local maritime new defences currently being provided taking into account climate change and history that could be better interpreted via the Shoreham Adur Tidal Walls sea level rise. in this location and there is significant Scheme - an Environment Agency potential to improve the landscaping 4.7.16 The Adur and Worthing Councils’ funded flood defence scheme which and setting of the river. This will make Strategic Flood Risk Assessment (SFRA) ends at the Adur Ferry Bridge. the area more attractive and accessible. identifies a number of sites in this area 4.7.19 It is essential that the new flood defence as Tidal Flood Zone 2, 3a and Non- network is integrated with a high quality functional Flood Zone 3b. This latter public realm environment that promotes category recognises that some sites a positive inter-relationship with the have the same risk of flooding as Flood river. Flood defences can often Zone 3a but do not have a significant physically divide one area from another storage or conveyance potential which therefore an important ambition for the materially impacts flood risk elsewhere. Western Harbour Arm is to promote Some sites also fall within Fluvial Flood permeability through the entire site. Zones 2, 3a and 3b.
119 4.7.20 Developers should include SuDS and Green infrastructure 4.7.27 SuDS should be incorporated into building level resistance and resilience design proposals as an integrated 4.7.22 The Western Harbour Arm is dominated measures as part of proposals, ensuring system during masterplanning of by industrial land-uses and generally has development is safe for its intended individual sites. This could include rain a low diversity of terrestrial habitats. lifetime. The approach is set out in the water harvesting, green walls and roofs, following publications (or subsequent 4.7.23 The River Adur to the south includes rain gardens, vegetated swales and replacement documents): areas of coastal saltmarsh and intertidal porous surface materials. mudflat. These habitats form part of the Adur & Worthing Councils and/or 4.7.28 Appropriate planting alongside Brighton wider network of intertidal habitats in Brighton & Hove Council’s SFRAs Road could extend the proposed green the River Adur Estuary; however these corridor from Kingston Beach as far as Water. People. Places: A guide for are of limited extent and quality. master planning sustainable drainage The Ham and Shoreham town centre. 4.7.24 The Western Harbour Arm is adjacent to into developments 4.7.29 The proposed waterfront route for the Adur Estuary SSSI and falls within its CIRIA SuDS Manual pedestrians and cyclists and onsite Impact Risk Zone. Consultation with amenity open space also present 4.7.21 Refer to the Shoreham Harbour Flood Natural England will be required in order significant opportunities for green Risk Management Guide SPD (2015) for to avoid harmful impacts on the SSI. infrastructure enhancement. Appropriate full details of requirements in relation to Environmental Impact Assessment may planting could include areas of protection from flooding. also be required. vegetated shingle along the route, and 4.7.25 The creation of a new species rich native on connections through to Brighton hedgerow along the southern boundary Road. of The Ham would provide wildlife value 4.7.30 Where mitigation measures to prevent but also act as a buffer to noise and impact to intertidal habitat are not pollution from Brighton Road (A259). 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.
120 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 currently and green roofs (preferably bio-solar). owners seek to maximise the value of situated on the waterfront do not These could compensate for any loss of their land recognising that the location specifically need a portside location and habitats at ground level, as well as has long been earmarked for are not dependent on access to the provide additional areas of vegetated redevelopment as a new waterside harbour for their operations. shingle. community. 4.7.35 The existing businesses provide a 4.7.32 New residential development will 4.7.39 The Western Harbour Arm Waterfront significant amount of employment floor- generate the need for new open space allocation is made up of several sites, space and jobs. A key consideration for provision. Some of this will be required some of which are in multiple this area is the importance of working on site. However, improvements to ownerships: with the harbour businesses to retain existing open spaces will be considered them either in the port itself or within WH1: 5 Brighton Road. This site has where appropriate. 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 discussions. responsible for ensuring the river 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 has uses. 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 WH3: Egypt Wharf. This site is Adur or the Canal. Marine-related uses expected to come forward towards that contribute to the character of the the end of the plan period. harbour could potentially remain. WH4: Lennard’s Wharf, Fisherman’s Wharf and New Wharf. This site is expected to come forward towards the end of the plan period.
121 WH5 – Free Wharf. Adur District Residential development Employment-generating floorspace Council has granted full planning 4.7.41 Western Harbour Arm Waterfront is a 4.7.43 Adur District Council will require permission for a development prime riverside site that could offer a development within the Western comprising 540 dwellings and over vibrant mix of new uses. Development of Harbour Arm Waterfront allocation to 2,700m2 commercial floor-space. a minimum of 1,100 new residential include new employment generating WH6 – 37 – 41 Brighton Road and dwellings (use class C3) will be floor-space 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 floor-space 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 floor-space 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 floor- space than the former industrial uses.
122 4.7.46 Smaller scale (preferably marine-related) Ancillary retail uses New waterfront route and open spaces leisure facilities will also be supported. 4.7.49 Shops, cafes and restaurants that are 4.7.50 New developments will be expected to These activities will play a major role in ancillary to new mixed-use incorporate areas of public open space adding diversity and interest to the developments have an important role to which will help to increase the waterfront, and helping to generate play in realising the vision for accessibility and visibility of the footfall. regeneration of the Western Harbour waterfront, attract visitors to spend time 4.7.47 The partnership will continue to liaise Arm. Although residential dwellings and in the area, provide new space for with landowners and businesses to employment generating floor-space 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 the 4.7.51 As set out in the Shoreham Harbour managed sensitively. For example, it is waterfront and strengthen the overall Transport Strategy, development of a understood that some operators are offer of Shoreham-by-Sea, new, publicly accessible waterfront route already considering alternative sites complementing the town centre. for pedestrians and cyclists is proposed. outside of the Western Harbour Arm for The route would increase access to the relocation purposes. However, other waterfront by opening up previously businesses have no immediate desire to restricted vistas and connecting relocate, and as such may not come Shoreham town centre and Adur Ferry forward for redevelopment until the Bridge with Kingston Beach and beyond latter part of the plan period. This plan framed by the attractive harbour setting. seeks to maintain sufficient flexibility to enable a phased redevelopment 4.7.52 The waterfront route will provide the approach. new residential and commercial properties in the Western Harbour Arm 4.7.48 The release of sites for redevelopment with an attractive outlook over the to alternative uses along the Western harbour. The route must be well lit with Harbour Arm is a long term process appropriate signage and landscaping. which requires careful management and will rely on working in collaboration with landowners and businesses.
123 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 12, 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 and Environment Agency is required for any to enjoy. It is proposed to increase the function of these will depend on a works within 16m of the tidal River Adur. number of berths in the harbour for number of factors. In some cases, these 4.7.54 The waterfront route will not be both visitors and residents through the links may be pedestrian or cyclist only, complete when the England Coast Path incorporation of new publicly accessible whilst others will enable site access or is created through the area. This means quays or floating docks/pontoons linked direct connections to the waterfront. that the trail will initially have to follow a to new developments and open spaces. 4.7.57 The incremental introduction of mixed different route. It is proposed that once This will significantly improve the use development to the south of the the waterfront route is in place, it is facilities on offer for the boating road will be a trigger for the gradual adopted as part of the coast path. community and attract visitors into the enhancement of the A259 corridor to area, supporting the local economy. All ensure that conditions for pedestrians new features would be subject to the and cyclists are improved. appropriate environmental approvals processes with the relevant statutory 4.7.58 There is considerable scope for 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.
124 Social and Community Infrastructure Education Facilities for Young People and Teenagers 4.7.59 Contributions towards improving local 4.7.62 The project partners are working community facilities, or in some together to address the need for 4.7.64 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 may of the Western Harbour Arm. Full details capacity with planned improvements, be opportunities to improve the existing are contained within the Infrastructure and opportunities for further expansion skate park at The Ham as part of new Delivery Plan (IDP) that accompanies the are limited. Work is being undertaken to 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 4.7.65 Contributions towards emergency include: the plan period or if other sites can be services, including the police and the fire identified. If not, innovative solutions to and rescue services will be required as a Childcare / Early Years Provision address need will be considered by all result of development at the Western 4.7.60 Additional childcare places will be authorities. 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 4.7.63 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 development at the Western Harbour potential need for new or improved Health and Medical Services Arm. Infrastructure providers are facilities. 4.7.61 Health infrastructure providers have considering the potential for a new identified the need to replace the library facility at Pond Road in Shoreham existing Shoreham Health Centre in 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 delivery. New development on the Western Harbour Arm will be expected to contribute towards improvements.
125 Development form and typology It is proposed that narrower sites 4.7.69 The Western Harbour Arm Waterfront (WH2, WH3) are arranged as pairs of will be a high density neighbourhood. In 4.7.66 It is important to avoid a single north-south blocks. Employment general, buildings should be developed development form being repeated floor-space will be provided on lower up to 5 storeys on the Brighton Road across the whole allocation. Buildings storeys. This will also maximise views (A259) and River Adur frontages. Within should be oriented to maximise views across the river. deeper sites, heights could step up away across the river. However, the exact form from these frontages. is partly dependent on the depth of the site and the mix of uses. The following 4.7.70 The Western Harbour Tall Buildings potential typologies are recommended: Capacity Study (2017) has identified a number of significant views that should It is proposed that deeper sites (WH4, be protected, and heritage assets that WH5) are arranged as horseshoes of should be considered as part of flatted development. Employment development proposals: floorspace on lower storeys will provide a frontage to Brighton Road 4.7.67 Mixed employment space should be Kingston Buci lighthouse is Grade 2 (A259). The residential layout will incorporated into development across listed and is a prominent landmark maximise views across the river. allocation Western Harbour Arm signalling the entrance to the Waterfront. Sites should be designed in harbour, and to the town of an urban format with parking at lower Shoreham-by-Sea from the west. levels and trading areas above. Development of over 3 storeys at sites WH1 and WH2 has the potential 4.7.68 Site WH1, at the eastern end of the 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 Downs. navigational impact of residential Development of sites WH2, WH3, development. Discussions will be WH4 and WH5 should ensure that required with Shoreham Port Authority views are retained. at an early point in the design process to ensure navigational issues are addressed.
126 St Mary de Haura church is the most 4.7.73 For Shoreham Harbour specifically, there 4.7.75 New development in and around the prominent landmark in the town is an opportunity to provide a mix of Western Harbour Arm will be required to centre. Most development sites are properties, including one, two and three connect to the proposed network once not close enough to significantly bed homes as part of a higher density complete. Development coming forward impact the prominence of the church. development. The majority of dwellings before the heat network is delivered is However developers should consider delivered at Shoreham Harbour will be required to be connection ready, and to the potential impact on views of the flatted development. Some sites may be connect once the network is in place. church. able to accommodate up to ten per cent Planning conditions and obligations will
4.7.71 Significantly taller buildings could create of dwellings as terraced housing. At the be applied to other development in issues, such as traffic congestion, Western Harbour Arm Waterfront there order to futureproof connection at a infrastructure provision and creation of a is an opportunity to provide a mix of later date. microclimate through trapping of air properties, including one, two and three pollutants. Towards the centre of the bedroom homes as part of a high allocation (western part of site WH3, site density development. Across the WH4 and eastern part of site WH5), allocation as a whole, the following mix there may be scope for taller buildings is considered suitable: provided that it can be demonstrated 35% - 1 bed that these issues have been addressed, 60% - 2 bed and the proposal is of exceptional 5% - 3 bed design quality.
4.7.72 The findings from the Objectively 4.7.74 The Western Harbour Arm allocation is Assessed Need for Housing: Adur identified in the Shoreham Harbour District study undertaken in 2015 District Energy Feasibility Study (2018) identifies a limited demand for dwellings for the planned Shoreham Heat with four or more bedrooms. The focus Network. This aims to provide low of provision of market housing in Adur carbon, affordable warmth to residents should be on two and three bedroom and businesses. The district heating housing both for younger households project is being developed by the and older households wishing to Shoreham Heat Network Partnership, downsize. The provision of smaller comprised of Shoreham Harbour dwellings should be focussed in and Regeneration Partnership, Adur District around town centres and Shoreham Council, West Sussex County Council Harbour. and Shoreham Port Authority.
127 Policy CA7: Western Harbour Arm 1. Western Harbour Arm Waterfront is 4. The councils will support the 7. New development should achieve designated as a mixed use area development of the Shoreham Heat residential densities of a minimum of (Allocation Western Harbour Arm Network. Until the network is 100 dwellings per hectare consisting of Waterfront). constructed, development will be predominantly flatted development. A required to incorporate the necessary mix of dwelling sizes should be 2. The partnership will work with infrastructure for connection to future delivered. developers and stakeholders to secure a networks. When the network is comprehensive redevelopment of the 8. Building heights of up to five storeys are constructed, development will be Western Harbour Arm Waterfront. This generally considered acceptable on the required to connect. will deliver a minimum of 1,100 new Brighton Road and River Adur frontages. homes (use class C3) and a minimum of 5. Development proposals for sites to the Away from these frontages, greater 12,000m2 new employment generating south of Brighton Road (A259) should storey heights may be acceptable within floor-space (predominantly use class not unduly prejudice the potential deeper sites. At sites WH1 and WH2, the B1a) on the southern side of Brighton future development of sites to the north setting of Kingston Buci lighthouse must Road (A259) within the plan period. of Brighton Road (A259) and vice versa. be considered if development over 3 Smaller scale retail outlets, food and storeys is proposed. At sites WH2, WH3, 6. New developments should incorporate drink, and marine-related leisure WH4 and WH5 views from the coast at active uses along the waterfront. This facilities are also encouraged. Shoreham Beach to the South Downs may include the provision of parks, must be retained. 3. Proposals for sites WH1 and WH2 will be squares, play areas and active frontages required to demonstrate that potential such as cafes, shops and workspace. implications for the navigational safety of vessels entering and leaving Shoreham Port have been addressed in agreement with statutory bodies, including Shoreham Port Authority. In particular, development proposals must demonstrate that artificial lighting originating from proposed development will not impact the visibility of navigation lights in the harbour mouth.
128 9. Taller buildings may be considered in 10. Development should respect and 13. Developments should be set back the centre of the allocation (western connect with surrounding areas, in sufficiently from the A259 corridor in portion of site WH3, site WH4 and particular protecting and enhancing the agreement with the highways and eastern portion of site WH5). Proposals views from Shoreham Beach, protecting planning authorities, to provide space will be required to demonstrate an views of St Mary de Haura Church, for a high-quality segregated cycle route appropriate response and high quality Kingston Buci lighthouse and better which provides stepped separation from design in relation to the following connecting with Shoreham town centre’s road vehicles and pedestrian facilities, to elements: historic core. deliver green infrastructure improvements, and to prevent a Scale and height 11. Where appropriate, proposals will be canyoning effect to ensure that residents expected to enhance townscape around Architectural detailing are protected from noise and air quality key linkages and junctions, in particular impacts. Materials Shoreham High Street/Norfolk Bridge Public realm and open space (A259) – Old Shoreham Road (A283), 14. Prior consent is required for any works Brighton Road (A259) – New Road – in, under or over the River Adur Tidal, a Public transport accessibility Surry Street, and Brighton Road (A259) – classified ‘main river’ under the Views into and out of the area, Ham Road. jurisdiction of the Environment Agency, and subject to its byelaws, or within 16 including assessment of glimpse views, 12. A setback from the waterfront is metres of the landward toe. local views and long views in relation safeguarded to enable the delivery of a to the waterfront, local landmarks, the waterfront pedestrian and cycle route 15. The partnership will support and identify South Downs National Park, between Shoreham-by-Sea town centre mechanisms for implementation of conservation areas, and historic assets. and Kingston Beach. Developments ecological and landscaping Microclimate impacts including wind, should be sufficiently set back from the improvements along the waterfront daylight and sunlight effects, air riverside (at least 8m from harbour wall route and alongside Brighton Road pollution and urban heat island effects. to building) to incorporate the new (A259) to extend the green corridor. waterfront route. The setback may also 16. The new waterfront route must be required for flood defence incorporate sustainable drainage maintenance requirements. Set back features, such as permeable surfacing distance should be discussed and agreed and incorporating suitable trees and with the Environment Agency. vegetation.
129 17. Where open space requirements cannot 20. The partnership will work with be met on site, development will be developers and stakeholders to deliver expected to contribute towards the the package of transport measures for creation of the proposed green corridor the Western Harbour Arm as set out in along the A259, and/or existing open the Shoreham Harbour Transport spaces, such as The Ham and Kingston Strategy. Critical measures include: Beach. New waterfront route for pedestrians 18. Major waterfront development schemes and cyclists between Shoreham Town will be expected to actively respond to Centre and Kingston Beach. the marine/estuarine environment in Improvements to the following terms of their design and layout and junctions: incorporate features that improve open access to the waterfront and facilities for o Brighton Road/Norfolk Bridge boat users such as additional moorings, (A259) – Old Shoreham Road floating pontoons/docks and slipways. (A283) Access to existing public hards must o Brighton Road (A259)/Surry Street remain. o Brighton Road (A259)/South Street 19. Management agreements should be (A2025) included as part of the planning application for sites of compensatory Improvements to the cycling facilities habitat to ensure the long term integrity along the A259. for wildlife benefit. Improved pedestrian and cycle crossing points.
Bus stop improvements.
130 DELIVERY AND IMPLEMENTATION
131 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 appropriate barriers and costs that have contributed monitored over time. The plans will need scale and land use mix to plan for at the to the large viability gaps that have to remain flexible and adjustable as harbour. Given the changes in the wider stalled previous iterations of harbour opportunities emerge over time. economy and government approach plans. This has highlighted potential during the recent period, it is critical that solutions and alternative approaches to 5.1.2 The regeneration plans are being driven the plans are not held back by reliance reduce costs, delays and risks that are by the Shoreham Harbour Regeneration on a large injection of upfront public now being taken forward by the Partnership. Members of the Partnership funding which may be difficult to access. partnership. signed up to a renewed joint commitment to deliver renewal plans for 5.1.5 The current plans aim to provide a 5.1.8 Examples of current areas of partnership the harbour via a Memorandum of pragmatic balance between the work to support delivery include: Understanding signed in 2011. aspirations and ambitions for a new Technical studies to identify Partnership work is organised around an waterfront community and the infrastructure costs and delivery agreed governance structure that sets commercial realities of bringing forward mechanisms including flood defence, out day-to-day project management complex, brownfield sites under current transport and social infrastructure. and operating protocols. market conditions. Supporting business relocation plans 5.1.3 Progress on project work is overseen by 5.1.6 The role of the partnership is to provide including identifying alternative sites a Project Board of senior officers and a dedicated resource to work with in the local area that better meet key stakeholders that meets every developers and investors to facilitate business requirements. quarter. In turn, the Project Board bringing forward packages of catalyst Communications activities to reports back to a Leaders’ Board sites and local area improvement maintain a positive two-way dialogue comprising the leaders of each council projects. with land owners, developers and and the Chief Executive of the Shoreham stakeholders; and promote joint Port Authority. Key decisions are taken working for mutual benefit. through the relevant committees of each Proactively seeking ways to reduce authority. viability gaps and unlock stalled sites.
132 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 development unsuccessful. This will be carried out in deliverable within the plan period (to opportunities will require the formation accordance with Circular 06/2004. of land owner and developer 2032). partnerships. Some of the key sites are To maintain appropriate governance owned by members of the Partnership, structures and adequate resources to particularly the Port Authority which will ensure responsibility for enable greater control over the nature of implementation. proposals coming forward. To commit to partnership working to identify delivery solutions and to 5.1.12 Landowner and stakeholder partnerships source external funding where and potentially joint venture companies required. will carry forward proposals on the basis of development agreements, within the To maximise investor confidence and framework set out in this plan and other reduce risk for developers, partners supplementary site briefs. and stakeholders.
5.1.10 The successful delivery of the JAAP is dependent on a number of factors including: Delivery of the allocation proposals.
133 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 Levy (CIL). Work is on-going to identify scope out the critical priorities and costs generate the need for additional and which types of developments are for the harbour. For example, the improved infrastructure to support the applicable for CIL as well as suitable Shoreham Harbour Flood Risk needs of an increased population. rates and how this might impact on the Management Guide has now been Essential infrastructure covers a range of use of traditional contribution adopted as supplementary planning items including social infrastructure (e.g. mechanisms such as Section 106 guidance. This sets out the parameters health facilities, libraries, educational; Agreements. for provision of harbour-side flood establishments etc.); physical defences. A Shoreham Harbour Transport infrastructure (e.g. highways, flood 5.1.18 Local plan policies and Supplementary Strategy has prepared by WSCC which defences, utility provision etc.) and Planning Guidance set out the approach establishes the priority transport works green infrastructure (e.g. allotments, to planning obligations that will be that are required to support the natural open spaces etc.). applied which can be summarised as proposals. Both of these documents will follows: 5.1.15 Infrastructure Delivery Plans (IDPs) have be used as part of planning negotiations been drafted for Adur and Brighton & On-site obligations required as part to provide greater clarity to developers Hove. These are live documents that set of the development including access 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 major developments within the allocated Hove City Plan and include requirements charges including towards public sites: for Shoreham Harbour. The IDPs clarify realm improvements, highways which organisation/s are responsible for improvements and community Contributions to public transport and delivering the infrastructure, how it will facilities that may be required or highway network improvements. be funded and when it is required. impacted as a result of the Upgraded flood defences integrated
5.1.16 Private sector funding through planning development. with public waterfront walking / cycle obligations linked to individual Strategic infrastructure standard route (where appropriate – development proposals will be an charge covering major capacity particularly Western Harbour Arm important mechanism for securing enhancing projects including Waterfront sites). delivery of infrastructure. transport network and flood Contributions to social infrastructure. alleviation. Contributions to green infrastructure. Remediation of contaminated areas. On-site renewable energy systems / low carbon technologies.
134 Securing funding Monitoring of progress Policy SH10: Infrastructure Requirements
5.1.21 The work of the Partnership is currently 5.1.24 The local authorities undertake ongoing 1. Developers will be required to provide supported by a limited amount of public monitoring of their Local Development or contribute to the provision of funding that was awarded by central Frameworks of which this JAAP is a part. infrastructure made necessary by the government prior to 2010. This funding The monitoring framework is set out in a development. is used to support staff resources, separate Appendix. It includes key 2. Infrastructure must be provided at the undertake technical studies and provide monitoring indicators and triggers for appropriate time, prior to any part of match funding for future funding bids. potential intervention. the development becoming operational 5.1.22 The main current sources of funding 5.1.25 Progress on the delivery of the plan will or being occupied. Infrastructure needs include: be reported in the Authority Monitoring are identified in each local authority’s Report (AMR) for Adur District Council Infrastructure Delivery Plan (IDP). Growth Points Programme funding and Brighton & Hove City Council. This Eco-town funding 3. Direct agreements with utility providers will include the housing trajectory for may be required to provide Homes and Communities Agency Shoreham Harbour Regeneration Area. infrastructure, such as sewerage contributions infrastructure. Environment Agency contributions 4. In accordance with each local authority’s Local authority and Shoreham Port planning contributions guidance, Authority contributions infrastructure contributions will be 5.1.23 This plan will offer greater certainty for sought via Section 106 Planning stakeholders to be able to work together Obligations where they meet the to target sources of external funding. statutory tests, and potentially through Potential sources being currently a future Community Infrastructure Levy. 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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