Aquarena, Worthing
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Aquarena, Worthing Visual Impact Assessment Devereux Architects Aquarena Aquarena Visual Impact Assessment | July 2015 2 Contents For further information, please contact: 1 Introduction p. 3 David Waldron Devereux Architects 2 Planning Context & p. 4 200 Upper Richmond Road Planning Documents London SW15 2SH T +44 20 8780 1800 F +44 20 8780 2646 3 Methodology p. 6 E [email protected] W www.pmdevereux.com 4 Site Location & Description p. 8 5 The Principal Viewpoints p. 13 6 The Potential Impacts p. 16 7 The Assessment p. 17 8 Summary & Conclusions p. 38 Reference Issue Number Date Intial GB1010069 Issue 1 14.11.2014 DMW Issue 2 13.07.2015 DMW Issue 3 21.07.2015 DMW Devereux Architects Aquarena Aquarena Visual Impact Assessment | July 2015 Visual Impact Assessment 1 Introduction 1.1 The revisions that have been made to this Visual 1.3 Devereux Architects’ Landscape Architects have been Impact Assessment have been made on behalf of Roffey appointed by Roffey Ltd to carry out a Visual Impact Homes (hereafter the ‘Applicant’). The purpose of Assessment of proposed residential scheme on the site these revisions are to respond to – and reflect – those of the former Aquarena swimming pool. The scope of alterations that have been made to the proposed work consists of carrying out a visual assessment of the development throughout the ongoing determination study area for the proposed development. The survey of the planning application (AWDM/1636/14) that and analysis has concentrated upon an area within seeks Full Planning Permission for the comprehensive approximately 1.5km of the proposed scheme, which is redevelopment of the former Worthing Aquarena. covered by the area, shown on page 14, and some long distance views from the outlying area, shown on page 15. 1.2 Those amendments and alterations to the proposed development respond to the extensive discussions held 1.4 The development site occupies an area to the east of with the Local Planning Authority, the Coastal West Worthing Town Centre, on a gateway site bounded to the Sussex Design Panel, as well as other stakeholders/ north by Brighton Road, to the east by Merton Road, to statutory consultees during the determination of the the south by the Beach (and promenade) and to the west application. These amendments and alterations, which by the new Splash Point swimming pool and leisure are reflected within this Visual Impact Assessment building. (Revised July 2015), include but are not limited to: 1.5 The wider area contains a variety of buildings, although • Amendments to design, form and appearance of south- there is a predominance of two and three storey west tower; residential. Larger residential blocks up to nine stories • Amendments to siting, form and appearance of north- in height pepper the area and there are also larger west block; public buildings such as the Worthing Hospital and • Increased ‘setback’ (2.4 metres) of entire development the adjacent pool building. The location of the site is from Brighton Road; illustrated within Figure 1. • Increased ‘setback’ of upper floors to perimeter blocks; • Amendments to design, form and appearance to wider 1.6 The site itself is currently home to the old ‘Aquarena’ scheme; building. The building was completed in 1968 and • Increased and enhanced public landscaping; was until 2013 in use as the town’s leisure centre and • Increased on-site Affordable Housing provision (37 units swimming baths. There is a concrete chimney of 27m in to 39 units); height, with the remainder of the building around 11m • Increase in Commercial Floorspace (106sq.m to in height. The building has been boarded up since its 313sq.m); closure. • Increase in Residents Vehicular Parking (144 Spaces to 150 Spaces); 1.7 The townscape and visual assessment considers • Increase in Cycle Parking (74 Spaces to 100 Spaces); proposals and landscape and public realm design • Reduction in Public Vehicular Parking (77 Spaces to 69 prepared by Devereux Architects. The proposal Spaces); comprises of six buildings amalgamated into two • Introduction of delivery bay to Brighton Road; and forms, each addressing their respective elevations. The • Suggested public realm improvements to New Parade. south west block is made up of a twenty-one storey tower stepping down to a four storey block with a two storey penthouse adjacent to Merton Road. The north block starts at four storeys (with penthouse) along Merton Road and gradually steps up and round to nine storeys to address the new pool and square. The entire development will be serviced by an underground parking garage which will include public parking. 3 Devereux Architects Aquarena Aquarena Visual Impact Assessment | July 2015 2.0 Policy Context and Planning Documents Following are the relevant National, Regional and Town policy Worthing Core Strategy 2011 2.12 This development brief found the site to have the 2.18 Worthing’s development strategy is that new documents read with this study: following attributes; development needs can be met within the existing built 2.6 The Worthing Core Strategy, which was adopted by • A key regeneration site up area boundary and will be delivered on previously National Planning Policy Framework Worthing Borough Council in 2011, is the principle • A gateway location relative to the town centre developed sites and within that the former Worthing Development Plan Document that provides both the • Recognised potential for a taller element of the Aquarena has been identified as Area of Change 1 in the development on the seafront. Plan. Therefore Policy 13 of the Worthing Core Strategy 2.1 The National Planning Policy Framework ‘The spatial planning tools in respect of the proposals map 2011, that relates to the visual impact of the development Framework’ is now a material consideration in the and written policies in support of the Council’s future is considered relevant in the preparation of this Visual determination of planning applications. Those relevant aspiration for within the Borough. 2.13 In light of those ‘Challenges and Solutions’ identified Impact Assessment. parts of The Framework, that have been considered in within the Worthing Core Strategy 2011, the Council’s i) Other proposals that support countryside based the preparation of this Visual Impact Assessment in 2.7 Those policies of the Worthing Core Strategy 2011 objectives for the redevelopment of ‘Area of Change 1’ uses, such as agriculture and informal recreation relation to the proposed comprehensive redevelopment that are considered most pertinent in the preparation are as follow: may be considered if they are deemed essential of the former Worthing Aquarena, are as follows: of this Visual Impact Assessment in relation to the ‘A key objective is to secure replacement swimming and / or can contribute to the delivery of the wider • Achieving sustainable development redevelopment of the former Worthing Aquarena facilities, whilst keeping the existing pool facility open strategic objectives. If development in these areas • Section 7 – Requiring Good Design relate to those identified ‘Areas of Change’ and the built during construction. Architects have been appointed to environment. design the new swimming complex. The promotion of is proposed it must take into account and mitigate against any adverse effects on visual and landscape 2.2. At the heart of The Framework and wider Government this site will secure an enhanced community facility and sensitivity. guidance is the presumption in favour of sustainable 2.8 Within the Worthing Core Strategy 2011, ‘Area of Change wider regeneration of the area. The overall objective is development, which is considered to represent a 1’ which incorporates the proposed development site, to deliver a mix of use to include the development of a ‘golden thread’ that runs through both plan-making includes the area that has subsequently been developed public leisure centre alongside residential, commercial 2.17 Policy 16 of the Worthing Core Strategy 2011 seeks to and decision-taking. This commitment to sustainable to accommodate the recently completed Splashpoint and cultural uses. The commercial uses could include promote high quality architectural design in all new development is reflected within Section 7 of the Leisure Centre. Consequently, in assessing the retain and a hotel. Its redevelopment will assist in the developments, stating: Framework, with paragraph 56 stating that; “... Good objectives and development principles of ‘Area of Change delivery of enhanced public realm and outdoor play • ‘Throughout the borough all new development will be design is a key aspect of sustainable development, is 1’ the proposed development is considered alongside areas’. expected to demonstrate good quality architectural indivisible from good planning and should contribute the completed Splashpoint Leisure Centre. Those and landscape design and use of materials that take positively to making places better for people”. ‘Challenges and Solutions’ identified by the Worthing 2.14 It is strongly contended that, following the completion account of local physical, historical and environmental Core Strategy 2011 in relation to ‘Area of Change 1’ are as of the Splashpoint Leisure Centre which replaces those characteristics of the area. In particular, new 2.3. Reflecting the prominence placed upon good quality follow. facilities previously provided by the Worthing Aquarena, development should display a good quality of design within the National Planning Policy Framework, ‘The site is close to a conservation area to the north and the proposed comprehensive redevelopment of the architectural composition and detailing as well as and its symbiotic relationship with achieving sustainable adjacent to a Grade II* Listed Building, Beach House. former Worthing Aquarena delivers those objectives for respond positively to the important aspects of local development, this Visual Impact Assessment gives full So whilst the site offers an opportunity for regeneration, the site as identified through the Worthing Core Strategy character, exploiting all reasonable opportunities for consideration to the requirements of the Framework.