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.

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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 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 development on the seafront. 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. this must be seen in the context of the existing historic 2011. enhancement. Where appropriate, innovative and character of the surrounding area. contemporary design solutions will be encouraged. The settlement structure, landscape features and National Planning Practice Guidance 2.15 Reflecting those objectives for the redevelopment • 2.9 The current building has limited architectural merit, of the former Worthing Aquarena, the following buildings which represent the historic character of Worthing should be maintained; preserving and 2.4 The recently published National Planning Practice it currently does not provide a quality road of sea development principles have fully informed the proposed enhancing existing assets. Where the quality of the Guidance (NPPG) supplements those over arching frontage and pedestrian links are poor. It also has poor development. existing building(s) or local character is weak, solutions objectives of the National Planning Policy Framework. relationship to Beach House. However, the site occupies • ‘Delivery of a new public swimming pool need to be sought which raised overall quality. Those elements of the NPPG that are considered most a gateway location and is a key regeneration site. It has • Promote a vibrant mix of uses, potential acceptable uses • Design should encompass well-structured streets that are pertinent in the preparation of this Visual Impact a role to play in the delivery of the Active Beach Zone on the site include hotel, café/restaurants, residential, safe, pedestrian friendly, with an accessible lay-out and Assessment relate to the importance of good design. which forms part of the Worthing Seafront Strategy supporting retail and leisure (2007). • Promote an outdoor water play area that will increase permeability throughout the borough. • Opportunity for a landmark building, within the context Development lay-outs, pedestrian environments and 2.5 The guidance provided by the NPPG in relation to each if the surrounding historic character public spaces should be designed in a manner which of these areas has been considered fully, alongside the 2.10 This is an excellent opportunity to develop a building • Phased to ensure that the existing swimming pool maximises connectivity and actual and perceived corresponding sections of the National Planning Policy of architectural merit in its own right, with a landmark building acting as a catalyst for the regeneration of remains open during construction of the new pool.’ safely. This will be achieved by carefully arranging Framework, in the preparation of this Visual Impact buildings, spaces and access points to maximise natural Assessment. other areas of the town. A development brief has been prepared by GVA Grimley which sets out the 2.16 Overall, it is considered that the proposed surveillance, making good use of natural and artificial development and design principles’. comprehensive redevelopment of the former Worthing light and ensuring that the mix of uses and dwelling Aquarena – coupled with the recently completed types contributes positively to the area. 2.11 The proposed comprehensive redevelopment of the Splashpoint Leisure Centre – has been fully informed by • New development should factor the site’s physical former Worthing Aquarena has considered fully those the Council’s objectives for the redevelopment of ‘Area of features and resources into the design, considering wind ‘Challenges and Solutions’ that are identified within Change 1’. direction and solar orientation when designing streets the Worthing Core Strategy 2011, and has been fully and buildings to minimise energy demand’. informed by those conclusions of the accompanying 2.17 Policy 13 The Natural Environment and Landscape Worthing Seafront Strategy (2007) and site specific Character: development brief prepared by GVA Grimley.

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2.18 Reflecting the prominence of the proposed development Tall Buildings Guidance SPD site as the ‘eastern gateway’ to Worthing Town Centre and as part of the ‘Active Beach Zone’, as well as the 2.22 Further to those policies contained within the Worthing significant regeneration opportunity presented by the Core Strategy 2011, which seek to guide development site, full consideration has been given in the preparation proposals within the Borough, Worthing Borough of this Visual Impact Assessment to Policy 16 of the Council have adopted a number of Supplementary Worthing Core Strategy 2011. Planning Documents that provide further guidance. Of those Supplementary Planning Documents that Worthing Local Plan 2003 (Saved Policies) have been prepared and adopted by Worthing Borough Council, due to the nature of the proposed 2.19 The following ‘Saved Policies’ of the Worthing Local Plan comprehensive redevelopment of the former Worthing 2003, supplement those spatial policies of the Worthing Aquarena, it is considered that the Tall Buildings Core Strategy 2011, and have therefore been considered Guidance SPD is fundamental in the consideration of in the preparation of this Visual Impact Assessment. visual impact of the proposed development. These relevant ‘Saved Policies’ relate primarily to the built environment and design quality. 2.23 The Tall Building Guidance SPD (November 2013) seeks to ‘provide clear and consistent guidance on the design 2.20 Saved Policy BE1 of the Worthing Local Plan 2003, and location of tall buildings in Worthing’. encompasses the principle objectives of the Local Plan 2.24 For the purpose of this Visual Impact Assessment, it is in relation to the promotion of high quality design in the strongly contended that the element of the Tall Buildings built environment, and states: Guidance SPD that is most pertinent in the assessment i) The architectural composition, including external of Visual Impact of the proposed development is the appearance and character, achieves a good standard assessment criteria provided within Parts 3 and 4 of of design and is compatible with its surroundings or the SPD, which address locational and design criteria enhances the appearance of the locality. respectively. ii) The siting, layout, density, orientation and prospect take full account of the characteristics of the site and its 2.25 Full details of these criteria are provided within the surroundings. Council’s Tall Building Guidance SPD and are analysed iii) The form and character, including height, massing, scale in full with the separate Urban Design and Landscape and proportions are compatible with its surroundings or Statement by PM Devereux. enhance the appearance of the locality. iv) The relationship between built forms and the open Guide to Residential Development SPD spaces surrounding them is compatible with the character and appearance of the locality. 2.26 Further to the Council’s Tall Building Guidance SPD, Worthing Borough Council have also adopted a Guide 2.21 This Visual Impact Assessment has considered the to Residential Development SPD. Therefore, due to the proposed comprehensive redevelopment of the former nature of the proposed comprehensive redevelopment Worthing Aquarena against those requirements of Saved of the former Worthing Aquarena as predominantly Policy BE1 of the Worthing Local Plan 2003. residential, full consideration has been given to the Guide to Residential Development SPD in the preparation of this Visual Impact Assessment.

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Visual Impact Assessment 3 Methodology

3.1 The visual impact assessment considers the indirect Sources of Information Photography 3.16 These are further classified as to whether views are effects on public perception of landscape in terms of filtered where there is a degree of intervening vegetation change to landscape character or as a result of a visual 3.7 The results of desktop studies and site surveys have 3.11 All photographs were taken using a tripod set to a height or other obstruction. impact generated by changes in the views. provided the baseline data for this assessment. Docu- of 1.6m. Generally, a 50mm focal length lens was used, ments consulted include: which is generally recognised to represent the equivalent 3.17 Representative viewpoints within the visual envelope 3.2 The assessment of the public perception of the landscape • I:25,000 Ordnance Survey Bases focal length of the human eye, but some views, which are have been identified and photographs with commentary considers: • Aerial photography taken in 2011 close up views, a smaller lens was used to accommodate are included within the assessment. These are divided • The visual envelope, identifying the location of publicly • Listed Building Record, Worthing B.C. the anticipated height of the proposed towers. The into three separate groups of receptors:- Occupants; pe- accessible points from where the site can be seen (and • Local Interest Buildings Record – Worthing B.C. original photographs were taken in October in condi- destrians/cyclists; and motorists. Each of these groups hence the development might also be seen) and to • Parks and Gardens of Local Historic Interest Record – tions where visibility and light levels were considered of receptors differs in terms of sensitivity, susceptibility, establish the extent and nature of visibility that occurs at Worthing B.C. good, with similar conditions available for the June and significance. For example, motorists have less sen- each location; • Conservation Area Appraisals retakes. Any panoramic views requiring the joining of sitivity to change in the landscape as they are transient • The identification of those who would perceive the • The Planning Portal and Discover Worthing web sites photographs together has been carried out using imaging receptors and the impact upon them is therefore small. changes, including residents and visitors to the area; software, in accordance with the recommendations Residential receptors however, have more sensitivity • Visual characteristics of the proposed structure - heights 3.8 The assessment process is based on the following: within Appendix 9 of the Landscape Institute Guidelines. to change in their landscape as they are static and any and forms; and • A description and analysis of the existing visual charac- change would be constant. Table 1 identifies the three • The magnitude and significance of the perceived changes teristics of the study area; Photomontages receptor groups: in respect of landscape character and quality. • The assumption that the scheme is complete; Identification and assessment of the predicted significant • 3.12 Photomontages have been created using computer-aided Assessment of Predicted Impacts likely visual impacts of the proposed scheme; Visual Impacts design software, whereby a digital model of the proposed An indication of the acceptability of the scheme in visual • development is created. By computer manipulation, the 3.18 In assessing the impact on the selected viewpoints, impact terms. 3.3 Visual impact arises as a result of changes to available rendered model is placed accurately relative to surveyed a number of criteria have been used. These include a views into and within the area. The impact assessment features within the views and digitally superimposed to measure of the view’s importance; the degree of visibility is a subjective judgement on change, or perceptions of Principal Viewpoints create the photomontage images. and prominence from the viewpoint; the sensitivity of change, to available views. The significance of visual the visual receptor and the magnitude of the predicted impacts is related to the sensitivity of viewer groups 3.9 In identifying and selecting the principal viewpoints, the 3.13 A GPS reading was taken at each viewpoint location to impact. affected, and the extent to which effects constitute a aim has been to provide a range of views that illustrate provide a precise coordinate for the view and to ensure change in the perception of the landscape character. the site in context at the local level, mid-range views that a true perspective of the modelled development can Level of Importance and wider views from outlying areas. In selecting the be created. All photomontages have been prepared using Study Area principal viewpoints, the assessment has sought to a fully rendered model of the development, based on 3.19 The importance of the various views have been include views that impact on a range of visual receptors. proposed materials for the buildings and surfaces. This categorised on the following basis: 3.4 A study area comprising of a radial area of 1km from These include: - does not include proposed landscaping. the centre of the development site has been identified to • Views from the principal approach roads; focus the baseline and impact assessments. Based on a • Views from the surrounding residential areas; review of previous work and the nature of the site and • Views from the adjoining retail areas; Visual Assessment Importance Area Views from key tourist destinations, particularly the proposed scheme, impacts on the receptors beyond • National Views from the South Downs Worthing Pier; 3.14 The visual envelope of the existing site, that is where the this study area are likely to be insignificant due to the A.O.N.B. townscape. • Views from the South Downs A.O.N.B.; site can currently be seen from, was ascertained through • Views from the local beaches; a map based analysis of topography and a field survey 3.5 Alternative locations and design options have been • Views that illustrate the impact on the setting of key to identify the extent of available views of the site taking Regional Views from the main arterial routes into account reduced visibility as a result of screening by considered and have been fed back into the Visual listed buildings. into the town and from the key vegetation and existing built development. Assessment as it progressed. transport hubs. 3.10 The selection of principal viewpoints was carried out 3.6 The methodology also draws upon the guidance con- in consultation with Worthing Borough Council. The 3.15 The visual envelope is further developed by reference to tained within the following documents: Council have confirmed that they are satisfied with the the degree of influence of the specific site on the view as District Views from or effecting local conser- final selection of viewpoints, although a few views were follows: vation areas. • Guidelines for Landscape and Visual Impact Assess- slightly repositioned, as requested by the Council on the • Major: the site/development is viewed as being the Views from the town’s principal rec- dominant visual element in the landscape when consid- ment, (First Edition 1995 and Second Edition 2002) the 9th June. reational spaces, including the local ering the view towards it. Landscape Institute and the Institute of Environmental parks, beaches and Worthing Pier. Assessment; • Moderate: the site/development is viewed as being an • Landscape Assessment Guidance (CCP 423), (1993), important element in the landscape when considering Countryside Commission. the view towards it. Local Views from the local road network • Minor: the site/development is viewed as being one of and minor open spaces a number of components that make up a view, but not a dominant feature, when considering the view towards it.

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Visual Impact Assessment Methodology continued

Degree of Visibility and Prominence Magnitude of Impact Significance of Impact Effect of Impact

3.20 The degree of visibility and prominence of the proposed 3.22 The magnitude of the impact is measured in relation to 3.23 In determining the significance of the impact, account 3.24 The assessment will then be summarised, measuring development within the selected viewpoint is measured the extent that changes affect the character and features is taken of the sensitivity of the visual receptor, the im- the impact of the scheme and the level of its effect in the in accordance with the following scales: of the view or landscape, either in a positive or negative portance of the view and the predicted magnitude of the context of the view. way. The following descriptions define the magnitude: impact. Whilst the level of significance is assessed, we have deliberately avoided using terms such as beneficial Vis- Definition Promi- Definition or adverse in describing the overall visual assessments. Magnitude Effect Magnitude Definition ibility nence This approach is because the value judgements in Significant The proposals have a significant 1 Highly 1 Very Prominent Major Leads to a major al- assessing buildings can often be very subjective. Further positive positive impact on the townscape and Visible teration to key elements/ consensus may be achieved by consultation or collec- view features/ characteristics tive judgement from a range of professionals or by the 2 Partially 2 Reasonably Moderate The proposals have a moderate of the view and/or relevant planning authority. What is less open to debate Visible Prominent is whether or not the building will have a substantial, positive positive impact on the townscape and introduces elements moderate or minor impact as this is predicated on recep- view 3 Scarcely 3 Not prominent considered to be totally tor sensitivity and magnitude values. Visible uncharacteristic when set Neutral The proposals have no noticeable change on the townscape and view within the attributes of Significance levels are defined as follows: the receiving landscape or Moderate The proposals have a moderate Sensitivity of Visual Receptors townscape. Significance Definition negative negative impact on the townscape and Moderate Leads to a partial loss view 3.21 Visual receptors include the public or community at Substantial Where there would be a of, or alteration to one large, residents, visitors and other groups of people. In very noticeable and highly Significant The proposals have a significant or more key elements / defining the sensitivity of visual receptors, account has significant negative negative impact on the townscape and been taken of the degree to which they are likely to be features / alteration to the existing view focussed on the landscape or wider setting. The sensitiv- characteristics of the view view or townscape. ity of the visual receptors identified has therefore been that may be prominent categorised as follows: but may not necessarily Moderate Where there would be Cumulative Impacts be considered a clearly noticeable and Sensitivity Visual Receptors to be substantially moderately significant 3.25 The only scheme of a scale and height that is considered uncharacteristic when set alteration to the existing to potentially have cumulative impact is the potential High People visiting recreational or civic within the attributes of view or townscape. developments at Teville Gate (yet to be approved). spaces and users of public footpaths (Planning reference; 10/0852/OUT) The development the receiving Minor Where there would be a and residents whose views or visual provided for the following mix of development; landscape or townscape amenity may be affected. perceptible alteration to Minor Leads to a minor loss of or the existing view or The proposed Development comprises two residential Medium Road users and those travelling by • alteration to one or more townscape, but one of low towers (18 and 13 storeys) situated above two lower train or ferry. key elements / features / significance. buildings which are of a maximum of 6 storeys. The Low People engaged in their everyday characteristics of the view Negligible No discernible change proposed Development would comprise the following mix of commercial, leisure and residential uses: work activities. that may not be unchar- in the existing view or A 9 screen multiplex cinema; acteristic when set within • townscape. • An 88 bed hotel; the attributes • Up to 260 one, two and three bedroom apartments; of the receiving landscape • Restaurants, cafes and bars, and a new foodstore; and or townscape. • A new conference and exhibition centre. Negligible Leads to a very minor loss of or alteration to one 3.26 This development has been considered in relation to the identified views and the effects scrutinised. or more key elements /

features / characteristics of the view that are not uncharacter- istic with the surrounding landscape or townscape - approximat- ing the “no change” situation.

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Visual Impact Assessment 4 Site Location and Description

The Location Existing Site 4.9 Along the seafront, within Marine Parade and New 4.15 The town contains a rich variety of historical spaces, Promenade, buildings are typically around 3-5 storeys added through its periodic development, which include: 4.1 The site is situated between the northern side of the 4.4 The site comprises a large, detached building of a in height, reflecting the importance of this area as a key • Amelia Park – A Regency Park located to the west promenade and Brighton Road within the County of rectilinear formed pool with a decked car park on two leisure destination and a transitional route to the town of the town centre, built together with the grade II* East Sussex, and within the administrative area of Adur levels, adjacent to Merton Road, which extends as centre. listed Park Crescent. Borough Council, as shown on Figure 1. The scheme lies an ‘L’ shaped fronting Brighton Road. The pool is an • Steyne Gardens – Located along the historically approximately 650m east of the centre of Worthing on incongruous urban form that bares no relationship to the 4.10 In terms of its relationship to the surrounding context, important north-south axis. Rapid expansion took the eastern approach to the town. surrounding urban structure and context. It lies between the site again sits at the cusp of a general transition in place in the late 18th century and the first decade the promenade and Brighton Road to the north. Merton the scale and massing of buildings between the central of the 19th. In this period, buildings on Warwick Landscape / Urban Character Road runs to the east connecting the promenade with and peripheral zones of the town. Road were developed, and the Steyne was laid out Brighton Road and the new swimming pool completes between Warwick House (circa 1775, demolished 4.2 The Countryside Character Map of England defines the forth and western elevation. The area is primarily Movement in 1896) and the seafront. Georgian terraces to the Worthing within the South Coast Plain (Character Area residential in character with some commercial uses west and Warwick Buildings to the east surround 126). The area includes the urban developments of along the main road. This creates a strong street block 4.11 There are currently pedestrian and cycle routes along these elongated gardens. Portsmouth, Worthing and Brighton, linked by the A27/ character which the proposals seek to emulate and the promenade and Brighton Road. These are key to • Liverpool Gardens – A Regency Park, located M27 corridor running through a flat, intensively farmed reinforce. The majority of blocks, which lie to the north the town’s connectivity to the east but due to the lack of adjacent to the town centre. coastal plain. These urban areas tend to merge into an of Brighton Road, have varying degrees of density with activity on the seafront and poor lighting, this stretch • Heene Terrace – A grand Victorian interpretation extensive shoreline ribbon development. terraces, semis and detached mansion block typologies, of the promenade is a poor environment after dark for of a Regency green space, located to the south west The coastal area divides into a lower and upper coastal but all have a similar street character. The exception is those users. of the town centre facing the Marine Promenade. plain. The lower plain lies between 10-15m AOD and the the blocks on the sea front which have a unique relation- • Broadwater Green – developed in the early 18th upper plain at approx. 30-40m AOD. Views north tend to ship with the streets. Due to Brighton Road cutting in 4.12 Splashpoint’s frontage is to the north and setback from century for cricket, in association with the emer- be contained by the rising dip slope of the South Downs to the town’s grain, a ‘wedge’ of development is created the main road leaving it adrift from the main flows but gence of the local Broadwater Cricket Club. and seaward views tend to lack depth and perspective, from the east. This manifests itself in a green space at forms a good gathering space. • Marine Parade – Esplanade developed within the particularly from within the lower coastal plain. Trees its narrowest point, growing to a five storey residential early 19th century in association with Worthing’s are generally not a dominant feature in the landscape, block, then a single height garage, followed by a 5 storey 4.13 Vehicular traffic currently accesses the site from a growth as a seaside resort. although significant woodland areas lie to the north residential block. A 100 x 40m block of terraces address lower ground floor level, off Merton Road, but generally west of Worthing. Agriculture is generally characterised the sea and Brighton Road before arriving at the site. only two sides of the site are passed by traffic. The half 4.16 Other more recent recreational spaces include Denton by arable farms and intensive horticultural operations. basement carpark has a poor relationship with the street, Gardens, Beach House Park, Homefield Park, and Low growing scanty vegetation and shingle beaches are 4.5 Travelling west from the site is the new Splashpoint pool making pedestrians walk along a blank and hollow Victoria Recreation Ground. typical of the coastline land cover. and Beach House, sat in its gardens. Both have a far façade. more civic character than the rest of the area and seem to 4.17 the town includes some more recently improved hard Topography break the urban fabric before arriving at the denser town Public Realm spaces along South Street and Liverpool Road. core. 4.3 The majority of the built up area of Worthing lies below 4.14 The public Realm within the locality can be divided 4.18 Whilst the public realm treatments within many of the 20m AOD within a largely flat landform that forms the 4.6 Due to its proximity to the civic forms and open spaces, into a series of streets, squares, and open spaces, as streets of Worthing are of an average quality, the quality plain along the south coast. To the north of the town, the site must be seen as a strong contender for a gateway identified within Figure #. The majority of these are of a of the streetscape is lifted by the distinct vernacular and the land rises up towards the residential area of High node in the town’s eastern character, announcing a step historic importance. As Figure 9 indicates, the town has intimate scale of the buildings and boundary treatments, Salvington, with the settlement reaching a height of 115m up in density and town character. The site sits at the developed a coherent open space framework, connected and the provision of street trees and garden planting. AOD. Immediately to the east of this, the urban area apex of a transition in the town’s urban grain between by a network of routes with active frontages providing stretches north along the Findon Valley, the settlement the surrounding residential areas, and the town centre. continuity and enclosure. Further, the site sits at the 4.19 The quality of the public realm within the more historic lying within the valley that defines the route of the A24. periphery of this network; however this periphery is cur- spaces is much higher and derives from the composition To the north of the town, the land rises to form the Scale and Massing rently blessed with an abundance of quality open space. of high quality historic buildings, the layout and land- South Downs, a landscape of rolling hills and valleys that scaping of the open space, and traditional detailing of the affords views over the coastal plain and out to sea. To the 4.7 The scale and massing within and around the site vary street furniture. north west of the town, Highdown Hill rises to a height between 2-9 storeys, with a residential block forming the of about 80m AOD and provides excellent views of the largest massing element adjacent to Brighton Road. 4.20 The site is located amongst this high quality open space town. Similarly, to the north of the town, Cissbury Ring, framework. There is no public realm within the site, as the site of a former Iron Age hill fort, rises to about 180m 4.8 Immediately surrounding the site, the new Splashpoint the existing building forms the majority of the site. The AOD. The hill is clearly visible from parts of the town Pool is between 3-5 storeys in height. Along Madeira boating lake which used to front onto the promenade centre and provides elevated views over the town. The Avenue, Farncombe Road, Seldon Road and New Parade was removed at the time of building the new pool and is site itself is largely flat at a height of 5-6m AOD. buildings are typically around 2- 5 storeys in height (5 now acting as a temporary car park. being rare, an out of place commercial unit), reflecting the residential character of East Worthing. 4.20 Whilst the public realm along the promenade is of a good quality, it is also undermined by a lack of lighting, seat- ing and width, creating a tension at some points between different users.

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Baseline Conditions Site Location Continued....

4.21 The route along Brighton Road is quite narrow and the 4.28 Views of the town skyline are available on approaching path is separated from the road and car park with barri- the urban area from the west along the A2032, below ers, funnelling users along to the crossing point, creating Highdown Hill, although these are just momentary, a poor pedestrian environment. before being screened by woodland vegetation. The town skyline is perceived more clearly from the beaches to 4.22 On this basis the site forms a void within the high quality both the east and west of the town. Low level views over public realm and open space framework that surrounds the town are available from Shoreham Beach in the east it and will seek to improve the connectivity of the wider and from the beach at West Worthing to the west of the area. town centre.

Landscape Features: 4.29 Elevated views over the town are clearly available from the higher ground of the Sussex Downs, including views 4.23 Existing landscape features on the site are limited to from Highdown Hill and Mill Hill, where the scale of 3 semi-mature trees and ornamental shrubs within a built form within the town can be readily understood. rockery planting bed (species to be confirmed). It is The urban area is predominantly 2-storey in height with overgrown and holds little amenity value considering the a perceptible increase in scale along the seafront, where quantum of trees to the east and west of the site. a mix of traditional and modern buildings rises to 4 and 5 storeys, with occasional blocks of 8 to 9 storeys Legibility in height. Isolated residential blocks of 12-14 storeys in height punctuate the suburban areas and a number of 4.24 The site and its surroundings currently suffer from poor institutional buildings and multi-storey car parks are vis- legibility. The site forms the main gateway into the town, ible, adding significant scale and mass to the built form. either from a pedestrian or cyclist on the promenade, or from vehicles entering the town from the east, along 4.30 The elevated views set the town skyline in context with Brighton Road. The sea forms a physical barrier which, views of the sea and the chalk cliffs visible on the horizon when combined with the public open spaces to the site’s to the east. The perception of the skyline changes with west, separates the East Worthing from the town centre. the level of these views. The lower level views, for exam- Thus, the site is positioned adjacent to the bridging point ple from Lambley’s Lane next to the retail park on the of this barrier, forming the gateway to the town, but a A27, emphasise the residential blocks along the coastal gateway that is understated. road as clear landmarks against the backdrop of the sea, whereas the higher elevated views tend to flatten these 4.25 The pedestrian/cyclist experience along the promenade individual landmarks. has no finial or goal. The new Splashpoint pool is not a prominent landmark and although does define the edge 4.31 The Worthing skyline will be perceived in conjunction of the public persona of the waterfront, it doesn’t act as a with the other coastal settlements of Shoreham and draw. Hove from as far away as Brighton, as the coastline curves to the south. In clear conditions, the Worthing 4.26 The treatment of the public realm is key. An improved skyline is likely to be just visible from Brighton Pier, surface and lighting strategy will be important but a key beyond the Shoreham Power Station, which forms the node on the waterfront occurs to the south east corner of dominant landmark on the skyline to the west. The view the site. from the pier is dominated by the Brighton sea front and individual buildings as far away as Worthing, a distance Town Skyline of 16-17km, will be difficult to pick out.

4.27 The town skyline is not readily visible from the main approaches to the town. The main route from the north, along the A24, follows the Findon Valley and does not afford significant views of the town skyline. The main approaches from the east and west, along the A27, follow the base of the South Downs and open views of Wor- thing’s skyline are restricted by woodland cover to the west and by the urban form lining the coast to the east.

Existing Aerial Photo Showing Site Boundary

9 Aquarena Visual Impact Assessment | July 2015 10

Figure 1 Open Spaces & Movement

Legend

Site Boundary

Town Centre Core

Public Squares/pedestrianised areas

Parkland/Open space

Recreation

Railway

Footpath/cycleway

Gateway or node

revision: - job no: 1010069 status: Planning client: Roffey Homes drawing no: Figure1 drawn by/date: dw title: scale: As shown check by/date: dw Open space and movement analysis Aquarena Visual Impact Assessment | July 2015 11

Figure 2 Existing Heights

Legend

The Site

Railway

Not Surveyed

Sea Level

1-2 Storeys

3-4 Storeys

5-6 Storeys

6 + Storeys

revision: - job no: 1010069 status: Planning client: Roffey Homes drawing no: Figure2 drawn by/date: dw title: scale: As shown check by/date: dw Existing Heights Figure Ground Aquarena Visual Impact Assessment | July 2015 12

CONSERVATION Figure 3 AREA View Site Analysis

RETAIL BUFFER ZONE

POTENTIAL VEHICLE ACCESS

BRIGHTON ROAD View NO BUILD ZONE NOISE

PUBLIC SQUARE

SUB STATION EXTENSION? 2 STOREY VICTORIAN HOUSES

View LISTED BUILDING THE SITE

4

STOREY BLANK FACADE

POTENTIAL FOR SERVICE ROUTE PUCLIC REALM IMPROVEMENTS OUTSIDE SITE

SPLASH POINT

PREVAILING WINDS

View

revision: - job no: 1010069 status: Planning client: Roffey Homes drawing no: Figure 3 drawn by/date: dw title: scale: NTS check by/date: dw Site Analysis Devereux Architects Aquarena Aquarena Visual Impact Assessment | July 2015

Visual Impact Assessment 5.0 The Principal Viewpoints

Principal Viewpoints View 6: View 11: View 15: Splashpoint open space looking east New Parade looking west Mill Hill on the South Downs looking south west 5.1 These views have been verified by Worthing Borough The new open space signified the beginning of the Active This view shows the transition between the residential and This view is from the car park on Mill Hill, in the Adur valley Council as locations which demonstrate the scheme from Beach Zone character area but seems to lack cohesion with the civic parts of the seafront and is again characterised by the just north of Shoreham in the South Downs National Park. The local and outlying locations, in and around Worthing, pool, the remnants of the beach chalets and shelters blocking open sea views. The horizontal form of Splashpoint is a river is visible in the foreground and the imposing Lancing with some repositions occurring in June 2015. the majority of the open space and the pool’s long façade. The dominant feature in the view with the blank façade reaching College Chapel visible to the north (right) of shot. It shows view is characterised by open sea views. out over the promenade. Although the build is well announced the strategic gap between Shoreham and Lancing and how View 1: it does not relate to its eastern aspect, creating an opportunity the Downs seem to run down almost to the sea. The Worthing End of Worthing Pier View 7: to mask its bleak flanks. The promenade also noticeably turns skyline is visible but nothing is notable and a number of other This view gives an impression of the East Worthing sea eleva- Promenade by Beach House frontage looking at this point to head towards the town centre, attractions and large-scale residential blocks are visible along the seafront tion, only available from here or from the sea. It highlights the east pier which can be seen on the horizon. The gable ends of the back dropped by the sea. extent of what is considered the active beach zone and how the This is an up close picture of the new pool showing how it pastel coloured 3 storey terraces are bookended with small new Splashpoint pool sits in the landscape. It also shows the addresses the promenade. Any scheme over 5 storeys would turrets. Their form is unique to the Worthing and the setting. View 16: light coloured emphasis many of the coastal buildings have be visible behind. It also highlights the prominent cantilevered The green space is also noticeable providing a good backdrop Lancing looking south from the South Downs and the build up from 2 storeys to 6 when travelling west. section and how far over the promenade it sits. and separation from the promenade for the houses. This view is again from the edge of the South Downs just North of Lancing. Roofs of the Industrial area are notable in View 2: View 8: View 12: the foreground as well as the green belt separating Lancing Pier and promenade junction looking east Beach House Gardens looking east Brighton Road and Seldon Way looking west and Worthing. A few buildings punctuate the skyline, includ- This view is taken from the pier near the promenade. By being A close up view of the new pool looking east, parallel to This photo just east of the Brighton bound bus stop shows the ing the hospitals’ chimney stack. There is a notable increase in closer to land it closes up the sea elevation leading to the site the promenade. This view also highlights the challenge of much wider road width. This strip of commercial units acts as mass of the townscape in East Worthing, such as Westminster allowing far less context. It shows how inconspicuous the new designing a building which has to sit behind such a striking a local convenience shopping location with no real townscape Court, Hampton Court, Premium/Esplanade Court and the pool is. form which is out of character with the rest of the residential or presence and a visual clutter of signage and different chimney of the old pool. buildings. colours. The extent of trees planted along the terrace, help to View 3: soften the building line and mass. In this view you are discon- View 17: nected with the new pool and town and there is no sense of The promenade at The Steyne, looking east View 9: Highdown Hill destination or depth. This view is from Brighton Road looking east towards the site Brighton Road & Beach House car park looking Highdown Hill is a prominent area of higher ground on the where the pedestrian edge of the town centre ends. It demon- edge of the Sussex Downs and to the north west of the town. east View 13: strates the lack of a gateway feature on the eastern approach. This view is much closer to the new pool’s northern elevation. A series of public footpaths lead up to the top of the hill, not In this view the church and three storey corner blocks are the Its entrance is still inconspicuous, sitting back from the main Brighton Road and Ham Road looking west least from the nearby High Down Gardens, a garden of local As you round the corner on the eastern approach this is dominant features. The road is straight and has no sense of road, and no legible connection with its front doors. historic interest. The viewpoint lies within the Sussex Downs depth. the eastern beginning of Worthing. The buildings begin to National Park and affords clear elevated views over Worthing appear on your left instead of the sea and the scale rises from View 10: and beyond to the sea. The chalk cliffs beyond Brighton can View 4: 2 storeys up to 5 and then 6. The horizontal emphasis is lost be made out, emphasising the sweep of the coastline to the Brighton Road & Farncombe Road looking south and the skyline begins to be punctuated but still lacks any real east. The urban area of Worthing is perceived as relatively flat, The Steyne and Marine Parade looking east One of the perpendicular routes down to Brighton road is presence but the open sea views are the main focus. although larger scale buildings can be clearly seen along the This close view looks east from the promenade at the eastern Farncombe Road which has large 3 storey mansion block seafront, their outlines silhouetted against the sea. corner of the Steyne open space. It shows how inconspicuous housing as its most common typology. The route is however View 14: the new pool is. If the picture was taken from the other side heavily tree lined with good screening and wind reducing of the road the site would not be visible due to the buildings, capabilities. The view of the scheme is not apparent until you On the beach near Regency Square, Brighton View 18: landform and directness of the route. The sky and sea views reach the junction. The proximity of the sea is also not clear looking west Lambleys Lane are the main focus. with no sense of destination along the road and the car park The picture is taken from an elevated pier in the beach near This view is from the junction of a footpath and Lambleys crash barrier is at eye level blocking its visual connection. to some beach fair attractions and other tall buildings on the Lane. The view is the most direct north road of the project site. View 5: sea front and is again characterised by the open sea views. It shows the industrial areas in the foreground and chimneys Brighton Road & Warwick Place looking east View 10a: Sussex Heights is just behind the photo. It highlights the from the hospital. It also highlights the general buildup of down-scaling of Brighton’s townscape towards Shoreham and Taken from what seems like the end of the built up town Brighton Road & Madeira Avenue looking south massing on the seafront and the taller elements punctuating the incinerator stack which is a very noticeable feature on the the skyline. centre, before Denton and Beach house Gardens, it highlights Madeira Avenue runs parallel with Farncombe Road and landscape. The coastal plain of Shoreham East to Lancing how the pool is lost in the streetscape. The chimney and 5 perpendicular to Brighton Road. It is mostly populated with is almost nonexistent in the view before a steady build up storey brick building are the main features in the view. semi-detached and detached two storey houses from the for Worthing. Several buildings break the skyline along the Victorian and inter-war era. The photo is taken from the very view almost like mileposts along the route but as Worthing is end of Madeira Avenue and just features some of the existing almost 14km away nothing of its townscape is discernible. vegetation along the northern side of Brighton Road. The disused pool is partially masked by existing vegetation but its blank facades and chimney are still apparent. The space between the two pools is cluttered, uninviting and incomplete. The shops to the east are disconnected to the west part of the town with the inactive frontage dividing the townscape.

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Photo Location October 2014

Photo Location June 2015 1

revision: - job no: 1010069 status: Planning client: Roffey Homes drawing no: Figure 4 drawn by/date: dw title: scale: NTS check by/date: dw Local Photo Locations Aquarena Visual Impact Assessment | July 2015 15

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The Site

revision: - job no: 1010069 status: Planning client: Roffey Homes drawing no: Figure 5 drawn by/date: dw title: scale: NTS check by/date: dw Outlying Photo Locations Devereux Architects Aquarena Aquarena Visual Impact Assessment | July 2015

Visual Impact Assessment 6 The Potential impacts

Construction Impacts Scale and Massing Public Realm Legibility 6.1 Whilst the proposals have been designed to a substantial 6.5 The proposal comprises of six buildings amalgamated 6.10 The layout of the proposals creates two distinct spaces level of detail, it is difficult to predict with certainty the into two forms addressing their respective elevations. but must also address a promenade, an existing civic 6.16 The proposals would improve the overall legibility of methodology that will be adopted for construction of These are made up of a twenty storey tower stepping space and two street facades. The residential landscape the settlement of Worthing by providing a landmark the development. Notwithstanding this, it is possible to down to a seven and five storey block on the front. The on the terrace, courtyard and streetscape will take cues development in terms of scale and visual appearance, identify some broad impacts that may arise during the five storey block wraps along Merton Road and then from the local materials, forms, plants and previous uses which is visible from the surrounding outer areas and construction phase: steps up to nine storeys which addresses the urban to generate a bespoke scheme, creating gardens on which the town centre. By marking this gateway, users of the • Visual impact of construction traffic removing demoli- square and the new pool. The entire development will be to look through, down upon and out from, with differing town’s environment would perceive the location of tion waste and haulage of general construction materials serviced by an underground parking garage which will levels of exposure and privacy. an important arrival point into the town centre, thus into the site; also include some public parking. improving the wider legibility of the town. As indicated • Visual impact of construction works, including visibility 6.11 A courtyard and terrace for the ‘on plot’ landscape above, the proposals would improve the user journey of tall cranes on the skyline, erection of steelwork and 6.6 The 4/5 storey element is generally in keeping with will create high quality urban spaces with new trees into and out of Worthing for the better, in that through general building works visible above site hoardings; the scale and massing of the existing buildings along and plants which will increase the ‘green amenity’ for the provision of new buildings and public realm, the • Impact of site hoardings at street level on the quality of the east-west axis of Brighton Road including the new residents and the general public. main route to the town would actively engaged with a the streetscape; Suffolk House, thus emphasising the transitional route continuous built form. The landmark towers and the new • Visual impact of site lighting during construction phase. to the town centre. 6.12 The streetscape will improve the paths along Merton public realm elements would emphasise the route along Road, which are narrow and are right up against the the promenade, the site as a link in the chain towards the 6.2 The total construction period is estimated to be ap- 6.7 Whilst the lower base of the development is of a similar schemes’ outer walls. The edge is to be planted giving town centre, acting as visual markers to draw pedestrian proximately 1-2 years, during which time there will be scale to existing buildings within the site, the proposals residents a privacy threshold. The Brighton Road front- visitors arriving in the town and at the seafront. Further- tall cranes and construction works clearly visible over would result in a greater mass of built form. Notwith- age is also narrow, so the landscape seeks to provide a more, the two residential towers would be clearly visible quite a wide area, including from the Sussex Downs standing this, the provision of glazed elevations broken buffer between pedestrians and the traffic, using street from the main vehicular entrance corridor of Brighton National Park. The site occupies a gateway site into the up with articulation would reduce the impact of the furniture and planting to provide a permeable, but se- Road. The provision of the landmark towers close to an town centre and the works will be prominent to road building mass. cure edge. Both roads will benefit from having increased important nodal point of a number of pedestrian routes, users both entering and leaving the town as well as to surveillance and active fronts. There is potential to use serves to improve the overall legibility of the pedestrian passengers using the south coast railway line. 6.8 Whilst the provision of the 20 storey tower far exceeds an under utilised part of the road to increase the public environment, through the site, and within the surround- the scale of surrounding buildings, the impact of this realm and therefore increase the division of car/person ing town centre environment. 6.3 The site presents a poor image of the town on approach- mass would be broken up through the provision of glazed interaction. ing the centre along Brighton Road and it is quite elevations and articulation when viewed from east to the west, or south from the main road. Indeed, it is consid- possible that construction works on the site would be Movement perceived locally as a sign of positive regeneration. Not- ered that the vertical emphasis would provide a balance withstanding this, the construction phase is likely to lead to the horizontal building mass of the surrounding 6.13 The proposals would result in a significant improvement to a moderate negative impact, albeit over a temporary perimeter block and new pool and provide a landmark to the surrounding movement framework. There would period. on the coast. be a highly significant improvement to the quality of the pedestrian route around the site. The existing route 6.9 A 9 storey element provides a local landmark on the Townscape Impacts has a poor edge condition and is not well overlooked. Brighton Road. It is set back from the frontage and also The new route would be of a much higher quality, given has the 5 storey building wrap around its north eleva- 6.4 Urban Grain / Pattern (refer to Figures 11 and 12) that it will be enclosed by glazed ‘active’ frontages, with tion, reducing the feeling of height at he roadside. Where The proposal would create a building that would provide entrance points, and the inclusion of active uses such as the 20 storey tower provides a landmark building the 9 clearly defined frontages, to Brighton Road, Merton retail, residential and cafes. Thus the proposal ensures storey element acts as a gateway to and from Worthing Road and the promenade, as well as providing enclosure the provision of a strong internal/external relationship at a much more local level. The 9 storey element does not to the swimming pool entrance, thus strengthening the allowing activity to transcend the boundaries of the compete with the 20 storeys, but compliments the exist- physical composition of the urban perimeter block. The building. built form defines a courtyard and terrace space. Such an ing townscape and build-up of height in east Worthing. It helps to anchor the taller element whilst remaining urban form is consistent with the urban block principles 6.14 The existing pedestrian route along Merton Road and subservient. clearly present within the town centre, in that it creates the promenade would also be significantly improved a better definition and enclosure to the surrounding through the provision of tree planting and street lighting streets. The proposals would define a block approxi- to define pedestrian desire lines, enclosing the route with mately 100 metres by 140 metres in area, such a block glazed elevations providing views into and out of the size is consistent with the block sizes prevalent within ground floor units. the town centre to the south. 6.15 The proposals would emphasise the importance of the route hierarchy of Worthing for the better. The provision of new buildings and public realm would direct and draw pedestrian movement along the promenade, towards and away from the town centre, whilst addressing the public entrance to the pool.

16 Devereux Architects Aquarena Aquarena Visual Impact Assessment | July 2015

Visual Impact Assessment 7 The Assessment

7.1 Following are the tabulated assessment criteria and the results of each criteria from each tested view of the com- pleted scheme, which follow this page.

Key: Level of Importance N = National, R = Regional, D = District, L = Local On site Visibility Evaluation 1 = Highly Visible, 2 = Partially Visible, 3 = Scarcely Visible On site Prominence Evaluation 1 = Very Prominent, 2 = Reasonably Prominent, 3 = Not Prominent On site Context Evaluation 1 = Major change in Character of view, 2 = Moderate change, 3 = Negligible change, 4 = Not visible Determination of Significance: Substantial - Where there would be a noticeable and highly significant alteration to the existing view or townscape. Moderate - Where there would be a clearly noticeable and moderately significant alteration to the existing view or townscape. Low - Where there would be a perceptible alteration to the existing view or townscape, but one of low significance. Negligible - No discernible change in the existing view or townscape Determination of Effect: Significant positive Where there would be a noticeable and highly significant positive impact to the existing view or townscape. Moderate positive Where there would be a noticeable positive impact to the existing view or townscape. Neutral Where there would be no noticeable change to the existing view or townscape. Moderate negative Where there would be a noticeable negative impact to the existing view or townscape. Significant negative Where there would be a noticeable and highly significant negative impact to the existing view or townscape.

17 Devereux Architects Aquarena Aquarena Visual Impact Assessment | July 2015

Viewpoint Description Level Of On site On site Magnitude Receptor Significance Cumulative Effect Effect Location Importance Visibility Context Sensitivity Ref. Evaluation Evaluation 1 End Of Worthing Pier, Looking East. D 1 1 MAJOR HIGH SIGNIFICANT NO EFFECT SIGNIFICANT POSITIVE 2 Pier And Promenade Junction, Looking D 2 2 MAJOR HIGH SIGNIFICANT NO EFFECT SIGNIFICANT POSITIVE East. 3 Brighton Road & The Steyne, Looking East R 3 1 MODERATE HIGH MODERATE NO EFFECT MODERATE POSITIVE 4 The Steyne And Marine Parade, Looking L 2 1 MAJOR HIGH MODERATE NO EFFECT SIGNIFICANT POSITIVE East 5 Brighton Road & Warwick Place Looking R 2 2 MODERATE HIGH MODERATE NO EFFECT MODERATE POSITIVE East 6 Splashpoint Open Space Looking East L 1 1 MAJOR HIGH SUBSTANTIAL NO EFFECT SIGNIFICANT POSITIVE 7 Promenade By Beach House Frontage L 1 1 MAJOR HIGH SUBSTANTIAL NO EFFECT SIGNIFICANT POSITIVE Looking East 8 Beach House Gardens Looking East L 1 2 MAJOR HIGH SUBSTANTIAL NO EFFECT SIGNIFICANT POSITIVE 9 Brighton Road & Beach House Car Park R 2 2 MODERATE HIGH MODERATE NO EFFECT SIGNIFICANT POSITIVE Looking East 10 Brighton Road & Farncombe Road Looking R 2 2 MODERATE HIGH SUBSTANTIAL NO EFFECT MODERATE POSITIVE South 10a Brighton Road & Madeira Avenue R 1 1 SUBSTANTIAL HIGH SUBSTANTIAL NO EFFECT MODERATE POSITIVE 11 New Parade, Looking West L 1 1 MAJOR HIGH SUBSTANTIAL NO EFFECT SIGNIFICANT POSITIVE 12 Brighton Road And Seldon Way, Looking L 2 2 MINOR HIGH MINOR NO EFFECT MODERATE POSITIVE West 13 Brighton Road And Ham Road, Looking R 2 2/3 MODERATE HIGH MODERATE NO EFFECT SIGNIFICANT POSITIVE West 14 Brighton Beach Near Regency Square, R 3 3/4 NEGLIGIBLE HIGH NEGLIGIBLE Neutral impact. Just visible above skyline over NEUTRAL Looking West hinterland to north of the application site. 15 Mill Hill On The South Downs, Looking N 3 3 NEGLIGIBLE HIGH NEGLIGIBLE Neutral impact. Read above the backdrop of ex- NEUTRAL South West isting development to the north of Worthing with significant visual separation from application site. 16 North Of Lancing on the South Downs, N 3 3 NEGLIGIBLE HIGH NEGLIGIBLE Neutral impact. Both developments are visible but NEUTRAL Looking South are read in isolation 17 Highdown Hill, West Worthing N 3 3 NEGLIGIBLE HIGH NEGLIGIBLE Neutral impact Teville seen in the foreground with NEUTRAL proposed development on the seafront. Due to separation buildings are read in isolation 18 Lambleys Lane, Worthing N 3 3 NEGLIGIBLE HIGH NEGLIGIBLE Neutral impact. Seen in the context of other NEUTRAL taller/vertical expressions in the townscape.

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Existing View

Location Plan

VIEWPOINT 1:- End Of Worthing Pier, Looking East. Legend

5m AOD Distance to site - 772m Grid Reference :- TQ 15047 02100 Site Boundary EASTINGS :- X 515047 NORTHINGS :- Y 102100 LAT :-50.807040 LON :- -0.36858380

There is a major step change to the view with the increased mass of the development with the new Photo Location June 2015 tower. The lower elements have similar heights to Westminster House so . The tower is a significant positive change to the view as it landmarks the pool and end of the Active Beach Zone. It creates interest and a destination on the seafront. Its slender vertical form contrasts the new pool whilst not competing with its elevation. Splashpoint Pool has the sense of being on the fringes of the town centre, rather than at its the heart. The new development will reinforce the town centre edge to include the pool, which would be a positive outcome. EFFECT:- Significant positive

Location Plan Devereux Architects Aquarena Aquarena Visual Impact Assessment | July 2015 20

Existing View

Location Plan

VIEWPOINT 2:- Pier And Promenade Junction, Looking East. Legend

5m AOD Distance to site - 684m Grid Reference :- TQ 14989 02326 Site Boundary EASTINGS :- X 514989 NORTHINGS :- Y 102326 LAT. :- 50.809084 LON :- -0.36932945

Only the tall element of the proposals is visible, and is the most striking form on the seafront. Photo Location October 2014 Although it is taller than the existing datum and a major change on the seafront, it does create a landmark, significantly improving the legibility of the town. Its slender vertical form giving a somewhat flat townscape a punctuation point relative to its context. Materiality is similar to the existing coastal typologies. EFFECT:- Significant positive

Location Plan Devereux Architects Aquarena Aquarena Visual Impact Assessment | July 2015 21

Existing View

Location Plan

VIEWPOINT 3:- Brighton Road & The Steyne, Looking East Legend

5.5m AOD Distance to site - 483m Grid Reference :- TQ 14914 02605 Site Boundary EASTINGS :- X 514914 NORTHINGS :- Y 102605 LAT. :- 50.811606 LON :- -0.37031114

The development reads well in the context of the existing 6 six storey townscape. The 9 storey block Photo Location October 2014 is the only moderate change to the view, revealing it as the northern gateway feature, landmarking and giving a sense of depth and scale to it’s location. It is now much narrower and set back further from Brighton Road and draws more attention to the new Splashpoint pool. The changes made have signifi- cantly reduced the mass of the proposals and are an improvement. The church, mature trees and three storey corner block are still the dominant feature. EFFECT:- Moderate positive

Location Plan Devereux Architects Aquarena Aquarena Visual Impact Assessment | July 2015 22

Existing View

Location Plan

VIEWPOINT 4:- The Steyne And Marine Parade, Looking East Legend

5.5m AOD Distance to site - 455m Grid Reference :- TQ 15185 02434 Site Boundary EASTINGS :- X 515185 NORTHINGS :- Y 102434 LAT :-50.810020 LON :- -0.36651850

This is a major step change the view. The tower creates a landmark and reads as a positive change to Photo Location June 2015 the town’s legibility. The tall slender form sits well back from the front of the sea elevation, leading the eye round the corner to the new pool which is just revealing itself. Although it is the tallest element, it does not dominate the view due to the strong existing elevations and material colour commonality. EFFECT:- Significant positive

Location Plan Devereux Architects Aquarena Aquarena Visual Impact Assessment | July 2015 23

Existing View

Location Plan

VIEWPOINT 5:- Brighton Road & Warwick Place Looking East Legend

5.5m AOD Distance to site - 286m Grid Reference :- TQ 15289 02674 Site Boundary EASTINGS :- X 515289 NORTHINGS :- Y 102674 LAT :-50.812150 LON :- -0.36496550

The development would cause a moderate change in the view. There is already a 6 storey element Photo Location October 2014 which is an unsightly block and the pool’s chimney, making the 9 storey element reading as different in this context. It is a much narrower form and set back further from Brighton Road, so it seeks to landmark and give a sense of depth the new Splashpoint Pool. It becomes a gateway to and from the east of Worthing. The extent of existing trees mask the new pool. The lower form of the northern block addresses the street whilst the supporting blocks lead the eye further down Brighton Road giving a stronger connection with East Worthing. The chimney is also removed from this view. EFFECT:- Moderate positive

Location Plan Devereux Architects Aquarena Aquarena Visual Impact Assessment | July 2015 24

Existing View

Location Plan

VIEWPOINT 6:- Splashpoint Open Space Looking East Legend

5.5m AOD Distance to site - 307m Grid Reference :- TQ 15348 02470 Site Boundary EASTINGS :- X 515348 NORTHINGS :- Y 102470 LAT. :- 50.810309 LON :- -0.36419705

The development will be a major change to the existing view with an increase in the mass and height Photo Location June 2015 of the development, however this is seen a positive change as the form creates a landmark. By rising in two locations the elements bookend the building rather than loom over it along its entire length. The proposals rise as a vertical expression of the new pool and step back from its prominent frontage. The tower draws the eye down to the pool and landmarks it in the view. The northwest tower anchors the scheme giving a sense of proportion to the scale and stepping down and away from the front to the more suburban scale. The mass of the northwest block is reduced in the view and its slender form helps signify the front of the Splashpoint pool. The chimney is also removed. EFFECT:- Significant positive

Location Plan Devereux Architects Aquarena Aquarena Visual Impact Assessment | July 2015 25

Existing View

Location Plan

VIEWPOINT 7:- Promenade By Beach House Frontage Looking East Legend

5.5m AOD Distance to site - 171m Grid Reference :- TQ 15389 02511 Site Boundary EASTINGS :- X 515389 NORTHINGS :- Y 102511 LAT. :- 50.810669 LON :- -0.36359221

The development will be a major change to the existing view with an increase in the mass and height Photo Location October 2014 of the development, however this is seen a positive change as the form creates a landmark. By rising in two locations the elements bookend the building rather than loom over it along its entire length. The proposals rise as a vertical expression of the new pool and step back from its prominent frontage. The tower draws the eye down to the pool and landmarks it in the view. The northwest tower anchors the scheme giving a sense of proportion to the scale and stepping down and away from the front to the more suburban scale. The chimney is also removed. EFFECT:- Significant positive

Location Plan Devereux Architects Aquarena Aquarena Visual Impact Assessment | July 2015 26

Existing View

Location Plan

VIEWPOINT 8:- Beach House Gardens Looking East Legend (WIDE ANGLE LENS USED TO CAPTURE EXTENT OF DEVELOPMENT)

5.5m AOD Distance to site - 166m Site Boundary Grid Reference :- TQ 15421 02609 EASTINGS :- X 515421 NORTHINGS :- Y 102609 LAT. :- 50.811540 LONG :- -0.36310941 Photo Location October 2014 The development will be a major change to the existing view with an increase in the mass and height of the development, however this is seen a positive change as the form creates a landmark. By rising in two locations the elements bookend the building rather than loom over it along its entire length and the elevation is not overlapped at either end, allowing the pool to remain dominant in the view. The northwest tower anchors the scheme giving a sense of proportion to the scale and stepping down and away from the front to the more suburban scale. The chimney is also removed. Whilst the development will establish a new setting, the apartments are already set within the context of the modern swimming pool. EFFECT:- Significant positive Location Plan Devereux Architects Aquarena Aquarena Visual Impact Assessment | July 2015 27

Existing View

Location Plan

VIEWPOINT 9:- Brighton Road & Beach House Car Park Looking East Legend

5.5m AOD Distance to site - 204m Grid Reference :- TQ 15382 02687 Site Boundary EASTINGS :- X 515382 NORTHINGS :- Y 102687 LAT. :- 50.812250 LONG. :--0.36363915

The development will be a major step up from the existing features in this view. The effects of Photo Location June 2015 the development in the view should be measured taking into account the removal of the existing discordant feature and eyesore of the pool and chimney. The proposals address the road and are pushed further back from Brighton Road, reinforcing the street character and alignment. A narrowing effect at this point gateways the east and west approach to and from Worthing. The 4 and 5 storey street blocks also add a more human scale to the street section by having upper levels stepped back. These supporting blocks also wrap around the NW block, which seeks to address the pools civic frontage and entrance space by providing enclosure. The tallest element of which is now a slender form in its own right, complementing the main tower. The view will also benefit from new street trees. EFFECT:- Significant positive Location Plan Devereux Architects Aquarena Aquarena Visual Impact Assessment | July 2015 28

Existing View

Location Plan

VIEWPOINT 10:- Brighton Road & Farncombe Road Looking South Legend

5.7m AOD Distance to site - 104m Grid Reference :- TQ 15607 02770 Site Boundary EASTINGS :- X 515607 NORTHINGS :- Y 102770 LAT. :- 50.812953 LONG. :- -0.36042452

There is a major change in the view due to the increased massing at the road edge as compared with Photo Location October 2014 the existing eyesore which sits further back. The removal of the existing discordant feature is a ben- efit. The proposals reinforce the street character with the development addressing the street. There are openings and windows looking out on to the road giving more active frontages and surveillance. The proposals will remove much of the visual clutter which degrades the streetscape at this point. A new high quality public realm with street trees are introduced and integrated with the pool and along the frontage and this will provide an enhanced pedestrian environment along this section of busy road. The changes from the earlier submission greatly enhance this view. The visual connection with the sea is reestablished. EFFECT:- Moderate positive Location Plan Devereux Architects Aquarena Aquarena Visual Impact Assessment | July 2015 29

Existing View

Location Plan

VIEWPOINT 10a:- Madeira Avenue Looking South Legend

5.7m AOD Distance to site - 83m Grid Reference :- TQ 15523 02716 Site Boundary EASTINGS :- X 515523 NORTHINGS :- Y 102716 LAT. :- 50.812480 LONG. :- -0.36162883

There is a major change in the view due to the increased massing at the road edge as compared with Photo Location June 2015 the existing eyesore which sits further back. The removal of the existing discordant feature is a benefit. The proposals reinforce the street character with the development addressing the street and aligning with development to the east. There is a new commercial unit, openings and windows giving more active frontages and surveillance to the road and the public space. The proposals will remove much of the visual clutter which degrades the streetscape at this point. A new high quality public realm with street trees is introduced and integrated with the new pool. This will provide an enhanced pedestrian environment along this section of busy road and introduce a new public space/piazza in front of the pool, creating a new square for the Town. The changes from the earlier submission greatly enhance this view. The 9 storey north block is more slender and set back further than the previous submission and its mass steps up from the east in a steady progression. The 21 storey element compliments the northern elevation and also the pool in form and materiality. Location Plan EFFECT:- Moderate positive Devereux Architects Aquarena Aquarena Visual Impact Assessment | July 2015 30

Existing View

Location Plan

VIEWPOINT 11:- New Parade, Looking West Legend

5m AOD Distance to site - 202m Grid Reference :- TQ 15348 02470 Site Boundary EASTINGS :- X 515348 NORTHINGS :- Y 102470 LAT. :- 50.810309 LONG. :- -0.36419705

The development will be a major change to the view. The massing is different from the existing condi- Photo Location June 2015 tion. The scheme does remove the existing eyesore from the view and blocks the long blank wall of the new pool from view. Its prominent overhang is still the closest built element to the promenade, retaining a visual connection. The proposals seek to inform the transition between the two character zones of the active Beach Zone and the residential area. The pool is still visible from behind the tower element as in previous views and the supporting datum blocks ease upwards from the existing houses and allow the tower to rise as a singular tall expression in sky. EFFECT:- Significant positive

Location Plan Devereux Architects Aquarena Aquarena Visual Impact Assessment | July 2015 31

Existing View

Location Plan

VIEWPOINT 12:- Brighton Road And Seldon Way, Looking West Legend

5.5m AOD Distance to site - 178m Grid Reference :- TQ 15737 02746 Site Boundary EASTINGS :- X 515737 NORTHINGS :- Y 102746 LAT. :- 50.812708 LONG. :- -0.35858452

This shows a moderate change to the view. The mass acts as a gateway and landmarks the pool which Photo Location October 2014 should be seen as a positive change. The proposals remain in context with the surrounding mass of Worthing’s eastern approach. The datum level of buildings is in flux with variations from 2 to 9 storeys. This shows the scheme stepping up to address the pool’s location and gateway into the town centre with the 4-6 storey elements matching Premium House, Esplanade Court and Clarence Court and the nine story block matching Westminster Court. Due to the northern elevation’s articulation, the mass is much reduced and set further back. EFFECT:- Moderate positive

Location Plan Devereux Architects Aquarena Aquarena Visual Impact Assessment | July 2015 32

Existing View

Location Plan

VIEWPOINT 13:- Brighton Road And Ham Road, Looking West Legend

5.5m AOD Distance to site - 644m Grid Reference :- TQ 16205 02793 Site Boundary EASTINGS :- X 516205 NORTHINGS :- Y 102793 LAT. :- 50.813043 LONG. :- -0.35192996

The view is changed substantially. This view shows the scheme’s articulation, only the tower Photo Location June 2015 element punctuates the sky and the other blocks fit with the existing townscape. The tower acts as the landmark the site needs as you round the corner on the eastern approach. This is the beginning of Worthing. The scheme becomes the major focus of the view, defining the towns character and directing the eyes down to the pool and along the promenade. The scale of the development sits comfortably in relation to the townscape and will provide much-needed drama and interest to the setting of this view. The development will introduce a dramatic new landmark that will block the blank facade of Splashpoint and have a significant positive impact on the townscape and quality of the view. EFFECT:- Significant positive

Location Plan Devereux Architects Aquarena Aquarena Visual Impact Assessment | July 2015 33

Existing View

VIEWPOINT 14:- On Brighton Beach Near Regency Square, Looking West Legend

0m AOD Distance to site - 14.4km Location Plan Site Location Grid Reference :- TQ 30123 04054 EASTINGS :- X 530123 NORTHINGS :- Y 104054 LAT. :- 50.821414 LONG. :- -0.15402853

It is clear from this view that the building is marginally visible from Brighton, in the same way that Photo Location October 2014 elements of Brighton are visible from Worthing. The taller element of the proposals is barely visible will not have regional significance or dominate the view due to other taller buildings on the seascape and the sea views being far more appealing. EFFECT:- Neutral

Location Plan Devereux Architects Aquarena Aquarena Visual Impact Assessment | July 2015 34

Teville Gate Location

Existing View

VIEWPOINT 15:- Mill Hill, On The South Downs, Looking South West Legend

85m AOD Distance to site - 7.2km Location Plan Grid Reference :- TQ 21154 07450 Site Location EASTINGS :- X 521154 NORTHINGS :- Y 107450 LAT. :- 50.853886 LONG. :- -0.28018624

The building rises into view through increased mass around East Worthing and punctuates the area Photo Location but its is barely discernible. Due to other tall buildings on the sea front it does not dominate the view October 2014 but its slender form and materiality will be seen as a modern, light architectural form in Worthing’s townscape. EFFECT:- Neutral

Location Plan Devereux Architects Aquarena Aquarena Visual Impact Assessment | July 2015 35

Teville Gate Location

Existing View

VIEWPOINT 16:- North Of Lancing on the South Downs, Looking South Legend

57mAOD Distance to site - 4km Location Plan Grid Reference :- TQ 17375 06384 Site Location EASTINGS :- X 517375 NORTHINGS :- Y 106384 LAT. :- 50.845080 LONG. :- -0.33418179

Key to this view is the fact that the building does not break the horizon. It is still very small in the Photo Location October 2014 context of the view. It sits in a noticeable build-up of mass, gatewaying the eastern approach. Its light colouration and materiality will keep the profile subtle. EFFECT:- Neutral

Location Plan Devereux Architects Aquarena Aquarena Visual Impact Assessment | July 2015 36

Teville Gate Location

Existing View

LEGEND

VIEWPOINT 17:- Highdown Hill, West Worthing Location Plan Site Location 81m AOD Distance to site - 6.4km Grid Reference :- TQ 09316 04309 EASTINGS :- X 509316 NORTHINGS :- Y 104309 LAT. :- 50.828007 LONG. :- -0.44922173 Photo Location October 2014

The tower will sit as another tall element of Worthing’s townscape. From this point the tower will read as a tall slender form, modern and light, not competing with the white chalk cliffs or the other tall elements such as the church spires or chimney stacks. It is far enough away to blend in to the town- scape. EFFECT:- Neutral

Location Plan Devereux Architects Aquarena Aquarena Visual Impact Assessment | July 2015 37

Teville Gate Location

Existing View

VIEWPOINT 18:- Lambleys Lane, North of Worthing LEGEND

38m AOD Distance to site - 2.97km Location Plan Grid Reference :- TQ 15584 05630 Site Location EASTINGS :- X 515584 NORTHINGS :- Y 105630 LAT. :- 50.838664 LONG. :- -0.35984248

The scheme will represent another vertical element in the view but not overly dominant. The other tall Photo Location October 2014 townscape elements build up a mass in the eastern part of Worthing in which the proposals sit. Other prominent features in the view such as the hospital chimney and the GSK works chimney provide other vertical expressions. EFFECT:- Neutral

Location Plan Devereux Architects Aquarena Aquarena Visual Impact Assessment | July 2015

Visual Impact Assessment 8 Summary and Conclusions

8.1 The townscape and visual assessment has been based residential blocks will appear as a vertical accents on proposals prepared by Devereux Architects for a new providing new landmarks for this gateway site. Looking residential development with some mixed-use on the back east along the coast towards Brighton, the Worthing Aquarena site in Worthing. In carrying out development will also be visible, framing the edge of the assessment, Devereux Architects have undertaken the town. Clear views towards the South Downs will be both desk-based and on-site studies aimed at fully preserved. understanding the site and its context and the extent and character of the likely views of the development. To 8.5 The development will introduce a significantly larger assist in the understanding of the likely visual impacts, scale of built form to a number of views from the a total of 18 photomontage views have been prepared in adjoining residential streets, in particular, Farncombe consultation with Worthing Borough Council. Road and Madeira Road where the development will be viewed at the end of the street. The development will 8.2 The extent of visibility of the development is defined also be visible from the local recreation spaces of Denton to a large extent by the surrounding topography, Gardens and Beach House Gardens. The development characterised by the slopes of the South Downs to the will create a significant new landmark on Worthing’s north and the largely flat coastal plain. Clear elevated seafront. views are available from a number of public footpaths within the South Downs National Park. The development 8.6 The development will have a profound effect on the is located relatively close to the seafront, which means character and environmental quality of the site itself. that views from the Downs are invariably seen in context The site is located at an important gateway into the town, with the urban area around Worthing. The development both in terms of vehicular traffic, walkers and cyclists but will be a prominent new addition to the town skyline and is currently degraded and presents a very poor image of will be clearly visible from the top of Mill Hill to the east Worthing. The introduction of high quality architecture and Highdown Hill to the northwest. The visual impact and public spaces will redefine this part of town, giving within the context of these views will generally be of the area a new status that befits the importance of its negligible significance. location. New active frontages and landscaped public realm will create an improved streetscape and a new 8.3 Views over the town skyline from the coastal plain destination on the coastal edge. are very restricted due to the dense urban form and screening from occasional tree belts. There are no 8.7 The proposals include improved pedestrian/cyclists link significant views from the main approach road to along the promenade and establish a clearer destination Worthing along the Finden Valley and similarly, the east- from the town centre. The development will create west routes into the town do not reveal any significant high quality public spaces that will greatly enhance the skyline views. The clearest views of the development pedestrian environment and townscape character within on the town skyline are available from the coastal this part of the town. edge, where the town can be viewed as the backdrop to the shingle beach. In this context, the development 8.8 In summary, overall the scheme will be a positive will appear as a prominent feature on the skyline. contribution to the townscape of Worthing. Tall The building introduces a new vertical built form to a buildings show ambition and can act as catalysts for predominantly low town skyline, although a number of change, growth and prosperity, as long as they remain isolated residential blocks of up to 10 storeys are already contextual and appropriate. The tallest element of the a feature of the seafront and outer areas of the town. scheme is locally tall and it registers in views in and around the town without overly dominating the entire 8.4 Closer to the site within the urban area, there are a town or skyline. Its location and prominence on the sea number of views of substantial significance. Approaching front reveal it to be a landmark of Worthing, a gateway the site along Brighton Road, the nine and 21 storey to the east and the centre of town or as a depth/distance marker to the sea. The surrounding elements embed the scheme in the existing streetscape and have a positive relationship with their respective elevations.

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