SHOREHAM HARBOUR JOINT AREA ACTION PLAN REVISED DRAFT FOR CONSULTATION DECEMBER 2016 1
Contents
List of policies ...... 2 3 Area-wide policies ...... 28 1 Introduction ...... 4 3.1 Climate change, energy and sustainable building ...... 28 1.1 What is the Joint Area Action Plan (JAAP)? ...... 4 3.2 Shoreham Port ...... 33 1.2 Where is the Shoreham Harbour Regeneration Area? ...... 4 3.3 Economy and employment ...... 38 1.3 Who prepared the plan? ...... 7 3.4 Housing and community ...... 41 1.4 Why was the plan prepared? ...... 7 3.5 Sustainable travel ...... 44 1.5 How was the plan prepared? ...... 7 3.6 Flood risk ...... 48 1.6 How was the community involved? ...... 8 3.7 Natural environment, biodiversity and green infrastructure ...... 51 1.7 What is the status of the JAAP? ...... 8 3.8 Recreation and leisure ...... 58 1.8 European policy ...... 8 3.9 Place making and design quality ...... 62 1.9 National policy ...... 9 4 Character area proposals ...... 68 1.10 Sub-regional policy ...... 10 4.1 CA1 - South Quayside ...... 68 1.11 Local policy ...... 12 4.2 CA2 – Aldrington Basin ...... 74 1.12 Shoreham Harbour policy ...... 14 4.3 CA3 – North Quayside and South Portslade ...... 86 2 Spatial strategy ...... 16 4.4 CA4 – Portslade and Southwick Beaches ...... 98 2.1 What is the vision for Shoreham Harbour? ...... 16 4.5 CA5 – Fishersgate and Southwick ...... 102 2.2 What are the objectives of the regeneration project? ...... 17 4.6 CA6 – Harbour Mouth ...... 112 2.3 What is proposed in the plan? ...... 20 4.7 CA7 – Western Harbour Arm ...... 118 2.4 What are the constraints in the regeneration area? ...... 25 5 Delivery and implementation ...... 134
1 List of policies SH1: Climate change, energy and sustainable building ...... 32 SH11: Aldrington Basin ...... 81 SH1.1 – District heating and cooling ...... 32 SH11.1: Flood Risk Management ...... 82 SH1.2 – Sustainable use of water ...... 32 SH11.2: Sustainable building ...... 82 SH2: Shoreham Port ...... 37 SH11.3: Green infrastructure and open space ...... 82 SH3: Economy and employment ...... 40 SH11.4: Transport ...... 83 SH3.1 – Retail uses ...... 40 SH12: South Portslade and North Quayside ...... 92 SH4: Housing and community ...... 43 SH12.1 – Flood Risk Management ...... 94 SH4.1 – Co-location of residential and employment generating uses ...... SH12.2 – Sustainable building ...... 94 ...... 43 SH12.3 – Green infrastructure and open space ...... 94 SH5: Sustainable travel ...... 47 SH12.4 – Transport ...... 94 SH5.1 – Parking ...... 47 SH13: Portslade & Southwick Beaches ...... 99 SH6: Flood risk ...... 50 SH14: Fishersgate and Southwick ...... 107 SH7: Natural environment, biodiversity and green infrastructure ...... 56 SH14.1 – Flood Risk Management ...... 107 SH7.1 – Water quality ...... 57 SH14.2 – Sustainable building ...... 108 SH7.2 – Air quality ...... 57 SH14.3 – Community ...... 108 SH7.3 – Noise ...... 57 SH14.4 – Green infrastructure and open space ...... 108 SH7.4 – Contamination ...... 57 SH14.5 – Transport ...... 109 SH7.5 – Waste and Recycling ...... 57 SH15: Harbour Mouth ...... 114 SH8: Recreation and leisure ...... 61 SH16: Western Harbour Arm ...... 129 SH9: Place making and design quality ...... 63 SH16.1 – Flood Risk Management ...... 130 SH10: South Quayside ...... 71 SH16.2 – Sustainable building ...... 131 SH16.3 – Green Infrastructure and open space ...... 131 SH16.4 – Marine environment ...... 132 SH16.5 – Transport ...... 132 SH17: Infrastructure Requirements ...... 138
2
INTRODUCTION
3 1 Introduction
1.1 What is the Joint Area Action Plan 1.2 Where is the Shoreham Harbour (JAAP)? Regeneration Area? 1.1.1 The Shoreham Harbour Joint Area 1.1.4 The plan contains: 1.2.1 Map 1 shows the location of Shoreham Action Plan (JAAP) is a strategy for the a long-term vision, objectives and Harbour. It is between the coastal regeneration of Shoreham Harbour and strategy for the Shoreham Harbour resorts of Brighton and Worthing, on surrounding areas. It includes proposals Regeneration Area the Sussex coast in southeast England. and policies for new housing and The harbour is around 55 miles from themed area-wide policies on: employment generating floorspace; and London and 30 miles south of Gatwick for upgraded flood defences, . climate change, energy and Airport. recreational and community facilities, sustainable building 1.2.2 Map 2 shows the boundary of the . Shoreham Port and sustainable travel, environmental regeneration area. It stretches around 3 and green infrastructure improvements. . economy and employment miles from the Adur Ferry Bridge in 1.1.2 An area action plan is a type of local . housing and community Shoreham-by-Sea through to Hove plan for an area where significant . sustainable travel Lagoon. It is bounded to the north by change is proposed. The JAAP sets a . flood risk management the West Coastway railway line, and to planning policy framework to guide the south by the River Adur and the . natural environment, biodiversity development and investment decisions English Channel. The A259 runs east- and green infrastructure within the Shoreham Harbour west through the regeneration area. Regeneration Area up to 2031. . recreation and leisure 1.2.3 Shoreham Harbour straddles the local . place making and design quality 1.1.3 The plan builds on and complements authority boundary between Adur the emerging Adur Local Plan (2016) proposals for seven character areas, district (within West Sussex) and the and the adopted Brighton & Hove City including four allocations for new City of Brighton & Hove. The Plan Part One (2016). Planning development regeneration area includes parts of applications within the regeneration an outline of how the Shoreham Shoreham-by-Sea, Kingston-by-Sea, area must comply with the strategy and Harbour Regeneration Project will be Southwick, Fishersgate, Portslade-by- policies in the JAAP, as well as the delivered, monitored and Sea and Hove. relevant local plan. implemented.
4 Map 1 - Location of Shoreham Harbour
5 Map 2 - Shoreham Harbour Regeneration Area
6 1.3 Who prepared the plan? 1.4 Why was the plan prepared? 1.5 How was the plan prepared?
1.3.1 The plan was prepared by the Shoreham 1.4.1 The regeneration of Shoreham Harbour 1.5.1 There are four stages to preparing the Harbour Regeneration Partnership. This and surrounding areas is a long-standing JAAP. The process is currently at stage 3: is made up of Adur District Council, aspiration of all the project partners. In Stage 1: Information gathering, Brighton & Hove City Council, West the past, a number of proposals were baseline analysis and identifying Sussex County Council and Shoreham put forward, and some aspects of these issues (2008 – 2012) Port Authority. were delivered. Stage 2: Consideration of options, 1.3.2 The partnership also works closely with 1.4.2 The regeneration partnership produced developing spatial framework, a number of other organisations. These this plan to identify realistic, deliverable preparing development briefs for include the Environment Agency, the and sustainable proposals for the areas of change (2012 – 2014) Homes and Communities Agency, regeneration area. It is part of a long- Stage 3: Consulting on the plan, Highways England, Natural England and term strategy to revitalise the area. It updating evidence, exploring Historic England. will deliver new and affordable housing technical issues, addressing delivery and modern employment floorspace on 1.3.3 The plan will be jointly adopted by Adur issues (2014 – 2017) previously developed land. District Council, Brighton & Hove City Stage 4: Publication of the proposed Council and West Sussex County Council 1.4.3 The JAAP will help to generate submission JAAP, submission to the investment and access funding for Secretary of State for independent improved infrastructure, including examination, followed by formal sustainable transport and flood defence adoption by the councils (2017 – infrastructure. It will support the 2018) safeguarding of the important function of Shoreham Port, including the importing and handling of aggregates and minerals. 1.4.4 The plan will promote the port as a hub for renewable energy generation, contributing to national and local carbon reduction targets. The JAAP will also promote the creation and enhancement of green infrastructure links through the area.
7 1.6 How was the community involved? 1.7 What is the status of the JAAP? 1.8 European policy
1.6.1 Working with local residents, 1.7.1 The JAAP is a local plan3 for the 1.8.1 Relevant European legislation includes businesses, community and local Shoreham Harbour Regeneration Area. the Strategic Environmental Assessment interest groups is an important part of The JAAP is part of the development (SEA) Directive (2001)4. This requires the plan-making process. These plan for both Adur and Brighton & Hove. assessment of the plan against individuals and groups have made a The Adur Local Plan and Brighton & environmental objectives to ensure that critical contribution to shaping the Hove City Plan Part One designate the it is sustainable. proposals and policies in the JAAP. regeneration area as a broad location 1.8.2 The Sustainability Appraisal of the JAAP for change. 1.6.2 As well as formal periods of public meets the requirements of the SEA consultation, there was ongoing 1.7.2 The councils will assess all planning Directive.
engagement with communities applications and investment decisions 5 1.8.3 EU policies also require plan –makers to throughout the plan-making process. within the regeneration area against the consider the impact that proposals may There is a dedicated project website and strategy, proposals and policies in the have on health and equality. This applies regular newsletter updates. JAAP, as well as the relevant local plan. to these protected characteristics: 1.6.3 The Consultation Statement provides 1.7.3 Sections 1.8 to 1.12 set out how the gender full details of the engagement work to JAAP relates to other policies, plans and develop the plan. The consultation strategies. race process complied with statutory disability 1 1.7.4 Once adopted, the JAAP supersedes the regulations and the Statement of following policy documents: age Community Involvement (SCI) of each of sexual orientation the partner councils2. South Portslade Industrial Estate and Aldrington Basin Development Brief religion or belief (2013) 1.8.4 The Sustainability Appraisal of the JAAP Western Harbour Arm Development meets these requirements. Brief (2013) Shoreham Harbour Interim Planning Guidance (2011)
1 The Town and Country Planning (Local Planning) (England) Regulations 2012 2 Adur and Worthing Statement of Community 3 As defined in The Town and Country Planning (Local 4 Directive 2001/42/EC transposed into UK legislation in Involvement (2012); Brighton & Hove Statement of Planning) (England) Regulations 2012. Also referred to as a The Environmental Assessment of Plans and Programmes Community Involvement (2015); West Sussex Statement of Development Plan Document as defined in the Planning Regulations 2004 Community Involvement (2012) and Compulsory Purchase Act 2004. 5 Transposed into UK legislation in the Equality Act 2010
8 1.9 National policy 1.8.5 Under the Habitats Directive (1992) and NPPF and PPG Duty to cooperate 6 Birds Directive (2009) plan-makers 9 1.9.1 The JAAP was prepared in conformity 1.9.6 There is a legal duty for LPAs to engage must consider the potential effects of with the National Planning Policy 7 with each other on cross boundary proposals on protected sites . Framework (NPPF) and Planning issues. Engagement must be active, 8 1.8.6 Both the Adur Local Plan and Brighton & Practice Guidance (PPG) . constructive and ongoing to make local Hove City Plan Part One were screened 1.9.2 The NPPF applies a presumption in plans more effective. for Habitats Regulations Assessment favour of sustainable development. It 1.9.7 The JAAP was prepared by a partnership (HRA). These reports concluded that a requires local planning authorities (LPA) of local authorities working together full HRA is not required as there are no to assess their housing and employment across the boundaries. The regeneration significant impacts on protected space needs, and to plan positively to project is jointly governed by Adur, European sites. meet those needs. Brighton & Hove and West Sussex
1.8.7 As the proposals in this plan are in line 1.9.3 The NPPF promotes the role of ports. councils. Joint working arrangements with the local plans, the partnership and This includes the importance of are set out in a Memorandum of Natural England have agreed that an safeguarding capacity for landing Understanding (MoU) between the HRA is not needed for the JAAP. The minerals and aggregates. project partners. Habitats Regulations Statement sets this 1.9.8 The Duty to Cooperate Statement sets out in full. 1.9.4 The NPPF also promotes the shift towards a green economy and out in more detail the cross boundary encourages policies that promote engagement in the preparation of this district level renewable energy plan. generation and green infrastructure as set out in this plan. 1.9.5 Where appropriate the JAAP highlights sections of the NPPF and PPG which support the policies in the plan.
6 Directive 92/43/EEC and Directive 2009/147/EC transposed into UK legislation in The Conservation of Habitats and Species Regulations 2010 7 Special Areas of Conservation (SAC), Special Protection 8 National Planning Policy Framework (DCLG: 2012) and Areas (SPA) and Ramsar sites. Planning Practice Guidance (DCLG: 2014) 9 Localism Act 2011
9 1.10 Sub-regional policy
National policy statements UK Marine Policy Statement Greater Brighton City Deal 1.9.9 The National Policy Statement for 1.9.12 The Marine Policy Statement sets out 1.10.1 The Greater Brighton City Deal was Ports10 was produced by the the government’s vision for ‘clean, awarded by government in 2014. The Department for Transport under the healthy, safe, productive and city region is made up of Adur, Brighton Planning Act 200811. It provides the biologically diverse oceans and seas’13. It & Hove, Lewes, Mid Sussex and framework for decision making on is the overarching framework for Worthing. proposals for new port development. preparing marine plans across the UK. 1.10.2 The councils work together to prioritise These will be used for decisions 1.9.10 The statement highlights the changing economic growth. Shoreham Harbour is affecting the marine environment. role of ports in relation to energy supply identified as a growth centre which will and generation. This includes securing focus on environmentally driven energy supplies, providing facilities to technologies. support offshore renewable sites and to Coast to Capital Strategic Economic Plan house power stations fuelled by biomass. 1.10.3 The regeneration area is within the area of the Coast to Capital Local Enterprise 1.9.11 The Overarching National Policy Partnership (LEP). The LEP is responsible Statement for Energy (EN-1)12 outlines for £202 million Growth Deal funding. It the increasing importance of has awarded £9.5 million for flood renewables as part of the energy mix. defence projects and transport access improvements in the Shoreham area. 1.10.4 The LEP produced the Strategic Economic Plan14 in 2014. It identifies Shoreham-by-Sea as one of its key strategic locations for growth. The plan recognises the flood risk and transport constraints in delivering growth.
10 National policy statement for ports (DfT: 2012) 11 Planning Act 2008 s. 5(9) 12 National Policy Statements for Energy Infrastructure 14 Coast to Capital Strategic Economic Plan (Coast to (DECC: 2011) 13 UK Marine Policy Statement (DEFRA: 2011) Capital: 2014)
10 Coastal West Sussex and Greater 1.10.7 The LSS sets nine spatial priorities for 1.10.9 The Biosphere Management Strategy17 Brighton Local Strategic Statement the area. Spatial Priority 1 relates to has three objectives. These are: Shoreham Harbour and Shoreham 1.10.5 The Coastal West Sussex and Greater 1 Nature Conservation Brighton Strategic Planning Board is (Brighton City) Airport. For Shoreham Harbour this includes: 2 Sustainable Socio-Economic made up of lead councillors from Adur, Development Arun, Brighton & Hove, Chichester, East 1 Improved road access to and from Sussex, Horsham, Lewes, Mid Sussex, the A27 and A259 and to local 3 Knowledge, Learning and Awareness and West Sussex councils and the South transport infrastructure including 1.10.10 Shoreham Harbour will deliver a high Downs National Park Authority. Through public transport, walking and cycling. quality, exemplar, mixed-use the board the councils work together to 2 Improved flood defences. sustainable development and improved identify and manage cross-boundary environmental quality. This includes: planning issues. 3 Consolidated port activities in the eastern harbour arm and a comprehensive flood defence 1.10.6 In 2016 the councils adopted an safeguarding sufficient capacity at solution updated Local Strategic Statement mineral wharves to ensure a steady development that reduces car (LSS)15. This statement sets the following and adequate supply of minerals to ownership and promotes sustainable strategic objectives: meet foreseeable future demands. modes of transport
1 Delivering sustainable economic Biosphere Management Strategy improved green infrastructure and growth access to open spaces 1.10.8 UNESCO16 designated the Brighton and
2 Meeting strategic housing needs Lewes Downs as a Biosphere Reserve in provision of enhanced public realm 3 Investing in infrastructure 2014. Biospheres are defined as “sites of along the river frontage 4 Managing environmental assets and excellence”: policies in the emerging Adur Local natural resources ‘to balance conservation and Plan and Joint Area Action Plan that socioeconomic development between recognise the need to enhance green nature and people, and to explore and corridors and improve ecological demonstrate innovative approaches as connectivity. learning sites for sustainable development’.
15 Coastal West Sussex and Greater Brighton Local Strategic Statement (CWS&GB Strategic Planning Board: 16 United Nations Educational, Scientific and Cultural 17 Biosphere Management Strategy (Brighton & Lewes 2016) Organisation Downs Biosphere Partnership: 2014)
11 South Inshore Marine Plan 1.11 Local policy Adur Local Plan 1.10.11 The Marine Management Organisation 1.11.3 Adur District Council submitted the Adur 1.11.1 Both the Adur Local Plan and the is preparing the South Inshore Marine Brighton & Hove City Plan Part One Local Plan in autumn 2016. The plan Plan. This covers the south coast and provides a strategy for development in identify the regeneration of the 19 tidal rivers between Folkestone and the Shoreham Harbour area in their Adur up to 2031. Policy 2 (Spatial River Dart, Devon. strategic objectives. Both plans also Strategy) states: 1.10.12 Marine plans and local plans overlap contain a policy that identifies the “Shoreham Harbour will be the focus of between high and low water marks. The harbour as a ‘broad location’ for future a significant level of development to South Inshore Marine Plan includes the strategic development. facilitate regeneration of the Harbour coastline at Shoreham Beach, and and neighbouring communities, which 1.11.2 This plan is consistent with the local Southwick and Portslade-by-Sea. It also plans for both Adur and Brighton & will be delivered through an Area Action includes the Eastern and Western Arms Hove. In case of any conflict between Plan to be prepared jointly between of the River Adur. policies in these plans and the JAAP, the Adur District Council, Brighton & Hove City Council and West Sussex County 1.10.13 The plan will manage the sustainable most recently adopted plan will have development of marine industries such precedence18. Council.” as shipping, marine aggregates, fishing 1.11.4 Policy 8 (Shoreham Harbour) sets out and wind farms, as well as the the policy and priorities for each conservation and protection of marine character area and states that: habitats and species. “The Council will facilitate the delivery of 1,100 new dwellings within the Shoreham Harbour Regeneration Area within Adur District during the plan period to 2031.” 1.11.5 Policy 4 (Planning for Economic Growth) allocates land for employment generating uses in Adur up to 2031, including 16,000m2 floorspace in the part of the Shoreham Harbour Regeneration Area within Adur.
18 See Section 38(5) of the Planning and Compulsory 19 The plan excludes the parts of the district within the Purchase Act 2004 South Downs National Park.
12 Brighton & Hove City Plan Minerals and Waste Plans Shoreham Beach Neighbourhood Plan 1.11.6 Brighton & Hove City Council adopted 1.11.9 Shoreham Port contains a number of 1.11.12 In 2014, Adur District Council approved the Brighton & Hove City Plan Part One minerals wharves and waste the Shoreham Beach Neighbourhood in March 2016. The plan provides the management facilities. West Sussex and Area and designated the Shoreham overall strategic and spatial vision for Brighton & Hove councils are minerals Beach Neighbourhood Forum. The the future of Brighton & Hove20 up to and waste planning authorities for the forum is working with the community to 2030. regeneration area. produce a neighbourhood plan to address issues in the area. The 1.11.7 Strategic Objective 6 states: 1.11.10 The West Sussex Minerals Local Plan (2003) safeguards a number of wharves neighbourhood plan area is contiguous “Through joint working with Adur with Marine ward. This overlaps with District Council, West Sussex County at Shoreham Harbour, including some sites proposed for new mixed use the regeneration area at Shoreham Fort, Council and the Shoreham Port Shoreham Sailing Club and Silver Sands. Authority, maximise the potential of development in this plan. The Draft Shoreham Harbour for the benefit of West Sussex Joint Minerals Plan (2016) existing and future residents, businesses, seeks to safeguard sufficient capacity to port-users and visitors through a long ensure a steady and adequate supply of term regeneration strategy.” minerals whilst supporting regeneration aspirations set out in this document. 1.11.8 Policy DA8 (Shoreham Harbour) sets out the policy and priorities for each of the 1.11.11 Brighton & Hove City Council, East harbour character areas and states that Sussex County Council and the South the JAAP process will further explore Downs National Park Authority adopted and test the delivery of: the Waste and Minerals Plan in 2013. The East Sussex, South Downs and 300 new residential units within Brighton & Hove Waste and Minerals Brighton & Hove Sites Plan was submitted in 2016. The 7,500m2 net additional employment plan safeguards wharf capacity at floorspace Shoreham Harbour.
20 The plan excludes the parts of the city within the South Downs National Park.
13 1.12 Shoreham Harbour policy
Shoreham Harbour Flood Risk Shoreham Harbour Transport Strategy the port will be an integral part of the Management Guide wider regeneration plans for the area 1.12.3 The Shoreham Harbour Transport 1.12.1 The partnership, working closely with Strategy22 has been prepared to support the Eastern Arm and Canal will be the the Environment Agency, produced the delivery of the JAAP through a focus for future commercial port Shoreham Harbour Flood Risk programme of transport infrastructure operations Management Guide Supplementary improvements, transport services and some non-port related uses in the Planning Document (SPD)21. This sets travel behaviour change initiatives. It is Canal will be relocated to increase out illustrative concepts for an upgraded supported by a technical evidence base, port capacity flood defence network along the which is set out in the Shoreham The port will become an important Western Harbour Arm, and a summary Harbour Transport Strategy Baseline location for renewable energy of the cost and requirements of Analysis document (2014). generation developers in relation to mitigating Shoreham Port Masterplan port uses in the Western Harbour flood risk. These documents will also be Arm will be relocated and land used to provide information for funding 1.12.4 SPA produced the Shoreham Port 23 released for other developments applications The SPD also provides Masterplan . Although it is not a guidance for flood mitigation at the statutory planning policy document, the the number of marina berths will be other allocations. plan sets the port’s future development increased and must be taken into account when the port will work with councils to Shoreham Harbour Green Infrastructure considering new developments in or Strategy make amenity and environmental near the port. Proposals include: enhancements 1.12.2 The partnership is currently preparing a the port will maintain its role as an green infrastructure strategy. This sets important source of employment out proposals for ecological opportunities both direct and indirect enhancements throughout the regeneration area as well as the 1.12.5 This plan includes many of the proposals creation of a green corridor as part of an identified in the masterplan where enhanced green infrastructure network. relevant to the regeneration project.
22 Shoreham Harbour Transport Strategy (West Sussex County Council: 2016) 21 Shoreham Harbour Flood Risk Management Guide (Adur 23 Shoreham Port Masterplan (Shoreham Port Authority: District Council, Brighton & Hove City Council: 2015) 2010)
14 SPATIAL STRATEGY
15 2 Spatial strategy
2.1 What is the vision for Shoreham Harbour?
2.1.1 This section sets out the vision, themes, Shoreham Harbour vision Sustainable development objectives and strategy for the 2.1.4 Sustainable development “meets the regeneration of the Shoreham Harbour By 2031, Shoreham Harbour Regeneration Area needs of the present without area up to 2031. will be transformed into a vibrant, thriving, compromising the ability of future waterfront destination comprising a series of 24 2.1.2 The vision is to maximise the potential generations to meet their own needs” . of the area for the benefit of existing sustainable, mixed-use developments alongside The planning system contributes to and new residents, businesses, port- a consolidated and enhanced Shoreham Port achieving sustainable development25. users and visitors through a long-term which will continue to play a vital role in the The NPPF identifies three dimensions to regeneration strategy. This will be local economy. sustainable development: achieved through partnership working an economic role, contributing to between local authorities and Shoreham The redevelopment of key areas of the harbour building a strong, responsive and Port Authority and with local will provide benefits for the local community competitive economy landowners to facilitate the and economy through increased investment, redevelopment of key sites. improved leisure opportunities, enhanced a social role, supporting strong public realm and the delivery of critical vibrant and healthy communities 2.1.3 The aim is to deliver a series of infrastructure that will help respond positively an environmental role, contributing appropriately located, high quality, to climate change. and enhancing the natural, built and sustainable, mixed-use developments historic environment. including new housing, employment floorspace, leisure opportunities, 2.1.5 Sustainable development is an improved public space and associated overarching theme for this plan, and the infrastructure including flood defences local plans for both Adur and Brighton & and transport improvements. Hove.
24 Resolution 42/187 of the United Nations General Assembly 25 NPPF (2012) paragraph 6
16 2.2 What are the objectives of the regeneration project?
2.2.1 The partnership identified nine strategic O bjective 1 – Climate change, energy and Shoreham Port objectives to deliver the vision for sustainable building: To minimise carbon 2.2.5 Shoreham Port is the largest commercial Shoreham Harbour. These are set out emissions, address the challenges of climate port between Southampton and Dover,
below: change and create a renewable energy hub and the closest Channel port to London. Climate change, energy and sustainable 2.2.6 The port plays an important economic building To ensure all new developments use energy and water as efficiently as possible, use energy from role in the area. Around 1,700 people renewable technologies, use sustainable are employed in the port and a further 2.2.2 Local plans are legally required to materials, reduce waste, incorporate innovative 1,000 nearby. It is an important location include policies to ensure that approaches to open space, biodiversity, and for the import and export of aggregates, development and the use of land green infrastructure, encourage uptake of low timber, steel, oil and cereals. “contribute to the mitigation of, and carbon modes of transport and support 2.2.7 Shoreham Port Masterplan sets out adaptation to, climate change”26. sustainable lifestyles in existing and new areas. SPA’s strategy for the growth and 2.2.3 Planning helps to shape places to secure development of the port. The radical reductions in greenhouse gas To maximise opportunities to deliver regeneration proposals in this plan emissions, minimise vulnerability and sustainability objectives through large-scale provide an opportunity for provide resilience to the impacts of zero and low-carbon energy technologies to consolidating, reconfiguring and climate change. It also supports the serve the harbour and wider area; particularly enhancing the operations of Shoreham delivery of renewable and low carbon those that take advantage of the harbour’s Port. energy and associated infrastructure27. coastal location. Shoreham Port will be supported in becoming an important hub for O bjective 2 – Shoreham Port: To support a 2.2.4 Shoreham Port has EcoPort status from renewable energy generation for the benefit of growing, thriving port the European Sea Ports Organisation. the sub-region as well as locally. To facilitate the delivery of the adopted Port The regeneration partnership aims to maximise the harbour area’s potential Masterplan, the provision of a modernised, as a hub for renewable energy. consolidated and sustainable port and to promote the important role of the port in the local and wider economy.
26 Planning Act 2004 s.19 (1)(a) (as amended by Planning Act 2008 s.182) 27 NPPF (2012) paragraph 92
17 33 Economy and employment O bjective 3 – Economy and employment: To 2.2.13 Adur needs 6,825 homes up to 2032 . stimulate the local economy and provide new This is 325 homes per year. The full 2.2.8 Local planning authorities must plan to meet the development needs of jobs objectively assessed housing need cannot be met and the Adur Local Plan business and support economic To provide new, high quality employment growth28. The proposals in this plan will aims to deliver 3,609 dwellings over the floorspace and improve the business plan period. contribute to providing employment environment to support the needs of local space in the local area. employers. To equip local communities with the 2.2.14 Brighton & Hove needs 30,120 homes up to 203034. This is 1,506 homes per 2.2.9 For Adur, an Employment Land Review training and skills required to access existing (2014) identified the following land and future employment opportunities year. The full objectively assessed requirements for the district29: housing need cannot be met and the Brighton & Hove City Plan aims to 2 Housing and community 15,000 to 20,000m office and deliver 13,200 dwellings over the plan research and development 2.2.11 Local planning authorities must plan to period. floorspace (use classes B1a and B1b) meet objectively assessed needs for 31 2 new housing and identify deliverable Objec tive 4 – Housing and community: To 35,000 to 40,000m warehouse sites or broad locations with potential provide new homes and contribute to meeting floorspace (use class B8) for new housing. Local plans must also housing need 2.2.10 For Brighton & Hove, the Employment include policies to deliver community 32 To address shortfalls in local housing provision Land Review (2012) identified the infrastructure and local facilities . following requirements for the city30: through delivering new homes of a range of 2.2.12 Shoreham Harbour is identified as a sizes, tenures and types, including affordable 112,240m2 office floorspace (use broad location in both the Adur Local and family homes as well as associated classes B1a and B1b) Plan and Brighton & Hove City Plan. The supporting community infrastructure. 43,430 m2 industrial floorspace (use proposals in this plan will contribute to classes B1c, B2 and B8) delivering housing in the local area.
28 NPPF (2012) paragraph 20 29 Adur Local Plan area (excluding parts of the district in 33 Objectively Assessed Need for Housing: Adur District (GL the South Downs National Park) Hearn: 2016) 30 Brighton & Hove City Plan area (excluding parts of the 31 NPPF (2012) paragraph 47 34 Objectively Assessed Need for Housing: Brighton & Hove city in the South Downs National Park) 32 NPPF (2012) paragraph 156 (GL Hearn: 2015)
18 Sustainable travel Flood risk Natural environment, biodiversity and green infrastructure 2.2.15 Local plans should promote 2.2.17 Local plans should direct development development at locations that minimise away from areas at high risk of flooding. 2.2.19 Local plans should contribute to and trip generation and encourages the use This is determined through the enhance the natural and local of sustainable modes of transport35. Sequential Test, and if necessary, the environment. Local plans should Transport policies can support Exception Test37. encourage the reuse of brownfield land. reductions in greenhouse gas emissions, Local plans should include policies for 2.2.18 Both Adur and Brighton & Hove councils as well as contribute to wider the creation, protection, enhancement 36 have carried out sequential and sustainability and health objectives . exceptions tests for the regeneration and management of networks of biodiversity and green infrastructure39. 2.2.16 The Shoreham Harbour Transport area. These have found the wider Strategy includes a programme of sustainability benefits of development Objective 7 – Natural environment, biodiversity transport infrastructure improvements, at Shoreham Harbour outweigh the and green infrastructure: To conserve and transport services and travel behaviour flood risk38. Development must be safe, protect the natural environment, enhance change initiatives. without increasing the flood risk biodiversity and create a green infrastructure elsewhere. network Objective 5 – Sustainable travel: To improve connections and promote sustainable transport Objective 6 – Flood risk: To reduce the risk of To conserve and improve the area’s important choices flooding and adapt to climate change environmental assets and wildlife habitats and To promote sustainable transport choices To ensure that development avoids and reduces to enhance the biodiversity of the area by through ensuring that new developments are the risks from flooding and impacts on coastal creating new habitats. To minimise and mitigate well served by high quality, integrated and processes and that risks are not increased impacts on the natural and local environment interconnected networks, improved pedestrian, elsewhere as a result. To ensure that from soil, air, water or noise pollution. cycling and public transport routes and seeking appropriate and comprehensive flood To support the objectives of the Brighton & to reduce demand for travel by private car in infrastructure is delivered. Lewes Downs Biosphere Management Strategy innovative ways. through the creation of green links within and beyond the harbour area, changes in the design and management of spaces to create a functioning green infrastructure network, 37 NPPF (2012) paragraph 100 including new green spaces and biodiverse 38 Sequential and Exception Test for the Proposed green roofs and walls. Submission Adur Local Plan 2014 (Adur District Council: 35 Circular 02/2013 The Strategic Road Network and the 2014); Brighton & Hove Sequential and Exception Tests for Delivery of Sustainable Development the Brighton & Hove City Plan Update (Brighton & Hove 36 NPPF (2012) paragraph 29 City Council: 2014) 39 NPPF (2012) paragraphs 109; 114
19 Recreation and leisure Place making and design quality 2.3 What is proposed in the plan? 2.2.20 Local planning authorities should plan 2.2.22 Local plans should include policies that 2.3.1 This plan splits the regeneration area for recreational and leisure facilities and set out the quality of development into seven character areas. These are services to meet the needs of new expected in the area. New development shown in Map 3. The areas are: development. Planning plays an should: important role in promoting healthy and CA1 South Quayside function well active lifestyles. This includes the CA2 Aldrington Basin provision of open space, sports and establish a strong sense of place recreation facilities40. optimise the potential of the site CA3 North Quayside and South Portslade 2.2.21 Local plans should also include policies respond to local character and to protect and enhance public rights of history CA4 Portslade and Southwick Beaches way and access41. create safe and accessible CA5 Fishersgate and Southwick environments Objective 8 – Recreation and leisure: To CA6 Harbour Mouth enhance and activate the harbour for leisure, be visually attractive42 CA7 Western Harbour Arm recreation and tourism and encourage active, Objective 9 – Placemaking and design quality: healthy lifestyles. To promote high design quality and improve 2.3.2 Section 4 of this plan includes specific townscape policies and proposals for each of these To create places that promote healthy and areas. This includes four allocations for enjoyable living by improving existing and To promote developments of high design new development. The allocations are: providing new green infrastructure including quality that maximise the waterfront setting, SS1 Aldrington Basin open spaces and green links as well as leisure respect local character and form and enhance and recreation opportunities. To improve key gateways and public spaces. SS2 South Portslade connections to and use of the waterfront, coast SS3 Southwick Waterfront and beaches as attractive destinations for both To protect and enhance the area’s historic locals and visitors. assets including the Scheduled Monument at SS4 Western Harbour Arm Waterfront Shoreham Fort, listed buildings and conservation areas.
40 NPPF (2012) paragraph 73 41 NPPF (2012) paragraph 75 42 NPPF (2012) paragraph 58
20 Map 3 - Character areas
21 2.3.3 Map 4 illustrates the key proposals in 2.3.9 South Portslade is mostly an 2.3.14 Improvements to existing housing the plan. These include: employment area. It includes proposed estates will be supported. This includes CA1 – South Quayside development at allocation SS2 – South the retrofit of energy efficiency Portslade. Together allocations SS2 and measures. 2.3.4 South Quayside is mostly a port- 2 SS1 will deliver a minimum of 7,500m CA6 – Harbour Mouth operational area. Port facilities will be employment generating floorspace and safeguarded and improved. 300 new homes. 2.3.15 Harbour Mouth includes port- operational areas, existing housing and 2.3.5 The area also includes a waste water CA4 – Portslade and Southwick Beaches treatment works, power stations and employment space, and Kingston Beach. renewable energy generation. These 2.3.10 Access to Portslade and Southwick Port operational areas will be uses will be safeguarded. Beaches for pedestrians and cyclist will safeguarded and improved. be improved. Habitats and biodiversity CA2 – Aldrington Basin 2.3.16 The area includes the historic buildings will be created and protected. of Kingston Buci lighthouse and 2.3.6 Aldrington Basin includes a mixture of CA5 – Fishersgate and Southwick Shoreham Fort. These will be protected. port operations, employment space and some residential areas. Port facilities 2.3.11 Fishersgate and Southwick include a CA7 – Western Harbour Arm mixture of port operations, employment will be safeguarded and improved. 2.3.17 Western Harbour Arm is mostly an space, residential areas and green employment area. It includes proposed 2.3.7 The area includes proposed space. Port facilities will be safeguarded development at allocation SS4 – development at allocation SS1 – and improved. Aldrington Basin. Together, allocations Western Harbour Arm Waterfront. This 2.3.12 The area includes proposed will deliver a minimum of 1,100 new SS1 and SS2 will deliver a minimum of 2 7,500m2 employment generating development at allocation SS3 – homes and 12,000m employment floorspace and 300 new homes. Southwick Waterfront. This will deliver a generating floorspace. minimum of 4,000m2 employment 2.3.18 New flood defences will be built. A new CA3 – North Quayside and South generating floorspace. Portslade waterfront route will improve 2.3.13 Lady Bee Marina will be expanded and connections for pedestrians and cyclists 2.3.8 North Quayside is mostly a port- improved. Green space will be improved between Shoreham-by-Sea town centre operational area. Port facilities will be and connected to create wildlife and Kingston Beach. Habitats and safeguarded and improved. corridors and linear open spaces. biodiversity will be created and protected.
22 Map 4 - Regeneration proposals
23 Map 5 - Planning constraints
24 2.4 What are the constraints in the Nature reserves Air quality regeneration area? 2.4.5 The Adur Estuary Site of Special 2.4.10 There are two Air Quality Management Scientific Interest (SSSI) is close to the Areas (AQMAs) that are partly within 2.4.1 Map 5 shows some of the main planning constraints in the regeneration area. regeneration area. The Western the regeneration area. The Brighton & Development and regeneration Harbour Arm, in particular, is within the Hove and Portslade AQMA in the east. proposals need to consider these impact risk zone for this site. Parts of And the Shoreham AQMA in the west. the SSSI are also an RSPB nature constraints. 2.4.11 These AQMAs have been designated reserve. Slipways and hards due to the high level of pollutants from 2.4.6 There are Sites of Nature Conservation road vehicle emissions. Each AQMA has 2.4.2 There are several historic slipways and Importance (SNCIs) at Shoreham Beach an Air Quality Action Plan which sets out hards in the Western Harbour Arm area. and Basin Road North. Shoreham Beach how this is managed. Many of these are in a poor state of is also a Local Nature Reserve. repair and are unusable for modern Hazardous substances Open space craft. However they are an important 2.4.12 There are three Health and Safety part of the heritage and character of 2.4.7 Kingston Beach is a Village Green. This Executive (HSE) Consultation Zones in Shoreham-by-Sea. safeguards the beach as a public space. the regeneration area. These limit the types of development that are allowed Historic buildings and conservation 2.4.8 Other public open spaces include: close to sites where hazardous areas Fishersgate Recreation Ground substances are handled. There is also a 2.4.3 The regeneration area includes part of The Ham, a small recreation ground Development Proximity Zone at the the Shoreham-by-Sea Conservation Area and skate park in the Western Fishersgate site. and the Riverside section of the Harbour Arm area Southwick Conservation Area. 2.4.13 The South Quayside site is no longer The Garden, a pocket park at Coates active. Adur District Council is currently 2.4.4 Shoreham Fort is a Scheduled Court, Southwick seeking to revoke the hazardous Monument. There are three Grade II The Sanctuary, a pocket park at substances consent for this site Listed Buildings: Laylands Court, Fishersgate 2.4.14 The Western Harbour Arm site will Royal Sussex Yacht Club 2.4.9 The regeneration area is also close to become inactive during the plan period. Sussex Arms Public House Hove Lagoon and Vale Park. Adur District Council will seek to revoke Kingston Buci Lighthouse the hazardous substances consent for this site at that time.
25
AREA-WIDE POLICIES
27 3 Area-wide policies 3.1 Climate change, energy and sustainable building
Objective 1 – Climate change, energy and 3.1.1 Section 19 (1A) of the Planning and 3.1.3 In line with the carbon reduction targets sustainable building: To minimise carbon Compulsory Purchase Act (2004) (as in the Climate Change Act 2008, the emissions, address the challenges of climate amended) legally requires local planning National Planning Policy Framework change and create a renewable energy hub authorities to include in their plans (NPPF) states that local authorities To ensure all new developments use energy and “policies designed to secure that the should take a proactive approach to development and use of land … mitigating and adapting to climate water as efficiently as possible, use energy from 44 renewable technologies, use sustainable contribute to the mitigation of, and change . adaptation to climate change”. materials, reduce waste, incorporate innovative 3.1.4 The NPPF also states that local planning approaches to open space, biodiversity, and 3.1.2 The National Planning Policy Framework authorities should positively promote green infrastructure, encourage uptake of low (NPPF) states that: energy from renewable and low carbon carbon modes of transport and support “Planning plays a key role in helping to sources and identify areas for sustainable lifestyles in existing and new areas. renewable and low energy sources, and shape places to secure radical 45 To maximise opportunities to deliver reductions in greenhouse gas emissions, supporting infrastructure . sustainability objectives through large-scale minimising vulnerability and providing 3.1.5 Planning Practice Guidance (PPG) states zero and low-carbon energy technologies to resilience to the impacts of climate that the inclusion of policies to serve the harbour and wider area; particularly change, and supporting the delivery of contribute to the mitigation of, and those that take advantage of the harbour’s renewable and low carbon energy and adaptation to, climate change is a coastal location. Shoreham Port will be associated infrastructure. This is central consideration when examining a plan supported in becoming an important hub for to the economic, social and for soundness46. renewable energy generation for the benefit of environmental dimensions of the sub-region as well as locally. sustainable development.”43
44 NPPF (2012) paragraph 94 45 NPPF (2012) paragraph 97 43 NPPF (2012) paragraph 93 46 PPG (2014) paragraph 6-002
28 3.1.6 The harbour falls within the recently Creating an exemplar renewable energy landscaping and materials to maximise designated Brighton & Hove and Lewes hub natural light and heat, whilst avoiding UNESCO Biosphere area which overheating by providing passive cooling 3.1.10 Shoreham Harbour Regeneration promotes world class management of Partnership was awarded funding under and ventilation. the environment. Shoreham Harbour is the second wave of the government’s 3.1.14 Low and zero-carbon technologies identified as a future hub for low carbon Eco-Towns programme in 2009 and a include, but are not limited to the energy and decentralised energy Capacity and Viability Study (2010) was following: generation. commissioned to explore its potential to Solar hot water 3.1.7 The Coast to Capital Local Economic meet the programme criteria. A Partnership (LEP) and the Greater Shoreham Harbour and Adur District Air, ground or water source heat Brighton City Deal are promoting the Energy Strategy (2009) and Brighton & pumps potential for district heating networks Hove Renewable and Sustainable Energy Biomass or biodiesel boiler, including and an eco-technology cluster at Study (2012) have also been carried out woodchip, wood pellet or biodiesel Shoreham Harbour. There is significant which both highlighted the potential of Biodiesel Combined Heat and Power potential to leverage investment and the harbour to significantly contribute (CHP) resources for delivery in this area. towards meeting the renewable energy Biomass CHP needs of the sub-region. Sustainable building and design Efficient gas boiler 3.1.11 Shoreham Port has European ‘Eco Port’ 3.1.8 The Adur Local Plan (2016) includes a Gas/Gas Micro CHP status and as a community trust Port is requirement for a Sustainability Solar photovoltaic panels Statement to accompany development motivated to maximise its potential as a proposals within the parts of the hub for renewable energy generation Wind turbines regeneration area in Adur. Guidance is and waste heat distribution. set out within Sustainability Statements 3.1.12 Building-related energy consumption is Guidance Note: Shoreham Harbour. a significant contributor to greenhouse gas emissions. The hierarchy of demand 3.1.9 Brighton & Hove City Plan Part One and reduction, efficient energy supply and the Sustainable Building Design Supplementary Planning Document renewable energy provision represents require a Sustainability Checklist to the most cost-effective means of accompany all proposals for residential reducing energy consumption and new build and conversions in Brighton & greenhouse gas emissions for new Hove. developments. 3.1.13 Passive design makes the best use of site orientation, building form, layout,
29 Potential for district heat network 3.1.18 The regeneration partnership received 3.1.20 All CHP must be of a scale and operated funding from the Heat Networks to maximise the potential for carbon 3.1.15 As set out in Policy DA8 of the Brighton & Hove City Plan Part One, the city Delivery Unit (HNDU) at the reduction. All buildings must adhere to Department of Energy and Climate the guidelines set out in Chapter 3 – council is proactively encouraging 47 opportunities that arise to incorporate Change (DECC) to undertake an energy Design – of the CIBSE Heat Networks waste heat or other heat sources into masterplanning and feasibility exercise Code of Practice for the UK. the heat networks for the city. The to develop this network which may end Brighton & Hove Energy Study (2013) up being run by the local authorities or identified the potential for district by an independent delivery body or an independent delivery body or Energy heating networks in and around Shoreham Harbour within a long list of Service Company (ESCo). priority areas. 3.1.19 Development should demonstrate that the heating and cooling systems have 3.1.16 New development that takes place within the long-list of priority areas will been selected in accordance with the be encouraged to consider low and zero following heating and cooling hierarchy carbon decentralised energy Connection to existing combined possibilities and will be required to heat and power (CHP) distribution either connect where a suitable network networks is in place (or would be at the time of Site wide renewable CHP construction) or design systems to be Site wide gas-fired CHP compatible with a future connection to a network. Site wide renewable community heating/cooling 3.1.17 As part of the South Quayside Character Area proposals (within Section 4 of this Site wide gas-fired community document), there is potential to work heating/cooling with the existing Shoreham Power Individual building renewable heating Station to deliver a district heating Individual building heating, with the network to provide waste heat to local exception of electric heating consumers.
47 DECC was abolished in July 2016. The HNDU is now part of the Department for Business, Energy and Industrial Strategy (BEIS).
30 Offshore and onshore wind power Solar Photovoltaics Sustainable use of water 3.1.21 An offshore wind generating turbine 3.1.24 The expanse of warehouses roofs in the 3.1.26 Shoreham Harbour is supplied with station (known as the Eon ‘Rampion’ harbour area offer significant potential water from the Brighton Chalk Aquifer. wind farm) is under construction 13km for solar PV power generation. This is an important and heavily off the Sussex coast to the south and Shoreham Port Authority has worked exploited resource. The Environment east of Shoreham Harbour. The with Brighton Energy Cooperative to Agency has classified the location as development will comprise up to 116 install a large number of solar panels on falling within an area of ‘serious water wind turbines with a gross capacity of a number of these roofs. The project is stress’, where demand for water is high up to 400MW. There will be potential funded by community investors buying and resource availability is low. supply chain benefits for Shoreham shares in the cooperative. 3.1.27 New development at the harbour offers Harbour and the local economy. 3.1.25 There is also the potential for solar the opportunity to incorporate 3.1.22 Shoreham Port Authority has also energy generation on the roofs of the sustainable drainage systems (SuDS). installed two medium scale (100kw) on- Adur Homes estates at Southwick and These can provide a range of shore wind turbines in the South Fishersgate. The regeneration sustainability benefits in addition to Quayside area as an effective way of partnership will support Adur Homes to managing surface water, including increasing renewable energy generation explore these opportunities. enhancing biodiversity and reducing and reducing carbon emissions. The flood risk. turbines will generate, on average, 3.1.28 Water efficiency standards can help to 555,000kWh electricity per year to deliver the objectives set out within power the nearby port Pump House. both the Biosphere Management 3.1.23 Proposals for turbines are subject to Strategy (2014-2019) and the South East environmental impact assessment via River Basin Management Plan (2009). the planning application process. The basin plan contains an action that requires local authorities to seek the use of water efficiency standards that exceed the Building Regulations where there is local evidence to support this need.
31 SH1 : Climate change, energy and sustainable SH1.1 – District heating and cooling SH1.2 – Sustainable use of water building 1. A Sustainability Statement will be 1. Development in areas identified in the 1. All developments should seek to achieve required to accompany all development Shoreham Harbour Heat Network Study high standards of water efficiency and proposals within Allocations SS3 and SS4 (2015), or subsequent update, will be explore potential to implement measures in Adur. expected to connect to district heating to recycle, harvest and conserve water 2. A completed Sustainability Checklist will networks where they exist, or incorporate resources. be required to accompany all the necessary infrastructure for 2. All new homes should achieve (as a development proposals in the areas of the connection to future networks. minimum standard), internal water use of harbour within Brighton & Hove. 2. Where no heat network is in place, no more than 110 litres per head per day 3. Development should achieve zero-carbon development must be connection ready. and all new commercial buildings should status (emitting no net annual carbon All buildings must adhere to the following meet the BREEAM ‘excellent standard’. emissions from regulated and unregulated technical specifications: 3. Opportunities should be sought to link energy use), in particular within the four Buildings must use a centralised together development within the site allocations. This will include the use of communal wet heating system rather regeneration area with site-wide recycled passive design measures. Proposals must than individual gas boilers or electric water networks, taking advantage of the demonstrate good thermal performance heating. diversity of water sources and uses on- and air tightness to prevent heat loss. site. This process will be supported by the Buildings must allow adequate plant local authorities. 4. Developers should demonstrate how they room space to allow for connection at a can contribute towards Shoreham Port later date (the exact requirement to be 4. Where a recycled water network is Authority’s objective of becoming a hub agreed with the councils and their delivered on-site, all buildings are for renewable energy generation. representatives). required to connect (where it is feasible and viable to do so). 5. All new development will be expected to The developer must identify and incorporate low and zero carbon safeguard a pipe route to allow decentralised energy opportunities. connection between the building and the highway or identified network route where available. The developer must not in any other way compromise or prevent the potential connection.
32 3.2 Shoreham Port
Objective 2 – Shoreham Port: To support a 3.2.1 Shoreham Harbour contains the entirety 3.2.4 The current level of use at Shoreham growing, thriving port of the working Trust Port of Shoreham. Port is 700 to 900 ship arrivals per year, To facilitate the delivery of the adopted Port Since 1760 the Shoreham Port Authority which results in a trading throughput of Masterplan, the provision of a modernised, has had responsibility for operating and approximately 1.8 to 2 million tonnes consolidated and sustainable port and to managing Shoreham Port. The per year. The main commodities that promote the important role of the Port in the continued existence of a thriving and are imported and exported at the Port local and wider economy. expanding commercial port is an are aggregates, timber, scrap metal, integral part of the regeneration cereals, oil and increasingly steel. The proposals Port Masterplan (2010) aims to provide the capacity for a 25% increase in trade 3.2.2 As a Statutory Harbour Authority, Shoreham Port Authority is responsible by 2026. for the management of navigational 3.2.5 The port is a significant local employer safety within harbour limits between providing around 1,700 jobs. Employers Hove Lagoon, the Old Toll Bridge on the range from large multinationals such as River Adur and the outer Port limits. Cemex, national firms such as Travis Shoreham Port Authority is also a Perkins through to a variety of small and Competent Harbour Authority within medium sized firms including motorbike the provisions of the Pilotage Act 1987. repairs and cheese suppliers. Delivery of the proposals identified in the Port 3.2.3 Shoreham Port Authority provides conservancy and a vessel information Masterplan have the potential to create service for ships and craft using the a further 500 local port-related jobs. port, including the maintenance of navigational channels, moorings, lights and the provision of hydrographic, tidal and other information. There are also a number of byelaws which govern operations and activities within the harbour limits.
33 3.2.6 Land restrictions are an obstacle to Eco-Port Status and Renewable Energy Land Reclamation and Infilling growth within the port. It is therefore Hub 3.2.11 Previous development proposals for the important to maximise the productivity 3.2.9 Shoreham Port Authority has an harbour have included the reclamation of the existing port land. The JAAP aims environmental policy and has ‘Eco-Port’ of land out to sea on the south side of to do this by focusing commercial port status, shared with other ports in South Quayside, however the costs of activity at the Eastern Arm and Canal, Europe. The port uses a substantial implementation were considered to be and by ensuring that vacant and amount of power which is needed for prohibitive in the short to medium term. underused sites are used to their full lighting on the terminals, operating the Whilst large scale land reclamation is potential. lock gates and water pumps which are not considered viable, it has been 3.2.7 Non-port related industries currently used to keep the water at a constant proposed on a limited scale within the located within the Eastern Arm at the level. Opportunities are being explored canal, including at Britannia Wharf, as Canal will be relocated, in order to to reduce the reliance on traditional well as at Albion and Turberville expand the port’s capacity and secure forms of energy by producing energy Wharves, where it is hoped to increase future operations. In parallel, current locally from renewable sources instead. the overall capacity and efficiency of the port-related activities in the Western Adapting to Climate Change site. Harbour Arm will be relocated where Permitted Development Rights and when possible through securing 3.2.10 In accordance with the National Ports alternative sites within the harbour, Policy Statement (2012), new port 3.2.12 Shoreham Port Authority has permitted enabling the land to be used for other infrastructure will typically be long-term development rights for certain types of developments. investments which will need to remain development within the harbour in operation over many decades, in the meaning that planning permission from Port Masterplan face of a changing climate. the local planning authority is not 3.2.8 Shoreham Port Authority’s strategy for Consequently, proposals for new required. These rights are set out within growth is set out in the Port Masterplan development must consider the impacts the Shoreham Harbour Acts and also (2010) and involves consolidating port- of climate change when planning the reflected within the General Permitted related uses within the Eastern Arm, location, design, build and operation of Development Order (GPDO) 2015; Part Canal and South Quayside. The JAAP new port infrastructure. 17, Development By Statutory aims to promote the Port Masterplan Undertakers, Class B (Dock, Pier, objective of enhancing the Port’s role in Harbours, Water transport, canal or the local community, particularly in inland navigation undertakings). terms of jobs and trade growth.
34 Minerals Wharfs 3.2.16 East Sussex County Council, the South 3.2.19 There are several larger safeguarded Downs National Park Authority and sites within the heart of the port 3.2.13 Minerals wharf capacity at Shoreham Harbour makes a significant Brighton & Hove City Council are operational area that are actively used contribution to meeting the needs for currently updating their Local to discharge aggregates which offer aggregate imports in to the sub-region. Aggregates Assessment which unused capacity and therefore potential Most of the wharf capacity is contained investigates the demand for and supply to mitigate the loss of wharves within the Eastern Arm and Canal, but of aggregates in the minerals planning elsewhere in the port. In addition to there are two wharves within the authorities’ area. Early indications are this, in peak years the port is able to Western Harbour Arm (Free Wharf and that the use of marine-won aggregates temporarily accommodate greater in the area is greater than previously capacity in the port operational area on Kingston Wharf also known as Railway Wharf East) that are currently thought. The implication is that sites which are not currently safeguarded under Policy 40 of the West maintaining sufficient wharf capacity at safeguarded within the West Sussex Sussex Minerals Local Plan (2003). Shoreham Harbour will be important in Minerals Local Plan (2003). order to maintain the supply of 3.2.20 In autumn 2013 work restarted on the 3.2.14 The NPPF provides protection to mineral aggregates. wharves, stating that local planning preparation of a new West Sussex Joint authorities should safeguard existing, 3.2.17 West Sussex County Council and the Minerals Local Plan, to replace the 2003 planned and potential wharfage for bulk South Downs National Park Authority Plan, with the commissioning of a transport of minerals, secondary have also undertaken a Local Aggregate Wharves and Railheads Study. The materials and marine- dredged Assessment. This recognises the study, completed in November 2013, aggregates (paragraph 143). importance of wharf capacity at provided a range of scenarios. Further Shoreham Harbour for meeting both work, as set out in background paper 3.2.15 Policy WMP 15 of the East Sussex, South West Sussex’s needs and beyond. April 2016, to support the Draft Joint Downs and Brighton & Hove Waste and Minerals Local Plan, set out the options Minerals Local Plan (2013) safeguards 3.2.18 The regeneration partnership is exploring how best to deliver the considered and the preferred option. existing, planned and potential minerals West Sussex County Council included wharf facilities and their consequential safeguarded sites policies at Shoreham Harbour to protect the overall wharfage relevant policies to safeguarded sites capacity for receiving and processing within the emerging Joint Minerals Local capacity at the port whilst maintaining sea-borne imported aggregates at the Plan. Shoreham Port. The policy does allow flexibility over which sites can for some redevelopment of wharves if contribute to meet aggregate needs. overall capacity is maintained at the harbour. It is recognised that this capacity could be in the West Sussex portion of the harbour.
35 3.2.21 The East Sussex, South Downs and 3.2.24 West Sussex County Council has Brighton & Hove Waste and Minerals prepared a Statement of Common Plan (2012) includes Policy WMP 15 Ground (2016) between the project which safeguards the overall mineral partners, and the neighbouring minerals capacity in ports subject to no net loss planning authorities (East Sussex County of capacity rather than safeguarded Council and South Downs National Park individual sites. The plan states Authority) to establish cooperation and (paragraph 4.50) provision of equivalent collaboration between the parties in capacity (tonnage) within either part of addressing strategic cross-boundary Shoreham Port maybe acceptable issues as they relate to planning for subject to future safeguarding by West minerals infrastructure and their Sussex County Council. safeguarding at Shoreham Port. The Statement sets out matters of 3.2.22 In accordance with the emerging minerals local plans and the NPPF any agreement and commitment to a future applications for alternative policy approach, reflecting the development proposals on safeguarded aspirations for regeneration at the minerals wharves or adjacent sites will harbour. need to clearly demonstrate that there will be no net loss to capacity for the import of aggregates at the port as a result of the proposals. 3.2.23 In accordance with the NPPF Shoreham Port Authority will continue to work closely with local minerals planning authorities in preparing their annual Local Aggregate Assessment based on a rolling average of 10 years sales data, other relevant local information and an assessment of all supply options (including marine dredged, secondary and recycled sources).
36 SH2 : Shoreham Port 1. New development proposals within the 6. Proposals in the vicinity of port port area will be assessed against the operational areas should give careful objectives of the Port Masterplan, which consideration to health and safety will be treated as a material implications in relation to access to the consideration. waterfront and to the security of 2. Parts of the harbour as identified within moorings and storage areas. Security and this plan will be safeguarded for port safety implications should be considered operational uses and will be the focus for at the outset and discussed with commercial port activity. Non-port related Shoreham Port Authority at an early activities will be resisted in those areas. opportunity.
3. Acceptable uses will need to demonstrate 7. Proposals for uses that support the port’s the requirement for a port-side location or status as an ‘Eco port’ and hub for are ancillary to a use requiring a port-side renewable energy generation will be location. encouraged.
4. Sui generis uses appropriate to a port-side 8. New port infrastructure proposals should industrial location will also be acceptable consider the impacts of climate change provided they generate comparable levels when planning the location, design, build of employment to B1-B2 classes. and operation of new port infrastructure.
5. New development within the harbour 9. Proposals for the upgrade, intensification, area should not conflict or unreasonably and refurbishment of sites so they meet constrain the day to day operations and modern business standards and are more workings of the port and port-related resource efficient will be supported. uses. 10. There should be no net loss of employment floorspace in port operational areas as a result of new development proposals unless exceptional circumstances apply.
37 3.3 Economy and employment
Objective 3 – Economy and employment: To 3.3.1 The development of the harbour area is 3.3.3 Whilst the proposals will result in overall stimulate the local economy and provide new a long-term aspiration. In the short to losses of employment land footprint as jobs medium term (5-10 years) it is essential land is redeveloped for other uses, the To provide new, high quality employment to ensure that the initial phases of profile of the new employment space floorspace and improve the business development do not compromise the that is created and retained will support environment to support the needs of local operations of businesses on sites which the objectives identified in the Brighton employers. To equip local communities with the are unlikely to come forward until later & Hove and Adur Employment Land training and skills required to access existing in the process. The regeneration Studies, particularly by: partnership is committed to continuing and future employment opportunities. Renewing older and poor quality a process of dialogue to ensure mutually industrial stock and delivering quality appropriate development as and when workshop and industrial space to sites come forward. meet the needs of key 3.3.2 The JAAP proposals have been prepared creative/digital industries as well as in line with consideration of their emerging high-tech manufacturing impacts on the local economy. A and environmental technologies preliminary Economic Impact sectors. Assessment (GL Hearn, 2013) has been Expanding Adur’s under-developed undertaken which has indicated that the office market through the provision proposals could generate a significant of new office accommodation and net increase in employment and thus supporting growth in higher additional economic output. The value-added sectors. proposals will also promote increased Providing an opportunity to deliver supply chain opportunities, with the small, affordable, start-up office new business base created by the space for which there is a continuing proposals potentially supporting further need in Brighton. indirect job creation in the local economy.
38 3.3.4 Proposals that incorporate initiatives and opportunities to secure apprenticeships, training and new job opportunities for the local area will be encouraged. As part of planning obligations associated with major development schemes developers may be required to contribute towards the provision of good quality employment and training opportunities during construction. 3.3.5 The regeneration partnership will continue to work with key stakeholders and local service providers to improve access and links to training and skills opportunities for local people. The Coast to Capital Local Enterprise Partnership (LEP) has produced a Skills Strategy (Skills for Growth, 2015) which identifies the need for improved employee skills across the LEP area. The Partnership will proactively engage with the LEP on this matter.
39 S H3: Economy and employment SH3.1 – Retail uses 1. The JAAP proposals support the delivery 1. As part of mixed-use redevelopments, of a minimum of 16,000m2 of new small-scale, ancillary retail uses are employment generating floorspace in acceptable provided that such activity will Adur and 7,500m2 in Brighton & Hove. assist in enlivening key frontages and 2. To prevent the loss of employment supporting existing retailing areas. floorspace and associated jobs in the local Proposals should be appropriate and area, the authorities will aid the complementary in relation to Shoreham- relocation of existing occupiers displaced by-Sea town centre and the existing by new development within the district centre designation on Boundary regeneration area, district or sub-region Road / Station Road. depending upon individual requirements. 2. New development for town centre uses 3. Prior to sites coming forward for (other than small-scale ancillary uses redevelopment to alternative uses, mentioned in clause 1) outside of the planning permissions for continuation of defined town centre boundary (or Primary current employment uses may be granted Shopping Area in the case of retail uses) for temporary periods on a case-by-case will be assessed in accordance with the National Planning Policy Framework basis. sequential and impact tests. An impact 4. New development will be required to test will be required for any proposed contribute to the improvement of the retail development outside of the Primary local highways network and public realm Shopping Area with a net sales floorspace to improve the street environment for of 1,000m2 or more. local businesses. 5. Proposals should seek to incorporate or contribute towards enhancements to areas of public realm identified as being of poor quality.
40 3.4 Housing and community
Objective 4 – Housing and community: To 3.4.1 Both Adur and Brighton & Hove are Social and community infrastructure provide new homes and contribute to meeting geographically constrained by the sea 3.4.3 To ensure the regeneration of housing need and by the South Downs National Park Shoreham Harbour promotes healthy, To address shortfalls in local housing provision to the north. Most of the remaining sustainable communities, it is important through delivering new homes of a range of green space is protected through that appropriate and sufficient social sizes, tenures and types, including affordable environmental designations, to prevent and community infrastructure is and family homes as well as associated coalescence of settlements and for its provided in accessible locations to serve supporting community infrastructure. recreation and amenity value. As a all parts of the community. An increase result, there is a limited supply of sites in population in the area will place where new homes can be built and pressure on existing facilities and create therefore development mainly consists the need for new infrastructure of building on previously developed provision. (brownfield) sites and small scale infill sites. Despite this, the demand for new 3.4.4 The plan aims to contribute towards homes continues to grow creating a reducing the inequalities experienced by challenge for local authorities in different groups within the community identifying new sites. and the Partnership recognises the special needs of younger people, older 3.4.2 Housing needs assessments for both people, disabled people, lesbian, gay, Adur and Brighton & Hove have bisexual and trans people and black and identified a shortfall in housing minority ethnic people, gypsies and provision in relation to need, in travellers, refugees and asylum seekers particular affordable and family sized and people of different religions and homes. Supporting the delivery of new beliefs. The needs of these groups will housing areas is central to the vision of be taken in to account in providing and transforming the harbour into an improving community facilities and attractive waterfront community. The services. JAAP will support the regeneration of a number of brownfield sites which have been identified as suitable for residential development, balanced with the protection of key employment sites in other parts of the harbour.
41 3.4.5 To create a community that is a healthy, 3.4.6 Brighton & Hove has recently 3.4.9 These are live documents that are cohesive and promotes active lifestyles committed to becoming an ‘Age- continuously updated and identify the for all members of the community, Friendly’ City (World Health range of different stakeholders that are developments will be encouraged to Organisation) which encourages active responsible for delivery as well as works towards ‘Lifetime ageing by optimizing opportunities for associated costs, funding sources, Neighbourhood’ principles. Lifetime health, participation and security in priorities and progress. Neighbourhoods aim to achieve the order to enhance quality of life as 3.4.10 Specific requirements relating to following outcomes: people age. Developments are delivery of the Western Harbour Arm encouraged to ensure that the features An environment that is accessible proposals are set out under 4.7 – of Age-Friendly Cities are embedded and inclusive, aesthetically pleasing Western Harbour Arm. within the design and layout of new and safe (in terms of both traffic and proposals from the outset. 3.4.11 The Brighton & Hove IDP sets out crime) specific requirements to support the A community that offers plenty of 3.4.7 Social infrastructure refers to proposed increase in residential services, facilities and open space emergency services, schools and population at South Portslade Industrial colleges, health facilities, community A strong social and civic fabric, Estate and Aldrington Basin. In spaces and cultural venues in the area. including volunteering and informal particular planning obligations towards networks 3.4.8 Specific items of supporting education and health/medical services A culture of consultation and user infrastructure that will need to be will be sought from new developments empowerment amongst decision delivered for Shoreham Harbour are set coming forward. out within the Infrastructure Delivery makers 3.4.12 The Adur Local Plan (2016) includes Plans (IDPs) that accompany the Adur Policy 34: Planning for Sustainable A strong local identity and sense of Local Plan and Brighton & Hove City place Communities that resists the loss of Plan Part One. existing community facilities. Also refer to SH17: Planning obligations towards infrastructure delivery in this plan.
42 SH4 : Housing and community SH4.1 – Co-location of residential and employment generating uses 1. Sites identified for residential-led 1. Residential development in close redevelopment should contribute a proximity to existing or proposed minimum of 1,400 new homes across the employment activities and port uses must harbour area by 2031, comprising 1,100 be carefully designed and incorporate within Adur and 300 within Brighton & appropriate mitigation measures to Hove. prevent future conflicts arising and 2. Developers will be required to ensure that maintain the continued operation of proposals deliver a mixed and balanced business uses. community through providing a mix of 2. Innovative solutions to mitigation will be dwelling types, sizes and tenures in encouraged to ensure that residential-led accordance with identified local needs development proposals are capable of including suitable family accommodation. existing with neighbouring uses, as well as A mix of apartments and terraced town the long-term development scenario houses would be appropriate across all envisaged in the JAAP. tenures. 3. New residential development will be expected to make provision for a mix of affordable housing, including social rented, affordable rented and intermediate housing in accordance with local plan policies. 4. Developers are encouraged to work towards the principles of Lifetime Neighbourhoods and incorporate Age- Friendly Cities features.
43 3.5 Sustainable travel
Objective 5 – Sustainable travel: To improve 3.5.1 Transport improvements will be OC1 Reduced levels of congestion connections and promote sustainable transport required to support the JAAP proposals OC2 Strengthened sustainable choices and reduce the impact of existing and transport mode share future traffic congestion and related air To promote sustainable transport choices OC3 Improved connectivity through ensuring that new developments are quality and noise impacts, in particular the impacts on the two Air Quality OC4 A safe and attractive well served by high quality, integrated and environment interconnected networks, improved pedestrian, Management Areas (AQMAs). Measures cycling and public transport routes and seeking that reduce reliance on the private car OC5 Adequate parking provision and to reduce demand for travel by private car in and improve sustainable transport controls innovative ways. choices will be promoted. 3.5.4 The coastal settlement pattern of the 3.5.2 The Shoreham Harbour Transport regeneration area is linear with most of Strategy was developed alongside the the key roads connected by the A259 JAAP to support regeneration and which runs east to west through the development at Shoreham Harbour. The Shoreham Harbour area. The A259 Transport Strategy contains a package carries secondary and local traffic from of integrated transport measures that Littlehampton and Worthing to Brighton will guide the provision of transport and Hove. infrastructure for the next 15 years. 3.5.5 The A27 provides the strategic inland 3.5.3 The strategy takes a balanced view of route taking much of the through traffic; transport provision in the regeneration however there is a significant volume of area focusing on improvements to the local traffic along the A259 including existing road network and measures to heavy goods vehicles. encourage the use of sustainable modes of transport. Five key outcomes are identified in the Transport Strategy:
44 3.5.6 Access to the main operational port 3.5.9 The Adur Local Plan & Shoreham 3.5.12 Despite good accessibility, the railway area is via two main entrances off the Harbour Transport Study (2013) and line acts as a physical barrier to north – A259 which are not well connected to addendums (2014; 2016) assessed the south movements for other road users. the A27. The advisory lorry route to impact of proposed housing and Capacity constraints on the Brighton Shoreham Harbour from the A27 is via employment development at Shoreham Main Line and West Coastway have the A293. As a result heavy goods Harbour on the highway network. It been identified by Network Rail as vehicles often pass through either proposes a package of mitigation significant challenges facing this part of residential areas (via the advisory measures which will reduce the impact the rail network. routes) or the town centres of of development and encourage a shift in 3.5.13 There are frequent buses along the Shoreham-by-Sea and Portslade. travel patterns to sustainable modes of A259. However, north-south transport. This package consists of 3.5.7 Vehicular access to Shoreham Beach to movements are limited due to the road the south of the harbour is restricted to sustainable transport measures, layout and severance created by the a single entry point from the A259 behaviour change initiatives and A259 and roads running under the (Brighton Road). junction capacity improvements. railway line. In addition, there is scope 3.5.10 Examples of behaviour change to improve public perception of the bus 3.5.8 At peak periods journey times for vehicles on the A259 are slow, for initiatives include travel plans, car network. sharing schemes, encouraging shared example Shoreham High Street. As a 3.5.14 Shoreham Harbour is well served by gateway to the regeneration area the car ownership, and cycle training. This pedestrian infrastructure; however the A259 will be required to facilitate study is part of the evidence base for environment for pedestrians is development traffic and provide access the Shoreham Harbour Transport considered to be poor and unattractive to local services, and reducing Strategy and development proposals in places, and may not encourage short congestion on this key route is therefore will be expected to contribute towards walking trips. In places the network is essential to the regeneration proposals. the package of measures identified. narrow, in poor condition, close to road 3.5.11 Public transport accessibility to the traffic or poorly lit. The railway line and harbour is generally good with four local A259 both act as barriers to pedestrian railway stations on the West Coastway movements causing severance. line serving most of the population within a 20 minute walk.
45 3.5.15 Two key pedestrian routes connect Parking across the harbour - the Adur Ferry 3.5.18 Guidance produced by West Sussex Bridge from Shoreham-by-Sea town County Council states that car parking centre to Shoreham Beach and the provision for residential development harbour lock gates to Southwick Beach. should: take account of the expected Whilst both are well used, up until levels of car ownership; ensure high recently neither of these has offered a quality of design; make efficient use of high quality pedestrian environment. land. The guidance outlines that The Adur Ferry Bridge now provides a expected levels of car ownership and much improved pedestrian and cycle demand should be determined taking connection between Shoreham Beach account of the type, size and tenure of and Shoreham-by-Sea town centre and the proposed development. railway station. 3.5.19 Brighton & Hove standards currently 3.5.16 To the east, the Brighton & Hove outline maximum levels of parking, seafront provides a heavily used however it is anticipated that new promenade for pedestrians and cyclists guidance will put a priority on and a series of recreational activities. minimising off-street car parking This ends abruptly at Hove Lagoon provision in accessible locations. immediately to the east of Shoreham Harbour. 3.5.20 Due to the constrained nature of strategic development sites at 3.5.17 Southwick Beach and Carats Cafe act to Shoreham Harbour, innovative some extent as destinations that help approaches to parking will be required. draw people to walk along the eastern The Transport Strategy identifies a part of the harbour and across the lock localised approach to car parking gates from Southwick. There is a provision such as using appropriate significant opportunity to improve the parking controls and the use of car clubs quality of this experience. There are also opportunities to create visitor destinations around Shoreham Fort on Shoreham Beach and the lighthouse on Kingston Beach.
46 SH5 : Sustainable travel SH5.1 – Parking 1. New development in the regeneration 5. Improvements should focus on the 1. Car parking provision will be considered as area must demonstrate how it intends to following priority corridors and seek to part of the overall package of measures reduce the need to travel by car and minimise the impact of traffic, including that impact on the need to travel resulting should help to deliver sustainable HGV’s, on surrounding communities: from the development. Proposals should transport improvements as identified in include adequate levels of car parking for A259 the Shoreham Harbour Transport residential development or measures to Strategy. A283 promote lower levels of car ownership. 2. Development will be required to A293 2. For commercial development, car parking contribute towards implementation of the 6. To improve the connectivity of the provision should be in line with local area-wide Travel Behaviour Change and regeneration area, development authority maximum standards. Travel Choice Programme set out in the proposals must provide or contribute 3. The amount of surface and on-street car Shoreham Harbour Transport Strategy. towards the delivery of a comprehensive parking should be minimised wherever 3. The layout and streetscape of the and well integrated transport network possible and innovative solutions to the strategic allocations should be designed to with strong linkages to town / district provision of car and cycle parking are give pedestrians and cyclists priority over centres, the harbour waterfront / encouraged as informed by the Transport vehicular traffic wherever possible. coastline, the South Downs, access routes Strategy. Measures could include the and surrounding neighbourhoods. Specific 4. Developments will be required to creation of new car clubs or the extension network improvements for these contribute towards the delivery of of existing car clubs, by providing supporting links are identified in the transport infrastructure which reduces additional vehicles in appropriate Transport Strategy. congestion and increases the use of locations and access to membership, to sustainable transport modes. Specific 7. Proposals that incorporate facilities and/ cover the regeneration area. measures are identified in the Transport or initiatives to promote the use of the 4. All new development proposals will be Strategy including junction capacity river as a means of transport, such as required to provide adequate, appropriate improvements, improvements to bus and provision of pontoons and additional and secure cycle storage facilities. rail infrastructure and better cycling and moorings will be encouraged. pedestrian routes and facilities. 8. Improvements must be consistent with recommendations in the Shoreham Harbour Streetscape Guide and Shoreham Harbour Transport Strategy.
47 3.6 Flood risk
Objective 6 – Flood risk: To reduce the risk of 3.6.1 Parts of the regeneration area are at a 3.6.3 Working closely with the Environment flooding and adapt to climate change high risk of flooding due to the Agency, the partnership has prepared a To ensure that development avoids and reduces proximity to the coastline and the River Flood Risk Management Guide SPD the risks from flooding and impacts on coastal Adur, exacerbated by the low lying which sets out the types of flood risk processes and that risks are not increased topography of some sites. This is present in the harbour area, the vision elsewhere as a result. To ensure that especially true for the Western Harbour for a comprehensive flood defence appropriate and comprehensive flood Arm, parts of Aldrington Basin, network along the Western Harbour infrastructure is delivered. Southwick and Portslade beaches as Arm and the requirements of well as the port operational area. developers in relation to mitigating flood risk in the regeneration area. This 3.6.2 Tidal flooding presents the most significant risk to the area. The Adur & guide has been adopted by both Adur Worthing and Brighton & Hove Strategic and Brighton & Hove councils. A key Flood Risk Assessments identify a consideration of the SPD is the impact number of sites located within Tidal that climate change will have on rising Flood Zones 2, 3a, 3b and Non- sea levels, storm frequency and storm functional Flood Zone 3b. This latter magnitude. category recognises that some sites 3.6.4 Brighton & Hove City Council, in have the same risk of tidal flooding as partnership with Adur District Council Flood Zone 3b but do not have a and the Environment Agency, has significant storage or conveyance produced the Brighton Marina to River potential which materially impacts flood Adur Coastal Strategy Study. This risk elsewhere. In addition to this tidal document examines how the stretch of flood risk, some areas are also affected coastline between Brighton Marina and by fluvial and surface water flooding. the River Adur (up to the Canal lock gates in Southwick) will change over the next 100 years. This includes identifying erosion and flood mitigation measures that need to be delivered over this period.
48 3.6.5 Proposed flood defence improvements identified in this strategy would enhance the standard of protection for allocated sites identified in this plan, such as Southwick Waterfront and Aldrington Basin. The proposals identified in the strategy are therefore fully supported by the Partnership. A similar strategy, The Rivers Arun to Adur Flood and Erosion Management Strategy (2010) has already been adopted by DEFRA. This strategy includes a large part of the River Adur taking in the Western Harbour Arm. 3.6.6 The NPPF highlights the need to direct development away from areas at highest risk of flooding (thereby avoiding the risk in the first instance), but where development is necessary, ensuring it will be safe without increasing the risk of flooding elsewhere. 3.6.7 Refer to policies in Part 3 of this plan which identify the site-specific flood defence and mitigation measures required within the character areas. Development in the Western Harbour Arm in particular will be required to deliver significant flood risk mitigation infrastructure.
49 SH6 : Flood risk 1. Development proposals in the 5. Proposals which seek to provide regeneration area must comply with the basement parking in tidal/fluvial flood recommendations of the Shoreham zones will only be acceptable where Harbour Flood Risk Management adequate mitigation and emergency Technical Guide (2015). planning are included as part of the 2. Where development creates new or alters planning application. flood flow routes, the site specific Flood 6. Proposals must include an emergency Risk Assessment must assess the potential strategy to ensure the safety of residents flood hazard posed by them to ensure at times of flooding. that flood risk is not increased elsewhere. 3. Proposals should demonstrate how the risks of surface water run-off and water pollution have been reduced including through the introduction of sustainable drainage systems (SuDS) and water capture/recycling technology. SuDS must also be applied to hard landscaping (including paving and road carriageways). 4. New developments must incorporate open space, appropriate planting, green roofs and/or green walls (suitable for coastal growing conditions) to reduce levels of surface water run-off and consequent risk of flooding.
50 3.7 Natural environment, biodiversity and green infrastructure
Objective 7 – Natural environment, biodiversity 3.7.1 The regeneration area falls within the Designated sites and biodiversity and green infrastructure: To conserve and Brighton & Hove and Lewes Biosphere 3.7.4 In accordance with the NPPF and with protect the natural environment, enhance (UNESCO). As such the JAAP aims to Biodiversity 2020: A Strategy for biodiversity and create a green infrastructure contribute towards meeting its three England’s Wildlife and Ecosystem network objectives of: Services, it is essential that any To conserve and improve the area’s important Nature conservation development in the harbour takes into environmental assets and wildlife habitats and Sustainable socio-economic account the sensitivities of the local to enhance the biodiversity of the area by development environment and protects and enhances creating new habitats. To minimise and mitigate it wherever possible. Knowledge, learning and awareness impacts on the natural and local environment 3.7.5 Located just outside the regeneration from soil, air, water or noise pollution. 3.7.2 New development within the harbour is expected to be outstanding from an boundary to the west, is the Adur To support the objectives of the Brighton & environmental perspective and all Estuary, a Site of Special Scientific Lewes Downs Biosphere Management Strategy opportunities to promote biodiversity Interest (SSSI) of particular ecological through the creation of green links within and need to be considered. It is possible to significance for its inter-tidal mudflats. It beyond the harbour area, changes in the design significantly reduce negative impacts of also contains one of the few saltmarsh and management of spaces to create a development on the ecology of an area habitats in West Sussex. functioning green infrastructure network, through mitigation measures. Any 3.7.6 The Adur Estuary is an important habitat including new green spaces and biodiverse potential wildlife habitats that will be for a range of species, including green roofs and walls. lost or negatively impacted as a result of estuarine plants and wading birds development will need to be (particularly redshank, dunlin and ringed compensated for and enhanced plover). The ringed plover population wherever possible. regularly exceeds 1% of the total British 3.7.3 The Shoreham Harbour Ecology and population, making the SSSI of national Green Infrastructure Study (2015) importance for this species. identifies the potential impacts of development proposed within this plan. It also updates previous ecological surveys and proposes green infrastructure improvements.
51 3.7.7 The entire regeneration area is within 3.7.10 The Basin Road South SNCI is 1.1ha in Green infrastructure and wildlife the Impact Risk Zone (IRZ) for the Adur size. The assessment found the extent corridors Estuary SSSI. An IRZ provides an initial of vegetated shingle to be 0.43ha (39%) 3.7.13 There are a number of strategically assessment of potential risks to an SSSI concentrated along the northern and important green corridors in and around posed by development proposals. southern fringes. The status of this site the harbour area including the Allocation SS4: Western Harbour Arm will be reviewed through the Brighton & nationally important routes of the South Waterfront is most likely to impact the Hove City Plan Part Two. The Downs Way and the Monarchs Way long SSSI. Consultation with Natural England partnership is working to identify distance footpath. As highlighted in is expected for these sites. opportunities for coastal vegetated both the recent Adur District Council shingle habitat creation at Portslade and 3.7.8 The eastern end of Shoreham Beach Site and Brighton & Hove City Council open of Nature Conservation Importance Southwick Beaches. space strategies; the beaches, foreshore (SNCI) falls within Character Area 6: 3.7.11 The Shoreham Harbour area as a whole and wider seafront area act as a Harbour Mouth. A large part of the SNCI is of regional importance for passage blue/green corridor supporting a broad is also designated as a Local Nature bird species and is of county importance diversity of species. Other local links Reserve (LNR) whose boundary is for wintering birds as a result of the include: adjacent to the regeneration area. The sheltered nature of the site. The area is National Cycle Route 2 along the site’s main interest is coastal vegetated also of local importance for breeding coast links Shoreham with Worthing shingle, an internationally rare and birds. It will be important to consider to the west and Brighton to the east. threatened habitat. It also provides a the impacts of increased recreational Between Shoreham-by-Sea town high tide roosting area for wading birds activities as a result of new centre and the Canal lock gates at that have fed on the mudflats within the development at the harbour on these Southwick this route is diverted Adur Estuary. sensitive areas. inland to avoid the busy A259. It is 3.7.9 Basin Road South SNCI is located at the 3.7.12 A Reptile Survey (2009) has indicated anticipated that the proposed eastern end of the regeneration area, the presence of an exceptional pedestrian/cycle route along the adjacent to Allocation SS1: Aldrington population of common lizards and a waterfront at the Western Harbour Basin. This site is also designated for good population of slow worms on the Arm, and a designated A259 cycle coastal vegetated shingle. The North Canal Bank on the harbour’s route could create a more direct Shoreham Harbour Vegetated Shingle Eastern Arm, south of the A259. A route. Assessment (2015) found that the site is Great Crested Newt Pond Survey (2009) predominantly made up of imported concluded that due to a general lack of material and has undergone periods of ponds and standing water bodies within disturbance. the area, there is a negligible risk of impacts on this protected species as a result of the proposals.
52 By 2020, Natural England expects to 3.7.14 The Shoreham Harbour Ecology and Portslade and Southwick Beaches deliver the England Coast Path, a new Green Infrastructure Study (2015) makes green corridor. The Shoreham National Trail around England’s a number of proposals to enhance the Harbour Vegetated Shingle entire coast. The Partnership is green infrastructure and biodiversity of Assessment identified significant working with Natural England to the harbour and surrounding areas. potential for coastal vegetated progress this project. It is anticipated These include: shingle habitat creation along these that the new and improved routes at The preparation of a green beaches. Habitat creation could be the Western Harbour Arm, Canal lock infrastructure strategy for the delivered as part of improvements to gates and Portslade and Southwick regeneration area and links to coastal defences and through the Beaches will ultimately form part of delivery of the England Coast Path surrounding areas. this route. and improved cycle route along the A259 green corridor. The study beaches. Regional cycle route 79 (12) following identifies fourteen green spaces the Adur River valley connects located along the A259. These act as Linear intertidal habitat creation. The Horsham to the south coast at a series of ‘stepping stones’ for study identifies opportunities to Shoreham. wildlife. These sites include deliver habitats as part of new flood Within Brighton & Hove, there are designated spaces such as Kingston defences along the waterfront. This three north-south corridors providing Beach village green, but also the includes timber baulking and ‘vertical important wildlife links and some embankments between the A259 and beaches’ attached to sheet piling. public access between the harbour the port, and the grassed amenity Green roofs and walls. These could and the South Downs: spaces around the Adur Homes compensate for the loss of open . Southwick Hill down to estates at Southwick and Fishersgate. mosaic habitats at ground level on Fishersgate– public access The Partnership is working with Adur vacant or unused sites. These should throughout although very narrow Homes, Action Eastbrook and local be appropriately planted for the in parts of the urban area communities to deliver coastal location, including vegetated . Foredown Hill to Vale Park in improvements to these sites. Specific shingle. South Portslade – series of green proposals are included within each spaces with intermittent public character area policy in Section 4 of access this plan. Further detail will be included in the Shoreham Harbour . Benfield Valley linking the downs Green Infrastructure Strategy. to Old Shoreham Road with consistent public access
53 3.7.15 New development at the harbour Protect the species rich grasslands 3.7.21 This means that bathing water meets should act as a catalyst to enhance beside the harbour and integrated the criteria for the stricter guideline green corridors and linkages, grassland into new areas of standards of the revised Bathing Water particularly where higher density waterfront open space where Directive. developments result in limited possible Air Quality opportunities to provide open space on Building designs should incorporate 3.7.22 Road vehicles are the greatest site. green roofs and areas of planting contributing factor to poor air quality in wherever possible. 3.7.16 The national cycle network provides a Adur and Brighton & Hove, with vehicles valuable basis from which to extend Existing open spaces and parks would emitting a variety of pollutants including greenways in this location to better benefit from more wildlife planting carbon monoxide, nitrogen oxides, connect Shoreham to urban areas such and a varied mowing regime. volatile organic compounds and as Hove, Lancing and Worthing. Water quality particulate matters. Proposals for improving this route are set out within the Shoreham Harbour 3.7.18 The overall groundwater quality of the 3.7.23 There are two Air Quality Management Transport Strategy. Brighton Chalk Aquifer is currently Areas (AQMAs) that lie partly within the classified as “poor” and the chemical regeneration area. Brighton AQMA 3.7.17 Other recommendations from green status is classified as “good includes Kingsway / Wellington Road infrastructure assessments in relation to (deteriorating)”. The overall water (A259) Church Road (A293), Boundary biodiversity include: quality of the Adur Estuary is classified Road / Station Road (B2194) and parts Enhance and create new open spaces as “moderate” and chemical quality is of South Portslade to the south of North and habitats at locations such as “good”. Street. Shoreham Fort and Shoreham 3.7.19 The Water Framework Directive 3.7.24 Shoreham AQMA runs along Shoreham (Kingston Buci) Lighthouse with requires all bodies of water (including High Street (A259) from Norfolk Bridge improved access linkages for visitors. surface water, coastal waters and to Surry Street. Nearby, there is also an Consider and improve wildlife groundwater) to achieve “good” status AQMA in Southwick on the A270 corridors wherever a new green by 2015 and the quality of all water between Kingston Lane and Southview corridor is developed or enhanced as resources needs to be protected. Close. part of the new development. 3.7.20 The Environment Agency monitors the 3.7.25 Air Quality Action Plans (AQAPs) will The role of parks, allotments, school quality of bathing water at Southwick continue to play a key role in helping to playing fields, private residential Beach. Since 2009 water at this location manage issues of localised air pollution. gardens and cemeteries in providing has achieved “higher” status. valuable green corridors and wildlife habitats should be recognised in this area.
54 Noise Contamination Waste and recycling 3.7.26 Noise can be a significant issue in built- 3.7.29 The nature of current and historic 3.7.32 In keeping with the objectives of the up urban areas, and can act as both a industrial activities at Shoreham Biosphere Management Strategy (2014- disturbance and a threat to human Harbour raises significant potential for 2019). It is important that the JAAP health. DEFRA has undertaken a contamination to be present, which supports the shift towards sustainable comprehensive noise mapping study, could adversely impact site users, management of waste and seeks to the results of which indicate that there buildings and the environment, ensure waste is fully considered during are parts of the regeneration area including surface and groundwater design, construction, post-construction where road traffic noise exceeds World quality. Pollution to controlled waters and demolition phases of new Health Organisation guidelines. may result in contravention of development. objectives set out within the Water 3.7.27 The main generator of background noise 3.7.33 Brighton & Hove City Council, East in the Regeneration area is road traffic. Framework Directive (WFD). Sussex County Council and the South The A259, A293 and B2194 have high 3.7.30 Former land uses have included Downs National Park Authority, have levels of noise pollution related to traffic Portslade Gas Works, oil storage, and adopted a Waste and Minerals Plan movements with noise levels decreasing coal and timber yards. Current uses also (2013) that provides planning policies to with distance from these roads. include coal and timber yards, as well as guide the management of waste and a power station, aggregate sorting and production of minerals over the plan 3.7.28 Rail-related noise is also an issue in storage sites, garages, oil and petrol period to 2026. some parts of the regeneration area storage areas, a waste water treatment with levels decreasing with distance 3.7.34 West Sussex County Council and the from the railway line. Some of the facility and other waste uses. South Downs National Park Authority industrial and port-related land uses in Consequently, significant risks of have adopted a West Sussex Waste the regeneration area also generate pollutant linkages have been found in Local Plan (2014). The Waste Local Plan high levels of noise. the area. covers the period to 2031 and provides 3.7.31 It will be important for development a basis for making consistent land-use proposals to undertake the necessary decisions for waste management risk assessments in line with best facilities. practice approaches and Code of practice (BS 10175, 2011), the British Standard for Investigation of potentially contaminated sites.
55 SH7 : Natural environment, biodiversity and green infrastructure 1. The Partnership will prepare a green Principal Importance (formerly known as 6. Development proposals will be required infrastructure strategy for the BAP habitats). The indirect impacts of to include schemes to conserve, protect regeneration area and its surroundings. development, such as recreational and enhance existing biodiversity and to 2. The partnership will work with disturbance, on designated nature create appropriate habitats, taking into stakeholders, developers, landowners and conservation sites and other significant account appropriate, coastal protected communities to deliver an improved green habitats must be considered. Appropriate sites and species. Measures to enhance infrastructure network including: mitigation must be identified, along with biodiversity include, but are not limited the means for its delivery and to: A259 green corridor improving and maintenance. Incorporating green walls and roofs connecting improvement sites 5. The Shoreham Harbour Streetscape Guide alongside the road, including and appropriate planting schemes for (2012) states that all vegetation must be embankments and grassed amenity the location, using locally native salt tolerant and suitable for a coastal space species wherever possible. environment. Trees must be securely Providing bird-nesting and bat-roosting Portslade and Southwick Beaches staked, hardy and able to withstand boxes. including coastal vegetate shingle strong winds habitat creation Providing areas of vegetated shingle. Intertidal habitat creation, including Using SuDS to create wetland habitat baulking and vertical beaches as part of features, which help store and clean flood defence works. surface water. Green walls and roofs, and appropriate Creating, restoring or enhancing off- street planting. site habitats, in particular through 3. The partnership will promote and require contributions to management and the creation and enhancement of open monitoring plans for, local space and green infrastructure in conservation sites such as Shoreham accordance with the emerging Shoreham Beach and Widewater Lagoon Local Harbour Green Infrastructure Strategy and Nature Reserves. Brighton and Lewes Downs Biosphere objectives. 4. All development must ensure no net loss, and seek to provide a net gain to biodiversity, in particular to Habitats of
56 SH7 .1 – Water quality SH7.2 – Air quality SH7.4 – Contamination 1. Development must protect groundwater 1. Air quality impacts should be considered 1. Applications for development within a 10 quality and to ensure only clean surface at an early stage in the design process to metre radius of potentially contaminated water is discharged into the River Adur. ensure that creating new exposure to sites will be required to submit a risk 2. All development will be expected to poor air quality is avoided. assessment. incorporate appropriate sustainable 2. Development within or adjacent to an Air 2. Assessment of contamination should not drainage systems (SuDS) and demonstrate Quality Management Area (AQMA), or be limited to site boundaries as how surface water run-off will be that is likely to have an impact on an contamination can migrate beyond the minimised. Development should seek to AQMA, will be required to provide a proposed site development through soil, provide ecological enhancements through contribution towards implementing Air water and air. the use of SuDS. Quality Action Plan objectives, such as SH7.5 – Waste and Recycling sustainable transport improvements. 3. All development must consider 1. All development proposals will be
implications upon the sewerage network 3. Proposals will be required to demonstrate required to incorporate facilities that and ensure that capacity is adequate. New that appropriate mitigation measures are enable and encourage high rates of development must connect to the introduced to ensure that new and recycling and re-use of waste and sewerage system at the nearest point of existing residents are not exposed to poor materials. adequate capacity. Where this is not the air quality. 2. All new development will be required to case, appropriate contributions will be SH7.3 – Noise required to upgrade the network. demonstrate that waste is minimised both 1. Development proposals should adhere to during the construction phase and the the following basic principles of noise lifetime of the building. control - Noise sources should be 3. Development proposals shall be separated from sensitive receptors. Then accompanied by a Site Waste noise should be controlled at source. Management Plan Finally, the sensitive receptor should be protected. 2. Particular consideration will be required in relation to noise generated by transport and arising from adjacent industrial, trade and business premises, construction sites, activities in the street and on-going port and marine-related activities.
57 3.8 Recreation and leisure Beaches and water sports Sailing and facilities for boat-users 3.8.1 The public beaches play a significant 3.8.4 The harbour is home to a number of Objective 8 – Recreation and leisure: To enhance and activate the harbour for leisure, role in the provision of amenity space in sailing facilities including: the harbour for residents and visitors. recreation and tourism and encourage active, Lady Bee Marina (Southwick They provide recreational and leisure healthy lifestyles. Waterfront) opportunities as well as providing To create places that promote healthy and landscape, environmental and Riverside Yard (Southwick enjoyable living by improving existing and biodiversity benefits. Waterfront) providing new green infrastructure including Sussex Yacht Club (Western Harbour 3.8.2 Some of the beaches, such as Southwick open spaces and green links as well as leisure Arm / Southwick Waterfront) and recreation opportunities. To improve Beach, Shoreham Beach and, to a lesser extent, Kingston Beach are well used for Shoreham Sailing Club (Harbour connections to and use of the waterfront, coast Mouth) and beaches as attractive destinations for both traditional seaside activities (walking, locals and visitors. swimming, sunbathing and fishing). In Shoreham Rowing Club (Harbour addition, Southwick Beach is well used Mouth) by surfers when conditions are right, 3.8.5 All five areas have a strong leisure and whilst the Shoreham Beach area is well recreation function with the first three used by windsurfers and kite surfers. providing berthing opportunities for Paddle boarding is becoming an larger vessels. These three currently increasingly popular sport for coastal have capacity for around 120 pontoon areas. Currently, facilities for these berths although access is a constraint to users do not exist, other than car further pontoon capacity. Shoreham parking facilities. Port Authority is seeking to increase 3.8.3 The harbour is also home to Shoreham berthing capacity at Lady Bee Marina. Rowing Club located next to the Lifeboat 3.8.6 Whilst there is good provision of uses in Station on Kingston Beach. The and around the regeneration area, Partnership is currently working with access is constrained in some places, the Rowing Club to support its and some facilities are in poor condition redevelopment to provide a new, in need of replacement, improvement expanded, modern facility. or re-provision.
58 Slipways and Hards Pedestrian Routes Cycle Paths 3.8.7 There are a number of historic slipways 3.8.10 Strategic routes for rural walkers are 3.8.12 National cycle route NCN2 runs through and hards in the Shoreham area. These concentrated in the South Downs and the harbour from Hove Lagoon, along were formerly used to launch and land stop at the outskirts of built up areas. the southern section of the canal (the boats onto and from the water. Currently these do not connect well into South Quayside area) across the canal However most of these are now unable the town centres and to the sea. locks, then runs inland to re-emerge in to function effectively for various Walking routes in the urban areas of the Shoreham-by-Sea. It then crosses over reasons such as having been in-filled, regeneration area are not well designed Adur Ferry Bridge and continues on to being too steep, being dilapidated or and signage is poor. The Adur Ferry the seafront to the west. This route links being inaccessible and lacking sufficient Bridge has significantly improved the Brighton in the east and Worthing in the parking and turning areas for trailers. quality of the pedestrian environment in west and is part of a long distance cycle that area. route from Dover to Penzance. 3.8.8 West Sussex County Council, working in partnership with Adur District Council 3.8.11 The pedestrian network running east to 3.8.13 The section from Hove Lagoon to and the Shoreham Slipways Group, are west along the majority of the Brighton in the east and Shoreham working towards providing new and regeneration area north of the coast / Beach to Worthing in the West is almost improved public slipways for the waterfront is limited to the path that entirely ‘traffic-free’ with dedicated Shoreham area. These new facilities will runs along the A259 and as such cycle paths. The section in between that help support the local economy through currently offers a very poor experience runs through the harbour area is enabling visiting anglers, divers and day for cyclists and pedestrians. classified as ‘on-road’, with no boat users to access the harbour. The dedicated cycle facilities. This route is enhanced access to the water will help well used by cyclists for leisure and to restore Shoreham’s maritime recreation. It is also a popular heritage. commuting route for cyclists, although a high number of commuters use the 3.8.9 A key planning consideration for locating a new public slipway is the need A259 from the lock gates in Southwick for sufficient appropriately laid out as this is the quickest and most direct parking and turning areas for vehicles course. and trailers to manoeuvre.
59 3.8.14 In addition, the harbour area has good Open Space cycling links to the South Downs in the 3.8.15 Provision of new and enhanced areas of north. The ‘Downs Link’ Bridleway that open space will be essential to creating runs along the river Adur from a pleasant harbour side environment. Ropetackle to the South Downs is a key Multi-functional open spaces provide a cycling and pedestrian link which range of health benefits and can create connects Shoreham with the South pleasant new spaces for people to sit, Downs and which continues up to the relax and interact helping to build a North Downs in Surrey. However, sense of community and identity for the signage to this route from the town harbour. centre is poor. Other routes to the South Downs from the regeneration 3.8.16 The NPPF requires that planning policies area are also poorly signposted. should be based on robust, up-to-date assessments of local needs for open space, sports and recreation facilities and opportunities for new provision. 3.8.17 The Adur District Open Spaces Study was updated in 2014 which has provided open space provision standards for the district. 3.8.18 For Brighton & Hove, open space standards are set out within the Open Space Update Study (2011).
60 SH8 : Recreation and leisure 1. Development proposals will be required 4. In accordance with local plan policies, the 6. Development schemes that result in the to provide high quality public open space loss of existing open space will be resisted loss of an existing slipway or hard and / green infrastructure on site. The type unless it has become surplus to that fail to incorporate a new useable and quantity of open space will be requirements or would be replaced with slipway (with sufficient parking/turning determined by the scale and type of equivalent or improved provision in a space) on-site may be expected to development, the identified needs of the suitable location. In the case of any loss of contribute towards re-provision of the area and local standards. open space, mitigation measures include, facility off-site. 2. Brighton & Hove City Council and Adur but are not limited to: 7. Where a new/improved slipways or hards District Council will work with developers Better access to remaining open space. are provided or reinstated it will be to explore the role, function and more necessary to consult with the relevant Provision of an alternative site. detailed design of green spaces as they highway authority to ensure appropriate come forward. These areas could help to Significant enhancements to remaining public highway status is recorded meet local need for a range of open open space including features to including rights of motor vehicle use. improve open access to the waterfront. spaces including parks and gardens, 8. Where additional moorings are provided amenity green space, provision for 5. Major waterfront development schemes, consideration must be given to the children and young people, outdoor are expected to incorporate features that management of additional waste and sports facilities, allotments and improve open access to the waterfront. sewage arising. Appropriate services, such community gardens. These may include facilities for boat users, as toilets, should be provided where 3. Improved linkages to existing open space additional moorings, floating appropriate. assets and green corridors will be pontoons/docks, slipways and inlets. Early encouraged. consultation with Shoreham Port Authority and statutory bodies such as the Environment Agency and Marine Management Organisation is advised.
61 3.9 Place making and design quality
Objective 9 – Place making and design quality: 3.9.1 High quality urban design is an integral 3.9.3 Lighting is an important element of To promote high design quality and improve element of successful developments. design quality; whilst necessary for townscape Good design encompasses architectural safety reasons it can also add character To promote developments of high design design, form, height, scale, siting, and highlight elements of architectural quality that maximise the waterfront setting, layout, density, orientation, materials, quality. However, it is also important to respect local character and form and enhance parking and open space. New ensure that light shines on its ‘target’ key gateways and public spaces. developments should be well-designed and does not waste energy or and integrated into the landscape and contribute to ‘sky glow’. To protect and enhance the area’s historic townscape, and should contribute assets including the Scheduled Monument at 3.9.4 Shoreham Harbour benefits from a positively to the harbour’s character and number of historic assets which are Shoreham Fort, listed buildings and distinctiveness. Existing poor-quality conservation areas. proposed to be protected and enhanced design should not set a precedent. to contribute towards maintaining the 3.9.2 Improvements to the public realm cultural history of the area and visual (streets and public spaces) provide an interest within the landscape and local opportunity to enhance the quality, views. The harbour area includes: character and distinctiveness of the Parts of the Shoreham-by-Sea harbour. Good use of ‘natural Conservation Area surveillance’, natural and artificial light and careful siting of buildings and street The Riverside section of the furniture can improve the layout of an Southwick Conservation Area. area, reduce perceived and actual crime Three Grade II Listed Buildings and opportunities for anti-social . Royal Sussex Yacht Club behaviour, and make an area more . Sussex Arms Public House pleasant to use. . Kingston Buci Lighthouse Shoreham Fort (Scheduled Monument).
62 SH9 : Place making and design quality 1. Schemes should be designed to reflect the 6. All development proposals will be 7. The Partnership will work with its character of the marine environment and expected to embrace principles of good partners and other stakeholders to should be sensitive to views of the urban design with reference to the conserve and enhance the harbour’s waterfront, surrounding landscape and following characteristics: historic assets. historic features. High standards of architectural design 2. Waterfront development schemes are and detailing. encouraged to incorporate features that Suitable scale and massing in relation improve public access, views and to housing type and local context, experience of the marine environment. including townscape character and This may be externally in the form of historic environment. landscaped viewing areas and/or internally as an integral part of building Appropriate internal and external design. space standards in accordance with each authority’s policy requirements. 3. Major development proposals may be subject to design review process at the Buildings should provide strong pre-application and application stages in enclosure to public spaces and streets, order to ensure the highest quality of and should maintain a clear distinction design. between public, semi-private and private space. 4. Development proposals should improve the quality, accessibility, security and High standards of private amenity legibility of public streets and spaces. The space for all residential development, public realm elements of the development including private balconies, terraces, proposals must be designed in accordance gardens and shared courtyards as with the Shoreham Harbour Streetscape appropriate. Guide (2012). Careful consideration of the impact of 5. Where appropriate contribution will be new development on access to daylight sought for the provision of public art, in and sunlight for both existing and new accordance with the scale of development residents. proposed.
63
CHARACTER AREA PROPOSALS
65 SOUTH QUAYSIDE
66
Map 6 – CA1 - South Quayside
67 4 Character area proposals
4.1 CA1 - South Quayside
Area priorities About the area 4.1.4 Visiting fishing trawlers and other vessels often moor up alongside the To support Shoreham Port Authority in 4.1.1 CA1 - South Quayside is the main power station. There are a number of improving operational efficiency, operational area of Shoreham Port. It is security gate entry points to the port developing new trade and exploring a long, narrow area between Basin Road area, and the area north of Basin Road opportunities for sustainable energy South and the waterfront. The area South is a secure area with no public generation, in line with the adopted Port stretches from the mouth of the access. Masterplan. harbour along the southern side of the Eastern Arm of the River Adur, and the 4.1.5 The regeneration strategy for the To accommodate the relocation of Canal as far as the eastern ship turning harbour is dependent on consolidating existing port operators from elsewhere head. port-related activities within the Eastern within the port. Arm and Canal. South Quayside will be 4.1.2 The full length of South Quayside is To accommodate the future capacity 2,370 metres. Within the Canal, there safeguarded for port operational uses. requirements for Shoreham Wastewater are 11 berths totalling 1,575 metres in As well as improving operating Treatment Works. efficiencies for the port, it will enable length. In the Eastern Arm of the River To improve Basin Road South as a popular Adur, the Outer Layby terminal extends waterfront land to be redeveloped for recreational route for walking and cycling, further with two berths of 257 metres. alternative uses along the Western providing access to the beaches. There is a significant concentration of Harbour Arm. port trades and quayside activity. 4.1.6 South Quayside is sufficiently removed With the exception of the existing and from residential areas that it can planned power stations, and the 4.1.3 In the quayside area, cargo handling and accommodate activities and uses that wastewater treatment works, non-port ship unloading are carried out using otherwise might harm residential operations will not be permitted in this mobile cranes and lift trucks. Plant amenity through noise and disturbance. area. installations used by operators include a major aggregates grading and handling Major facilities likely to remain for the plant, a ready-mix concrete plant and timespan of the plan period include gantry cranes at a steel stockyard. Shoreham Power Station and Shoreham Wastewater Treatment Works.
68 Utilities 4.1.10 In 2016 Shoreham Port Authority installed two 100 kW wind turbines on 4.1.7 Shoreham Power Station is a combined cycle gas turbine station. Its capacity is Basin Road South. The turbines will 420MW. The power station is owned generate, on average, 555,000 kWh and operated by Scottish Power. Cooling electricity per year to power the nearby water discharges to an outflow at port pump house. The Port Masterplan Southwick Beach. proposes additional turbines further east, as shown on Map 6. 4.1.8 Energy studies48 and consultation with 4.1.11 Shoreham Port Authority has worked in Wind turbines at Outer Layby local environmental groups have partnership with Brighton Energy Co- highlighted the potential of using the waste heat from the plant to supply operative to install solar panels on many local customers. The physical separation of the port buildings. of the power station from potential 4.1.12 The Shoreham Wastewater Treatment customers, such as residential areas on Works (owned by Southern Water) the north side of the harbour, would concluded that the existing plant has require significant investment in sufficient capacity to accommodate the directional drilling to feed pipes under levels of new development being the Canal. proposed through this plan and the local plans for Adur and Brighton & Hove. 4.1.9 Without adaption, the current configuration of the station does not Solar panels on warehouse roofs enable provision of heat at a sufficient grade that could be utilised in a district network. Furthermore, a back-up power source would be required as the station is not in continuous use.
48 Adur District Council Energy Study (Element Energy: 2009); Brighton and Hove Renewable and Sustainable Energy Study (AECOM: 2012)
69 Transport and connections 4.1.15 As outlined in Character Area 4, the lock gate crossing is a public right of way and 4.1.13 Heavy goods vehicles serving the port, as well as the public, access this area via part of the National Cycle Route (NCN2). the main port entrance at the junction Running parallel with the cycle route of Wharf Road and Kingsway (A259). along Basin Road South is the Monarch’s Basin Road South runs the length of the Way which is part of a long distance southern side of the port along the national walking trail. The route is seafront to Carat’s Café and the popular with locals and cyclists and has adjacent public car park. the potential to be made more of a focal point with better signage, interpretation 4.1.14 To the western end of the quayside and and way-finding. forming the crossing over to the north side of the harbour, the area around the 4.1.16 Proposed improvements to both lock gates is a key functional part of the Southwick Waterfront and to the beach port. Shoreham Port Authority has areas are likely to increase public usage reclaimed a small area of land here by of this area and it will be important to the pump house to accommodate a new maintain appropriate buffers between engineering base. the operational port areas and public spaces.
70 SH1 0: South Quayside 1. South Quayside is safeguarded for future commercial port activity and for the relocation of existing port operators from elsewhere in the harbour. With the exception of the existing and proposed power stations, and waste water treatment plant, non-port operations are not permitted in this area. 2. South Quayside will be promoted as a hub for renewable energy generation, including appropriately located solar and wind generation. 3. Wastewater treatment infrastructure will be safeguarded to serve future population changes. 4. The partnership will seek improvements to the lock gate crossing for the benefit of pedestrians and cyclists. These must not detract from its primary port operational function. 5. The partnership will seek Improvements to Basin Road South, National Cycle Route (NCN2) and Monarch’s Way public right of way including signage, interpretation, boundaries, surfacing, way finding and access to the beaches.
71 ALDRINGTON BASIN
72 Map 7 - CA2 - Aldrington Basin
73 4.2 CA2 – Aldrington Basin
Area priorities About the area To designate a strategic To ensure that all development takes into 4.2.1 CA2 – Aldrington Basin forms the employment/mixed-use area (Allocation account the findings and eastern gateway to the harbour with the SS1 – Aldrington Basin). recommendations of current Strategic main port entrance at the junction of Flood Risk Assessment and the Shoreham Wharf Road and Kingsway (A259). The To accommodate a mix of new and Harbour Flood Risk Management Guide basin is situated immediately adjacent to improved port operational facilities as well SPD (2015). Hove Lagoon. It marks the end of the as compatible non-port employment Hove seafront promenade and a generating floorspace (use classes B1, B2 To ensure that new development transition to the industrial character of and B8). proposals take account of noise and air Shoreham Harbour. quality impacts and that improvements To accommodate appropriately located are sought wherever possible. 4.2.2 The northern part of the area is formed mixed-use development (use classes A1, of a steep slope from Basin Road North, A2, A3, B1 and C3). To enhance biodiversity by creating and up to Kingsway (A259). Overlooking the improving habitats and improved green To secure improvements to legibility, basin, to the north of Kingsway, is the infrastructure links, including a green permeability and connectivity through West Hove residential area comprised of corridor along the A259. high quality building design, townscape mostly two storey housing built in the and public realm; respecting and To support the delivery of the England 1920s and 1930s. complementing the character of Coast Path through the Aldrington Basin 4.2.3 Since the mid-1800s, Aldrington Basin surrounding areas. area. has been predominantly occupied by To maximise intensification and industrial and port-related uses. Over redevelopment opportunities of existing time, a number of physical interventions lower grade, vacant and under-used such as land reclamation, the addition of spaces. landing stages and wharves and the arrival of the Western Esplanade residential dwellings at the beginning of the twentieth century, have shaped its current character. 4.2.4 This area contains a mixture of employment uses ranging from offices,
74 retail outlets, a restaurant and pub at Transport and connections Kingsway level through to light 4.2.7 Refer to the Shoreham Harbour industrial, storage and marine-related Transport Strategy for details of the uses down in the basin itself. Some of package of measures proposed to the sites are owned and leased by support the development of this Shoreham Port Authority including Hove allocation. Enterprise Centre, Brighton & Newhaven Fish Sales, and Quayside offices. The Improve Junctions remaining sites are in private ownership. 4.2.8 Although the access route from the 4.2.5 The steep slope down to the basin from A259 in to the basin works relatively Harbour entrance at Wharf Road well, it creates a tight turning circle for Kingsway means the location is able to accommodate land uses and activities commercial vehicles. The transport that may otherwise harm residential strategy includes junction improvements amenity due to noise, smell, dust or to each of the main accesses in to the other disturbance. Maritime House and port from the highway, including: Hove Enterprise Centre contribute Wellington Road (A259) – Church towards meeting the local demand for Road (A293) – Basin Road North affordable, flexible workshop and office Kingsway/Wellington Road (A259) – space and have high occupation rates. Boundary Road/Station Road (B2194) 4.2.6 A key consideration for development in View east towards Western Esplanade – Basin Road North the basin is that the eastern end of the Improved port access road Canal acts as the main turning head for ships. The shape of the current turning 4.2.9 Shoreham Port Authority intends to area means there is no opportunity for upgrade and extend the route on the infilling any of the basin to increase north side of the canal from the existing waterfront space. Remodelling of this mini-roundabout linking to an improved area may be a long term opportunity. Wellington Road (A259)-Church Road This would require significant (A293) junction. This is to make the investment. route more suitable for HGV traffic and to lead port-traffic more directly on to
the advisory route. View west from Aldrington Basin
75 Improve Basin Road South cycle route Improve connections with Hove Lagoon 4.2.14 The transport strategy includes and Monarch’s Way and Hove seafront proposals to improve the cycling and walking routes through this area. Where 4.2.10 Basin Road South runs parallel to South 4.2.12 Hove seafront promenade ends at Hove Quayside provides vehicular access to Lagoon. This area is very popular for sites and groups of sites come forward, the main operational port areas. It also walking, cycling and general recreation opportunities to create direct public or forms part of the National Cycle and there are a range of water-sports semi-public access to the waterfront Network (NCN2) which runs along Wharf offered at Hove Lagoon. The Hove Deep should be explored. Road and Basin Road South before Sea Anglers Club is adjacent. 4.2.15 New signage and improved visual and crossing the lock gates. NCN2 will physical access from Aldrington Basin to 4.2.13 Beyond this point is a row of secluded eventually connect many of the urban 1920s residential properties on Western Hove Lagoon would help to soften the areas along the south coast. Despite the Esplanade overlooking private beaches. boundaries of the basin and could be poor condition of this route for cycling This, combined with the industrial achieved through relatively minor and walking, the poor quality of the character of the harbour, acts as a interventions in formal landscape and public facilities and generally dated barrier for wayfinding between Hove site layout of Hove Lagoon. This appearance, it remains a popular route Lagoon and seafront and Portslade and connection could be achieved through and the beaches are frequented by local Southwick beaches to the west. the development of pathways and families, swimmers, surfers and artists crossings to achieve direct, safe access. particularly during the summer months. 4.2.16 Natural England will deliver the England 4.2.11 The road is also a public right of way Coast Path, a new National Trail around which forms the end of the historic the coast of England. Although the final Monarch’s Way route, a long distance route has not yet been decided, it is footpath (990km) that approximates the expected that this will pass through CA2 escape route taken by King Charles II in – Aldrington Basin between Portslade 1651 after being defeated in the Battle Beach and Hove seafront promenade. of Worcester. There is considerable potential to improve the quality of this route through a comprehensive landscaping upgrade and interpretive signage.
76 Environment Flood risk management 4.2.21 Developers should include SuDS and building level resistant and resilience 4.2.17 Kingsway (A259), Wharf Road and Basin 4.2.19 Due to its elevated position, sites along Road North fall within the Brighton & the A259 Kingsway are not at a measures as part of proposals, ensuring Hove Air Quality Management Area significant risk of flooding. For sites development is safe for its intended (AQMA) designated in 2013. between the A259 Kingsway and the lifetime. The approach set out in the coast, there is a risk of tidal flooding. The following publications (or subsequent 4.2.18 The area is crossed by several replacement documents): underground water mains and sewers Brighton & Hove Strategic Flood Risk (the latter conveying wastewater to the Assessment (JBA: 2012) identifies most Adur & Worthing Councils and/or nearby waste water treatment works). of the Aldrington Basin area as Flood Brighton & Hove Council’s SFRAs This infrastructure needs to be Zone 2 and 3a with some small areas of Water. People. Places: A guide for protected and new development needs Flood Zone 3b for tidal flooding. The master planning sustainable drainage to ensure its operation remains estimated maximum flood depth for this into developments area for the 1:200 year tidal event is unaffected. CIRIA SuDS Manual 0.50m, with some areas estimated to flood to a depth of just 0.20m. 4.2.22 Refer to the Shoreham Harbour Flood Risk Management Guide SPD (2015) for 4.2.20 The risk associated with this form of full details of requirements in relation to flooding increases significantly when sea protection from flooding. level rise associated with climate change is factored in. In this scenario, maximum estimated flood depths increase to about 1.4m with increased flood velocities. Development in this location will need to take this flood risk constraint into consideration.
77 Green infrastructure Development opportunities 4.2.23 The embankments sloping up from 4.2.26 The release of sites for redevelopment in Wharf Road and Basin Road North to and around the basin requires careful Kingsway (A259) form part of the management given the close proximity proposed green corridor through the of port operations and residential areas regeneration area. The partnership will at Western Esplanade and to the north promote green infrastructure of Kingsway. improvements in these areas through 4.2.27 The partnership will work with the emerging Shoreham Harbour Green Wharf Road embankment and Hove Lagoon from Kingsway businesses and service providers to Infrastructure Strategy. Development in identify their needs and overcome this area will be expected to take these barriers to growth in order to improve aspirations into consideration. the basin as a modern thriving local 4.2.24 The Wharf Road embankment, adjacent business cluster. As shown on Map 8, to Hove Lagoon, is a prominent location key proposals for this area include the at the main eastern gateway to the following: harbour. The partnership will seek landscape and ecological improvements such as planting of native hedgerows, plug planting of suitable species and the Basin Road North embankment enhancement of the existing butterfly bank. Appropriate public art will also be encouraged 4.2.25 The Basin Road North embankment extends east from the Boundary Road/Station Road junction. The partnership will seek improvements such as planting of native hedgerows and plug planting of suitable species
78 Strategic employment area Sites B, C and D (see Map 7) are on Mixed-use development the southern side of Basin Road 4.2.28 Employment generating uses (use 4.2.29 New mixed-use development is classes B1, B2 and B8) will remain the North: promoted on plots between Basin Road predominant land use within Aldrington . Ferry Wharf (site B) could be North and Kingsway (site E on Map 8). Basin. The partnership will work with developed to provide modern, Proposals must demonstrate that they land owners to promote the employment floorspace suitable are compatible with existing redevelopment of sites to deliver better for compatible uses such as employment uses at the basin level. quality, modern accommodation. Key environmental technologies. 4.2.30 Plots between The Gather Inn to the opportunity sites are as follows: . The Shoreham Port Authority- east and Ocean Sports Board Riders to Site A (see Map 7) is bounded by owned Hove Enterprise Centre the west could be redeveloped for a mix Basin Road North and Basin Road (site C) is a successful operation of uses with employment floorspace South, opposite Hove Lagoon: supplying flexible workspace and (use class B1) on lower storeys fronting will be safeguarded in its current . Basin Road North and mixed- Opportunities to develop the use throughout the plan period. under-used plots to the north of employment (use classes A1, A2, A3 and . Newhaven & Brighton Fish Sales The other plots south of Basin B1) fronting Kingsway and residential for modern fit- for-purpose Road North (site D) may also be apartments (use class C3) on upper appropriate for redevelopment for employment space will be storeys. encouraged. modern, good quality employment space. These will be safeguarded . The redevelopment of other plots for employment and port related in the immediate vicinity will also uses. be promoted where modern, high quality new employment floorspace can be delivered.
79 Development form and typology 4.2.31 The following principles for development form are proposed: For new employment floorspace at the basin level, flexible employment uses are proposed arranged as two to three storey buildings on under-used plots. Mixed employment and residential uses with a dual frontage onto Kingsway (residential/mixed commercial activities of up to four storeys above Kingsway) and Basin Road North (employment uses). Buildings in the basin itself should be simple and flexible with a contemporary appearance and character in keeping with the aesthetic of the harbour. New buildings should be of a modern design which complements the existing historic character.
80 SH11 : Aldrington Basin 1. Aldrington Basin is designated as a 4. Plots between Basin Road North and c. Development should be strategic employment/mixed use area – Kingsway (site E on Map 8) will be appropriately set back from (Allocation SS1 – Aldrington Basin). released for mixed-use redevelopment Kingsway, providing a more 2. The partnership will work with developers (B1 and B2 at Basin Road North level, A2 domestic scale and attractive and stakeholders to deliver approximately and B1 at Kingsway level, and C3 on upper character along the A259 and 300 new dwellings and 7,500m2 of new storeys). contribute towards improving the employment floorspace (in combination a. Building heights of up to four storeys street scene and image of the with SS2: South Portslade). The above Kingsway and six storeys harbour, including appropriate partnership will support the above Basin Road North are landscaping and signage. redevelopment of sites to deliver high considered acceptable subject to d. Residential development will need quality, modern employment floorspace high quality design and being to demonstrate compatibility with and appropriately located residential suitably orientated to accommodate employment uses at the basin level dwellings. generous views between new below in order to prevent future 3. At the basin level, plots bounded by Basin buildings. Development shall not conflicts arising. Road North, Basin Road South and the exceed the height of the nearby 5. Where appropriate, proposals will be Canal (sites A, B, C and D on Map 8) will Vega apartment building and care expected to enhance townscape around needs to be taken to consider be safeguarded for port-related and key linkages and junctions, in particular compatible employment uses (classes B1, sunlight impacts on other sites. Kingsway (A259) – Wharf Road junction B2 and B8). b. Development should maintain a and Wharf Road – Basin Road North – a. Building heights of two to three sense of openness and promote Basin Road South junction. storeys are generally considered views through to the harbour acceptable at the basin level. If taller wherever possible. The scale of buildings are proposed, care needs development should provide a to be taken to consider sunlight positive impact on the street environment along Kingsway. impacts on other sites.
81 SH11 .1: Flood Risk Management SH11.2: Sustainable building SH11.3: Green infrastructure and open space 1. Development proposals must accord with 1. Development will be required to maximise 1. The partnership will promote and require the principles and approach to flood risk opportunities to support the city’s the creation and enhancement of open management set out in the Shoreham sustainability and One Planet City space and green infrastructure in Harbour Flood Risk Management SPD objectives. accordance with the emerging Shoreham (2012). 2. Development will be expected to Harbour Green Infrastructure Strategy and 2. Proposals must protect against a breach incorporate low and zero carbon Brighton and Lewes Downs Biosphere scenario through the application of an decentralised energy generation. objectives.
appropriate finished floor level of 5.77m 3. Development will be expected to consider 2. The partnership will support ecological AOD for residential development. heat networks and to either connect, and landscaping improvements (including 3. For non-residential development, where a suitable system is in place (or public art) to embankments between proposals must be designed to be safe for would be at the time of construction) or Kingsway (A259) and Wharf Road/Basin the proposed lifetime of the development, design systems so they are compatible Road North as part of the green corridor assumed to be at least a 60 year period with future connection to a network. alongside the A259. from the date of receiving planning 3. Development will be required to integrate permission, unless otherwise agreed with new green infrastructure, including the Local Planning Authority. biodiverse green roof (bio-solar where 4. Appropriate SuDS must be included as appropriate), green walls and suitable part of development proposals. planting, and to contribute to Applications should follow the approach enhancements to the green corridor. set out in the Strategic Flood Risk 4. Where open space requirements cannot Assessment49. be met on site, development will be 5. Pollution control measures will be required to contribute towards existing required to deal with surface water run- open spaces, such as Hove Lagoon, off where this is discharging straight into Portslade Beach, Wish Park and/or Vale the Canal. This is especially relevant Park. where waterside vehicular access is promoted.
49 Brighton & Hove Council Strategic Flood Risk Assessment (JBA: 2012)
82 SH11 .4: Transport 1. The partnership will work with developers 2. Development will be required to and stakeholders to deliver the package of contribute to, or deliver, improvements transport measures for Aldrington Basin set out in the Shoreham Harbour as set out in the Shoreham Harbour Transport Strategy. Transport Strategy. Critical measures 3. The partnership will work with Natural include: England to support the delivery of the Improvements to the following England Coast path through the junctions: Aldrington Basin area. o Wellington Road (A259) – Church Road (A293) – Basin Road North o Kingsway/Wellington Road (A259) – Boundary Road/Station Road (B2194) – Basin Road North Upgrade and extension of Basin Road North. The following cycling infrastructure improvements: o Improvements to the cycling facilities along the A259 o Improvements to NCN2 to create a safe and continuous route along Wharf Road and Basin Road South Improvements to pedestrian and cycle crossing points. Improvements to bus stops.
83 NORTH QUAYSIDE AND SOUTH PORTSLADE
84 Map 8 - North Quayside and South Portslade
85 4.3 CA3 – North Quayside and South Portslade
Area Priorities About the area To designate a strategic To maximise intensification and 4.3.1 The North Quayside area of the port and employment/mixed-use area (Allocation redevelopment opportunities of existing South Portslade are home to a diverse SS2 – South Portslade). lower grade, vacant and under-used mix of mostly industrial premises spaces. nestled within a residential To accommodate a mix of new and neighbourhood. Land uses on the south- improved employment generating To improve connections and townscape side of the A259 are predominantly floorspace (classes B1, B2 and B8). around key linkages including Boundary port-related, industrial and aggregate Road/Station Road (B2194) district To accommodate appropriately located uses including the safeguarded Britannia retailing centre, Church Road (A293) and mixed use development (B1 and C3). Wharf. along Wellington Road (A259). To revise the boundary of South Portslade 4.3.2 South Portslade Industrial Estate is To ensure that all development takes in to Industrial Estate and safeguard for defined predominantly by employment account the findings and employment generating uses. generating uses. This includes car recommendations of the current Strategic garages, offices and product fabrication. To safeguard and develop North Quayside Flood Risk Assessment and Flood Risk as a new and improved port operational Management Guide SPD (2015). 4.3.3 To the north and west of the industrial area accommodating new and relocated estate, the area is abutted by residential To ensure that new development port uses with limited land reclamation properties, in some cases on the same proposals take account of noise and air and a new access road (within the port street (such as Church Road (A293) and quality impacts and that improvements boundary) in line with the Port St. Peter’s Road). are sought wherever possible. Masterplan. 4.3.4 To the east is the district retailing centre To enhance biodiversity by creating and To secure improvements to legibility, of Boundary Road/Station Road (B2194), improving habitats and improved green permeability and connectivity through leading to Portslade Station. infrastructure links, including a green high quality building design, townscape corridor along the A259. 4.3.5 There are several community uses such and public realm; respecting and as the City Coast Church and complementing the character of Community Centre, St Peter’s School surrounding areas. and the Brighton & Hove City Council- owned Belgrave Day Centre.
86 Transport and connections Improving key junctions Improving connections and streetscape 4.3.6 Refer to the Shoreham Harbour 4.3.9 The Wellington Road (A259) – Church 4.3.12 Opportunities exist to enhance the Transport Strategy for details of the Road (A293) junction is particularly permeability of South Portslade package of measures proposed to impacted by air quality issues, relating in Industrial Estate in order to repair and support the development of this particular to heavy goods vehicles. This reconnect sites to adjacent allocation. limits the types of uses that are suitable neighbourhoods and key routes. to be situated in close proximity. Improvements to cycle routes and 4.3.7 The southern edge of the industrial pedestrian crossings as well as improved estate is defined by the stark 4.3.10 There is currently a narrow one-way environment of Wellington Road (A259). port access road (Basin Road North) on connections with stations are proposed. Although benefitting from views to the to Wellington Road (A259) at the 4.3.13 During the plan period, opportunities sea over the working harbour, the A259 junction with Boundary Road/Station may exist to create new and improved suffers from weak frontages and Road (B2194). Shoreham Port Authority north-south connections. Beyond the buildings backing on to its northern side, intends to upgrade and extend this road plan period, further opportunities may poor quality public realm and a lack of to the junction with Church Road (A293) exist to unlock and extend routes frontage to the south. The townscape to form a more accessible route through (pedestrian or vehicular) such as Ellen environment, particularly along the operational port. Street and West Street. Wellington Road is run down and 4.3.11 These routes are key gateways into the 4.3.14 Linkages to existing recreation and open unsightly which has a detrimental harbour area and the Transport Strategy space assets such as Hove Lagoon, Vale impact on the perception of this part of promotes improvements to both the Park, Wish Park and Portslade and the harbour. Wellington Road (A259) – Church Road Southwick Beaches will also be 4.3.8 The industrial estate’s internal road (A293) – Basin Road North junction as promoted. network is not well connected to its well as the Wellington Road/Kingsway surroundings and is bound to the north (A259) – Boundary Road/Station Road and west by rows of terraced housing. (B2194) – Basin Road North junction. There are two main north-south access roads, Boundary Road/Station Road (B2194) and Trafalgar Road/Church Road (A293). These are well used by HGVs and link the harbour to the A270 and A27.
87 Flood risk management Green infrastructure 4.3.21 The Basin Road North embankment could be improved to provide a more 4.3.15 South Portslade is situated outside of 4.3.18 The grassed frontages on the northern the area that is at risk of tidal and fluvial side of Wellington Road (A259) and the attractive southern edge to Wellington flooding. However the Brighton & Hove steep embankment between Wellington Road (A259). Strategic Flood Risk Assessment (SFRA, Road (A259) and Basin Road North form 4.3.22 Vale Park is situated just outside the 2012) identifies some parts of the area part of the proposed green corridor regeneration area. The partnership will as being at risk of surface water flooding through the regeneration area. The seek improvements to enhance the in both the 1 in 30 and 1 in 200 year partnership will promote green ecology and amenity of this public open events. This is particularly the case infrastructure improvements in these space. around the junction of Church Road and areas through the emerging Shoreham 4.3.23 The Shoreham Harbour Green Wellington Road as this is a localised Harbour Green Infrastructure Strategy. Infrastructure Strategy will set out full area of lower lying land. Development in this area will be details of requirements in relation to expected to take these aspirations into 4.3.16 Surface water flooding can result in green infrastructure and biodiversity. pollution to water and development in consideration. this location will need to take this flood 4.3.19 The grassed frontages to Wellington risk constraint into consideration. Road (A259) have the potential to Sustainable drainage systems (SuDS) provide multifunctional amenity space have been identified for areas to the for adjacent development sites. The north of the allocation. These partnership will seek landscape and improvements will benefit development ecological improvements such as the in this location. Developments should creation of wildflower meadows, plug Wellington Road frontage therefore contribute towards planting of suitable species, planting of improvements to limit the surface water native hedgerows. flooding. Refer to the Urban Sustainable 4.3.20 Adjacent development should Drainage System Feasibility Study (2015, incorporate green walls and roofs. The Brighton & Hove City Council) for sites also have potential for sustainable further details. drainage (SuDS) features such as rain 4.3.17 Refer to the Shoreham Harbour Flood gardens or swales. Appropriate public Risk Management Guide SPD for full art will also be encouraged details of requirements in relation to Vale Park protection from flooding.
88 Development opportunities Managed release of sites for mixed-use Sites A and B (see Map 8) are redevelopment opportunities bounded by Camden Street, North 4.3.24 North Quayside will remain safeguarded Street and Wellington Road (A259): for port-related operational uses as part 4.3.27 Due to the proximity of a concentration of the consolidation of port activities. of well-established predominantly . With the exception of the existing industrial uses, the release of sites shops and amenities on North 4.3.25 Much of South Portslade Industrial Street and Boundary Road / Estate will be safeguarded for within the estate for redevelopment Station Road, much of this block employment generating uses. This requires careful management. The core could be comprehensively safeguarding will be extended to include of the industrial estate will remain redeveloped for a mixed use sites to the west of Church Road (A293). safeguarded for employment uses and scheme, in particular focussing on A number of sites will be released from extended to include sites to the west of improving the frontage visible safeguarding to accommodate mixed Church Road (A293) from the A259. use development including both 4.3.28 A limited number of carefully selected employment generating and residential plots around the periphery are . The former Belgrave Day Centre floorspace. Key proposals are shown in promoted for redevelopment. These (within site A on Map 9) could be further detail on Map 9. sites have been selected either where redeveloped to accommodate they are vacant and redundant from residential development (class 4.3.26 Although Brighton & Hove City Council C3). owns some of the land within the their existing use, where their location makes them peripheral to the . The remainder of site A is suitable estate, the majority of sites within the for mixed use redevelopment estate are privately owned. This may employment area core or where comprising employment uses provide the opportunity for the redevelopment would provide wider (classes B1 and B2) on lower partnership to coordinate a regeneration benefits. Locations where storeys and residential (class C3) comprehensive redevelopment redevelopment opportunities are on upper storeys approach. Key planning considerations promoted are as follows: for the renewal of this area include Regency House (site B on Map 8) impact on employment floorspace remains suitable for employment supply, impact on existing businesses uses (classes B1 or B2) compatible and the compatibility of introducing with the adjacent residential use. If new residential uses within the existing redeveloped the site could employment uses to the north and port accommodate a mix of uses including operational uses to the south. employment (class B1) on lower storeys and residential uses (class C3) on upper storeys.
89 Sites C and D (see Map 8) are Sites E and F (see Map 8) are located The existing Kwik-Fit store (site G on bounded by Middle Street, North either side of the south end of Map 9) on Boundary Road/Station Street, Camden Street and Church Road (A293), bounded by Road could be redeveloped to Wellington Road (sites C and D on Middle Street to the north and provide an active frontage as well as Map 9): Wellington Road to the south: providing residential and new . It is recommended that site C is . Due to the close proximity to the employment uses. The redeveloped subject to comprehensive busy Church Road/Wellington site could comprise a two to three redevelopment proposals. Road junction at the entrance to storey building with active Residential uses (class C3) may be the port and the close proximity to commercial and retail uses at ground introduced on upper storeys along industrial port operational uses, it floor and residential dwellings above the southern frontage overlooking is recommended that sites E and F with amenity space to the rear. the harbour, set back from are considered to be longer term The depth of the site would allow the Wellington Road (A259). (10-15 yrs.) redevelopment creation of a small number of mews / Associated class D uses may also opportunities for modern terraced houses off the main street. be appropriate on this site. employment space (classes B1, B2 . The lower storeys of site C and all or B8). Public sector intervention of site D could provide new, high may be required to assist in quality, fit for purpose bringing forward these sites employment space (classes B1 or comprehensively due to the mix of B2), capable of being compatible land ownerships. with the adjacent residential; . As part of a comprehensive creating a buffer with the redevelopment, the north side of industrial uses to the north. site F may be appropriate for residential uses (C3) in keeping with the character of St Peter’s Road. Development on this site must consider the adjacent primary school and nearby residential dwellings.
90 Residential uses Redefining the core employment area Supporting community assets boundary 4.3.29 New residential developments will 4.3.34 There are several valued community provide much needed new homes and 4.3.32 A redefined core employment area for assets within the area including City help contribute to the creation of a the South Portslade Industrial Estate is Coast Church and Community Centre, St softer edge to the fringes of the port proposed. The original boundary was Peters Primary School. New operational and employment areas. based on the Employment Area developments in the area should take They will also help to deliver public designation in the adopted Brighton & into account the proximity to these realm and infrastructure improvements Hove Local Plan (2005). The area is activities, seek to enhance the quality of through contributions arising from extended to include sites to the west of their environment wherever possible planning obligations. Church Road (A293). and mitigate potential impacts. 4.3.30 At South Portslade, a mix of apartments, 4.3.33 North Street remains the core spine of terraced town houses and mews the employment area fronted by housing would be appropriate, with the modern employment floorspace. majority of residential dwellings likely to Opportunities will be sought by the be arranged as flatted accommodation, partnership to support and promote the for example apartments arranged to provision of modern employment complete urban blocks or forming new floorspace and improve the business perimeter blocks. A number of sites in environment within the redefined core South Portslade are proposed as employment area. apartment blocks of varying heights overlooking Wellington Road and the port to the south. 4.3.31 Mews housing, where site dimensions and depth allow, opportunities exist (such as part of a redeveloped Clarendon Place) to create a two to three storey mews housing typology alongside apartments.
91 SH 12: South Portslade and North Quayside 1. North Quayside is safeguarded for future 4. Site A is released for mixed-use 5. Site B is released for mixed-use commercial port operations and related redevelopment. The Belgrave Day Centre development – employment (class B1) on activities. and adjacent equipment store are suitable lower storeys, and residential (class C3) on 2. South Portslade is designated as a for residential development (class C3). The upper storeys. strategic employment/mixed use area remainder of site A is suitable for mixed- a. Building heights of four to six (Allocation SS2 – South Portslade). use development - employment (class B1) storeys are generally considered on the lower storeys, and residential acceptable. If taller buildings are 3. The partnership will work with developers (class C3) on upper storeys. and stakeholders to deliver approximately proposed, care needs to be taken to 2 300 new dwellings and 7,500m new a. Building heights of four to six consider sunlight impacts on other employment floorspace (in combination storeys are generally considered sites. with SS1: Aldrington Basin). The acceptable. If taller buildings are 6. Site C is released for mixed-use partnership will support the proposed, care needs to be taken to development – employment (class B1) on redevelopment of sites to deliver high consider sunlight impacts on other lower storeys, and residential (class C3) on quality, modern employment floorspace sites. upper storeys. Associated D class uses and appropriately located residential b. Proposals for development at the far may also be appropriate provided they dwellings. eastern boundary of the site need to are demonstrated to be compatible with be mindful of impacting access to residential and employment uses in the daylight on the rear of adjacent vicinity. properties on Station Road. Building a. Building heights of four to six heights of three to four storeys are storeys are generally considered generally considered acceptable. acceptable.
c. Buildings fronting Wellington Road b. Buildings fronting Wellington Road must be set back beyond the must be set back beyond the proposed green corridor. proposed green corridor.
92 7. Site D is safeguarded for employment uses 9. The majority of site F is safeguarded for 11. Comprehensive redevelopment may offer (B1, B2 and B8). Employment uses must employment uses (B1, B2 and B8). potential for greater building heights, be compatible with adjacent residential Employment uses must be compatible subject to consultations through the development. with adjacent residential development. planning application process, detailed a. Building heights of four to six a. Building heights of four to six design considerations and meeting the storeys are generally considered storeys are generally considered policies of Taller Building Guidance acceptable. acceptable. (SPG15) and the emerging Urban Design Framework. b. Buildings fronting Wellington Road b. New buildings should be set back
must be set back beyond the from Wellington Road to extend the 12. Development should respect and connect proposed green corridor. proposed green corridor. with surrounding areas. Where appropriate proposals will be expected to 8. Site E is safeguarded for employment uses c. As part of a comprehensive enhance townscape around key linkages (B1, B2 and B8). Employment uses must redevelopment, residential (class and junctions, in particular Boundary be compatible with adjacent residential C3) development is acceptable on Road/Station Road (B2193) – Wellington development. the frontage to St Peter’s Road, Road (A259) junction and Church Road a. Building heights of four to six opposite existing residential uses. (A293) – Wellington Road (A259) junction. Development will be limited to two- storeys are generally considered acceptable. three storeys, unless a sufficient setback from the pavement is b. New buildings should be set back incorporated. from Wellington Road to extend the
proposed green corridor. 10. Site G is identified for mixed use redevelopment with employment uses (classes A1, A2, A3 and B1) fronting Station Road and residential (class C3) on upper storeys. a. Building heights of up to three storeys are generally considered acceptable
93 SH12 .1 – Flood Risk Management SH12.3 – Green infrastructure and open space 6. Where open space requirements cannot 1. Development proposals must accord with 1. The partnership will promote and require be met on site, development will be the principles and approach to flood risk the creation and enhancement of open required to contribute towards the management set out in the Shoreham space and green infrastructure in creation of the proposed green corridor Harbour Flood Risk Management SPD accordance with the emerging Shoreham along the A259, and/or existing open (2012). Harbour Green Infrastructure Strategy and spaces, such as Vale Park, Hove Lagoon and/or Portslade Beach. 2. Appropriate SuDS must be included as Brighton and Lewes Downs Biosphere part of development proposals. objectives. SH12.4 – Transport Applications should follow the approach 2. The partnership will support ecological 1. The partnership will work with developers set out in the Strategic Flood Risk and landscaping improvements to the and stakeholders to deliver the package of Assessment. Wellington Road frontage as part of the transport measures for North Quayside SH12.2 – Sustainable building green corridor alongside the A259. and South Portslade as set out in the 3. Development will be required to integrate Shoreham Harbour Transport Strategy. 1. Development will be required to maximise Critical measures include: opportunities to support the city’s new green infrastructure, including sustainability and One Planet City biodiverse green roof (bio-solar where Improvements to the following objectives. appropriate), green walls and suitable junctions: planting, and to contribute to o Wellington Road (A259) – Church 2. Development will be expected to enhancements to the green corridor. incorporate low and zero carbon Road (A293) – Basin Road North 4. New developments fronting Wellington decentralised energy generation. o Kingsway/Wellington Road (A259) – Road should be setback beyond the Boundary Road/Station Road 3. Development will be expected to consider proposed green corridor. Given the (B2194) – Basin Road North heat networks and to either connect, proximity to both the road and port where a suitable system is in place (or operational uses this will prevent a Improvements to the cycling facilities would be at the time of construction) or canyoning effect and ensure that along the A259. Improvements to design systems so they are compatible residents are protected from noise and air pedestrian and cycle crossing points. with future connection to a network. quality impacts. Improvements to bus stops.
5. High quality, multi-functional public open 2. Development will be required to space will need to be provided where contribute to, or deliver, improvements appropriate in accordance with City Plan set out in the Shoreham Harbour standards and guidance and the Shoreham Transport Strategy. Harbour Green Infrastructure Strategy.
94
PORTSLADE AND SOUTHWICK BEACHES
96 Map 9 - Portslade and Southwick Beaches
97 4.4 CA4 – Portslade and Southwick Beaches
Area priorities About the area 4.4.4 At the eastern end of Portslade beach is Basin Road South SNCI; designated for To seek improvements to the quality, 4.4.1 Basin Road South runs parallel to South coastal vegetated shingle. This site is access, appearance and maintenance of Quayside and provides vehicular access part of the operational port and remains the public right of way, beach promenade, to the main operational port areas. It in active use. Vegetated shingle covers public areas and beach environment forms part of the national cycle network (NCN2) which runs along Wharf Road less than half of the site and is not To support the delivery of the England and Basin Road South before crossing considered to be an outstanding Coast Path along the beaches the lock gates. NCN2 will eventually example of its type. However it is the To protect and enhance important connect many of the urban areas along largest example of this habitat within habitats and species, such as coastal the south coast. Basin Road South also Brighton & Hove. vegetated shingle as part of a green forms part of Monarch’s Way walking 4.4.5 There are further areas of coastal corridor along the beaches trail which runs along the road to Hove vegetated shingle spread out along the Lagoon before continuing along the coastal frontage. These are relatively seafront promenade. isolated from each other. There is therefore potential to connect these 4.4.2 The England Coast Path currently being developed by Natural England is likely to habitats to create a continuous corridor follow this route. The partnership will as part of an enhanced green work with Natural England to secure infrastructure network. There is improvements to the route through this potential for raising public awareness area. through better demarcating of habitats and interpretive signage. 4.4.3 There is considerable potential to improve the quality of this route 4.4.6 Despite the industrial feel of this route, through a comprehensive landscaping it remains popular and the beaches are upgrade, whilst maintaining the security frequented by local families, swimmers, of the adjacent port operational areas. surfers and artists, particularly during the summer months. There is also a café and public car park. The Adur District Council-owned beach huts adjacent to the café have recently been refurbished (2010) and remain oversubscribed. There may be an opportunity to increase the number of beach huts.
98 Policy SH13: Portslade & Southwick Beaches 1. The beach areas and adjacent public 6. The partnership will promote spaces will be safeguarded for the opportunities to improve the quality of protection of coastal processes, marine public access areas connected to the habitats and the enjoyment of local beaches including: communities and visitors. Work with local community to identify 2. The partnership will promote the suitable locations for incorporation of enhancement and creation of vegetated public art. shingle habitats to create a continuous Explore potential for increasing beach corridor along the beaches. Compensatory huts and converting some to artist’s habitat creation and safeguarding will be studios. required for any loss or disturbance to existing habitats. Explore opportunities for environmental improvements to the 3. The partnership will promote car park entrance and boundaries improvements to the seafront café and including landscaping, fencing, signage, immediately surrounding area. lighting and an enhanced entrance. 4. The partnership will promote
opportunities to improve the quality of the National Cycle Route No. 2 and Public Right Of Way corridor in accordance with the Transport Strategy. 5. The partnership will work with Natural England to support the delivery of the England Coast path through the Portslade and Southwick Beaches area.
99 FISHERSGATE AND SOUTHWICK
100 Map 10 - Fishersgate and Southwick
101 4.5 CA5 – Fishersgate and Southwick
Area priorities About the area To designate a strategic employment area To address deprivation through 4.5.1 The Fishersgate and Southwick (Allocation SS3 – Southwick Waterfront). partnership working with Adur Homes, Waterfront area comprises a mix of Action Eastbrook Partnership and local residential, community, open space, To support the comprehensive service providers. recreational, port and employment redevelopment of Southwick Waterfront uses. Within the residential community to accommodate a mix of new and To improve sustainable transport links there are pockets of deprivation which improved employment generating uses with surrounding communities. is the focus for the work of the Action (use classes B1, B2 and B8 and ancillary To support improvements to local housing Eastbrook Partnership. A1, A2 and A3). estates and community facilities, including 4.5.2 The area extends from the district To safeguard and develop port enhancing Fishersgate recreation ground. boundary to the lock gates over the operational areas to accommodate new To enhance biodiversity by creating and Canal. and relocated port uses with limited land improving habitats and improved green 4.5.3 The eastern end of this character area reclamation and a new access road (within infrastructure links, including landscape comprises the Fishersgate the port boundary) in line with the Port enhancements to social housing estates. Masterplan. neighbourhood, between the railway To support the delivery of the England line to the north and the busy A259 to To support the comprehensive Coast Path through the Southwick the south. There is a footbridge over the reconfiguration of Lady Bee Marina. Waterfront area. railway line at Fishersgate station. The residential areas located here are in very close proximity to the industrial activities of the port including the fuel storage facility as well as a nearby industrial estate and electricity substation.
102 4.5.4 There are a number of community 4.5.6 The Mill Road Industrial Estate, located assets including two community centres, to the east of the Fishersgate area, a recreation ground with children’s play comprises a mix of retail units, area, Shoreham Academy’s Gateway manufacturing warehouses, office space Centre, and a children and family and storage (including self-storage) centre. Fishersgate has been identified warehouses. In the west of this as a focus area requiring better facilities character area is the Grange Industrial for youth services. Currently there is no Estate which comprises a mix of retail dedicated youth centre close by, units, manufacturing units, printing although there are a number of companies and distributing warehouses. community facilities which could offer The Grange Industrial Estate is well-used or do offer a youth service provision. with low vacancy rates. 4.5.5 The area is a densely populated urban 4.5.7 Southwick Waterfront, adjacent to the area with a high proportion of flats. The lock gates, has been identified as an housing is predominantly terraced with allocation for new employment some semi-detached houses and two floorspace. The lock gates carry the
Adur Homes-owned estates with multi- National Cycle Route (NCN2) across the Lock gate and Southwick Waterfront storey flatted developments reaching up harbour and are an important to six storeys high. The surrounding pedestrian route to South Quayside and public landscaped space is fairly sparse Southwick Beach. Many of the buildings but serves as a green buffer between and public realm in this area is of poor housing and the road. quality. However it is adjacent to the popular Lady Bee Marina and Southwick Riverside Conservation Area, which includes the Grade II listed Sussex Yacht Club boat store.
Lady Bee Marina and Southwick Riverside Conservation Area
103 Transport and connections Flood risk management 4.5.15 The Brighton Marina to River Adur Strategy identifies improvements to 4.5.8 Refer to the Shoreham Harbour 4.5.12 Most of Fishersgate and Southwick are Transport Strategy for details of the situated outside of the area at risk of flood defence infrastructure in this package of measures proposed to tidal and fluvial flooding for present day locality. Improvements will help protect support the development of allocation flood risk. The estimated flood depth for areas identified for development and SS3 and the wider character area. this site during a 1 in 200-year tidal because no residential development is flood event has been shown to be identified for this allocation, it is 4.5.9 Southwick town centre is located north considered appropriate that building of the railway line, outside the relatively low (up to 0.4m). The 2115 prediction factoring in climate change level resilient and resistant measures regeneration area. There are two access will be sufficient. points linking the centre of Southwick however indicates that flood depths with the Southwick Waterfront area. could increase to between 1m and 1.6m 4.5.16 Surface water flooding is also a risk to Pedestrian and cycle connections linking and much of the site becomes at risk of the site as it can result in pollution to Fishersgate with surrounding areas are flooding water and development in this location will need to take this flood risk poor. The A259 is the main east-west 4.5.13 Parts of the waterfront fall within Tidal route. Flood Zones 2 and 3. The estimated constraint into consideration. maximum flood depth for this area for 4.5.17 Developers should include SuDS and 4.5.10 The transport strategy proposes a range of measures for this area including the 1:200 year tidal event is 0.40m. building level resistant and resilience measures as part of proposals, ensuring junction improvements to the 4.5.14 The risk associated with this form of A259/Lady Bee Marina junction; A259 flooding increases significantly when sea development is safe for its intended bus priority measures; improvements to level rise associated with climate change lifetime. The approach set out in the the NCN2 cycle route across the lock is factored in. In this scenario, maximum following publications (or subsequent gates; an A259 cycle facility linking and estimated flood depths increase to replacement documents): improved cycle and pedestrian crossing about 1.4m with increased flood Adur & Worthing Councils and/or points and public realm. velocities. Development in this location Brighton & Hove Council’s SFRAs will need to take this flood risk 4.5.11 Natural England will deliver the England Water. People. Places: A guide for constraint into consideration. Coast Path, a new National Trail around master planning sustainable drainage the coast of England. Although the final into developments route has not yet been decided, it is CIRIA SuDS Manual expected that this will pass through CA5 4.5.18 Refer to the Shoreham Harbour Flood – Fishersgate and Southwick, crossing Risk Management Guide SPD (2015) for over the lock gates. full details of requirements in relation to protection from flooding.
104 Green infrastructure 4.5.21 To the north of Fishersgate Terrace/Albion Street (A259) the social 4.5.19 East of Lady Bee Marina the North Canal Bank slopes steeply from the canal up to housing estates are set amongst areas the A259. This undeveloped grassland of grassed space. These spaces have provides an important green significant enhancement potential to infrastructure role as a linear wildlife provide both amenity space to residents corridor, and is an important habitat for and ecological benefits. Two pocket common lizards and slow worms. parks have already been created at Coates Court, Southwick and Laylands 4.5.20 The partnership will support Shoreham Court, Fishersgate. The partnership will Port Authority to manage and enhance continue to work with Adur Homes and North Canal Bank this area. Potential interventions include Action Eastbrook Partnership to landscape and ecological improvements improve these areas such as planting of native hedgerows, plug planting of suitable species and 4.5.22 The grassed areas around the housing improved sustainable transport links. estates, the North Canal Bank and Fishersgate Recreation Ground form key elements of the proposed green corridor through the regeneration area. 4.5.23 The Shoreham Harbour Green Infrastructure Strategy will set out detailed proposals for these areas.
Fishersgate Recreation Ground
Frontage to housing estate
105 Development opportunities Lady Bee Marina and Riverside 4.5.29 The Port Masterplan describes this Conservation Area location as lacking design quality and 4.5.24 For the foreseeable future the integrity with spatial constraints causing waterfront area adjacent to Fishersgate 4.5.27 Lady Bee Marina currently contains an will remain safeguarded for port- eclectic assortment of interesting car parking to be marginalised and operational uses. As port uses change buildings, many dating from the 19th squeezed into any available space. It over time it will be important to take and early 20th centuries. The marina identifies the area as having significant account of the effect on nearby has a quaint, maritime charm and potential for enhancement to improve residential areas. includes a chandlery and the leisure offer within the port. Allocation SS3 – Southwick Waterfront pub/restaurant. It has 120 pontoons for 4.5.30 There is a flat area of green space to the private boats and is a popular spot for east of the marina, accessed on foot via 4.5.25 Southwick Waterfront has been anglers and dog walkers. a narrow path or steps down the steep 2 identified for a minimum of 4,000m retaining north canal bank from the new employment floorspace and 4.5.28 Parts of Lady Bee Marina fall within the Riverside Conservation Area including A259. This is commonly used for dog provision of small scale business units walking and angling however suffers (classes B1 and B2). Residential the Grade II listed Royal Sussex Yacht Club. The Riverside Conservation Area from littering. The Port Masterplan development is not appropriate due to identifies this area as having potential the proximity of port operations. also includes several residential dwellings, a pub and the former for improvements including a canal-side 4.5.26 A public right of way, and part of the Southwick Town Hall now used for walkway, a new service road, car park, national cycle route (NCN2) run through offices. dry boat store and new base for local the area, crossing over the lock gates. youth groups. This location could act as Public realm in this area is poor. This a buffer between the more could be improved as part of new industrialised North Quayside area and development and the delivery of the a new revitalised marina. England Coast Path.
106 Policy SH14: Fishersgate and Southwick 4. Port operational areas, including the dry SH14.1 – Flood Risk Management 1. Southwick Waterfront is designated as a dock, are safeguarded for future 1. Development proposals must accord with strategic employment area (Allocation SS3 commercial port operations and related the principles and approach to flood risk – Southwick Waterfront). activities. management set out in the Shoreham
2. The partnership will work with, 5. Ongoing protection will be provided for Harbour Flood Risk Management SPD developers and stakeholders to deliver the functioning of the dry dock ensuring (2012). approximately 4,000m2 new employment that land uses in the immediate vicinity do 2. Non-residential development, proposals floorspace. The partnership will support not compromise its ongoing efficient use. must be designed to be safe for the the redevelopment of sites to deliver high 6. Development should respect and connect proposed lifetime of the development, quality, modern employment floorspace. with surrounding areas. Where assumed to be at least a 60 year period 3. The partnership will work with developers appropriate proposals will be expected to from the date of receiving planning and stakeholders to deliver the enhance townscape around key linkages permission, unless otherwise agreed with reconfiguration of Lady Bee Marina. This and junctions, in particular pedestrian and the Local Planning Authority. will include: cycle routes from Southwick station and 3. Appropriate SuDS must be included as Southwick Green across the lock gates to part of development proposals. Improved marina facilities, expanded the beaches, and an improved alignment Applications should follow the approach berthing capacity and waterside leisure of the Nautilus House access road serving set out in the Strategic Flood Risk provision, including a new slipway, SS3 and the dry dock. 1 Assessment . utilising canal edge water space to the east 4. Pollution control measures will be required to deal with surface water run- Complimentary waterside facilities and off where this is discharging straight into attractions, such as an expanded the Canal. This is especially relevant chandlery, café/bar and public where waterside vehicular access is conveniences promoted. Possible location for a youth sailing centre.
1 Brighton & Hove Council Strategic Flood Risk Assessment (JBA: 2012)
107 SH14 .2 – Sustainable building SH14.3 – Community SH14.4 – Green infrastructure and open space 1. Development will be expected to 1. The partnership will support Adur Homes, 1. The partnership will promote and require incorporate low and zero carbon Action Eastbrook Partnership and local the creation and enhancement of open decentralised energy generation. service providers to deliver improvements space and green infrastructure in 2. Development will be expected to consider and harness benefits arising for harbour- accordance with the emerging Shoreham heat networks and to either connect, side communities. Emerging priorities Harbour Green Infrastructure Strategy and where a suitable system is in place (or include: Brighton and Lewes Downs Biosphere objectives. would be at the time of construction) or Enhancing Fishersgate Recreation design systems so they are compatible ground 2. The partnership will support ecological with future connection to a network. and landscaping improvements to the Supporting and enhancing local frontage of housing estates to Fishersgate community facilities Terrace/Albion Street (A259), Fishersgate Supporting improvements to housing Recreation Ground and the North Canal estates Bank as part of the green corridor along Promote opportunities to support the A259. communities in improving green 3. Development will be required to integrate infrastructure to provide amenity to new green infrastructure, including residents and enhance biodiversity biodiverse green roof (bio-solar where appropriate), green walls and suitable planting, and to contribute to enhancements to the green corridor.
108 SH14 .5 – Transport 1. The partnership will work with developers 2. Development will be required to and stakeholders to deliver the package of contribute to, or deliver, improvements transport measures for Fishersgate & set out in the Shoreham Harbour Southwick as set out in the Shoreham Transport Strategy. Harbour Transport Strategy. Critical 3. The partnership will support the delivery measures include: of the Southwick Waterfront access road, Improvements to the following with limited canal infill where required, to junctions: create space for an access road and waterside footway / cycle path. o Albion Street (A259)-Riverside junction serving Lady Bee Marina 4. The partnership will work with Natural England to support the delivery of the o Improvements to the Albion Street England Coast path through the Southwick (A259) junction serving Southwick area. Waterfront Improvements to cycling facilities along the A259. Improvement to the pedestrian and cycle route across the lock gates. Improved pedestrian and cycle crossing points. Bus stop improvements.
109 HARBOUR MOUTH
110 Map 11 - Harbour Mouth
111 4.6 CA6 – Harbour Mouth About the area scheme. The fort will benefit from this improvement. In addition, an upgrade Area priorities 4.6.1 CA6 – Harbour Mouth is split across either side of the River Adur at the including improved signage, benches,
To support the conservation of Shoreham mouth of the river. This is the entrance and potentially a café/visitor centre Fort. to the harbour. The southern section is facility would further improve the area. To enhance connections between also within the area covered by the 4.6.5 To the west of the fort is Shoreham Shoreham town centre, Shoreham Beach emerging Shoreham Beach Beach, a residential community almost and Shoreham Fort through Neighbourhood Plan. entirely surrounded by water, connected to the town centre by environmental and landscaping 4.6.2 On Shoreham Beach are the remains of improvements. Shoreham Fort, a Scheduled Monument. Norfolk Bridge and the Adur Ferry The fort was completed in 1857 and is Bridge. The beach area has a fascinating To support the redevelopment of history. It was originally empty scrub Shoreham Rowing Club and enhance the one of the celebrated south coastal defences built under the Victorian Prime created by a shingle bank that public realm environment of Kingston developed over centuries through Beach. Minister Lord Palmerston. It is of national historical importance and was a longshore drift. To explore options for the future use of vital part of the south coast defence 4.6.6 The beach itself is designated as a Local the Albion Street lorry park. system. Nature Reserve (LNR) and Site of Nature Conservation Importance (SNCI) due to To support Adur Homes in exploring 4.6.3 A local charity, the Friends of Shoreham options for redevelopment of housing Fort supported by Shoreham Port its rare and beautiful flowering sites. Authority, have taken responsibility for vegetated shingle that has adapted over conserving the fort. This area is a time to the harsh conditions. popular destination for walkers. It is 4.6.7 On the riverside of Shoreham Beach is well used by anglers and home to the Silver Sands, a small sandy beach National Coastwatch Institute look-out between Sussex Wharf and Soldier’s tower. Point, which sees the flowering of wild Geranium and Childing Pink, a nationally 4.6.4 In recent years there have been various plans for the fort including local interest rare and protected plant species. for incorporating an educational facility and improving the public toilet block. The Environment Agency plan to improve the layout, surfacing and public realm of the car park area at the Fort through the Shoreham Adur Tidal Walls
112 4.6.8 Directly opposite the harbour mouth is Development opportunities Kingston Beach, designated with Village 4.6.12 The existing port operational area will Green status to safeguard it as a public be retained for port use. There are space. The beach is home to Shoreham significant opportunities to improve the Rowing Club as well as the new RNLI amenity value of Shoreham Fort and lifeboat building, a maritime themed, Kingston Beach for the benefit of local low carbon building of significant residents and visitors. architectural merit. 4.6.13 The Albion Street lorry park is no longer 4.6.9 Kingston Beach is also home to the required in this area. The partnership is Grade II listed Kingston Buci Lighthouse, exploring alternative uses for the site, a distinctive local landmark. There is a including relocation of businesses from wealth of local history that could be elsewhere in the regeneration area. better interpreted in this location through imaginative signage. There is 4.6.14 Adur Homes is exploring opportunities significant potential to improve the to redevelop a number of older Shoreham Fort and Shoreham Beach landscaping and street furniture to properties on the northern side of make it more accessible and appealing Albion Street. The partnership will as a local amenity area. support the redevelopment of these sites. 4.6.10 Directly opposite Kingston Beach is a row of terraced housing, including 4.6.15 The proposed waterfront route along several Adur Homes-owned properties. the Western Harbour Arm will end at Kingston Beach. The partnership is 4.6.11 To the east of these properties on the exploring options to integrate this route south-side of the A259 is the port with the village green and connect to operational area; whilst on the north- the proposed A259 cycle route. side of the A259 are a number of dwellings, Albion Street Lorry Park, and a range of light industrial and employment generating uses.
Kingston Buci Lighthouse and Shoreham Lifeboat Station
113 SH15 : Harbour Mouth 1. The existing port operational areas will be 3. The partnership will ensure that the 6. The partnership will support Adur Homes safeguarded for future commercial port Shoreham Beach Local Nature Reserve is to maximise the use of its housing sites, activity. protected. In particular the most sensitive including potential redevelopment. 2. The partnership will work with the sections of the beach in terms of ground 7. The partnership will explore options for community and stakeholders to support nesting birds and vegetated shingle. the alternative uses for Albion Street lorry the conservation of Shoreham Fort and 4. The partnership will work with the park. enhancement of the surrounding area community and stakeholders to improve 8. The partnership will explore options to including: Kingston Beach including: deliver the eastern entry to the proposed Explore potential to provide visitor Redevelopment of Shoreham Rowing Western Harbour Arm waterfront route. centre / café. Club. Improved car parking configuration and Upgrade of public open space areas in delineation of bays, including disabled accordance with the Shoreham parking. Harbour Streetscene Guidance and Shoreham Harbour Green Explore potential to improve public Infrastructure Strategy. toilet block. Improve delineation/ formalisation of Improve sense of arrival and entrance parking area. on to site, ensuring disabled access as well as improved access between the Promote opportunities for car park and Shoreham Beach. interpretation of marine environment and biodiversity. Upgrade of street furniture such as benches, signage, bins and lighting. 5. The partnership will promote appropriate streetscape planting along Albion Street Improved way-finding connections to and Brighton Road (A259) to extend the new footbridge. green corridor.
114 115 WESTERN HARBOUR ARM
116 Map 12 - Western Harbour Arm
117 4.7 CA7 – Western Harbour Arm
Area priorities About the area To designate a strategic mixed-use area To improve connections around key 4.7.1 CA7 – Western Harbour Arm is on the (Allocation SS4 – Western Harbour Arm linkages including Shoreham High northern bank of the River Adur Waterfront). Street/Norfolk Bridge (A259) – Old between the Harbour Mouth and the Shoreham Road (A283), Brighton Road historic centre of Shoreham-by-Sea. The To facilitate the comprehensive (A259) – New Road – Surry Street, and area is highly constrained by Brighton development of the Western Harbour Arm Brighton Road (A259) – Ham Road. Road (A259) and the railway. The Waterfront to become an exemplar Western Harbour Arm is the principal sustainable mixed-use area (classes B1 To deliver a comprehensive flood defence approach to Shoreham-by-Sea from the and C3). solution integrated with a publicly east. To the north of the railway line, accessible waterfront route including To improve legibility, permeability and the area is abutted by residential pedestrian / cycle way and facilities for connectivity through high quality building neighbourhoods and a large industrial boat users. design, townscape and public realm, estate. ensuring to respect and complement the To ensure that new development 4.7.2 Shoreham-by-Sea town centre, a few character of surrounding areas. proposals mitigate noise and air quality minutes’ walk to the west has a impacts. To maximise intensification and peaceful, coastal charm consisting of redevelopment opportunities of existing To enhance the area’s natural biodiversity predominantly two storey terraced lower grade, vacant and under-used by incorporating multi-functional green cottages on streets leading off from the spaces. space, creating and improving habitats primary shopping area. There are open and improved green infrastructure links. views across the River Adur to the south To facilitate the strategic relocation of as well as river glimpses between industrial uses to elsewhere in the To support the delivery of the England buildings where remnant slipways and harbour or local area to free up Coast Path through the Western Harbour hards remain. There is a marked waterfront opportunity sites. Arm area. contrast moving east out of the town To improve access arrangements to create and along Brighton Road (A259) where better linkages with Shoreham town there are only limited views of the centre and surrounding areas. waterfront and public access to it.
118 4.7.3 Along the Western Harbour Arm there Transport and connections 4.7.10 Some of the slipways and hards are now are a range of different employment only used by light recreational craft yet 4.7.8 The Brighton Road (A259) road frontage uses. The waterfront sites are is harsh and unattractive due to the contribute to the historic character of predominantly large industrial and open industrial uses that prevent views across the town. Many of them are now storage premises including fuel storage, the water. The road is a very popular unusable for modern craft and lack plastics manufacturing, aggregates route with cyclists despite the lack of a sufficient parking and turning space. handling and metal recycling. The formal cycle lane, poor surfacing and 4.7.11 Adur and West Sussex councils are majority of the sites are privately heavy use by heavy goods vehicles. exploring ways to improve the owned. management of Shoreham’s public 4.7.9 There are a number of historic public 4.7.4 Closer to Shoreham-by-Sea town centre slipways and hards along the arm in slipways and hards, and identifying is The Ham, an open space which varying states of repair. Most of these alternative locations for new slipways. includes a popular skate park. There is a slipways are owned and managed by 4.7.12 Natural England will deliver the England car show room and some office and West Sussex County Council as the Coast Path, a new National Trail around workshop units such as the Riverside highway authority up to the high water the coast of England. Although the final Business Centre and Ham Business mark; by the relevant site owner route has not yet been decided, it is Centre. between high and low water mark and expected that this will pass through CA7 4.7.5 On the northern side of the A259 are by Shoreham Port Authority below the – Western Harbour Arm between mainly ‘big box’ retail warehouses, a low water mark. Kingston Beach and Adur Ferry Bridge. supermarket and the local municipal waste facility. 4.7.6 A number of the premises along Brighton Road (A259) are coming to the end of their useful life and are no longer ideally suited for modern business needs either requiring significant investment on-site or relocation to a better facility elsewhere. 4.7.7 The river wall and flood defence infrastructure is in need of upgrade and repair and some of the land stands vacant and underused.
119 Environmental considerations Historic Assets 4.7.13 The Western Harbour Arm is subject to 4.7.14 The Western Harbour Arm benefits from a number of environmental constraints a number of historic assets and falls which need to be taken into account partly within the Shoreham-by-Sea when planning for the area. These Conservation Area, described as include: ‘riverfront which is characterised by clustered development around a Proximity to the Adur Estuary, a Site riverside setting, yacht club and boats of Special Scientific Interest (SSSI). on the river’. Proximity to Shoreham Beach, a Local Nature Reserve (LNR) and Site of 4.7.15 The wider town centre conservation Nature Conservation Importance area includes 47 listed buildings; (SNCI). including the Grade I listed St Mary de Haura Church. The church is clearly Shoreham-by-Sea Air Quality visible from Shoreham Beach, the South Management Area (AQMA) that Downs and much of the wider area and covers the town centre and the it will be important for any new western part of the Western Harbour development at the harbour to respect Arm. views of the church and its setting. A municipal waste site. 4.7.16 Also visible from the Western Harbour A metal recycling facility. It is Arm are the Kingston Buci Lighthouse proposed that this be relocated (Grade II listed) and Shoreham Fort, a A Health and Safety Executive (HSE) Scheduled Monument. Consultation Zone which determines 4.7.17 There is a wealth of local maritime the distance for different types of history that could be better interpreted development from a ‘major hazard’ in this location and there is significant based on the current gas storage use. potential to improve the landscaping It is proposed that this be relocated. and setting of the river. This will make The presence of contaminated land. the area more attractive and accessible. The presence of underground water mains and sewers. This infrastructure needs to be protected and new development needs to ensure its operation remains unaffected.
120 Flood risk management 4.7.21 The partnership has worked closely with 4.7.23 It is essential that the new flood defence the Environment Agency to develop a network is integrated with a high quality 4.7.18 The Western Harbour Arm is adjacent to the lower reaches of the River Adur comprehensive vision for an upgraded public realm environment that where it flows into the English Channel. flood defence network to protect a promotes a positive inter-relationship Given this low lying location, there are a redeveloped Western Harbour Arm. The with the river. Flood defences can often number of potential sources of flooding Shoreham Harbour Flood Risk physically divide one area from another which will be a key consideration in Management Guide SPD (2015) and therefore an important ambition for the planning for the future of this area. Technical Annex details about the Western Harbour Arm is to promote recommended approach for this stretch. permeability through the entire site. 4.7.19 Sites along the Western Harbour Arm are vulnerable to surface water, fluvial, 4.7.22 Comprehensive land raising and/or 4.7.24 Developers should include SuDS and and most significantly tidal flooding flood defence provision will be essential building level resistant and resilience meaning that any new residential to protect existing and future residents measures as part of proposals, ensuring development would need to be lifted up and businesses as well as the A259. This development is safe for its intended above likely flood levels. Development approach, which focuses on flood lifetime. the approach set out in the will need to be protected through flood defence provision from the Adur Ferry following publications (or subsequent defence provision and will need to be Bridge to Kingston Beach, will ensure replacement documents): the complete closure of the flood cell safe for the intended building lifetime Adur & Worthing Councils and/or and continuation of the line of new taking into account climate change and Brighton & Hove Council’s SFRAs sea level rise. defences currently being provided via the Shoreham Adur Tidal Walls Scheme - Water. People. Places: A guide for 4.7.20 The Adur and Worthing Councils’ an Environment Agency funded flood master planning sustainable drainage Strategic Flood Risk Assessment (SFRA) defence scheme which ends at the Adur into developments identifies a number of sites in this area Ferry Bridge. CIRIA SuDS Manual as Tidal Flood Zone 2, 3a and Non- 4.7.25 Refer to the Shoreham Harbour Flood functional Flood Zone 3b. This latter Risk Management Guide SPD (2015) for category recognises that some sites full details of requirements in relation to have the same risk of flooding as Flood protection from flooding. Zone 3a but do not have a significant storage or conveyance potential which materially impacts flood risk elsewhere. Some sites also fall within Fluvial Flood Zones 2, 3a and 3b.
121 Green infrastructure 4.7.30 The Western Harbour Arm Waterfront is 4.7.34 Any loss of intertidal habitat as a result the largest of the allocations in this plan. of new development or associated flood 4.7.26 The Western Harbour Arm is dominated by industrial land-uses and generally has As such it has significant potential to defence improvements will need to be a low diversity of terrestrial habitats. provide green infrastructure compensated elsewhere. There are also enhancements and a net gain in opportunities for habitat creation along 4.7.27 The River Adur to the south includes biodiversity. the new flood defences. Timber areas of coastal saltmarsh and intertidal baulking attached to flood defences mudflat. These habitats form part of the 4.7.31 SuDS should be incorporated into design proposals as an integrated system could increase the biodiversity of the wider network of intertidal habitats in river edge. the River Adur Estuary; however these during masterplanning of individual are of limited extent and quality. sites. This could include rain water 4.7.35 Buildings should be designed to harvesting, green walls and roofs, rain accommodate green walls (or planting) 4.7.28 The Western Harbour Arm is adjacent to gardens, vegetated swales and porous and green roofs (preferably bio-solar). the Adur Estuary SSSI and falls within its surface materials. These could compensate for any loss of Impact Risk Zone. Consultation with habitats at ground level, as well as Natural England will be required in 4.7.32 Appropriate planting alongside Brighton Road could extend the proposed green provide additional areas of vegetated order to avoid harmful impacts on the shingle. SSI. Environmental Impact Assessment corridor from Kingston Beach as far as may also be required. The Ham and Shoreham town centre. 4.7.36 New residential development will generate the need for new open space 4.7.33 The proposed waterfront route for 4.7.29 The creation of a new species rich native pedestrians and cyclists and onsite provision. Some of this will be required hedgerow along the southern boundary on site. However, improvements to of The Ham would provide wildlife value amenity open space also present significant opportunities for green existing open spaces will be considered but also act as a buffer to noise and where appropriate. pollution from Brighton Road (A259). infrastructure enhancement. Appropriate planting could include areas 4.7.37 The Shoreham Harbour Green of vegetated shingle along the route, Infrastructure Strategy will set out full and on connections through to Brighton details of requirements in relation to Road. green infrastructure and biodiversity.
122 Development opportunities 4.7.42 There is currently development pressure Residential development for change along this strip as land 4.7.38 Many of the business occupiers 4.7.44 Allocation SS4 - Western Harbour Arm currently situated on the waterfront do owners seek to maximise the value of Waterfront is a prime waterfront site not specifically need a portside location their land recognising that the location that could offer a vibrant mix of new and are not dependent on access to the has long been earmarked for uses. Development of a minimum of harbour for their operations. redevelopment as a new waterside 1,100 new residential dwellings (class community. The first phases of C3) will be instrumental in delivering the 4.7.39 The existing businesses provide a development in this area are likely to be significant amount of employment sustainable transformation, enabling the at the western end near Shoreham-by- creation of an attractive new setting and floorspace and jobs. A key consideration Sea town centre, and eastern end near creating a greater sense of vibrancy for this area is the importance of Kingston Beach. working with the harbour businesses to along the waterfront.
retain them either in the port itself or 4.7.45 Sites to the north of Brighton Road 4.7.43 The Port Masterplan states that: within the local area in suitable, modern (A259) are outside the strategic accommodation. “To maximise the development allocation. These sites are not opportunities of both these areas there considered likely to come forward 4.7.40 Shoreham Port Authority remains could be merit in the relocation of non- responsible for ensuring the river within the plan period. This does not port uses some of which are currently on remains navigable and is periodically preclude appropriate mixed use SPA land (leasehold). The land at the development on these sites if dredged to a level suitable for existing eastern end could provide a site of 2.4 uses. There is now only one active berth opportunities arise within the plan hectares (SPA own 1.6 hectares) if the occupied by Kendall Brothers. At period. This would support a land is assembled together. The site Fisherman’s Wharf there is a fishing comprehensive approach taking in both could be an attractive mixed use quay with La Poisonnerie fresh fish sides of the road. waterfront site adjacent to the new RNLI outlet owned by Monteum Ltd. station and Kingston Beach to the east.” 4.7.41 It is proposed that existing port-related uses in the Western Harbour Arm are relocated within the commercial port area in the Eastern Arm of the River Adur or the Canal. Marine-related uses that contribute to the character of the harbour could potentially remain
123 Employment-generating floorspace 4.7.50 The partnership will continue to liaise Ancillary retail uses with landowners and businesses to 4.7.46 Adur District Council will require the 4.7.52 Shops, cafes and restaurants that are inclusion of new employment understand their ambitions and ensure ancillary to new mixed-use generating floorspace as part of mixed that the process of land use change is developments have an important role to use schemes. This should be managed sensitively. For example, it is play in realising the vision for predominantly high quality office space understood that some operators are regeneration of the Western Harbour (use class B1a). Proposals will be already considering alternative sites Arm. Although residential dwellings and encouraged to provide a range of outside of the Western Harbour Arm for employment generating floorspace will commercial spaces in smaller format relocation purposes. However, other be the primary land use, ancillary retail businesses have no immediate desire to units. development will help to bring life to relocate, and as such may not come the waterfront and strengthen the 4.7.47 Through the Greater Brighton City Deal, forward for redevelopment until the the wider Shoreham Harbour area is overall offer of Shoreham-by-Sea latter part of the plan period. This plan complementing the town centre. being promoted as a hub for seeks to maintain sufficient flexibility to environmental technology and digital enable a phased redevelopment media technology-related businesses. approach. Major development proposals will be expected to incorporate floorspace 4.7.51 The release of sites for redevelopment designed to be suitable for such uses to alternative uses along the Western where appropriate. Harbour Arm is a long term process which requires careful management and 4.7.48 Employment floorspace should be of will rely on working in collaboration modern, high quality design with an with landowners and businesses. There emphasis on providing studio style or is a strong commitment from the office-based flexible workspace that partnership to ensure any release of could accommodate a comparatively sites is backed up by a Delivery Strategy higher number of jobs per unit of which minimises impact on business floorspace than the former industrial operations and retains local firms and uses. jobs in the area. 4.7.49 Smaller scale (preferably marine- related) leisure facilities will also be supported. These activities will play a major role in adding diversity and interest to the waterfront, and helping to generate footfall.
124 New waterfront route and open spaces 4.7.55 The waterfront route will provide the Waterfront features and facilities new residential and commercial 4.7.53 New developments will be expected to 4.7.58 Despite popular demand, the harbour is incorporate areas of public open space properties in the Western Harbour Arm currently lacking in good quality, which will help to increase the with an attractive outlook over the modern waterfront facilities for boat- accessibility and visibility of the harbour. The route must be well lit with users and for local residents and visitors waterfront, attract visitors to spend appropriate signage and landscaping. to enjoy. It is proposed to increase the time in the area, provide new space for 4.7.56 To accommodate the route, number of berths in the harbour for community activities and events and development must be set back from the both visitors and new residents through enhance the local environment. waterfront. A setback is likely to be the incorporation of new publicly required for the purpose of flood risk accessible quays or floating 4.7.54 As set out in the Shoreham Harbour Transport Strategy, development of a management. docks/pontoons linked to new developments and open spaces. This new, publicly accessible waterfront 4.7.57 The waterfront route will not be route for pedestrians and cyclists is complete when the England Coast Path will significantly improve the facilities on proposed. The route would increase is created through the area. This means offer for the boating community and access to the waterfront by opening up that the trail will initially have to follow attract visitors in to the area supporting previously restricted vistas and a different route. It is proposed that the local economy. All new features connecting Shoreham town centre and once the waterfront route is in place, it would be subject to the appropriate Adur Ferry Bridge with Kingston Beach is adopted as part of the coast path. environmental approvals processes with and beyond framed by the attractive the relevant statutory bodies. harbour setting.
125 Improved connections and streetscape Social and Community Infrastructure Education 4.7.59 As shown in Map 11, a series of new 4.7.62 Contributions towards improving local 4.7.65 The project partners are working north-south connections from the community facilities, or in some together to address the need for waterfront route to Brighton Road instances, provision of new facilities, will suitable education provision in the (A259) are proposed. The exact form be required to support the increased Shoreham area, arising from growth. and function of these will depend on a population resulting from development Existing primary schools are nearing number of factors. In some cases, these of the Western Harbour Arm. Full details capacity with planned improvements, links may be pedestrian or cyclist only, are contained within the Infrastructure and opportunities for further expansion whilst others will enable site access or Delivery Plan (IDP) that accompanies the are limited. Work is being undertaken to direct connections to the waterfront. Adur Local Plan (2016). Refer also to ensure any feasible opportunities to Policy SH16 in Section 5. Social and increase capacity at existing schools in 4.7.60 The incremental introduction of mixed use development to the south of the community infrastructure requirements the area can be brought forward during road will be a trigger for the gradual include: the plan period or if other sites can be enhancement of the A259 corridor to Childcare / Early Years Provision identified. If not, innovative solutions to ensure that conditions for pedestrians address need will be considered by all 4.7.63 Additional childcare places will be authorities. and cyclists are improved. required through financial contributions Library Provision 4.7.61 There is considerable scope for for expanding local provision delivered highways interventions such as public by private, voluntary and independent 4.7.66 The library offer will need to be realm and streetscape improvements childcare providers. improved or expanded to facilitate the and improved crossing facilities. Health and Medical Services development at the Western Harbour Landscaping treatments will also be Arm. Infrastructure providers are important for creating setbacks 4.7.64 Health infrastructure providers have considering the potential for a new between new developments and the identified the need to replace the library facility at Pond Road in A259 corridor to prevent noise and air existing Shoreham Health Centre in Shoreham as part of a comprehensive quality impacts. Pond Road. The present 1960s building redevelopment of the site including the is of a poor quality and expensive to provision of new healthcare facilities. maintain being unsuitable for modern healthcare deliver. New development on the Western Harbour Arm will be expected to contribute towards improvements.
126 Facilities for Young People and Development form and typology It is proposed that narrower sites are Teenagers arranged as pairs of north-south 4.7.69 It is important to avoid a single blocks. Employment floorspace will 4.7.67 Mixed-use developments will be development form being repeated expected to incorporate features and across the whole allocation. Buildings be provided on lower storeys. This facilities that attract young families such should be oriented to maximise views will also maximise views across the as play areas and leisure uses. There across the river. However, the exact river. may be opportunities to improve the form is partly dependent on the depth existing skate park as part of new of the site and the mix of uses. The developments in the vicinity. following potential typologies are Emergency Services recommended: It is proposed that deeper sites are 4.7.68 Contributions towards emergency services, including the police and the arranged as horseshoes of flatted
fire and rescue services will be required development. Employment 4.7.70 Mixed employment space should be as a result of development at the floorspace on lower storeys will incorporated into development across Western Harbour Arm. Sussex Police has provide a frontage to Brighton Road allocation SS4 – Western Harbour Arm identified the need for improved (A259). The residential layout will Waterfront. Sites should be designed in accommodation and equipment in the maximise views across the river. an urban format with parking at lower Shoreham area. The West Sussex Fire levels and trading areas above. and Rescue Service has identified the potential need for new or improved 4.7.71 The site at the eastern end of the facilities. Western Harbour Arm Waterfront has the dual function of forming a strong edge to Kingston Beach, helping to define the space, and to mark the
gateway to the Western Harbour Arm. A key consideration here is the potential navigational impact of residential development. Discussions will be required with Shoreham Port Authority at an early point in the design process to ensure navigational issues are addressed.
127 4.7.72 In general, buildings should be 4.7.75 For Shoreham Harbour specifically, developed up to 5 storeys on the there is an opportunity to provide a mix Brighton Road (A259) and River Adur of properties, including one, two and frontages. This will ensure an intimate three bed homes as part of a higher scale of development to the waterfront density development. The majority of route and the street environment. dwellings delivered at Shoreham Schemes offering a variation of height Harbour will be flatted development. and scale are encouraged. Some sites may be able to accommodate up to ten per cent of 4.7.73 Significantly taller buildings could create dwellings as terraced housing. Across issues, such as traffic congestion, infrastructure provision and creation of SS4 – Western Harbour Arm Waterfront a microclimate through trapping of air as a whole the following mix of dwelling pollutants. There may be scope to sizes is considered suitable: consider slightly taller buildings in the 90% flatted development: centre of deeper sites provided that it . 25% 1 bed can be demonstrated that these issues . 40% 2 bed have been addressed, and the proposal is of exceptional design quality. . 35% 3 bed 10% terraced housing (split between 4.7.74 The findings from the Objectively 2, 3 and 4 beds) Assessed Need for Housing: Adur District study undertaken in 2015 identifies a limited demand for dwellings with four or more bedrooms. The focus of provision of market housing in Adur should be on two and three bedroom housing both for younger households and older households wishing to downsize. The provision of smaller dwellings should be focussed in and around town centres and Shoreham Harbour.
128 SH16 : Western Harbour Arm 1. Western Harbour Arm Waterfront is 5. New development should achieve 8. Development should respect and connect designated as a strategic mixed use area residential densities of a minimum of 95 with surrounding areas, in particular (Allocation SS4 – Western Harbour Arm dwellings per hectare consisting of protecting and enhancing the views from Waterfront). predominantly flatted development. A Shoreham Beach, protecting views of St 2. The partnership will work with developers mix of dwelling sizes should be delivered. Mary de Haura Church and better and stakeholders to secure a 6. Building heights of up to five storeys are connecting with Shoreham town centre’s comprehensive redevelopment of the generally considered acceptable on the historic core. Western Harbour Arm Waterfront. This Brighton Road and River Adur frontages. 9. Where appropriate, proposals will be will deliver a minimum of 1,100 new expected to enhance townscape around 2 7. Proposals for individual taller buildings homes (class C3) and 12,000m new above a threshold of five storeys will be key linkages and junctions, in particular employment generating floorspace required to demonstrate an appropriate Shoreham High Street/Norfolk Bridge (predominately class B1a) on the southern response and high quality design in (A259) – Old Shoreham Road (A283), side of Brighton Road (A259) within the relation to the following elements: Brighton Road (A259) – New Road – Surry plan period. Smaller scale retail outlets, Street, and Brighton Road (A259) – Ham food and drink, and marine-related leisure Scale and height Road. facilities are also encouraged. Architectural detailing 10. A setback from the waterfront is 3. Development proposals for sites to the Materials safeguarded to enable the delivery of a south of Brighton Road (A259) should not Public realm and open space waterfront pedestrian and cycle route unduly prejudice the potential future between Shoreham-by-Sea town centre development of sites to the north of Public transport accessibility and Kingston Beach. Developments should Brighton Road (A259) and vice versa. Views into and out of the area, be sufficiently set back from the riverside 4. New developments should incorporate including assessment of glimpse views, (at least 8m from harbour wall to building) active uses along the waterfront. This may local views and long views in relation to incorporate the new waterfront route. include the provision of parks, squares, to the waterfront, local landmarks, the 11. Developments should be set back as far as play areas and active frontages such as South Downs National Park, possible from the A259 corridor to cafes, shops and workspace. conservation areas, and historic assets prevent a canyoning effect and to ensure Microclimate impacts including wind, that residents are protected from noise daylight and sunlight effects, air and air quality impacts. pollution and urban heat island effects.
129 SH 16.1 – Flood Risk Management 1. Development proposals must accord with 5. For non-residential development, 10. Where pontoons and mooring the principles and approach to flood risk proposals must be designed to be safe for opportunities are provided as part of management set out in the Shoreham the proposed lifetime of the development, delivery of new flood defences, the Harbour Flood Risk Management SPD assumed to be at least a 60 year period following requirements apply. (2012). from the date of receiving planning Pontoons should be designed to be permission, unless otherwise agreed with 2. Where undefended land levels are below freestanding structures. the 1 in 200 year tidal flood event for the Local Planning Authority. Where boats are to be moored directly 2115, land raising and/or flood defences 6. Appropriate SuDS must be included as on to piling, a structural survey is should be provided to the following part of development proposals. required to consider whether defences heights: Applications should follow the approach could take the loading over their set out in the Strategic Flood Risk 5.25m AOD for hard defences; expected lifetime. Assessment. 5.40m AOD for soft defences. 11. Maintenance arrangements for flood 7. Pollution control measures will be defences should be agreed with the 3. For sites where existing defences / land required to deal with surface water run- Environment Agency and the local levels do not meet the heights outlined off where this is discharging straight into authorities prior to construction. above, developers will be required to the Canal. This is especially relevant deliver flood defences or land raising to where waterside vehicular access is 12. Where sheet piling is being proposed, a this height to meet the required standard promoted. piling risk assessment must be carried out of protection. to demonstrate that any proposed piling 8. Developments should be set back from will not result in contamination of 4. Proposals must protect against a breach the riverside by at least 8m from wharf groundwater or migration of scenario through the application of an wall to building for flood defence contamination off-site. appropriate finished floor level of 5.77m maintenance requirements. AOD for residential development. 13. Displacement piling methods are 9. Where proposals seek to retain existing generally preferred on contaminated sites wharf walls as part of the flood defence as they produce no spoil so that infrastructure, an extensive structural contamination is not exported to the survey will be required to ensure the surface. development will be safe for its lifetime.
130 SH16 .2 – Sustainable building SH16.3 – Green Infrastructure and open space 1. Development will be required to maximise 1. The partnership will promote and require 4. The new waterfront route must opportunities to support the local the creation and enhancement of open incorporate SUDS features, such as authorities’ sustainability objectives. space and green infrastructure in permeable surfacing and incorporating suitable trees and vegetation. 2. Development will be expected to accordance with the Shoreham Harbour incorporate low and zero carbon Green Infrastructure Strategy and Lewes 5. High quality, multi-functional public open decentralised energy generation. and Brighton Downs Biosphere objectives. space will need to be provided where appropriate in accordance with Adur Local 3. Development will be expected to consider 2. The partnership will support ecological Plan standards and guidance and the heat networks and to either connect, and landscaping improvements along the Shoreham Harbour Green Infrastructure where a suitable system is in place (or waterfront route and alongside Brighton Strategy. would be at the time of construction) or Road (A259) to extend the green corridor. design systems so they are compatible 3. Development will be required to integrate 6. Where open space requirements cannot with future connection to a network. new green infrastructure including be met on site, development will be biodiverse green roof (bio-solar where expected to contribute towards the appropriate) green walls and suitable creation of the proposed green corridor planting, and to contribute to along the A259, and/or existing open enhancements to the green corridor. spaces, such as The Ham and Kingston Beach.
131 SH16 .4 – Marine environment SH16.5 – Transport 1. Major waterfront development schemes 1. The partnership will work with developers will be expected to actively respond to the and stakeholders to deliver the package of marine/estuarine environment in terms of transport measures for the Western their design and layout and incorporate Harbour Arm as set out in the Shoreham features that improve open access to the Harbour Transport Strategy. Critical waterfront and facilities for boat users measures include: such as additional moorings, floating New waterfront route for pedestrians pontoons/docks and slipways. Access to and cyclists between Shoreham Town existing public hards must remain. Centre and Kingston Beach 2. Where appropriate, development will be Improvements to the following required to incorporate ecological junctions: enhancements to the marine/estuarine riverine environment in order to promote o Brighton Road/Norfolk Bridge biodiversity, where possible and (A259) – Old Shoreham Road (A283) appropriate to do so. o Brighton Road (A259)/Surry Street 3. Management agreements should be o Brighton Road (A259)/South Street included as part of the planning (A2025) application for sites of compensatory habitat to ensure the long term integrity Improvements to the cycling facilities for wildlife benefit. along the A259Improved pedestrian and cycle crossing points
Bus stop improvements 2. Development will be required to contribute to, or deliver, improvements set out in the Shoreham Harbour Transport Strategy. 3. The partnership will work with Natural England to support the delivery of the England Coast path
132 DELIVERY AND IMPLEMENTATION
133 5 Delivery and implementation
5.1.1 The following section sets out how the 5.1.4 Since 2009, significant technical work 5.1.7 Recent work has been focussed on proposals in this plan will be delivered has been undertaken by the local gaining a better understanding of the on the ground and how progress will be authorities to determine the barriers and costs that have contributed monitored over time. The plans will appropriate scale and land use mix to to the large viability gaps that have need to remain flexible and adjustable plan for at the harbour. Given the stalled previous iterations of harbour as opportunities emerge over time. changes in the wider economy and plans. This has highlighted potential government approach during the recent solutions and alternative approaches to 5.1.2 The regeneration plans are being driven by the Shoreham Harbour Regeneration period, it is critical that the plans are not reduce costs, delays and risks that are Partnership. Members of the held back by reliance on a large now being taken forward by the Partnership signed up to a renewed injection of upfront public funding partnership. which may be difficult to access. joint commitment to deliver renewal 5.1.8 Examples of current areas of plans for the harbour via a 5.1.5 The current plans aim to provide a partnership work to support delivery Memorandum of Understanding signed pragmatic balance between the include: in 2011. Partnership work is organised aspirations and ambitions for a new Technical studies to identify around an agreed governance structure waterfront community and the infrastructure costs and delivery that sets out day to day project commercial realities of bringing forward mechanisms including flood defence, management and operating protocols. complex, brownfield sites under current transport and social infrastructure. market conditions. 5.1.3 Progress on project work is overseen by Supporting business relocation plans a Project Board of senior officers and 5.1.6 The role of the partnership is to provide including identifying alternative sites key stakeholders that meets every a dedicated resource to work with in the local area that better meet quarter. In turn the Project Board developers and investors to facilitate business requirements. reports back to a Leaders’ Board bringing forward packages of catalyst Communications activities to comprising the leaders of each council sites and local area improvement maintain a positive two-way dialogue and the Chief Executive of the projects. with land owners, developers and Shoreham Port Authority. Key decisions stakeholders and promote joint are taken through the relevant working for mutual benefit. committees of each authority. Proactively seeking ways to reduce viability gaps and unlock stalled sites. Close working and ongoing dialogue with local charities and community
134 groups with an active interest in the Funding and timely delivery of 5.1.12 Landowner and stakeholder harbour area. infrastructure, including flood partnerships and potentially joint Close working and engagement with defences, highway works and social venture companies will carry forward key government agencies including infrastructure. proposals on the basis of development Environment Agency, Highways Ability to resource working with local agreements, within the framework set England, Natural England and the community groups and managing the out in this plan and other Marine Management Organisation. local area improvement projects. supplementary site briefs. Delivery objectives and dependencies The members of the partnership and 5.1.13 Land assembly and anticipated release of development sites through the 5.1.9 The objectives for plan delivery are as key stakeholders continuing to proactive work of the regeneration follows: provide on-going commitment to Shoreham Harbour as a strategic partnership will help to kick start To ensure that the JAAP proposals development priority. progress during the first five years. It is and policies are realistic, viable and Delivering site allocation proposals not intended to utilise compulsory deliverable within the plan period (to purchase powers (‘CPO’) in 2031). 5.1.11 Bringing forward the major implementing site allocations in multiple To maintain appropriate governance development opportunities will require ownership and/or occupation, as the structures and adequate resources to the formation of land owner and JAAP places an onus on developers to ensure responsibility for developer partnerships. Some of the key negotiate any land acquisition with implementation. sites are owned by members of the support from the Partnership. However, Partnership, particularly the Port an approach that takes a CPO route to To commit to partnership working to Authority which will enable greater identify delivery solutions and to deliver a scheme may be required if control over the nature of proposals negotiation proves unsuccessful. This source external funding where coming forward. required. will be carried out in accordance with Circular 06/2004. To maximise investor confidence and reduce risk for developers, partners and stakeholders. 5.1.10 The successful delivery of the JAAP is dependent on a number of factors including: Delivery of the strategic allocation proposals
135 Infrastructure requirements 5.1.17 The authorities are currently exploring 5.1.19 For strategic level infrastructure the use of the Community Infrastructure technical work has been carried out to 5.1.14 Development at Shoreham Harbour will generate the need for additional and Levy (CIL). Work is on-going to identify scope out the critical priorities and costs improved infrastructure to support the which types of developments are for the harbour. For example, a Flood needs of an increased population. applicable for CIL as well as suitable Risk Management Technical Guide has Essential infrastructure covers a range rates and how this might impact on the now been adopted as supplementary of items including social infrastructure use of traditional contribution planning guidance. This sets out the (e.g. health facilities, libraries, mechanisms such as Section 106 parameters for provision of harbour- educational; establishments etc.); Agreements. side flood defences. A Shoreham Harbour Transport Strategy has physical infrastructure (e.g. highways, 5.1.18 Local plan policies and Supplementary flood defences, utility provision etc.) Planning Guidance set out the approach prepared by WSCC which establishes and green infrastructure (e.g. to planning obligations that will be the priority transport works that are allotments, natural open spaces etc.). applied which can be summarised as required to support the proposals. Both follows: of these documents will be used as part 5.1.15 Infrastructure Delivery Plans (IDPs) have of planning negotiations to provide been drafted for Adur and Brighton & On-site obligations required as part greater clarity to developers over Hove. These are live documents that set of the development including access contributions. out the infrastructure priorities roads and junctions for development associated with the implementation of and local public open space. the Adur Local Plan and Brighton & Community infrastructure standard Hove City Plan and include requirements charges including towards public for Shoreham Harbour. The IDPs clarify realm improvements, highways which organisation/s are responsible for improvements and community delivering the infrastructure, how it will facilities that may be required or be funded and when it is required. impacted as a result of the 5.1.16 Private sector funding through planning development. obligations linked to individual Strategic infrastructure standard development proposals will be an charge covering major capacity important mechanism for securing enhancing projects including delivery of infrastructure. transport network and flood alleviation.
136 5.1.20 The following items of infrastructure are 5.1.22 The main current sources of funding Monitoring of progress typically likely to be requirements for include: 5.1.24 The progress of the JAAP will be major developments within the Growth Points Programme funding measured at regular intervals over time allocated sites: Eco-town funding against the indicators set out within the Contributions to public transport and Sustainability Appraisal that Homes and Communities Agency highway network improvements accompanies this document. As the contributions Upgraded flood defences integrated JAAP evolves, the monitoring Environment Agency contributions with public waterfront walking / cycle framework will be established working route (where appropriate – Local authority and Shoreham Port in partnership with relevant particularly Western Harbour Arm Authority contributions stakeholders. Final monitoring Waterfront sites) 5.1.23 This plan will offer greater certainty for arrangements will be confirmed in the Sustainability Statement to be produced Contributions to social infrastructure stakeholders to be able to work together to target sources of external after the JAAP is adopted. Remediation of contaminated areas funding. Potential sources being 5.1.25 The local authorities undertake ongoing On-site renewable energy systems / currently being explored include: monitoring of their Local Development low carbon technologies City Deal Frameworks of which this JAAP is a part. Securing funding Progress on the delivery of the key Coastal Communities Fund 5.1.21 The work of the Partnership is currently opportunity development sites will be Coast to Capital Local Economic supported by a limited amount of public contained with the Authority Partnership (LEP) – Single Growth Pot funding that was awarded by central Monitoring Report (AMR) for each government prior to 2010. This funding Sustainable Transport Fund respective council. is used to support staff resources, Heritage Lottery Funding undertake technical studies and provide EU funding match funding for future funding bids.
137 SH17: Infrastructure Requirements 1. Developers will be required to provide or contribute to the provision of infrastructure made necessary by the development. 2. Infrastructure must be provided at the appropriate time, prior to any part of the development becoming operational or being occupied. Infrastructure needs are identified in each local authority’s Infrastructure Delivery Plan (IDP). 3. In accordance with each local authority’s planning contributions guidance, infrastructure contributions will be sought via Section 106 Planning Obligations where they meet the statutory tests, and potentially through a future Community Infrastructure Levy
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