BRIGHTON MARINA EXPLORE LIVING SCHEME —more
Planning Application BH2007/03454
Land at Brighton Marina
• Planning application information
• Further comments
• Brighton Marina masterplan
• Decision expected Spring 2008
PLANNING APPLICATION INFORMATION
A plan has been submitted to build a larger Asda store, 1294 flats and . . . . .
Demolition of Asda superstore to create 3 -10 storey building with enlarged store (790 sqm increase) and 2,702 sqm of other Class A1-A5 (retail/restaurant/drinking) uses on ground floor with 764 residential units above and community hall (314 sqm), and new pedestrian/cyclist bridge link from cliff to roof of building and associated engineering works. Demolition of petrol filling station to create 3 - 28 storey building with 204 sqm of Class A uses at ground floor and 148 residential units above. Demolition of McDonalds restaurant to create 5 - 17 storey building with enlarged drive-thru restaurant (212 sqm increase) and 148sqm of other Class A uses and 233 residential units above. Demolition of estates office to create 3-4 storey building of 35 residential units. Demolition of western end of multi-storey car park to create 6-11 storey building adjacent to western breakwater of 114 residential units with stair access from breakwater to Park Square. Demolition of eastern end of multi-storey car park to create single storey petrol filling station, pedestrian footbridge and new lift and stair access. Total: 1294 residential units. Associated car parking spaces (748 residential, 736 commercial), cycle parking (1339 residential, 314 in public realm), servicing, plant, refuse, CHP unit, public and private amenity space, hard & soft landscaping and outdoor recreation areas. Change of use of two A1 retail units (524 sqm) within Octagon to medical use (Class D1). Alterations to vehicular, pedestrian and cyclist access and circulation, including new roundabout and transport interchange behind Waterfront.
THE BRIGHTON SOCIETY'S OBJECTION LETTER
The committee lodged their objection to the above application on the grounds that the density of the development is unacceptably high taking into account the limited access road and the height of some of the towers so close to the cliff.
As the City Council are producing a master plan for the site should not a decision on this planning application be delayed until this master plan has been agreed? In the circumstances a decision on this application would be premature.
The tower block facing north would be in permanent shadow causing unacceptably sunless conditions for the inhabitants. The bathrooms and kitchens of hundred flats are without windows, whereas this is acceptable for bathrooms with mechanical ventilation it is not acceptable for a kitchen.
The 764 flats above the new Asda store will suffer unacceptable noise from early hours deliveries of good to the store.
The children's pool is positioned in a sunless canyon under the cliff. This too is unacceptable.
The quayside building has long windowless corridors, creating unacceptable conditions for residents. With westerly winds the waves can reach 20' above the breakwater.
No attempt has been made to relate the development to the Kemp Town Conservation Area or to take account of the Brunswick scheme.
We urge the planning applications sub-committee to refuse permission for this scheme for sub-standard housing.
FURTHER COMMENTS
The new proposal would add 1294 units to the 853 already permitted on the outer harbour site for Brunswick Developments; a total of 2147 units. In addition a further 111 units have been proposed for the Black Rock Arena site. This plan constitutes gross overdevelopment.
The planning application is expected to go to the Planning Applications Sub-Committee for determination in Spring 2008.
. . . . . . . . . . . . . . . .
BRIGHTON MARINA MASTERPLAN
A copy has been put on Brighton & Hove City Council's website under 'policies and background for the Brighton marina site'. The deadline for comments on the masterplan (PAN 04) has been extended to 14 February. It is scheduled to go before the Environment Committee on 20 March.
The Brighton Society's comments on the Brighton Marina Masterplan
We have now had the opportunity of considering the draft Planning Advisory Note on the Brighton Marina Masterplan and would wish to make the following comments.
1 With reference to our previous comments on the first version of the PAN included in our letter of 29 November, we welcome the fact that the latest version has included elements of all our points. We would also wish to say that the document is a significant improvement on the first version and now includes aims and objectives that could bring positive improvements to the Marina environment.
However we would wish to make further comments on some of the overall aims of the PAN.
2 The major problem with the current environment of the Marina is the lack of connectivity with the Marine environment. This is covered within a number of sections within the document but is not mentioned in Section 3.1 “The Vision”. We feel that if this is the one overall statement that provides the aims for the future then we feel that it is essential to include the importance of having a Marina that connects with the sea. (Your comments under “Legibility” in Section 14.0 are particularly relevant – but such aims should not be hidden away on page 19).
3 We are very concerned about the overdevelopment of the Marina and we welcome the increased requirements for the densities of future development as detailed in Section 12.2. Of particular importance is the statement “Independent assessment of cumulative impact will be undertaken by the LPA to ensure that applications for higher density development will not cause undue pressure on the transport and social infrastructure of the Marina”. We assume “social infrastructure” includes the environment for residents and the effects on the environment of public areas. We are of the opinion that the commitment of the LPA to independently assess these impacts will be a significant element in any consideration of future planning applications. We would therefore recommend that the statement makes it clear that the assessment will be for the impact on residents and the public realm.
^
page
top
- ^ page top