Supplementary Planning Guidance Note no.20: Brighton Marina - Volume 2
SPGBH 20 - Brighton Marina Volume 2 [PDF 2.7mb] 'The Development Brief' identifies the site area in question, which primarily covers the western half of the Marina, including the commercial elements, Merchants Quay, the ‘leisure area’ (David Lloyd, cinema and casino) and spending beach and part of the western breakwater to the south of it, the Black Rock site and the Asda superstore. The SPG identifies the majority of the area covered by the Brief as functioning as an extended District Shopping Centre. The Brief states that to take advantage of the marina’s unique urban yet functionally separate and distinct coastal location, the marina should (generally) be developed to a high density. However, it states that density levels should be a product of the design process and not a determinant of it (density is only a measure). The brief states that importantly development at the marina should be designed to:
- make the most efficient use of previously used and underused land
- achieve a truly mixed use location with a critical mass of residents to ensure that there is a comprehensive range of viable services and facilities
- reach a scale of development such that key public transport, pedestrian, community, and service improvements can be made
- ensure a highly sustainable location can be created enabling the number and length of car journeys to be minimised, and
- that the opportunity to utilise the space above the spending beach should be explored.
The Brief states that there should be a significant amount of additional commercial (retail and leisure) use provided at ground level for vitality and to sustain the role of the marina as a District Shopping Centre. Basement and underground car parking should be provided in locations which do not conflict with the aims of creating life and vitality at street level and pedestrian use of the seafront. The space above commercial uses should be residential in order to make effective use of land. The brief goes on to state that a substantial proportion of new homes should be affordable to meet local needs. An extension to the cinema should be accommodated in any redevelopment and additional office and hotel space. Space should be set aside for community use, including a public building for display, meeting and performance. Space for workshops for artists should be considered and space for a new harbour control centre incorporated.
With regard to the harbour side in particular, the Brief states that the opportunity to use the space above the spending beach should be explored to:
- provide an exciting and more relevant visual profile
- mask existing unattractive elevations to buildings
- provide a visually attractive edge to the site viewed from the sea
- utilise views of the sea and moorings
- reconnect the marina with the whole city seafront
- provide links through to other areas of the marina and around the seafront
- create new public spaces with access to the waters edge.
In order to address identifies shortfalls of the Marina, the brief states that it will be important to initiate bold and innovative development. Distinctive landmarks should be created. The approach to form and massing should be of two existing characteristics of the Brighton coastline – ‘cliffs and stacks’ and ‘coast and pier’. Needles or vertical elements could be introduced. The Brief emphasises that new buildings should be detailed to a high quality and appropriate to a maritime environment.
The Brief gives an indicative development layout, which identifies potential for development south of the leisure units over the Spending Beach. A phasing plan identifies areas that could sensibly constitute separate phases of development, in the following order: 1) Merchants Quay, 2) Leisure Area, 3) Harbour side, 4) Asda and 5) Black Rock. The Brief states that these phases are flexible and could be interchanged.
The Brief gives a commitment to achieving sustainable development by: promoting a reduced need to travel, providing a mix of uses and sustainable building design, protecting the quality of air, soil and water, maximising the efficient use of resources, minimising waste and the impact on the local environment, conserving the diversity of species and habitats and ensuring long term economic and social sustainability.
Further details on the policies and background for the Marina Site can be found on the following web pages: