- Council approval of IKEA and 600 homes confirmed
- Flooding fears cited in campaign against new town
- Green issues 'shape future Adur planning'
- More concern over Civic Centre site plans
- Anger as Beach Green cafe proposals approved
- Society steps up local trees initiative
- Twenty-storey tower proposed off Brighton Road
- Plans approved for Mannings development
- Controversial Brighton Road flats proposal revised
- Council's social housing plan approved.
- Pond Road prospects revived with new study
- Alarm grows over traffic and pollution
- Affordable housing minimum urged
- Tighter parking controls urged
- Revised Ropetackle extension under way
- Railway subway campaign continues
Adur Council's controversial decision to allow an IKEA store and 600 homes in the New Monks Farm area on the western edge of Shoreham Airport has been rubber-stamped following completion of planning formalities, and work is under way preparing the site.
The proposals have drawn widespread opposition including from the Campaign to Protect Rural England, the South Downs National Park Authority, Friends of the Earth and Sussex Wildlife Trust. Their objections were based on multiple issues including air pollution, traffic congestion, flood risk, utility capacity and environmental damage.
Ironically one of the formal processes which had to be completed before the planning approval was confirmed was the completion of an environmental impact study, which has clearly dismissed the environmental concerns raised by experts from the above organisations.
As well as the extensive housing (allowed for in the Adur Local Plan despite concerns about the impact on local infrastructure), the proposals include a new primary school, business and commercial premises in addition to the IKEA store, plus a 24-hectare country park which was added in response to concerns over loss of open space.
A separate proposal for the north-east corner of Shoreham Airport was also approved by the council despite similarly strong opposition. It is for buildings 25,000 square metres in area and 14 metres high, to be used for "storage and distribution". The usage description caused alarm that it could have a major impact with high volumes of lorry and delivery van traffic.
With the A27 and A259 already suffering heavy congestion and frequent gridlock, and local air pollution levels already dangerously high, both of these development proposals have inevitably caused deep concerns.
News of the closure of IKEA's Coventry store and a reported shift by them towards smaller city-centre stores, there has been some speculation that the company might pull out of New Monks Farm, but even if they did, the planning consent would remain for other non-food retailers to step in.
A proposed new town of up to 10,000 homes in mid-Sussex could cause major flooding problems for the Shoreham area, say campaigners.
The siting of such huge housing development in the countryside near Henfield is being fiercely opposed by residents of that area, but their campaign is being supported by Shoreham residents who fear that resultant flooding downstream through the Adur valley could overwhelm the town's new flood defences.
Developers want to build what they are calling Mayfield Market Town on open land in the parishes of Henfield, Shermanbury and Woodmancote. It is low-lying land within the Adur valley, and the run-off from large-scale development there will add to the river volumes.
Despite being deemed "unsustainable" by a Government Planning Inspector in a 2018 inquiry, and being excluded from the Mid-Sussex Plan, the proposal has still not been ruled out. The local planning authority, Horsham District Council, is preparing a public consultation exercise about future development sites, and campaigners are pressing for Mayfield to be excluded from the final options.
The main campaigning group, Lambs (Locals against Mayfield building sprawl), is hoping public pressure will finally see off the proposal, and their Lambs website (click here) gives all the background information and advice on how to express views.
Despite widespread concerns over traffic congestion and air pollution, environmental and climate issues are claimed to be increasingly shaping local thinking on planning and infrastructure.
1. A draft local cycling and walking infrastructure plan has been drawn up by Adur and Worthing Councils and is being finalised to take into account public feedback.
The environmentally-driven strategic plan proposes a range of measures including improved cycling and pedestrian facilities and tighter management of motorised vehicle access through the area.
The aim is to double cycling levels by 2025, significantly reduce accidents involving cyclists, and encourage a big increase in children walking to school. Comments received during a display at the Shoreham Centre and via an online form are being reviewed and will influence the final details.
2. Another important environmental initiative is Adur Council's adoption of planning guidelines on sustainable energy. The document outlines requirements for developers to show that any proposals will meet modern energy management expectations.
To gain planning consent they will need to show they have assessed energy demand and have strategies in place to reduce it, with an emphasis on "delivering clean, smart, sustainable, development." The policy can be viewed online at this council website.
3. And a major conference is planned to develop thinking on how the Adur and Worthing district can do its bit in the global drive to combat climate change.
Called Zero 2030, the all-day event on March 4th at Worthing's Assembly Hall is described as a "community-led Adur & Worthing Climate Conference". It is being coordinated jointly by Worthing Climate Action Network, Transition Town Worthing and Adur & Worthing Councils. They hope to involve a very wide range of local community groups and to present talks by leading experts.
Campaigners have been stepping up protests about proposals for redeveloping the former Civic Centre site in Ham Road. They are protesting about the height of the proposed development and the lack of parking places there.
The developers have indicated that up to 200 homes will be built - a mix of social rented homes and shared-ownership properties - plus some commercial premises. But only 85 parking places are planned.
Local campaigning group Adur Residents Environment Action have described the proposal as likely to cause a traffic and parking "meltdown" in the town. They also say the proposed height - 10 storeys indicated by drawings or up to 12 mentioned in other information from the developers - would be greatly out of proportion for the area.
Campaigners had also wanted the site to remain in public ownership to give the council maximum control of its usage with an even stronger emphasis on social rentals, but the council decided this was beyond its resources and agreed to sell the 1.5 acre site, saying it would still be used substantially for affordable housing. The agreed sale, to the Hyde Housing group, was on the basis of 40 per cent of the homes being for social rental and the rest for shared ownership.
The development will also include what is described as "flexible commercial floorspace".
Meanwhile a new office block on the northern side of Ham Road, where the former Civic Centre car park was, is already suffering from parking overload. It provides 2,300 square meters of floorspace for a hi-tech business, supporting around 200 jobs.
Residents in Gordon Road said the block would deprive them of light and privacy, but Adur Council's planning committee voted by a small majority to approve the plan.
HISTORY: Civic Centre built in 1980 to provide Adur Council's HQ. As council services increasingly became joint operations with Worthing, it was recognised ADC didn't need so much office space. Departments started relocating in 2013, and last council staff moved out in 2016 to new extension of Shoreham Centre. The old building was demolished and the site cleared in 2018.
Adur Council's approval of development proposals for the site which includes the old toilet block on Beach Green, Shoreham Beach, has prompted angry protests.
At a heated meeting interrupted by noisy public protests, Adur councillors approved the plans for a 3-storey cafe and leisure block proposed by a development company associated with high-profile DJ Fatboy Slim.
The company proposes a multi-function community hub on similar lines to successful ventures at Shoreditch and Croydon and incorporating a cafe such as Fatboy Slim's Big Beach Cafe at Hove Lagoon.
Their Shoreham Beach concept includes a roof terrace, a split-level cafe, public toilets and community space for up to 90 people.
While most residents have welcomed the prospect of the old toilet block being redeveloped, many object to the scale of the new proposal, saying it is out of proportion for the area and will create noise and traffic problems.
HISTORY: Redevelopment of the
old toilet block has been a long-term intention for years.
ADC chose a preferred developer in Spring 2016. Proposals were suggested and consultation conducted, but
the preferred developer pulled out in Autumn 2016. New proposal put
forward by Big Beach partnership in 2017, but planning application delayed. Application finally submitted July 2019, and
approved on October 7th.
The Shoreham Society is stepping up its campaign to make the town greener and more attractive."Adur Arbor" is an extension of an idea from Rosslyn Road residents who planted nine new young trees in their road. The Shoreham Society thinks this could also be done in other parts of the town and district, and is encouraging groups of residents to follow the Rosslyn Road example.
The society has produced a leaflet describing the benefits and explaining how to go about it.
Click here for the leaflet. (pdf download)
A narrow but very tall tower of flats is being proposed for the New Wharf site off Brighton Road, Shoreham.
The block - some 20 storeys high - would be the main feature of the site, which is just west of the Monteum fishmongers and forms part of the extensive area earmarked for major development between Brighton Road and the river.
Developer's illustration of the proposed tower block
The flats tower would occupy about a fifth of the New Wharf site, with the rest being devoted to public use and some mixed development.
An alternative, slightly less lofty, design suggested by the developer is for the flats to be divided into two blocks, but even these would be far higher than anything surrounding - up to 13 or 16 storeys.
Among the responses following a public consultation was a fear that however well designed this tower might be, it would set a precedent for further developments of similar height in future.
People attending the consultation also queried the adequacy of the proposed parking provision for the 100 flats - 90 bays for residents and visitors.
Proposals for redeveloping The Mannings on the corner of Ham Road and Surry Street have been approved. Designs were shown at a public exhibition in July and Adur Council has now granted planning consent.
The owners, Southern Housing Group (SHG), will demolish the existing four-storey social housing block and replace it with a new one of up to six storeys, containing 74 homes - some for social rent and some for shared ownership (artist's impression below).
Existing residents of The Mannings are to be offered alternative accommodation and will then be invited to return if they wish after the two-year building project.
More details are on the SHG website on the Mannings (click here).
Revised plans for housing on the controversial Kingston Wharf site in Brighton Road, Shoreham, have been made public, revealing an increased number of flats and an additional storey.
Residents attending earlier public exhibitions of the plans said they were alarmed at the height and visual dominance of proposed blocks of flats.
The proposal was originally for 175 homes in blocks up to nine storeys high. This was later reduced to seven - still as tall as the controversial development on the old Parcelforce site further along Brighton Road, which many people say is too high.
The latest revisions have dropped the plan for a supermarket but increased the number of flats to 255 in blocks of four to eight storeys.
Details are available online at the Kingston Wharf website.
Another Brighton Road proposal for flats which was revised following strong opposition by local residents is the development of the Howard Kent site west of the lifeboat station. Blocks of up to 10 storeys were originally planned but developers then proposed a smaller-scale project.
Among the formal objectors to the original proposal was Shoreham Port, opposing the development on the grounds of risk for shipping.
The developers, represented by Liam Russell Architects, presented their alternative, smaller-scale options for public comment at a public meeting.
The new proposal is for 24 houses and 24 flats (illustrated below). It's a big reduction from the earlier plan for 135 flats, although concern has been expressed about the lack of affordable housing in the new site plan.
Controversy over this proposal followed hot on the heels of Adur Council's approval of plans for 540 flats in towers up to nine storeys at Free Wharf, the former Minelco site. (artist's impression below)
The council's planning committee approved the application, subject to infrastructure arrangements, despite receiving numerous objections, and members of the public and opposition councillors were dismayed when Conservative councillor Carol Albury, who chaired the meeting, curtailed this controversial item and allowed no further discussion.
A disclosure that £10m of government 'regeneration' money was potentially earmarked for Free Wharf prompted accusations that the planning consent was unduly influenced by a desire not to jeopardise this funding.
Approval of the application is seen as a clear precedent for other high-rise proposals currently in the pipeline for Brighton Road.
The Free Wharf proposals have moved a stage further with a contract awarded (April 2019) for a nine-month programme of site preparation and flood defence work prior to actual housing construction which is earmarked to start early in 2020.
The Shoreham Society has argued that a maximum of five storeys would be far more appropriate for all of the Brighton Road sites, and certainly no more than seven within the deeper sites away from the road and the river. The society has also expressed concern about the total number of flats proposed and the likely impact on local infrastructure, and strongly opposes any reduction in the proportion of affordable housing.
The high proportion of flats for sale at market value, limited number and affordability of so-called affordable housing, and lack real social housing, are also seen as signs of the developments being driven too much by profit-motive rather than meeting genuine housing need.
However it is also recognised that tall blocks of flats on brownfield sites, while unwelcome to neighbours, allow housing targets to be met without unduly encroaching on local open spaces.
HISTORY: Brighton Road sites earmarked for redevelopment in 2012 and included in the Adur Local Plan and the Shoreham Harbour Joint Action Plan. Local residents and organisations have consistently raised big concerns about building heights and strain on local infrastructure. Free Wharf planning application approved January 2018.
Adur council has approved its plan for the first council housing to be proposed for the district in more than 30 years, despite concerns over lack of parking.
Under the trading name Adur Homes, the council is proposing to redevelop the run-down Cecil Norris House in Ravens Road, Shoreham, to provide 15 homes to be available at discounted rents for people on the local housing register.
It is intended to be the start of a continuing programme to address the serious shortfall in local social housing.
At a public consultation session Adur Homes said this was the first of a number of projects aimed at creating well-designed, sustainable homes on council-owned land. They have several sites earmarked across the district and Ravens Road is the first such site.
Although the general idea of council-provided affordable housing is widely supported, the detail of what is proposed has been criticised, with particular surprise that the Ravens Road proposal does not include any car parking except two bays for disabled drivers.
Local residents close to the site also objected to the design and layout of the proposal, which they say will severely limit daylight to their homes and infringe their privacy.
Long-awaited redevelopment of the Pond Road area in Shoreham may have moved a step closer, with a new feasibility study under way and potential funding earmarked.
The Shoreham Society has monitored discussions - or lack of them - ever since Adur Council issued a brief more than 10 years ago for the redevelopment of this key central area.
The planning brief envisaged retaining the existing community centre (since extended with council offices), building new public facilities including a health centre and community hub on the Burrscroft care home site, and replacing the existing health centre and library with housing.
Apart from the community centre, those proposals were mothballed because of the economic climate. But West Sussex County Council, which owns the Burrscroft site, has revived hopes for the area by proposing the use of capital funding which it believes may be available from a Government investment scheme.
A detailed feasibility study is under way and the council says it is on schedule for publication in January. Officers have obtained quotes for the demolition of Burrscroft, which they see as the project's first phase.
The Shoreham Society has always favoured creative redevelopment of the area but challenged the initial proposals on grounds including poor use of space and inappropriate overall concept. The society believes that any development should be in keeping with the site's position at the heart of the conservation area and adjacent to the heritage asset of St Mary's Church.
Remodelling of existing buildings is also preferred by the society rather than demolition - principally because recovering the higher costs of rebuilding could result in excessively dense or high-rise development.
Society experts are monitoring the situation and seeking involvement in any new consultations.
HISTORY: Plans outlined in 2007 for new health centre and 'town square' development. Burrscroft closed in 2008. Redevelopment plans put on hold after 2008 financial crisis. Publication of new feasibility study expected.
Deepening concerns are being voiced over relentless local increases in traffic congestion and its resultant air pollution.
A local environmental group supported by the Shoreham Society is calling for urgent action and planning strategies to improve Shoreham's air quality. With pollution soaring from increased traffic as more local housing is built, Adur Residents Environmental Action (AREA) has said Adur Council must hold developers to account in terms of their duty to mitigate environmental harm when building new housing developments.
In the meantime a Shoreham Area Sustainable Transport Study is continuing to explore how to achieve smarter traffic and transport management as the local population increases. The study is focusing on improving cycle and pedestrian facilities, encouraging best use of roads and achieving sustainable transport infrastructure.
The Shoreham Society and AREA attended the latest meeting of the Shoreham Area Sustainable Transport Study and pressed for greater emphasis on environmental considerations in transport planning.
An increasing view is that trying to accommodate more traffic by building new roads, improving junctions and changing traffic flows are mis-directed when a far more creative and wide-ranging approach is required, with much smarter solutions such as integrated transport systems and strategies for social change to reduce vehicle usage.
More information about the campaign group AREA is available on their website (click here).
The Shoreham Society has called on Adur council to insist that new residential developments must have a minimum of 30 per cent affordable housing - and up to 40 per cent for large developments.
The society says council planners should adopt a robust policy on housing, not letting developers cut back on the 30/40 per cent national guidelines for affordable properties or social housing.
Society members are concerned about a growing trend by developers to offer the full recommended quota of affordable housing at first, but later say it is not viable and seek to either reduce the affordable quota or increase the overall density by packing more units into the site.
A society spokesman said: "Councillors and planning officers in many areas are proving weak in response to developers' demands, allowing genuine local housing needs to be compromised in pursuit of what they mistakenly believe to be economic regeneration.
"It can lead to a reduction in the provision of affordable homes, urgently required to meet the housing shortage for local families and workers. Instead it brings a predominance of high-cost luxury housing bringing much higher profits for developers but causing major social problems by attracting buyers from outside the area and increasing the strain on already-overstretched local infrastructure and services."
The society is urging councillors and planning officers to firmly resist any reductions in proposed affordable or social housing, to demand that developers open their books to independent inspection if they claim that the guidelines are not viable, and to decline planning consent for schemes that put profits before meeting real local housing needs.
Adur Council and the police are being urged to clamp down on illegal, obstructive and inconsiderate parking in the town.
The Shoreham Society is calling on the authorities to take a firmer line on bad parking after receiving increasing complaints from members about selfish and illegal road behaviour.
Unauthorised parking in disabled bays, on pavements and yellow lines and in dangerous positions at junctions have all noticeably increased as road congestion has risen, says the society.
With the town's population increasing dramatically with new housing developments, the society predicts the problem will continue to get worse unless parking regulations are more diligently enforced.
The society is asking its own members to report examples of anti-social parking. It can be done by phoning the council's parking services dpt on 0345 680 0189, and/or emailing the principal parking officer Jason Passfield. Residents who feel this is an important issue are also advised to inform their local councillor.
A society spokesman said: "At the moment there is a prevailing attitude by some motorists that 'it'll be OK here for just a few minutes while I pop into the shop or do this little errand'. They disregard the likelihood that their selfishly parked car will cause obstruction, inconvenience and possibly danger.
"A change of social attitude is needed, and the best way to bring
that about will be for people to know there's a very high chance of
finding their illegally-parked car ticketed."
Pressure is being maintained on Southern Railway and Network Rail to make the Shoreham station subway easily accessible from the street, allowing non-railway-users to cross when the gates are closed.
The Shoreham Society has been trying for over two years to explore options with the rail companies, and there has been increasing dismay at the lack of progress.
Many people have expressed frustration at long waiting times at the crossing when barriers are down and have supported the idea of making the subway freely accessible to the general public.
As a stopgap measure to ease the problem, the Shoreham Society erected posters advising pedestrians that they can ask station staff to let them through to use the subway, and the staff have co-operated with this, but the society is pursuing the longer-term and more satisfactory solution of re-opening permanent access to the subway from the street.
Direct access to the subway from the street was removed in 1987.