Tourism, Equalities,
Agenda Item 37
Communities & Culture
Committee
Subject:
New Beach Chalets
Date of meeting: 3rd
November 2022
Report
of:
Executive Director Economy,
Environment and Culture
Contact Officer:
Name: Toni Manuel
Email: toni.manuel@brighton-hove.gov.uk
Ward(s) affected: All
For general release
Purpose of the report and policy context
1.1
The Brighton Beach Feasibility Study on the provision of additional
beach huts and chalets was presented to the Tourism, Equalities,
Communities and Culture Committee in June 2021 (See Appendix
1).
1.2
The Committee noted the report and requested that a further report
be brought to a future meeting to consider the project plans prior
to implementation. The three potential sites recommended in the
Feasibility Study were:
·
Madeira Drive - on the beach
opposite Dukes Mound
·
Rottingdean Undercliff –
adjacent to existing beach chalet (east) block
·
Saltdean Undercliff - either
side of the Saltdean tunnel/subway
1.3 This report identifies
Saltdean as the preferred location and provides a costed project
proposal to provide additional beach chalets to be let by the
council to local residents based on the feasibility study and
available approved budget.
1.4 At Budget Council in February 2021, a capital allocation of
£0.250m was approved for seafront railings replacement or
beach chalet/hut Infrastructure and replacement.
1.5 There is a further
£100k allocated specifically to Seafront Railings. This
amount will cover the cost of new paint trials which is in the
process of being arranged.
1.6 Beach chalets are in high demand and can
only be rented by residents of Brighton & Hove. The waiting lists for beach chalets are currently
closed due to the high numbers on each list. The provision of more beach chalets will
potentially provide additional long-term revenue income for the
council.
2
Recommendations
2.1
That Committee approve the proposed beach hut design and costs to
build 14 new beach chalets at Saltdean.
2.2
That Committee agree the funding of £243,610.60 of capital
funding (which has already been approved at the Council Budget in
February 2021) to build 14 Beach Chalets at Saltdean.
3
Context and background
information
3.1
Enjoyment of the seaside is a key recreational resource for
thousands of the city’s residents as well as the vast numbers
of visitors. A beach chalet gives a chance for users to enjoy their
own unique space with fantastic views and amenities that enable
their seaside trips to be more frequent and longer. Consequently,
there are long, currently closed waiting lists for the 105 chalets
available.
3.2
This report follows on from the public online survey conducted in
September 2020 regarding chalet lettings and the Brighton Beach Hut
Feasibility Study, conducted in early 2021 which identified
potential locations for both new beach chalets and the traditional
wooden beach huts.
3.3
The Brighton Beach Hut Feasibility Study (Appendix 1 – page
42) recommended (abridged):
·
Madeira Drive and Saltdean
offer the best opportunities in terms of the flexibility to develop
both locations.
·
Taking an ambitious approach to
the design of beach chalets, to progressively expand the scope of
what a beach chalet can be.
Beach Chalets Demand and Availability
3.4
There are more people on the waiting
list than there are chalets available to rent. The waiting list was
closed in 2017 and re-opened in September 2022. Currently
there are 207 residents on the waiting lists across all locations,
but some residents are on several
waiting lists, so there is a
degree of duplication.
3.5
The numbers of rented Beach Chalets in Brighton and Hove is
currently 105 across Hove, Rottingdean, Madeira Drive,
Ovingdean and Saltdean.
See Appendix 2, for more
detail on current locations and their waiting
lists.
3.6
Since 2011, 51 of the 105 chalets have
been re-let to new tenants which shows a turnover rate of just
under 50% over 11 years. Over the next 8 years, 122 chalets will be returned. This is a turnover
rate of 116% over 8 years. Please
see Appendix 2, for the detailed
turnover by year and location.
3.7
The increase in turnover, reflects
changes in the letting policy made in 2011, which introduced a
maximum 5 year fixed term lease for new tenancies and that chalets
be let only to Brighton & Hove residents. In 2022, existing
tenants with no fixed term were moved to new maximum 8-year fixed
term lease.
Beach Chalet Locations
4.1
The three sites identified in the Feasibility Study, recommended as
suitable for new beach chalets, are shown below. Saltdean has been
considered as two sites, as each site is physically separate
(either side of the Saltdean Tunnel).
Table 1 – Potential Locations for Beach Chalets
|
Site
|
Location
|
Potential No. of New Beach
Chalets
|
|
Saltdean West
|
West Side of the Saltdean
tunnel – (Site 11 p23
Appendix 1)
|
Up to 15
|
|
Saltdean East
|
East Side of the Saltdean
tunnel
– (Site 11 p23 Appendix
1)
|
Up to 15
|
|
Madeira Drive
|
Madeira Drive - (Site 5 p23 Appendix
1) – on the beach opposite Dukes Mound
|
Up to 12
|
|
Rottingdean
|
(Site 6 p23 Appendix 1) adjacent to
existing beach chalet (east) block
|
Up to 23
|
|
|
Total
|
Up to 65
|
4.2
The Madeira Drive site has the benefit of an easily accessible and
desirable location, right on the beach, with space for a patio
area. However, extensive work will be required to provide a
hardstanding which needs to be built around the new boardwalk.
Access to water and electricity is more difficult as these services
are further away from the site. Therefore, costs will be higher and
likely to exceed the current approved funds.
4.3
At Rottingdean, the Feasibility Study suggested that an additional
23 beach chalets could be built, however, a further review of this
site shows that it is a less viable location, for the reasons
below:
·
Lesser surveilled site making
it more prone to vandalism
·
More difficult to service with
power and water.
·
Not suitable to accommodate hut
style chalets due to chalk falls.
·
Limited in terms of unit depth
leaving only 5m clearance at front
4.4
The Saltdean location offers the most viable option in terms of
cost and ease of installation. New chalets can be sited directly
onto the promenade requiring minimal infrastructure work. Both
water and electricity services are nearby, and it has good level
access. (See Appendix 4 – for photos of the
location)
4.5
Therefore, Saltdean West was chosen to seek a costed project plan,
based within the budget of £250,000, which was approved at
Budget Council in February 2021 (See sections 1.4 and Section
7.1).
4.6
An ITQ/Tender was issued to Council approved building contractors
in September 2022. Following a competitive tender, the cost
provided by the preferred contractor, to build 14 beach chalets at
Saltdean West, was quoted as £243,610.60. If approved, a
contract will be issued under Council’s Contract Standing
Orders.
4.7
The preferred contractor can be appointed in early November, if
approved by Committee.
Beach Chalet Design
and Materials
4.8
The Feasibility Study proposed an ambitious approach to the design
of beach chalets and this has been incorporated into the plans
:
·
The chalets are made of
composite material, completely weatherproof and fireproof (to Class
A rating) and are prefabricated off site, delivered and installed
directly on the ground.
·
Double style chalets have been
proposed, with a dual pitched roof
·
They will have French doors
(without glazed panels) and open outward.
·
Each chalet will be connected
to electricity and a drinking water standpipe.
·
See Appendix 3 for more details
of the materials and design, with images.
5
Community engagement and
consultation
5.1
An online survey was conducted in September 2020 to engage with
resident’s interest in future beach chalets or beach huts.
Around 800 residents responded with an overwhelming interest in
more chalets or huts.
5.2
In January 2021 the Committee “agreed for a further report to
identify locations for the provision of additional beach
chalets and beach huts along the seafront including less well
visited parts to help regenerate those areas, in particular the
area east of the Palace
Pier.”
6
Conclusion
6.1
Installing new beach chalets provides residents with affordable
access to local beachside facilities whilst the Council benefits
from the additional long-term income with low ongoing maintenance
costs.
6.2
If approval is given, the Saltdean West chalets project can begin
in mid November, initially to seek Planning permission.
6.3
Madeira Drive and Saltdean East also provide viable sites for
additional beach chalets for residents use, should further funds
become available.
7
Financial
implications
7.1
There are no direct financial implications arising from the
recommendations of this report. At Budget Council in February 2021,
a capital allocation of £0.250m was approved for seafront
railings replacement or beach chalet/hut Infrastructure and
replacement. A separate £0.100m allocation was also made
specifically for Seafront Railings. The costs of the new chalets of
£0.244m as outlined in the report will be funded from the
capital allocation. Any residual capital investment required would
be funded through borrowing where additional rental income would
cover the financing costs. For additional Beach Chalets above these
14 units, further funding would need to be identified. Any
significant variation to budget will be reported as part of the
council's monthly budget monitoring process.
Name of finance officer consulted: John
Lack Date consulted : 20/10/22
8.1
The contract to build the beach chalets will need to be tendered in
accordance with the Council’s Contract Standing Orders.
Name of lawyer consulted: Joanne
Dunyaglo Date consulted :18/10/22
9
Equalities
implications
9.1
All chalets will be designed to be wheelchair accessible and
available to rent to local residents via current waiting lists. As
Beach Chalets are rented to residents, they are more accessible and
affordable than buying a beach hut.
10.1 The style of
beach chalet chosen for the new Beach Chalets, reflects the Radical
Design, outlined in the Feasibility Study, to ensure they meet the
key requirements :
Key Client Requirements –
·
Resilience,
·
Easy to Maintain,
·
Environmentally Sustainable
Key Performance Requirements –
·
Resilient to the Impacts of the Marine
Environment,
·
Resilient Design and Construction to withstand
Vandalism,
·
Low Maintenance
11
Supporting
Documentation
·
Appendix 1 - Brighton Beach Hut
Feasibility Study by Mott McDonald
·
Appendix 2 - Beach Chalet
Demand and Waiting Lists
·
Appendix 3 - Beach Chalets
Design & Materials
·
Appendix 4 - Saltdean Location