Planning application for Brighton Hippodrome
Theatres Trust, in our role as a statutory consultee, has responded to the planning application for Brighton Hippodrome.
Grade II* listed, the Hippodrome is the UK’s most architecturally significant circus theatre, and the finest surviving example of its type in the country, remaining quite intact. It has been on our Theatres at Risk list since it began in 2006, as well being on Historic England’s Heritage at Risk register.
The current planning application proposes to see the Hippodrome repurposed as a mixed-use development with a combination of retention and restoration of the auditorium, loss and alteration of other existing spaces and new build development. The scheme comprises an event/performance space, two apart-hotels, serviced office/flexible workspace, a bar/restaurant and supporting facilities.
Theatres Trust believes the optimum viable use for the Hippodrome is for it to return to use as a large scale-theatre for which there is both the market and a credible business case. However, given rising costs, the challenging funding environment, and the risk of further deterioration, we would be prepared to support an alternative use providing it is viable and it retains the potential to return to large-scale performance use in the future.
We applaud the passion and the investment the current owner Matsim has made towards protecting the Hippodrome from further deterioration and to developing a potential future use for the theatre. However, we believe the plans as currently submitted are fundamentally unviable, will not provide a space suitable for the mixed-use performance programme they hope for and will prevent the theatre ever returning as a large-scale venue. If permitted these untested plans could potentially threaten the future viability and use of the Hippodrome as a performance space in any form.
In particular, there is limited back-of-house and operational provision, and it would be difficult to bring in larger pieces of equipment and sets due to the loss of sufficient dedicated service access. There are also health and safety implications regarding the mixed usage of the servicing yard / get-in, a space that is also the main entrance for new offices, a members bar terrace, the bike storage area and fire egress / late night audience exit.
There has been little consideration given to the technical equipment requirements of such a space, acoustic insulation and accessibility. Further front of house provision in the way of bars, foyers and toilets would be needed to service the anticipated audiences for larger music gigs.
This would mean that the venue would be unable to host more than DJs and some comedians / musicians with limited equipment, putting constraints on its programme, which would impact its viability. We recommend revision of plans based on advice and engagement with a suitably experienced consultant and submission of a credible business plan to assure of viability.