Brighton Hippodrome

Significance

The Grade II* listed Hippodrome originally opened as an ice-skating rink in 1897, designed by Lewis Karslake. In 1901, eminent theatre architect Frank Matcham converted it into a circus. Further adaptations in 1902 by another distinguished theatre architect of the time, Bertie Crewe, saw it modified into a variety theatre.

In 1916 the building was updated again, this time by J. Emblin Walker. The substantial alterations included the creation of a new stage, fly tower and dressing room block.

Further additions during the building’s life included the Palm Court Lounge within the adjoining Hippodrome House. Constructed to resemble an old Italian garden, it was designed to enable ticketholders to wait in luxurious surroundings before shows started and had two cocktail bars. The original idea included a false Italian bridge with concealed lighting set over a green tiled fishpond and fountain.

The most spectacular feature of the building remains its circular auditorium with its richly decorated ceiling in the form of a panelled tent. The relationship between the stage house, auditorium, and circle, as well as the ancillary areas, is significant as a unique example of our past cultural and recreational pursuits.

The Hippodrome is also on Historic England’s Heritage at Risk Register and is considered the UK’s most architecturally significant circus theatre – the finest surviving example of its type in the country.

Why is this theatre at risk?

Brighton Hippodrome has been on the Theatres at Risk Register since 2006 when we started the Register.

Since it closed as a bingo hall in 2006, the Hippodrome has been vacant and the historic fabric at risk of severe deterioration. A succession of ownerships had exacerbated delays to urgent works and had seen the building condition steadily worsen. The building had also been subject to various proposals for redevelopment that would have seen this historic venue irreversibly altered and historic features lost.

Local developer Matsim Properties took ownership of the Hippodrome in September 2020, just as Brighton and Hove City Council, with support from Historic England, approved the authorisation to issue an Urgent Works Notice on the Hippodrome. The new owner quickly commenced work to secure the Hippodrome from further deterioration, including erecting a new structure above the auditorium to help protect the fragile fibrous plaster and the removal of dry rot.

Matsim's plans for the Hippodrome are to repurpose the site for mixed use development which is to include the historic auditorium being restored and reused as a live performance and events space, and the rear yard (and part of the stage house) redeveloped as an apart-hotel. An initial planning application was submitted in 2022. We voiced concern that the building over the yard would prevent the Hippodrome returning to large scale theatre use again. Furthermore, we remained concerned that the developer's untested plans could potentially threaten the future viability and use of the Hippodrome – read our response to the original application.

Additional documentation and amended plans were submitted in 2023 addressing some of the concerns we raised in our initial response and planning permission granted in 2024. Our response can be read here.

Theatre potential

There is a clear gap in Brighton’s market for a large-scale theatre, and the well-located Hippodrome could have met that demand.

In 2015, stakeholders including Brighton Hippodrome Community Interest Company (CIC), Theatres Trust, Brighton and Hove City Council (BHCC), and the Frank Matcham Society commissioned a viability study. It found that the building could have a viable, sustainable future as a large-scale commercial theatre if a mix of public and private funding could have been secured. The CIC also carried out further work to support returning the Hippodrome as a large-scale theatre, including structural surveys, initial designs and phased restoration costs, an economic impact study, and independent validation of its business plan, as well as securing the support of nationwide theatre producers.

Current situation

Since Matsim took ownership of the Hippodrome, Theatres Trust has met them on several occasions and has been pleased to see the developer’s investment in protecting the Hippodrome from further deterioration. Theatres Trust’s preferred use for the Hippodrome would be a development that remains sensitive to the possible future reinstatement of the theatre as a large-scale venue for performance. However, we acknowledge there are current constraints in delivering large-scale theatre at the Hippodrome due to the current funding environment.

As noted above Theatres Trust has commented throughout the consultation and planning processes, raising concerns about the operational viability of Matsim’s plans.. We also introduced Matsim to the operator of a multi-purpose entertainment venue that hosts a similar programme suggested by the proposals, to help Matsim understand our position and the complexities of running a live performance venue.

A formal decision notice granting planning permission was issued in July 2024. Matsim has since made an application to vary a number of planning conditions attached to the planning permission, enabling the scheme to be revised. Theatres Trust supported these conditions as they enhanced the Hippodrome’s operability, addressing shortcomings that had formed part of our original objection.

In June 2026, Matsim announced an agreement with Academy Music Group, part of Live Nation Entertainment, to operate the Hippodrome primarily as a music venue. It was also confirmed that Live Nation and AMG are investing £9.5m in the restoration project.  

As with other Theatres at Risk in similar stages of their building works, it is considered prudent to retain Brighton Hippodrome on the Register until such times as the works are completed. However, we have, lowered the building’s risk level again this year following the appointment of AMG as the operator.

Images, Brighton Hippodrome, Theatres Trust, 2017