Water contamination fears threaten sustainable warehouse development

By Liza Helps, Property Editor Logistics Matters

ROYAL MAIL wishes to build a 48,437 ft2 state-of-the-art carbon neutral in operation delivery hub in Brighton but fears that the development may contaminate the water supply has put that in doubt.

The site known as Patcham Court Farm which Royal Mail has chosen, is, said Campaigners Patcham Against Royal Mail, ‘located in a critical aquifer area’. They said: “Royal Mail's application would give them control of land that is currently publicly owned and located in a critical aquifer area. This aquifer and nearby water pumping station, helps supply water to over 116,000 households in the city. Royal Mail’s plans risk water contamination, flooding and drinking water shortages.”

Royal Mail was hoping to build its first carbon neutral in operation delivery hub in the location and at the same time amalgamate the existing Brighton and Hove sorting offices into one building. It said: “The proposed development is an opportunity to upgrade sustainability requirements in relation to the two existing facilities, and also to future proof the site for likely technical advances, such as providing 100% electric charging points on site.” 

“There will be significant efficiency savings to Royal Mail, such as the ability to combine deliveries form Gatwick, thus reducing overall HGV movements, and the need to only operate a single modern building.”

The site is seen as an exemplar development for Royal Mail, that will inform future redevelopments across the country. As such, it is seeking to incorporate various technologies in order to secure a BREEAM rating above planning policy and Building regulation requirements. Initial appraisals indicate that the building will achieve BREEAM Outstanding in addition it will be net zero in operation.

Due to the nature of the development and its operation - which would be 24/7 - in addition to the threat to the water supply, it is no wonder the proposal, despite its sustainability features, has caused controversy. There have been nearly 1,000 objections to the application so far and in a poll by local newspaper The Argus this week an overwhelming 93% of 1,200 readers polled were against the development. It reported that opposition has garnered cross party support from both green party and conservative councillors. At the weekend there was a protest by some 160 residents, which was attended by Green Party candidate for Brighton Pavilion Sian Berry who told The Argus: “The water supply is already on the edge in terms of pollution from nitrates so you cannot take the risk with a new development.”

Royal Mail has proposed extensive mitigation to protect the aquifer, but the scheme remains polemic.

If planning is granted in the Autumn then construction is expected to start by 2025 with the site becoming operational by Summer 2026.