Madeira Terrace progress update: winter 2025
Our first update event
At our first update event, attendees got to hear about the background to the project and about the challenging journey to a successful start on site in November 2024.
The first phase, which includes 28 arches to the west of the Madeira Shelter Hall, will bring back into use the arches that formed part of the original set piece from 1892 - not everyone is aware that the Terrace looked very different when it was first built, extending from the Royal Crescent steps in the west to Duke’s Mound in the east.
Mackley set out their plans for the careful deconstruction of the Terrace, with the next three months seeing the breakout of the concrete deck and the first of the arches taken down and moved to the foundry for repair.
A lively questions and comments session generated much discussion about many aspects of the project. These covered subjects from maintenance through to the programme. A summary of some key questions and comments is given below. As with any construction project not all the answers are known from the outset, in many ways that is what makes such projects so interesting. The following answers draw upon not only the responses provided on the night but also other information currently available
Why are we restoring the structure?
The council has a legal obligation to conserve a listed structure and there is considerable community support for restoring the Terrace. A restored Terrace will revitalise the eastern seafront providing high quality public realm for the people of Brighton and Hove, whilst also being a catalyst for growing our visitor economy.
What is happening with the Madeira Lift?
The Madeira Shelter Hall lift was closed after an inspection showed that the shaft needed major structural work - it can no longer safely support the weight of the lift. The cost of repairs is estimated to be at least £500,000 and could form part of a future phase of the restoration project.
Is there sufficient funding for phase 1?
Heritage projects are notoriously challenging to manage and to maintain within budget. This is mainly driven by unresolved designs and elements that remain unknown until after works have commenced on site. Therefore, to provide greater confidence that the project will stay within budget, much of the design work for the Terrace was undertaken before the contractor arrived on site.
In addition, extensive surveys were undertaken to uncover as much information as possible about the structure so that a suitable allowance could be made in the budget. There is also an allowance in the budget for those elements that could not feasibly be fully resolved before works start, such as how much concrete will be needed to reface the east cliff wall. Three months into the project costs are projected to remain within the available budget.
How will the structure be maintained?
The scheme and components have been designed with a minimum of a 60-year design life, although this, as with any structure, is dependent on regular and consistent maintenance. The strategy has been to minimise the need for maintenance, for instance movement joints have been included in the deck, this allows the deck to flex in the high temperatures without placing undue stress on the cast iron. The original design didn’t allow for thermal movement, and this has resulted in some of the cast iron developing cracks and fractures that we see today.
The cast iron will be protected with a pigmented resin coating, this is unlike a traditional paint system with a far greater serviceable life expected to be greater than 20 years.
However, maintenance works will be necessary throughout the project’s life. A detailed maintenance schedule will set out these operations, detailing their frequency and also how they will be funded. This extends from the weekly emptying of bins to the annual lift service.
Will there be a programme / route map published?
As this is a unique and complex project it is important for all parties to build in flexibility to the sequencing and timing of the works. This approach will ensure that the project can flex to respond positively to the challenges and opportunities that such projects inevitably generate.
Once the contractor has concluded discussions with their supply chain and timings are confirmed, a route map will be published that will set out the sequencing, which will take us to successful delivery. It is expected that phase 1 will be opening in summer 2026 - the route map will be available for the next Progress Update Event.
Is there a business case for this project that we can see?
The most recent papers are available on our website. Madeira Terrace Procurement Update 12 August 2024.
What incentive is there for the contractor to deliver on time?
It is perhaps worth noting that the main reasons that contracts take longer than planned are not typically down to factors within the contractor’s control. So, although there are financial penalties for the contractor overrunning, these are not the main driver for successful delivery.
The priority for the project is to get phase 1 right, as this will set the benchmark for future phases, build confidence with project sponsors, such as Historic England, and attract future funding. The restored Terrace is being built to last.
A lot will be learnt from the first phase and this is best achieved by a partnership style approach to project delivery. A successful project will mean there are future phases and this is undoubtedly the main incentive, especially for a locally based contractor.
When will the restored Terrace open?
It is expected that the first phase will open to the public in summer 2026. However, no one has ever attempted to take apart and put back together such a large cast iron structure before so this will be kept under review. If it is anticipated that this will change completion this will be reported at the Progress Update Events. Three months into the project it remains the view that phase 1 will open in summer 2026.