A controversial scheme to build a 145-berth leisure marina is due a decision next week by the Isle of Wight Council, amid concerns including pollution, parking and an increased risk of collisions.
Cowes Harbour Commission’s (CHC) revised plans for an area accessed from the eastern bank of the River Medina have the qualified support of East Cowes Town Council, but also prompted residents’ objections.
Wildlife habitat under threat, warns Natural England
Earlier this year, Natural England warned of a likely ‘significant effect’ on the Solent Maritime Special Area of Conservation (SAC) and a ‘permanent loss’ of SAC features.
SACs are areas designated by the government to protect habitats or species.
A fresh Planning Statement from the applicant’s agent, Rainey Petrie Architecture, said the ‘strategically significant’ marina project will deliver lasting economic, social and environmental benefits.
Navigation hazard claims dispute marina’s location
However, objecting on behalf of a local resident, Plan Research claimed dredging works have begun in advance of planning permission in the Solent Special Protection Area (SPA) – designated for wintering birds.
The consultancy told County Hall,
“The proposed marina would be a hazard to navigation in the Medina. Remarkably, the proposed marina location shown on the applicant’s latest plans is directly in the path of both Red Funnel’s East Cowes vehicle ferry and vessels launched from Wight Shipyard.
“Our client believes that the proposed marina will increase the risk of collisions in the Medina, contrary to National Planning Policy Framework paragraph 102, because larger ships and other commercial traffic will be forced to share a narrowed channel with recreational sailors.”
Plan Research said that while recently built leisure craft such as yachts are now required to include sewage storage tanks, they are in practice not always used or emptied in the appropriate place.
It also warned of older craft discharging sewage directly into coastal waters and said these factors are likely to ‘exacerbate’ sewage and nitrate pollution in the Solent SPA.
Parking provision branded a ‘fundamental omission
Albany Road resident Chloe Neill meanwhile voiced disquiet over the proposal’s lack of dedicated parking provision for berth holders, visitors or users – calling it a ‘fundamental omission’.
She said marina developments are well known to generate regular vehicle movements relating to berth holders accessing vessels, maintenance and servicing activities and visiting leisure users.
However, on parking provision Island Roads said that on the basis of forecast demand and recorded levels of available capacity, there is ‘no evidence’ the proposals would result in unacceptable overspill parking or adverse impacts on the operation or safety of the local highway network.
Developers point to economic and environmental benefits
Rainey Petrie Architecture said environmental responsibility is ‘embedded throughout’ the project, from protecting sensitive marine habitats to adopting sustainable piling methods, reduced dredging impacts, downward-directed lighting and CHC’s commitment to measurable carbon reduction.
The firm said,
“It (marina) strengthens East Cowes’ position as a vibrant maritime destination by providing modern, safe and climate-resilient berthing supported by upgraded facilities and improved public realm.
“It stimulates the local economy through job creation, increased visitor spending and long-term investment, reinforcing Cowes’ international reputation as a premier yachting and regatta venue.”
In addition, it said the scheme showed ‘broad stakeholder and community support’, underpinned by engagement with local authorities, harbour users, UKSA, Red Funnel and residents.
While supporting the plans, East Cowes Town Council has asked the applicant to rethink the design of proposed metalwork due to concerns over the current design having a negative impact on the surrounding conservation area and views from the sea.
The Isle of Wight Council is scheduled to decide on application 26/00159/FUL on Monday, 22nd June 2026.
This article is from the BBC’s LDRS (Local Democracy Reporter Service) scheme, which News OnTheWight is taking part in. Some alterations and additions may have been made by OnTheWight. Ed
