history

The site on which Marine Gate now stands was purchased by the Borough of Brighton from local land owners on 26 May 1931. The site was leased to Marine Parade Estates (1936) Limited on 30 May 1939, with permission to build a block of flats.

Marine Gate, upon completion in its original form, was described as "a new building of 120 Modern Flats in a perfect situation on the South Down Cliffs directly facing the sea." The architects, Messrs. Wimperis, Simpson & Guthrie FF.R.I.B.A., of South Molton Street, London W1, included a restaurant in their design, hence there were then fewer flats available than there are to-day. At the time of its completion in 1939, there were to be no owner-occupiers. All the flats were to be rented on 3, 5 or 7 year leases, at rents of between £140 and £475 per annum. The Owner's Managing agents at the time were Messrs Fox & Sons, who had a letting office on the premises.

The nine flats now identified as Flats R1 to R9 originally formed a part of the main Restaurant, together with a bar and accommodation for the kitchen, the staff and other associated support facilities. A Silver Grill Restaurant was located in what is now Garage No. 38, and the other integral garages in the West Wing were originally designed and built as shops. The flats currently identified as Flats A9 and A10 were originally part of a grand Main Entrance Hall. The present Flat A12 was initially used as office accommodation. The present General Office was fitted out as a telephone exchange for the entire building, with exchange lines to all flats, since none of them then had dedicated private lines.

The original lease on Marine Gate as a whole was for a term of 99 years commencing 10 June 1937. In 1953 the leasehold interest was acquired by a firm called Marine Gate Properties Limited, and they in turn offered their interest for sale by auction in 1971. In the Particulars of Sale at that time, the interest was advertised as "The Leasehold Investment of an Outstanding Block of 130 Self-Contained Flats, 38 Lock-up Garages, 36 Covered Garage Spaces and 6 Guest Rooms set in a site of about 3 Acres." The Schedule of Tenancies attached to the Particulars showed that the property produced a Total Gross Income of £74,851 per annum, and that the Landlord's Outgoings for the Year ended 31 March 1970 were £24,600.40, including £787 Ground Rent. The sale took place in the Ball Room at Quaglino's in St.James's London S.W.1. on 22 June 1971, and the property was purchased by Blackstone Properties Limited.

During the Second World War, not all of the flats were let. Those which had no private tenants were used as accommodation for naval personnel who could not be housed in Roedean School, which at that time was temporarily known as H.M.S. Vernon. Marine Gate was bombed on a number of occasions during the war, and eventually was damaged to such an extent that it could no longer be occupied until repairs had been effected. For those who are interested, details of the bomb damage are described in a book entitled "The Brighton Blitz", written by David Rowland, and published in 1997 by S.B.Publications. More detailed descriptions may be obtained by visiting the Public Record Office at Kew and examining the relevant raid and damage assessment reports. After the war Marine Gate was repaired and reoccupied. However, times had changed! The restaurants, the bar and their related facilities were soon to be converted into the additional flats which we now recognize, and the shops soon became garages to be held on separate leases.

Click above to see original rental values

Between 1971 and 1975, a number of the residents of Flats in Marine Gate formed a Flat Owners Association and began to consider the purchase of the reversion of their leases. In order to facilitate the required actions, it was necessary to acquire or form a limited company in which the Flat Owners could hold shares. An existing company, namely Dowelfirm Management Limited, was acquired and, at an Extraordinary General Meeting held on 12 May 1975, the Authorized Share Capital was increased to £100,000 by the creation of 99,100 additional £1 shares. Shortly afterwards, a second company, Willisvend Limited, was acquired in order to undertake the day to day management tasks at Marine Gate which had previously been undertaken by Edward Erdman & Co. on behalf of Blackstone Properties Limited. Willisvend Limited became a wholly owned subsidiary of Dowelfirm Management Limited. At an Extraordinary General Meeting held on 5 June 1981, it was resolved that Willisvend Limited should change its name to Marine Gate Management Limited

The contract for the purchase of the Head Lease at a price of £60,000 was completed on 24 June 1975, and steps were then taken to arrange for the issue of shares in Dowelfirm Management Limited to all those 93 Leaseholders who had supported the proposed purchase. On 25 June 1975, the annual Ground Rents for all participating leaseholders were reduced to £7.50 in the case of Flats, and £1 in the case of Garages and Garage Spaces. At that time there were still a number of Flats and Garages that were leased back to a firm called Regalian Securities Limited, which was an associate of the previous Head Lessor, Blackstone Properties Limited. Over the next few years, it was agreed that Dowelfirm Management Limited would find new owners for those remaining properties.

In his report to the Shareholders which accompanied the Annual Accounts for the year ended 31 December 1979, the Chairman of Dowelfirm Management Limited reminded them that the Lease on Marine Gate held from Brighton Corporation expired in 2036, and therefore had only 56 years to run. Enquiries as to whether or not the Corporation might be prepared to sell the freehold had received a favourable response, and it was decided that negotiations should be started forthwith. The Chairman wisely pointed out that progress was likely to be slow!

Between 1979 and 1984, the Directors of Dowelfirm Management Limited, assisted by their accountants and legal advisors, considered the alternative options of acquiring an extension to the existing lease and purchasing the freehold of Marine Gate. There was much correspondence with the Estates Department of the Borough of Brighton. Residents were kept advised of the progress of the negotiations, having given their support to the Directors' proposals, and having indicated that a majority of them would be prepared to purchase new, extended leases on their own flats and garages.

By January 1986 the Directors had obtained a firm agreement from the Brighton Corporation that it would be possible to purchase the freehold. On 21 January 1986 all Flat Owners were asked to advise the Board by 1 February that year whether or not they would be prepared to surrender their existing leases which were due to expire in 2036, and to purchase new, 125 year leases which would continue until 2110. The Flat Owners were informed that they would be expected to take up shares in the Lessor Company, Dowelfirm Management Limited, and to pay a premium for the purchase of their new leases. These measures were necessary in order to raise the funds needed to purchase the freehold and to ensure that no third party need become involved. The Flat Owners were also informed that, whilst the new leases would contain provision for reasonable Ground Rents to be charged, that Rent would not be demanded unless it became necessary.

In February 1986 the Corporation agreed to sell the freehold for £260,000. The Directors calculated that the total cost of the purchase of the freehold and the preparation of the new leases would amount to £375,000. Having determined the likely number of Flat Owners who would be prepared to purchase new leases, the Directors were able to write to them all on 11 March 1986 with a firm proposal. The proposal confirmed that it would not be necessary to charge Ground Rent, or to sell new leases to those who did not want them. The money needed to purchase the freehold would be obtained from those who did require new leases in three parts, namely, a premium, an interest free loan to the lessor company and the purchase of a number of new "B" shares. The loans would be repaid out of the proceeds of the premiums to be charged for the future sale of new leases, and, once all the loans had been repaid, further such proceeds would be used to enable dividends to be paid on the "B" shares.

At the Annual General Meeting held on 22 June 1986, the Flat Owners formally agreed to the Directors' proposals. The freehold was eventually purchased on 26 August 1986. The contract also provided for a Deed of Release and Modification to the Covenants related to the "Paddock Land" to the east of Marine Gate which would place restrictions on the future development of that land. By September 1986, 101 Flat Owners had purchased new leases.

New leases on the remaining 31 Flats, and on a similar number of Garages and Garage Spaces, have been purchased progressively over the years following 1986. The premiums obtained enabled all the loans made by the original 101 consenting Flat Owners to be repaid in 1989. Dividends on the "B" shares were paid in December 1996 and in December 2001. Future dividends will be paid as and when the remaining new leases are sold.

Finally, to complete this short history of Marine Gate, it should be noted that Dowelfirm Management Limited was re-incorporated as Marine Gate Holdings Limited on 26 June 1989, and Marine Gate Management Limited was dissolved on 31 December 2001. All activity related to the management of Marine Gate is now conducted in the name of Marine Gate Holdings Limited, the Lessor Company, which is the legal owner of the freehold, and in which all leaseholders of those leases which revert in 2110 hold "A" shares. Many leaseholders also hold "B" shares. However, since those shares were originally acquired by individuals who held leases in 1986, and since there has never been an obligation for the "B" shares to be transferred when a Lease is assigned, a number of "B" shares are now held by people who no longer own leases on flats in Marine Gate.