Opposition is growing to plans for new buildings next to Britain's only Grade I listed pier.

Developers St Modwen plans to build shops and restaurants on Brighton seafront on either side of the West Pier to help make its restoration viable.

No application has yet been made but the company has produced drawings of its proposals which stretch from the paddling pool on the east side to the petanque pitch on the west, leaving a gap for the pier.

Most people at a packed meeting of the Regency Square Area Society were against plans for buildings which will rise above the level of the seafront.

Hotelier Sue Paskins, a society committee member, described the proposed development as being like a wall being put up between the seafront and the sea.

Other members said it would hide views of the West Pier, the very structure which was supposed to benefit.

Selma Montford, secretary of the Brighton Society, said: "I am concerned about the sheer size of it and that it will be transparent. Will we be seeing the backs of kitchens and bin bags?

"I am also concerned the council is making available such a large piece of land for this development. How do we know such a big scheme is needed for the pier and all the money will go towards its restoration?"

She said Brighton already had too many shops and restaurants and suggested in winter the development could become boarded up.

Society chairman Roger Hinton said he had been told by the West Pier Trust there was no chance of the pier being restored without the development.

But John Regan, from the Eugenius partnership, which was previously involved in the West Pier project, stated while a development was needed there was no financial reason for it to be as large-scale as the proposal.

Some residents felt the scheme could set a precedent for other buildings of a similar height to be built on the seafront.

Questions were raised about whether the council could make land for development in the city available away from the West Pier.

Representatives from St Modwen and the West Pier Trust were invited to the meeting but did not attend.

Comments on the proposed development can be made on the Society's web site www. regencybrighton.com or to secretary Andrew Walker, 9 Chartwell Court, Brighton. The phone number is 01273 700340.