Work to restore the West Pier in Brighton is unlikely to start early next year as proposed.

It could even be delayed until 2005 as a result of several bureaucratic delays and legal challenges.

Planning permission was granted in principle nine months ago by Brighton and Hove City Council for restoring the Grade 1 listed building and for putting up shoreline pavilions to help make the project viable.

But the permission is so complicated that the legal agreement between the Brighton West Pier Trust and the council has still not been signed.

The pier, originally built in 1866, was subject to two serious arson attacks earlier this year which severely damaged the theatre on the end and the central pavilion.

The city council then commissioned English Heritage, the Government's conservation watchdog, to prepare a report reassessing the restoration in the light of the damage.

It is likely to be a ground-breaking report which could be used as a precedent for assessing whether other severely damaged buildings can be restored.

The issue of the report has been delayed because of its importance and complexity. It should have come out by now but will not now be released until December.

Although its contents are secret at present, English Heritage is believed to reiterate its commitment to the restoration and to emphasise the status of the pier as the best architecturally in Britain.

It believes the historic structure is the most important pier in the world.

Rachel Clark, general manager of the trust, said: "I feel confident that English Heritage will continue to support the restoration."

The project also faces legal challenges from the owners of the Palace Pier which could involve a public inquiry into the harbour revision order needed before the pier can be restored.

Ms Clark said that because of all these factors, the chance of making a start on restoration work early next year was fading.

She said: "We are trying to prepare people for that but at the same time emphasising that we are doing everything possible to speed things up.

"It could still happen earlier but as each week passes, it becomes less likely."