Developers who hope to restore Brighton's West Pier have come under fire for proposals they claim will just about cover the £33 million costs.

St Modwen Properties wants to build a commercial development at the landward end of the pier to pay for the restoration.

Opponents of the plans are stepping up their campaign ahead of a decision by planners later this year.

They fear the development could struggle to raise enough money to fund work needed on the pier.

St Modwen estimates that renting out the new units will bring in just under £2 million a year.

The company's investment will add to £13.5 million promised by the Heritage Lottery Fund to pay for the pier's restoration.

Architect Nicholas Lomax has calculated that to raise enough funds, St Modwen's would have to rent out space at between £22 and £26 per square foot.

Mr Lomax, of Hove-based Lomax Cassidy and Edwards architects, said: "These rent figures seem high to me for Brighton and Hove. The West Pier could struggle."

Nick Doyle, London and South-East director for St Modwen, said rents would range from £7.50 to £20 per square foot.

He said: "The revised scheme is the smallest development we could produce that would be commercially viable. We are fully committed."

The West Pier Trust has said money will be guaranteed for the pier through a binding contract between the Trust, St Modwen and the Heritage Lottery Fund.

Rachel Clark, general manager for the Trust, said: "The enabling development will raise enough money - it has to."

Brighton and Hove City Council is due to discuss the proposals in December.