Rising sea levels will wash away beaches, flooding hundreds of homes and businesses over the next 100 years unless there's massive investment in new flood defences on the Sussex coast.
That's the stark conclusion of a report by erosion experts who've examined the five miles of coast between Brighton Marina and Shoreham.
But some business leaders say the warnings are "alarmist" and there are fears the report could needlessly drive down property values.
John Ryall speaks to Green Cllr Ollie Sykes, John Davey, harbour master at Brighton Marina, and property consultant Patrick Kneath.
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