Initial template

No:	BH2024/01640	Ward:	Kemptown Ward
App Type:	Listed Building Consent
Address:	University Of Brighton 10 - 11 Pavilion Parade Brighton BN2 1RA
Proposal:	Change of use from education (F1) to a 170no bed tourist hostel (sui generis) with associated alterations to include installation of ventilation louvres and security glass, relocation of external staircase, alterations to existing railings, cycle parking, internal alterations and any associated works.
Officer:	Helen Hobbs, tel: 290585		Valid Date:	17.07.2024
Con Area:	Valley Gardens		Expiry Date:	11.09.2024
Listed Building Grade: II
Agent:	Newsteer Real Estate Advisers 20 Farringdon Street London EC4A 4AB
Applicant:	Safestay Hostels Limited C/O Newsteer Real Estate Advisers 20 Farringdon Street London EC4A 4AB

1. RECOMMENDATION

1.1. That the Committee has taken into consideration and agrees with the reasons for the recommendation set out below and resolves to GRANT Listed Building Consent subject to the following Conditions and Informatives.

Conditions:

1. The works hereby permitted shall be commenced before the expiration of three years from the date of this consent.

Reason: To comply with Sections 18 (as amended) and 74 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

2. All works to external railings and that of making good shall match in material, colour, style, and finish those of the existing railings.

Reason: To ensure the satisfactory preservation of this listed building and to comply with policies DM27 of Brighton & Hove City Plan Part 2, and CP15 of the Brighton & Hove City Plan Part One.

Informatives:

1. This decision is based on the drawings listed below:

Plan Type	Reference	Version	Date Received
Location Plan	SS-PP-SLP01		17-Jul-24
Proposed Drawing	SS-PP-AEE01		11-Jul-24
Proposed Drawing	SS-PP-AEE02		11-Jul-24
Proposed Drawing	SS-PP-APP01	A	13-Feb-25
Proposed Drawing	SS-PP-APP02		11-Jul-24
Proposed Drawing	SS-PP-APP03		11-Jul-24
Proposed Drawing	SS-PP-APP07		11-Jul-24
Proposed Drawing	SS-PP-APP04		11-Jul-24
Proposed Drawing	SS-PP-APP05		11-Jul-24
Proposed Drawing	SS-PP-APP06		11-Jul-24

2. SITE LOCATION

2.1. The application relates to a Grade II Listed Building located within the Valley Gardens conservation area, opposite the Royal Pavilion which is Grade I listed and a Registered Park and Garden. The property is listed as part of a terrace of townhouses with numbers 6-11 Pavillion Parade. The site is a corner property of five storeys in height, with entrances on Pavillion Parade to the west and a side entrance on Pavillion Street to the north. The property has been subject to major internal alterations and rebuilding and has a large modern extension built to the rear (east).

2.2. The building is currently unused and was previously occupied by Brighton University as educational rooms for teaching and staff facilities (planning use class F1).

3. RELEVANT HISTORY

3.1. BH2024/01310 Change of use from education (F1) to a 170no bed tourist hostel (sui generis) with associated alterations to include installation of ventilation louvres and security glass, relocation of external staircase, alterations to existing railings, cycle parking, internal alterations and any associated works. Concurrent full planning application - under consideration.

3.2. 94/1104/FP Continued use of annexe for educational purposes - as annexe for Faculty of Art, Design and Humanities of University of Brighton until 4 December 2000. Approved 15.12.1994.

3.3. 93/0414/LB Re-organisation of internal partitions to provide lecture/seminar and staff work rooms together with faculty offices. Approved 28.06.1993.

3.4. 93/0468/FP & 93/0470/LBC Change of use of two self-contained fourth floor flats to form staff work room and facilities. Approved 10.08.1993.

4. APPLICATION DESCRIPTION

4.1. The application seeks permission for the change of use of the building from an education use (Class F1) to a tourist hostel (sui generis – beyond any use class) with 170 beds. The hostel would provide bunk beds accommodating between four and eight people in each room, most of which would have its own en suite bathroom facilities. There would be a hospitality area at lower ground floor level, along with a kitchen/prep area and bar/servery. A cycle storage area would be provided within the building on the ground floor level, where there would also be a lounge and reception area, entered via the existing steps onto Pavilion Parade.

4.2. The scheme requires limited physical alterations, comprising the installation of ventilation louvres and security glass in the extension, the relocation of an external staircase, alterations to existing railings and cycle parking.

5. REPRESENTATIONS

5.1. In response to publicity, Seven (7) letters were received, objecting to the application and raising the following issues:

· Use would not be in keeping with the area and the Listed Building

· Alterations impact on the Listed Building

5.2. The below concerns were also raised, however they do not form considerations of a Listed Building Consent application. They are however considered as part of the concurrent Full Planning Application BH2024/01639.

· Impact on traffic and infrastructure

· Safety of the public and hotel guests

· Cycle parking

· Loss of privacy

· Noise and anti social behaviour

· Fire and emergency procedures

· Consultation process

6. CONSULTATIONS

6.1. Heritage: Comment

The information provided is satisfactory for us to determine that the development can be made acceptable in relation to impacts on heritage provided the suggested condition are imposed.

7. MATERIAL CONSIDERATIONS

7.1. In accordance with Section 38 (6) of the Planning and Compulsory Purchase Act 2004, this decision has been taken having regard to the policies and proposals in the National Planning Policy Framework, the Development Plan, and all other material planning considerations identified in the "Considerations and Assessment" section of the report.

7.2. The development plan is:

· Brighton & Hove City Plan Part One (adopted March 2016);

· Brighton & Hove City Plan Part Two (adopted October 2022);

· East Sussex, South Downs and Brighton & Hove Waste and Minerals Plan (adopted February 2013; revised October 2024);

· East Sussex, South Downs and Brighton & Hove Waste and Minerals Sites Plan (adopted February 2017);

· Shoreham Harbour JAAP (adopted October 2019).

8. POLICIES

The National Planning Policy Framework (NPPF)

Brighton & Hove City Plan Part One

SS1 Presumption in Favour of Sustainable Development

CP15 Heritage

Brighton & Hove City Plan Part Two

DM26 Conservation Areas

DM27 Listed Buildings

DM29 The Setting of Heritage Assets

Supplementary Planning Guidance:

SPGBH11 Listed Building Interiors

Supplementary Planning Documents:

SPD09 Architectural Features

9. CONSIDERATIONS & ASSESSMENT

9.1. In considering whether to grant listed building consent the Council has a statutory duty to have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. Moreover, when considering whether to grant listed building consent for development in a conservation area the Council has a statutory duty to pay special attention to the desirability of preserving or enhancing the character or appearance of the area.

9.2. Case law has held that the desirability of preserving a listed building or its setting or any features of special architectural or historic interest it possesses, and the desirability of preserving or enhancing the character or appearance of a conservation area should be given "considerable importance and weight".

9.3. The proposed use of the building as a tourist hostel, given its former educational use and how the building has been altered over the years, would not have any adverse impacts on the listed building.

9.4. The proposed external works to the building primarily affect the modern part of the building along the Pavilion Street elevation. They include installing a Pavement Goods Hoist, enlarging the lower ground level entrance door, exchanging a single window with louvers for ventilation into the internal bin store and relocation of the external staircase from the pavement level to the lower floor and alterations to the section of the street level railings. The Heritage Officer has stated that as the removal of the railings is to the rear and the less significant end of the building, this would not cause substantial harm.

9.5. The existing windows are to be refurbished and the glass replaced. There would be no change to the design or frames of the windows.

9.6. The external alterations will not affect the historic frontage and therefore the development would not significantly harm the character and appearance of the listed building, the adjoining terrace or the surrounding Valley Gardens conservation area.

9.7. Internally, the building has been substantially altered over the years and very few, if any historic features remain with the historic floor plan within the original building houses lost. The internal alterations almost all affect much later partitions which have been introduced in the twentieth century. The only significant internal walls are the back wall of No. 10 and the party wall between Nos 10 and 11 and not all of those are complete. The only proposed alterations to these two walls is the closing of the opening between 10 and 11 on several levels. These would not have been there originally so there is no objection.

9.8. Subject to the recommended conditions, the proposed works would not harm the historic character or appearance of the Grade II listed building or wider conservation area, in accordance with policies CP15 of the Brighton & Hove City Plan Part One, DM26 and DM27of the Brighton & Hove City Plan Part Two.

10. EQUALITIES

10.1. Section 149(1) of the Equality Act 2010 provides:

1) A public authority must, in the exercise of its functions, have due regard to the need to—

(a) eliminate discrimination, harassment, victimisation and any other conduct that is prohibited by or under this Act;

(b) advance equality of opportunity between persons who share a relevant protected characteristic and persons who do not share it;

10.2. Officers considered the information provided by the applicant, together with the responses from consultees and determined that the proposal would not give rise to unacceptable material impact on individuals or identifiable groups with protected characteristics.