Agenda item - BH2026/01171 - 6 Westbourne Place, Hove - Full Planning

1.    The Planning Team Leader introduced the application to the committee.

Speakers

2.    Margaret Parkes addressed the committee as resident neighbour living at No.2 Westbourne Place and stated that the area was predominantly residential. The proposed outdoor seating will create a noise nuisance, impacting on neighbours. The commercial bins will be 21/2 times bigger than the residential bins. The working hours of seven days a week is not acceptable. The extractor proposed is also not acceptable as it will be too close to the windows of flat 8a. Starting at 5am six days a week is not acceptable. The increase in traffic will have an impact on this narrow street. The scale and intensity will have an impact on the neighbouring homes. The committee were requested to refuse the application.

3. Henry Wagstaff addressed the committee as the agent and stated that the officer’s recommendation was to grant planning permission for this independent coffee shop. The agent agreed that noise for neighbours would be unacceptable. The currently vacant building will be brought back into use.

4. Ellie Barber addressed the committee as the applicant and stated that Franks is more than just a coffee shop. Named after their granddad, the family all live nearby, in the strong community of Westbourne Place where there are street parties and friendships. The applicant wanted to be open, honest and clear. The space will be well designed, warm and welcoming.

Answers to Committee Member Questions

5. Councillor Robinson was informed by the applicant that the extractor fan would be installed through the existing chimney and will be sound proofed. The premises will not be open from 5am every day, and baking starts at 6am. The agent confirmed that condition 6 required the extractor fan to be installed correctly. The planning team leader confirmed that a change of use was not required; however, the changes to the building do require planning permission. It was noted that odour can be considered a statutory nuisance as well as noise. Condition 6 requires the proper installation of the extractor and ventilation systems.

6. Councillor Shanks was informed that the 2023 planning permission for a three-bed dwelling was not implemented. The applicant confirmed they would not be roasting coffee beans on site.

7. Councillor Pickett was informed that the commercial bins would be the same size as residential bins, and the rear alleyway is a right to access for all the properties. The existing use of the building is commercial. It was noted that the use of the rear garden was conditioned between 10am and 5pm Monday to Friday and 10am to 4pm on Saturdays, Sundays and Bank Holidays. The agent confirmed that the maximum number seated in the rear garden was five.

8. Councillor Fishleigh was informed by the resident that the rear gardens of no.2, 4 and 8a are used regularly. It was also noted that the no.2 is a flat, 4 a music repairs workshop and 6 was Pyromania, which has moved to 8. The applicant confirmed there were a few garages in the area.

9. Councillor Theobald was informed by the agent that the opening time of 7am was not unreasonable and supported the diverse community in the area. The rear garden has different hours, and the property as existing is class E, and could therefore be a coffee shop without planning permission. The applicant confirmed that the seating inside the coffee shop would be for 25 persons and the proposed extension was to provide an accessible toilet.

10.  Councillor Thomson was informed that the workshop has moved from 6 to 8 Westbourne Place. The applicant stated that it would be unlikely that 25 people would be in the coffee shop from 7am. They will be living above the business so will not want to upset neighbours.

11. Councillor Sheard was informed that the garage opposite opens at 8am.

12. Councillor Thomson was informed that the officers have no objection to the business, the outdoor use or the extension of the property.

Debate

13. Councillor Cattell noted there were other businesses in the area, and a café would be acceptable adding vitality to the area. The conditions would safeguard the neighbouring residents. The councillor supported the application.

14. Councillor Sheard stated they understood residents’ concerns and empty buildings are an issue. The proposals were good and the councillor supported the application. The applicant was requested to be respectful of neighbours.

15. Councillor Fishleigh considered extractor fans can be an issue and maybe the reason this was not a café before. The councillor was against the application. The planning manager stated the extractor fan was mostly internal, and planning permission was not required for a coffee shop.

16. Councillor Pickett considered condition 6 to be good, the proposals in keeping and good that the applicant would be above the shop. The councillor supported the application.

17. Councillor Shanks noted the property already had planning permission. The neighbours should complain to environmental health if there are any issues.

18. Councillor Winder considered that lots of inner-city areas want small investments, and they need to be encouraged.

19. Councillor Robinson expressed concerns regarding the extractor fan and the opening hours; however, it was good that the applicant would be living upstairs. The councillor requested that the applicant talk to neighbours. The councillor supported the application.

20. Councillor Theobald stated they were sorry for the neighbour as extractor fans can be noisy. Five would be lots in the rear garden and this is the wrong place for a coffee shop. The planning manager confirmed the use class was E, which means a flexible space, the rear garden could have a commercial use and will fit only 5 persons.

Vote

21.  A vote was held, and by 8 to 2, the committee agreed to grant planning permission.

22. RESOLVED: That the Committee has taken into consideration and agrees with the reasons for the recommendation set out in the report and resolves to GRANT planning permission subject to the Conditions and Informatives in the report.