22 St James Street, Brighton , East Sussex , BN2 1RF

Alterations to shopfront (Part retrospective)

Authority: Brighton and Hove City Council
Appeal type: commercial · Commercial Appeal Service (CAS)
Procedure: Written Representations
Development: retail · Minor retail and services
Inspector: O'Brien L

Main issues, as the Inspector framed them

The effect of the proposal on the character and appearance of the area; including whether or not the proposed development would preserve or enhance the character or appearance of the East Cliff Conservation Area

What decided it

The proposal would fail to preserve or enhance the character and appearance of the conservation area and would cause less than substantial harm to the setting of the nearby listed building, which is not outweighed by public benefits.

Plan policies cited: Policy CP15, Policy DM21, Policy DM26, Policy DM23

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

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What an account adds

Draw a red line around your site and the appraisal follows.
- Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
- Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
- Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
- Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.
Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.
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