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Planning appeal decision

Dismissed23 September 20266010944

25 Elms Avenue, Eastbourne, BN21 3DN

Planning appeal 6010944 at 25 Elms Avenue, Eastbourne, BN21 3DN (Eastbourne Borough Council) was dismissed on 23 September 2026, by written representations. The main issue, as the Inspector framed it: The effect of the proposed development on the provision of tourist accommodation within the designated Tourist Accommodation Area and on the tourism economy as well as on the residential amenity of the area.

Change of use from C1 Guest House to C4 House in Multiple Occupation (5 bedrooms)

Authority
Eastbourne Borough Council
Appeal type
minor · Planning
Procedure
Written
Development
residential
Postcode
BN21 3DN

Main issues, as the Inspector framed them

  • The effect of the proposed development on the provision of tourist accommodation within the designated Tourist Accommodation Area and on the tourism economy as well as on the residential amenity of the area
  • Whether adequate provision would be made for refuse/recycling and cycle storage facilities to serve the proposed development to respect the character and appearance of the local area and to meet sustainable travel demands

What decided it

The unacceptable increase in HMO concentration in the local area and the resulting harm to the tourism economy and residential amenity, combined with the failure to demonstrate non-viability of the guest house use, substantially and demonstrably outweighed the benefits of the proposal.

The adverse impacts on the tourism economy and residential amenity substantially and demonstrably outweighed the benefits of contributing to housing mix and the proposal's compliance with refuse/recycling and cycle storage requirements.

What the Inspector cited

Development plan policies
Policy TO1Policy TO2Policy HO14Policy HO20Policy UHT1Policy TR2Policy TR6Policy NE9Policy B2Policy D3Policy D10aPolicy D8

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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More decisions in Eastbourne Borough Council

The authority’s record since 2016 · every decision in 2026

  1. Dismissed14 July 20266007536
    12 Elms Avenue, Eastbourne, BN21 3DN
  2. Allowed6 October 20253364266
    65A Summerdown Road, Eastbourne, East Sussex, BN20 8DQ
  3. Dismissed27 June 20253360652
    Boyne House Guest House, 12 St. Aubyns Road, Eastbourne, BN22 7AS
  4. Notice varied and upheld3 July 20233287430
    The Strand Hotel , 35-42 Royal Parade, Eastbourne, BN22 7AN
  5. Dismissed22 June 20223274954
    11-15 Cavendish Place, Savoy Court Hotel, Eastbourne, BN21 3EJ

The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.