Single-storey concession kiosk at Land West Of 35 Montague Street, Worthing

What was proposed

The application proposed a small, single-storey kiosk providing concession space and storage, potentially for food, ice creams or similar provisions.

“Site and Surroundings The site is located to the eastern side of Montague Place. Montague Place is currently undergoing redevelopment to provide a new landscape green space to be called Montague Gardens. The site is within South St Conservation Area. Listed buildings are located to the western side of Montague Gardens including 10 Montague Place (Grade II) and 11-14 Montague Place (Grade II).”

“The kiosk would provide space for a concession. The concession operator will be subject to an expressions of interest process but is anticipated to sell food / ice creams or similar provisions. Relevant Planning History None relevant Consultations Worthing Society: I have now had the opportunity to discuss the proposal for a kiosk with our Heritage Team.”

Officer report

What officers recommended

Officers recommended approval because the kiosk supported town-centre food and beverage use, was small and temporary, and could preserve the conservation area’s appearance.

“The Local Plan encourages the town centre use and development is directed to Worthing town centre (Policies SS3 and DM13). South St Character area is described as “aspirational high end retailing, food and beverage, and commercial leisure quarter anchored by a leisure / entertainment ‘destination’. Strong links between ‘Commercial Heart’ and Seafront, and located within the Primary Shopping Area”.”

“The kiosk is temporary in nature, in that it is a preconstructed unit which could be easily removed in the future. It is considered to preserve the appearance of the conservation area in accordance with section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 and would not cause harm to the setting of the adjacent listed buildings in accordance with the statutory tests and relevant national and local policy.”

Officer report

Key effects and safeguards

Conditions would control opening hours, primary cooking, operational management, sewer protection and surface-water disposal, while wastewater arrangements required approval.

“Southern Water and the council’s environmental health officer have questioned the statement that “The concession owner will be asked to dispose of the waste water in a container”. It is not clear where foul water will be disposed of. This must be managed to avoid surface water pollution, which ultimately ends up in the sea. Environmental health has recommended a condition for a plan to be approved detailing how the wastewater will be disposed of which will be included.”

“Approved plans. Standard time limit. Materials as specified 4. Hours of opening 8am to 8pm only 5. Management and operational plan 6. No primary cooking…”

Officer report

What consultees said

The Worthing Society objected on heritage and design grounds, while drainage advice raised flood, sewer and surface-water requirements and highways advice concerned the structure’s status.

“In summary and for the reasons stated, the Society strongly objects to this application WSP (As drainage consultant): Following a review of the submitted information, we have no objection on surface water grounds.”

Officer report

What residents said

Two objections raised concerns about the change from the garden scheme, missing operational details, heritage, residential amenity, litter, safety, licensing and commercialisation.

“Inadequate and vague application information - The application fails to provide essential information needed for proper planning assessment: no tenant/operator details; no specification of types of food/drink; no confirmation whether alcohol will be sold; and no stated opening hours or delivery/servicing arrangements. This prevents the council from assessing impacts on amenity, noise, litter, odour, antisocial behaviour, and licensing.”

“Residential amenity, tranquillity and antisocial behaviour - The kiosk is directly below new flats above H&M, approximately 40 yards from flats around Montague Gardens and 60 yards from residential properties in Liverpool and Alexander Terraces.”

Officer report

Who spoke

The principal planning officer introduced the application, followed by a registered objector and a registered supporter.

Members’ discussion

Members generally supported the application, although some were concerned about the kiosk’s design and members discussed grey-water treatment.

“Members debated the application and expressed general support although some members expressed concern at the design of the kiosk. Members also explored matters concerning the treatment of grey water.”

Minutes

The committee’s decision

The application was approved subject to conditions and informatives, including opening from 8am to 8pm, no primary cooking and drainage safeguards.

“Decision - APPROVED, Subject to conditions…”

“Hours of opening 8am to 8pm only 5. Management and operational plan 6. No primary cooking 7. Agree details to protect public sewer in consultation with Southern Water 8. Proposed means of surface water disposal…”

Minutes