Coffee shop at 6 Westbourne Place, Hove

The proposed coffee shop

The application was for an independent coffee shop, with seating for 25 inside and a rear garden limited to five people.

“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.”

“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.”

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The building and surroundings

The building was vacant, its existing use was commercial, and the surrounding area included homes, businesses, garages and rear gardens.

“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.”

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Earlier planning permission

A 2023 permission for a three-bed dwelling had not been implemented, and the workshop had moved from number 6 to number 8.

“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.”

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The officer recommendation

The officer recommendation was to grant permission for the independent coffee shop, and officers had no objection to the business, outdoor use or extension.

“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.”

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Concerns from a neighbour

A resident opposed the application because of possible noise, extraction, early and extended hours, bins, traffic and effects on neighbouring homes.

“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 2 1 / 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.”

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Speakers at the meeting

A resident neighbour opposed the proposal, while the agent and applicant supported bringing the vacant building back into use as a welcoming family business.

Members discussed the proposal

Members debated extractor noise, opening hours, garden seating, conditions, the character of the area and the effect on neighbours.

“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.”

“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.”

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The committee’s decision

The committee voted by eight to two to grant planning permission subject to the conditions and informatives in the report.

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

“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.”

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