Garages, Highlands Mews, St Leonards-on-sea, TN38 0LT Data via plota.co.uk

HS/LB/26/00042 - Listed Building Consent Registered

Proposal

Conversion of the existing storage garages to create 8no. self-contained dwellings with a landscaped central courtyard, associated cycle parking and refuse storage. Data via plota.co.uk

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View original council record ↗Last checked 26 Oct 2026, 22:01

Application progress

✓

Received

22 Jan 2026

✓

Validated

10 Feb 2026

✓

Consultation

17 Sept 2026

Decision

Target date was 28 Aug 2026

Under consideration

No decision has been issued yet. Plota predicted a decision around 28 Oct 2026; it is now day 260.

Documents 137

Statements & assessments 2

PDF DESIGN AND ACCESS STATEMENT Other · 22 Jan 2026 View ↗ PDF HERITAGE STATEMENT AND IMPACT ASSESSMENT Other · 22 Jan 2026 View ↗

Plans & drawings 128

Application forms 1

PDF Application Form Application Form · 22 Jan 2026 View ↗

Consultation & comments 2

PDF Objector’s name hidden Show Objection Comment · 8 Apr 2026 View ↗

PDF CONSERVATION OFFICER COMMENTS (CONS OFFICER) Consultee Comment · 6 Mar 2026 View ↗

Site constraints 5

5 listed buildings within 150 m of the postcode pin

Nearest: The Highlands Hotel, Nos. 1, 2 and 3 Boscobel Road and Nos. 1-10 Highlands Mews, Grade II, about 25 m from the postcode pin · 5 Grade II

The site itself is not listed. Listed building consent is needed for work that affects the special interest of a listed building, inside or out, on top of planning permission. Setting can be a consideration for buildings nearby; there is no fixed radius.

Show all 5 with distances

25 mThe Highlands Hotel, Nos. 1, 2 and 3 Boscobel Road and Nos. 1-10 Highlands MewsGrade II
59 mWest Hill CourtGrade II
85 mNo 22 Including Garden Boundary Wall to SouthGrade II
108 mNo 20 (West Hill Lodge) Including Gate Piers to South WestGrade II
146 mNo 18 Including Garden Boundary Wall to South and WestGrade II

Historic England ↗

St Leonards West conservation area

Demolition needs planning permission and permitted development is restricted.

The council must give weight to preserving or enhancing the area's character and appearance. Not every council has published its boundaries as open data.

Council document ↗

Special protection area about 209 m away: Dungeness, Romney Marsh and Rye Bay

Work nearby can need a habitats assessment.

Harm to a protected site is only accepted where there is no alternative and an overriding public interest.

Also on the record

Registered park or garden about 238 m away: St Leonard's Gardens; Inside the Hastings built-up area.

Not affected

Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site

Checked on 6 October 2026. The pin for this application is the centre of its postcode rather than the building, so distances to nearby designations are measured from the postcode and can be out by the width of the postcode area. Historic England, the Environment Agency, Natural England and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

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Nearby new applications

12 Oct 2026Pending

4 Senlac House, 119 West Hill Road, St Leonards-on-sea, TN38 0NH

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29 Sept 2026Pending

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Proposed replacement of existing UPVC casement window with new PVCu casement win...

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25 Sept 2026Pending

47 Caves Road, St Leonards-on-sea, TN38 0BY

Application for Certificate of Lawful development for use of property as a dwell...

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17 Sept 2026Pending

Flat 4, 22 Pevensey Road, St Leonards-on-sea, TN38 0LF

Single-storey rear extension (retrospective)

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Important details

Council: Hastings
Application type: Listed Building Consent
Postcode: TN38 0LT
Received: 22 Jan 2026
Validated: 10 Feb 2026
Ward: MAZE HILL 2018
Case officer: Show
Target decision: 28 Aug 2026
Applicant: Show
Agent: UPP Architects + Town Planners

Decision outlook

Day 260, past the statutory target. 77% of changes of use in Hastings are decided within thirteen weeks; extensions of time are common, and the council need not decide on the day. Last seen undecided on 26 Oct 2026.

target

predicted

Day 260204 days past the 56-day target

46%decided within 8 weeks

64%approved

5%go to committee

Plota live figures for changes of use decided by Hastings in the last twelve months, from validation. Hastings decision record →

Public comments

16comments received

16 objecting

100% object · above the UK average of 74%

Last counted 26 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Consultation: 17 Sept 2026
Site or press notice: 2 Oct 2026
Statutory expiry: 7 Apr 2026

Historical activity at this location

25 previous applications on record - archival context, not part of the live application.

This property

Previous applications at this address

2025

Conversion of the existing storage garages to create 8no. self-contained dwellings with a…

HS/FA/25/00766 22 Dec 2025

2025

Conversion of the existing storage garages to create 8no. self-contained dwellings with a…

HS/FA/25/00766 22 Dec 2025

Within ~100m

Nearby activity

2025 Approved

24 West Hill Road, St Leonards-on-sea, TN38 0NB

Discharge of condition 3 (bay roof covering details) of Listed Building Consent HS/LB/23/…

HS/CD/25/00521 7 Oct 2025

2025 Approved

24 West Hill Road, St Leonards-on-sea, TN38 0NB

Discharge of condition 3 (bay roof covering details) of Listed Building Consent HS/LB/23/…

HS/CD/25/00521 7 Oct 2025

2024 Refused

24 West Hill Road, St Leonards-on-sea, TN38 0NB

Discharge of Condition 3 (bay roof works) of Planning Permission HS/LB/23/00604 (Repairs…

HS/CD/24/00498 13 Aug 2024

2024 Refused

24 West Hill Road, St Leonards-on-sea, TN38 0NB

Discharge of Condition 3 (bay roof works) of Planning Permission HS/LB/23/00604 (Repairs…

HS/CD/24/00498 13 Aug 2024

2024 Approved

4 West Hill Road, St Leonards-on-sea, TN38 0NB

Installation of air source heat pump

HS/FA/24/00032 26 Mar 2024

2024 Approved

4 West Hill Road, St Leonards-on-sea, TN38 0NB

Installation of air source heat pump

HS/FA/24/00032 26 Mar 2024

2024 Approved

Little Highland Mews, Archery Road, St Leonards-on-sea, TN38 0HY

1x Holm Oak - Re-pollard

HS/TP/24/00080 11 Mar 2024

2024 Approved

Little Highland Mews, Archery Road, St Leonards-on-sea, TN38 0HY

1x Holm Oak - Re-pollard

HS/TP/24/00080 11 Mar 2024

2021 Approved

18 West Hill Road, St Leonards-on-sea, TN38 0NB

Alterations, repairs and improvements to a private dwelling

HS/LB/21/00218 21 Dec 2023

2023

10A West Hill Road, St Leonards-on-sea, TN38 0NB

Proposed loft conversion with conservation rooflights

HS/FA/23/00685 18 Sep 2023

2023

10A West Hill Road, St Leonards-on-sea, TN38 0NB

Proposed loft conversion with conservation rooflights

HS/FA/23/00685 18 Sep 2023

2023

24 West Hill Road, St Leonards-on-sea, TN38 0NB

Repairs and partial rebuilding of east side projecting cantilevered bay and rear projecti…

HS/LB/23/00604 9 Aug 2023

2023

24 West Hill Road, St Leonards-on-sea, TN38 0NB

Repairs and partial rebuilding of east side projecting cantilevered bay and rear projecti…

HS/LB/23/00604 9 Aug 2023

2022 Withdrawn

22 West Hill Road, St Leonards-on-sea, TN38 0NB

Proposed Installation of a picture window in the wall adjacent to the garden on the side…

HS/FA/22/00414 21 Nov 2022

2022 Withdrawn

22 West Hill Road, St Leonards-on-sea, TN38 0NB

Proposed Installation of a picture window in the wall adjacent to the garden on the side…

HS/LB/22/00561 21 Nov 2022

2022 Withdrawn

22 West Hill Road, St Leonards-on-sea, TN38 0NB

Proposed Installation of a picture window in the wall adjacent to the garden on the side…

HS/FA/22/00414 21 Nov 2022

2022 Withdrawn

22 West Hill Road, St Leonards-on-sea, TN38 0NB

Proposed Installation of a picture window in the wall adjacent to the garden on the side…

HS/LB/22/00561 21 Nov 2022

2022 Approved

4 Boscobel Road, St Leonards-on-sea, TN38 0LU

Erection of ground and first floor rear extensions, repositioning and enlargement of rear…

HS/FA/22/00194 17 Oct 2022

2022 Approved

4 Boscobel Road, St Leonards-on-sea, TN38 0LU

Erection of ground and first floor rear extensions, repositioning and enlargement of rear…

HS/FA/22/00194 17 Oct 2022

2017 Approved

Basement, 30 West Hill Road, St Leonards-on-sea, TN38 0NB

Replacement of single glazed wooden frame windows in kitchen, bedroom and bathroom to rea…

HS/FA/17/00813 28 Nov 2017

2017 Approved

Basement, 30 West Hill Road, St Leonards-on-sea, TN38 0NB

Replacement of single glazed wooden frame windows in kitchen, bedroom and bathroom to rea…

HS/FA/17/00813 28 Nov 2017

2016 Withdrawn

First Floor Flat, 38 West Hill Road, St Leonards-on-sea, TN38 0NB

Replacement of the 3 front windows with white upvc casement windows.

HS/FA/16/00262 7 Jun 2016

2016 Withdrawn

First Floor Flat, 38 West Hill Road, St Leonards-on-sea, TN38 0NB

Replacement of the 3 front windows with white upvc casement windows.

HS/FA/16/00262 7 Jun 2016

Hastings

Planning Authority Score

3.8/10

Below average

#206 of 296 councils

Relevant to this application:

Other decisions

Hastings ranks #139 out of 296 councils for householder decision speed. 50% of applications have the time limit extended, above the 41% national average. Householder applications are slightly more likely to be approved here (90%) than the national average (90%).

These figures are council-wide context, not a prediction for this application. View full council performance

Hastings decision statistics

Based on MHCLG data, the year to March 2026

87%

Overall approval rate

Above avg (87%) #172 of 296

90%

Householder approved

Above avg (90%) #190 of 296

67%

Decided in 8 weeks

Above avg (63%) #139 of 296

50%

Extended time limit

Above avg (41%) #224 of 296

73%

Minor dwellings approved

49 decided (1-9 homes)

100%

Major dwellings approved

7 decided (10+ homes)

76%

Change of use approved

25 decided

338

Total decisions

44 refused in the year to March 2026

Garages, Highlands Mews, St Leonards-on-sea, TN38 0LT Data via plota.co.uk

Proposal

Application progress

Documents 137

Statements & assessments 2

Plans & drawings 128

Application forms 1

Consultation & comments 2

Other documents 4

Site constraints 5

Nearby new applications

Important details

Decision outlook

Public comments

Consultation & key dates

Previous applications at this address

Nearby activity