95 St James's Street Brighton BN2 1TP Data via plota.co.uk

BH2026/01784 - Listed Building Consent Awaiting decision
Change of useCommercial premises

Proposal

Alterations to facilitate change of use from commercial retail (E) to hot food takeaway (Sui Generis) including installation of extraction flue system to the rear elevation (retrospective). Data via plota.co.uk

Track application Save this application and get an email when its status or decision changes. Alerts nearby Get email alerts for new planning applications near this address.
View original council record ↗Last checked

Application progress

✓
Received
29 Jul 2026
✓
Consultation
2 Sept 2026
Decision
Target date was 23 Sept 2026

Under consideration

No decision has been issued yet. Plota predicted a decision around 28 Oct 2026; it is now day 91.

The consultation period closed on 9 Oct 2026.

Documents 10

Statements & assessments 4

PDF HERITAGE Consultee Comment · 20 Aug 2026 View ↗ PDF DESIGN AND ACCESS STATEMENT Supporting Document(s) · 29 Jul 2026 View ↗ PDF HERITAGE STATEMENT Supporting Document(s) · 29 Jul 2026 View ↗ PDF HERITAGE PROFORMA Supporting Document(s) · 29 Jul 2026 View ↗

Plans & drawings 2

PDF SITE LOCATION PLAN OS Extract · 29 Jul 2026 View ↗ PDF EXISTING & PROPOSED PLANS & ELEVATIONS Drawing(s) · 29 Jul 2026 View ↗

Application forms 2

PDF APPLICATION FORM - WITHOUT PERSONAL DATA Application Form · 29 Jul 2026 View ↗ PDF COMMUNITY INFRASTRUCTURE LEVY - COMPLETED FORM Supporting Document(s) · 29 Jul 2026 View ↗

Consultation & comments 1

PDF ONLINE COMMENT Public Comment · 6 Oct 2026 View ↗

Other documents 1

PDF DESIGN AND SPECIFICATION OF AN EXTRACT FLUE VENTILATION SYSTEM AND ODOUR ASSESSM Supporting Document(s) · 29 Jul 2026 View ↗

All documents on the council site ↗

Site constraints 5

30 listed buildings within 150 m of the postcode pin
Nearest: 95-99, St James's Street, Grade II, about 13 m from the postcode pin · 30 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 30 with distances
Historic England ↗
East Cliff 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 ↗
Heritage at risk: East Cliff
On the register of historic places assessed as at risk.
A designated building, monument, park or conservation area assessed as at risk from neglect, decay or development. Proposals that secure its future are looked on favourably.
Historic England ↗
Also on the record
Radon affected area, class 3; Inside the Brighton and Hove 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, the British Geological Survey and UK Health Security Agency (radon, contains BGS materials © UKRI) 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.

Sales history 1

Last sold for £175,000 in April 2023. Other property, freehold.

4 April 2023£175,000Recorded as a transfer outside a standard sale

Sale prices from HM Land Registry's price paid record, matched to this application by its address.

Building

Floor area52 m² (560 sq ft)
Energy ratingB (asset rating 50)
UseA1/A2 Retail and Financial/Professional services
HeatingUnconditioned

From the energy performance certificate lodged in August 2020, the latest held for this property, matched to this application by its address. The building may have changed since. View the certificate

Work with planning data?

Every application in Brighton and Hove - and every UK council - as a live feed, an API, or a bulk CSV export.

About Plota's data service

Other new applications on this street

18 Aug 2026Pending

56 - 58 St James's Street Brighton BN2 1QG

Installation of an externally mounted kitchen extraction flue to the rear elevat...

BH2026/01378
12 Jun 2026Approved

124 - 125 St James's Street Brighton BN2 1TH

Roof alterations including stripping slate roof and re-tiling with existing roof...

BH2026/01263

Nearby new applications

26 Oct 2026Pending

3 - 4 Market Street Brighton BN1 1HH

Change of use from tattoo parlour (Sui Generis) to commercial, business and serv...

BH2026/02311
19 Oct 2026Pending

Ground Floor Flat 2 34E Egremont Place Brighton BN2 0GB

Replacement of two windows with UPVC at the rear of the building.

BH2026/02333
13 Oct 2026Pending

Royal Albion Hotel 35 Old Steine Brighton BN1 1NT

Demolition of Clive House (14-15 Grand Junction Road), restoration and rendering...

BH2026/02192
13 Oct 2026Pending

Royal Albion Hotel 35 Old Steine Brighton BN1 1NT

Demolition of Clive House (14-15 Grand Junction Road), restoration and rendering...

BH2026/02193
12 Oct 2026Pending

24 Atlingworth Street Brighton BN2 1PL

Change of use and conversion of eight room house in multiple occupation (Sui Gen...

BH2026/02239
12 Oct 2026Pending

24 Atlingworth Street Brighton BN2 1PL

Internal alterations to layout to facilitate conversion from eight room house in...

BH2026/02240

Important details

Council
Brighton and Hove
Application type
Listed Building Consent
Postcode
BN2 1TP
Received
29 Jul 2026
Validated
29 Jul 2026
Ward
Kemptown
Case officer
Show
Target decision
23 Sept 2026
Applicant
Show
Agent
Show

Decision outlook

Day 91, past the statutory target. 71% of changes of use in Brighton and Hove are decided within thirteen weeks, which runs to 28 Oct 2026; extensions of time are common, and the council need not decide on the day. Last seen undecided on 22 Oct 2026.

Day 9135 days past the 56-day target
41%decided within 8 weeks
88%approved
6%go to committee

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

Public comments

1comment received
1 objecting

Last counted 22 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Consultation
2 Sept 2026
Comments by
9 Oct 2026
Site or press notice
10 Sept 2026
Statutory expiry
23 Sept 2026
Env. assessment
No

Historical activity at this location

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

Within ~100m

Nearby activity

2025 Refused
Flat 1 Rampion House 1K St James's Street Mews Brighton BN2 1RT
Replace two Georgian wooden sash widows at front with UPVC double Glazed windows.
BH2025/02478
2025 Approved
102 St James's Street Brighton BN2 1TP
Reinforcing existing floor to the rear of the building.
BH2025/02407
2025 Approved
Flat 4 9 New Steine Brighton BN2 1PB
Replacement of windows to the front elevation and internal alterations to include removal…
BH2025/01708
2025 Approved
Flat 12 The Van Alen Building 24 - 30 Marine Parade Brighton BN2 1WP
Replacement of existing aluminium balcony doors with new bi-fold aluminium doors.
BH2025/01578
2025 Withdrawn
Kempfield House 18 Madeira Place Brighton BN2 1TN
Change of use from guest house (C1) to fourteen bedroom large house in multiple occupatio…
BH2025/00924
2025 Withdrawn
Kempfield House 18 Madeira Place Brighton BN2 1TN
Change of use from guest house (C1) to fourteen bedroom large house in multiple occupatio…
BH2025/00923
2025 Approved
Flat 31 The Van Alen Building 24 - 30 Marine Parade Brighton BN2 1WP
Replacement of existing aluminium-framed patio doors with new aluminium-framed bi-fold do…
BH2025/00129
2025 Approved
Flat 28 The Van Alen Building 24 - 30 Marine Parade Brighton BN2 1WP
Installation of replacement aluminium sliding doors.
BH2025/00517
2025
100 St James's Street Brighton BN2 1TP
Erection of timber structure to the rear of the property (retrospective).
BH2025/01258
2025 Approved
41 - 45 St James's Street Brighton BN2 1RG
Digital display screen positioned inside the store advertising deals, Produce ect.
BH2025/00088
2024 Approved
19 - 23 Marine Parade Brighton BN2 1TL
Refurbishment, repair and reconfiguration of existing hotel comprising: replacement/repai…
BH2024/01398
2024 Approved
24 Margaret Street Brighton BN2 1TS
Change of use from single dwelling house (C3) to three bedroom small house in multiple oc…
BH2024/02904
2024 Approved
13 - 18 Ardingly Court High Street Brighton BN2 1SR
Installation of external access ramp with handrail.
BH2024/01687
2024 Approved
32 St James's Street Brighton BN2 1RF
Change of use of the ground floor and basement floor retail unit (E) to nail bar and cold…
BH2024/00603
2024 Approved
25 Margaret Street Brighton BN2 1TS
Change of use from single dwelling (C3) to three bedroom small house in multiple occupati…
BH2024/02146
2024 Approved
Olivier House 18 Marine Parade Brighton BN2 1TL
Partial change of use of lower ground floor and ground floor from vacant offices (E) to 4…
BH2024/01238
2024 Approved
Olivier House 18 Marine Parade Brighton BN2 1TL
Internal alterations to layout to facilitate change of use of part of the lower ground an…
BH2024/01239
2023 Decided
22 St James's Street Brighton BN2 1RF
Display of internally-illuminated fascia and projecting sign. (Retrospective).
BH2023/00819
2024 Withdrawn
97 St James's Street Brighton BN2 1TP
Installation of extractor including external ducting.
BH2024/01481
2024 Approved
17 Camelford Street Brighton BN2 1TQ
Internal alterations to install shower room to first floor. (Retrospective).
BH2024/00892
2017 Refused
87A St James's Street Brighton BN2 1TP
Internal alterations to layout incorporating creation of an additional self-contained stu…
BH2017/01672
2017 Approved
7A & 7B Wentworth Street Brighton BN2 1TT
Revised fenestration to front elevation and conversion of garage into habitable space wit…
BH2017/01014
2016 Refused
107 St James's Street Brighton BN2 1TH
Display of internally illuminated projecting sign.
BH2016/06595
2016 Approved
31 St James's Street Brighton BN2 1RF
Change of use and conversion of existing first floor bar and upper maisonette to 3no resi…
BH2016/06575
2016 Withdrawn
10 Wentworth Street Brighton BN2 1TT
Replacement of timber frame windows with UPVC frame windows upon front elevation.
BH2016/05482
Brighton and Hove
Planning Authority Score
4.3/10
Below average
#185 of 296 councils
Relevant to this application:
Change of use

Brighton and Hove is slower than most councils at deciding householder applications, ranking #238 out of 296. Householder applications are slightly more likely to be approved here (95%) than the national average (90%).

Slower than most councils
for householder decisions
These figures are council-wide context, not a prediction for this application. View full council performance
Brighton and Hove decision statistics
Based on MHCLG data, the year to March 2026
90%
Overall approval rate
Above avg (87%) #107 of 296
95%
Householder approved
Above avg (90%) #70 of 296
50%
Decided in 8 weeks
Below avg (63%) #238 of 296
46%
Extended time limit
Above avg (41%) #200 of 296
71%
Minor dwellings approved
189 decided (1-9 homes)
100%
Major dwellings approved
4 decided (10+ homes)
70%
Change of use approved
63 decided
1,719
Total decisions
176 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings

Sale prices: Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0.

Energy performance: Energy performance certificates from the Energy Performance of Buildings Register, Ministry of Housing, Communities and Local Government. Contains public sector information licensed under the Open Government Licence v3.0. © Crown copyright 2026.