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

BH2025/02407 - Listed Building Consent Approved

Proposal

Reinforcing existing floor to the rear of the building. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
29 Sept 2025
✓
Consultation
21 Oct 2025
✓
Approved
12 Jan 2026

Approved on 12 Jan 2026 · Delegated · Last checked 2 Nov 2026

Documents 12

Decision & officer reports 2

PDF Officer Report Officer Report · 12 Jan 2026 View ↗ PDF Decision Decision · 12 Jan 2026 View ↗

Statements & assessments 2

PDF DESIGN AND ACCESS STATEMENT Supporting Document(s) · 29 Sept 2025 View ↗ PDF HERITAGE STATEMENT Supporting Document(s) · 29 Sept 2025 View ↗

Plans & drawings 6

PDF FOUNDATION - PROPOSED PLAN Drawings Additional · 13 Nov 2025 View ↗ PDF PROPOSED PLANS Drawings Amended · 13 Nov 2025 View ↗ PDF EXISTING PLANS Drawings Amended · 13 Nov 2025 View ↗ PDF LOCATION PLAN AND BLOCK PLAN OS Extract · 29 Sept 2025 View ↗ PDF EXISTING PLANS Drawings Superseded · 29 Sept 2025 View ↗ PDF PROPOSED PLANS Drawings Superseded · 29 Sept 2025 View ↗

Application forms 1

PDF APPLICATION FORM - WITHOUT PERSONAL DATA Application Form · 29 Sept 2025 View ↗

Other documents 1

PDF EXISTING WINDOW CONDITION Photo(s) · 13 Nov 2025 View ↗

All documents on the council site ↗

Site constraints 5

Grade II listed: 102, St James's Street
List entry 1380870 · 3 m away · 33 more listed buildings within 150 m (33 Grade II)
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 the other 33 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 2 November 2026. 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.

Building

Floor area97 m² (1,044 sq ft)
Energy ratingC (asset rating 52)
UseRestaurants and Cafes/Drinking Establishments/Takeaways
HeatingHeating and Natural Ventilation

From the energy performance certificate lodged in April 2026, the latest held for this property. The building may have changed since. View the certificate

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Other new applications on this street

29 Jul 2026Pending

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Important details

Council
Brighton and Hove
Application type
Listed Building Consent
Postcode
BN2 1TP
Received
29 Sept 2025
Validated
29 Sept 2025
Ward
Kemptown
Case officer
Show
Target decision
24 Nov 2025
Decision
Approved
Decision date
12 Jan 2026
Decision level
Delegated
Applicant
Show
Agent
James Thompson Architecture

How this decision compares

Decided in 105 days from validation, 23 days slower than Brighton and Hove's median of 82 for listed building consent. Approved, as 95% of listed building consent here are.

26%decided within 8 weeks
95%approved
118decided in the last year

Plota live figures for listed building consent decided by Brighton and Hove in the last twelve months, from validation. Brighton and Hove decision record →

Public comments

No public comments yet.

Last counted 2 Nov 2026

Read the comments on the council site ↗

Consultation & key dates

Consultation
21 Oct 2025
Comments by
21 Nov 2025
Site or press notice
28 Oct 2025
Statutory expiry
24 Nov 2025
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
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
2024 Approved
Flat 29 The Van Alen Building 24 - 30 Marine Parade Brighton BN2 1WP
Installation of replacement aluminium bi-folding and sliding doors.
BH2024/00562
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:
Other decisions

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

Freehold boundary: © Crown copyright and database rights 2026, HM Land Registry. Polygons © Crown copyright and database rights 2026 Ordnance Survey 100026316. Conditions of use

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.