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

BH2025/01258 - Full Planning Registered

Proposal

Erection of timber structure to the rear of the property (retrospective) and the to extend the current opening hours of the rear outside space. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
15 May 2025
✓
Consultation
5 Jun 2025
Decision
Target date was 10 Jul 2025

Under consideration

No decision has been issued yet. Plota predicted a decision soon after comments close on 29 May 2026; it is now day 545.

The consultation period closed on 29 May 2026.

Documents 4

Statements & assessments 1

PDF PLANNING STATEMENT Supporting Document(s) · 15 May 2025 View ↗

Plans & drawings 1

PDF PRE-EXISTING & EXISTING PLANS & SECTIONS Drawing(s) · 15 May 2025 View ↗

Application forms 2

PDF APPLICATION FORM - WITHOUT PERSONAL DATA Application Form · 15 May 2025 View ↗ PDF COMMUNITY INFRASTRUCTURE LEVY - COMPLETED FORM Supporting Document(s) · 15 May 2025 View ↗

All documents on the council site ↗

Site constraints 5

Grade II listed: 101, St James's Street
List entry 1380869 · 7 m away · 32 more listed buildings within 150 m (32 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 32 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 1 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.

Sales history 1

Last sold for £18,000 in September 2018. Other property, leasehold.

21 September 2018£18,000Recorded 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 area130 m² (1,399 sq ft)
Energy ratingB (asset rating 45)
UseRestaurants and Cafes/Drinking Establishments/Takeaways
HeatingAir Conditioning

From the energy performance certificate lodged in November 2023, 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
Full Planning
Postcode
BN2 1TP
Received
15 May 2025
Validated
15 May 2025
Ward
Kemptown
Case officer
Show
Target decision
10 Jul 2025
Applicant
Show
Agent
Show
Freehold owner
Show

Decision outlook

Day 545, past the statutory target. 65% of full applications in Brighton and Hove are decided within thirteen weeks; extensions of time are common, and the council need not decide on the day. Last seen undecided on 8 Nov 2026.

Day 545489 days past the 56-day target
36%decided within 8 weeks
87%approved
7%go to committee

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

Public comments

No public comments yet.

6 neighbours consulted · Last counted 8 Nov 2026

Read the comments on the council site ↗

Consultation & key dates

Neighbours
23 Apr 2026
Consultation
5 Jun 2025
Comments by
29 May 2026
Site or press notice
30 Apr 2026
Statutory expiry
10 Jul 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
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 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:
Householder 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

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

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.

Freehold owner: Information produced by HM Land Registry. © Crown copyright 2026. Source: HM Land Registry, UK and overseas companies that own property in England and Wales, September 2026 release.