Adult gaming centre at 3 - 4 Connaught Buildings, Worthing

What was proposed

The application sought to change a vacant retail basement and ground floor into an adult gaming centre operating day and night.

“The application site comprises the vacant ground and basement floor of units 3-4 Connaught Buildings on the east side of Chapel Street. The site is a former retail unit. There are food/drinking establishments either side, with a range of commercial units at ground floor in the vicinity. The Connault Theatre is situated to the rear.The first floor is currently vacant.”

“The application proposes the change of use of the basement and ground floor (Class E) to use as an ‘Adult Gaming Centre(AGC) (Sui Generis) use by Merkur Slots (UK) Ltd. It will include a mix of gaming slot machines 10p to £2 (max) and electronic bingo, The unit is intended to operate 24 hours a day, seven days a week. Complimentary refreshments, including tea and coffee, will be offered to customers; however, no alcohol will be served on the premises.”

Officer report

What officers recommended

Officers recommended approval with conditions controlling opening hours, management, window displays, security, noise insulation and background music.

“The use hereby permitted shall not commence unless and until an insulation scheme for protecting the first floor property from noise has been submitted to and approved by the local planning authority. The scheme shall achieve a minimum airborne sound insulation value of 50dB (DnTw + Ctr dB) for all floors. Following approval and implementation of the scheme, a test shall be undertaken.”

“Only unobtrusive recorded background music shall be provided in the premises within the approved hours of operation. For this purpose the music noise level shall not exceed 75dB (LAeq1min) measured 1m from any speaker. Any wall mounted speakers shall be fitted onto anti vibration mounts.”

Officer report

Officers’ main assessment

Officers considered the town-centre use acceptable because it could bring a vacant unit back into use and support vitality, with controls protecting amenity.

“Casinos and places of leisure and entertainment are within the Local Plan definition of ‘Main Town Centre uses’, which are considered appropriate within the Town Centre. The principle of evening and nighttime uses in the town centre is supported under DM13 (d) subject to careful consideration of the impact on the character and function of the centre, on its vitality and viability, and with adequate controls to protect residential amenity.”

“In summary, with the range of uses in the town centre, including other entertainment premises and night-time uses, the proposed use can be supported in principle under Policy DM13. This is subject to conditions regarding hours as discussed, also to control a suitable window display and control over the use of security shutters to avoid the risk of dead-frontage.”

Officer report

Consultation responses

Highways and Southern Water raised no objection, while Environmental Health sought noise conditions and Sussex Police highlighted community disturbance risks from 24-hour opening.

“The proposed plans do not indicate access or parking arrangements associated with the proposal, although the property is situated to the west of a public car park, accessed via Union Place. The Local Highway Authority (LHA) has reviewed data supplied to WSCC by Sussex Police over a period of the last five years. There have been several recorded injury accidents within the vicinity of Connaught Buildings.”

“As the proposal is for 24 hour opening and with background music being played in the premises. I would recommend the following conditions:”

Officer report

Objections received

Residents and the Worthing Society objected over antisocial behaviour, noise, traffic, gambling impacts, signage, conservation, heritage and the effect on local amenity.

“We have noted the representations and concerns from nearby residents. Secondly, we object to the somewhat ‘garish’ illuminated signage, the colour of the frontage and window vinyls as well as the proximity of the TV screens to the windows. We consider this design proposal will be out of character with the distinctive host building and the setting of the conservation area.”

“- Antisocial behaviour and public safety - Increased late night noise - Illuminated signage and light pollution - The property is in a conservation area and the use and proposed design is not in keeping and would have an impact on the vitality of the area.”

Officer report

Who spoke

A local resident, a Worthing Society member and the [name withheld] spoke against the application, alongside a written representation from an MP.

What members debated

Members were concerned about the street scene, nearby gambling provision, absent door security, possible alcohol-related antisocial behaviour and effects on residents.

“During debate Members expressed great concern regarding the effect this venue would have on the street scene. It was noted that there was already a similar venue in the Guildbourne centre nearby. Councillors were troubled by the lack of door security as there were a number of pubs in the near vicinity. Once closed, their customers, possibly already under the influence of alcohol, could be drawn to the gambling venue leading to 4”

Minutes

The committee vote

Members unanimously supported a proposal to refuse the application, overturning the officer recommendation.

“A proposal was put forward to refuse the application on grounds that the use and appearance of the proposed gambling establishment would have an unfavourable impact on its surroundings, town centre, heritage and local amenities and that the application would contravene sections of the Local Plan (as below). This was seconded and voted in favour of unanimously.”

“Decision - Recommendation Overturned. Planning permission refused.”

Minutes

The decision

Planning permission was refused because the proposed use and appearance would harm the town centre, safety, amenities, character, visual amenity and heritage.

“Reasons referred to the impact of the proposed use and its appearance on the character, amenity and heritage value of the site and its surroundings, its impact on the town centre, including its vitality and viability and the creation of a safe and secure town centre contrary to policies DM5, DM6, DM13, DM22 and DM24 of the Local Plan and the NPPF. Final wording to be agreed by the Chair…”

“2) The proposed use, including its external appearance, is considered to be out of keeping with and harmful to the character and visual amenity of the site and its surroundings. It is therefore contrary to policies DM5, DM6 of the Worthing Local Plan 2020 - 2036 and the NPPF paragraph 139.”

Minutes

Why approval was overturned

The committee found that the proposal would not enhance town-centre vitality or create a safe environment, and that heritage harm was not outweighed by public benefit.

“1) The proposed use, including its external appearance, is not considered to enhance the vitality and viability of the town centre, nor to make a positive contribution to the creation of a safe and secure town centre environment. The Local Planning Authority is not satisfied that it will not adversely affect local amenities, including nearby residents.”

Minutes