14 flats and community space at The Dewdrop Inn, Peacehaven

What was proposed

The application proposed demolishing the public house and building 14 flats, community or office space, parking, storage and landscaping.

“Demolition of existing public house and erection of a flatted development to provide 14no. flats (Class C3) with flexible community space/office space at ground floor level, plus provision of off-street vehicular parking, cycle and refuse storage and soft landscaping.”

Officer report

The site and surroundings

The site is a roughly 1,200-square-metre plot with a vacant public house, former beer garden and hard-surfaced parking area.

“Site Description 3.1 The site is broadly rectangular plot that is approx. 1,200 m² in area. The south- western corner of the plot is occupied by vacant public house. The building is predominantly two-storey but also includes a basement level and a small three- storey element on the southern side of the building to the rear. There are also a number of small single-storey additions that have been made to the building over time.”

“The site is in Flood Zone 1 and is not identified as therefore not deemed to be susceptible to flooding from tidal or fluvial sources. The beer garden area is shown as being at high risk of surface water flooding in places. The Brighton to Newhaven Cliffs SSSI follows the course of the cliff tops and beach below approx. 160 metres to the south of the site. The site is assessed in the Council’s most recent (2024) Land Availability Assessment (LAA) as site 88PT.”

Officer report

Planning history

There was no relevant planning history, and the site had not been registered as an Asset of Community Value.

“There are no other specific planning designations or constraints attached to the site or the immediate surrounding area. It is understood that there has been a campaign for the site to be registered as an Asset of Community Value under the Localism Act 2011 but no application appears to have been made to date.”

“Development Proposed 4.1 The proposed development would see the demolition of the public house and its replacement with a part three, part four-storey building that would provide 135.1 m² of community/office space at ground floor level and a total of 14 x residential flats above. The mix of flats would be as follows:-”

Officer report

What officers recommended

Officers recommended conditional approval because the scheme would deliver housing and adaptable community space without unacceptable environmental, residential, visual or highway impacts.

“Although the development would result in the loss of a community facility in the form of a public house, it would deliver new and more versatile community space with the added benefit of additional housing being provided.”

“It is considered that the proposed development would not result in any unacceptable adverse impact upon environmental, residential or visual amenity and would not negatively impact upon highway safety or the free flow of traffic.”

Officer report

What consultees said

The town council objected, while consultees generally accepted the flood, ecology, highway and drainage arrangements subject to conditions.

“Consultations Peacehaven Town Council 6.1 Representation - Objection on the grounds of overdevelopment, poor design, out of character, impact on biodiversity, public house has been subject to a nomination as an asset of community value. Lead Local Flood Authority 6.2 Representation – The existing site is at high risk of flooding from surface water.”

Officer report

What residents said

Thirty-six objections raised concerns about overdevelopment, height, character, the pub, wildlife, housing, neighbours, parking, traffic, drainage and infrastructure.

“Other Representations 7.1 36 letters of objection have been received. Material planning matters that have been raised are summarised below:”

“Overdevelopment • Height • Not in character • Loss of historic building and pub • Pub still viable/ lack of marketing • Density • Impact on wildlife • Lack of affordable housing • Overshadowing and loss of light • Overlooking and loss of privacy • Parking issues • Increased Traffic/ Highway safety • Impact on SSSI • Drainage issues…”

Officer report

Who spoke

A town council representative and two local residents spoke against the proposal, while the agent and applicant spoke in support.

The committee decision

The committee approved the application conditionally, subject to a legal agreement, the reported conditions and consideration of preserving the on-site chalk cellar.

“That planning application LW/25/0224 for demolition of existing public house and erection of a flatted development to provide 14no. flats (Class C3) with flexible community space/office space at ground floor level, plus provision of off-street vehicular parking, cycle and refuse storage and soft landscaping be approved conditionally, subject to:”

“1) A Section 106 legal agreement; 2) The conditions set out in the report and supplementary report; and 3) An addition to Condition 15 to include the feasibility examination of preserving the on-site chalk cellar, subject to any viability issues.”

Minutes