9-11 Pelham Arcade, (Restaurant and Premises), Pelham Place, Hastings, TN34 3AE

1. 1.The internal alterations, considered in the context of the building's actual condition would fail to preserve the building's special architectural and historic interest and would not be in accordance with Hastings Local Plan Planning Strategy 2014 Policy EN1 or Paragraph 210 of the National Planning Policy Framework as they would not provide a positive contribution towards preserving the quality, character, and local distinctiveness of the historic environment.
2. 2.The internal alterations, considered in the context of the building's actual condition would fail to preserve the building's special architectural and historic interest and would not be in accordance with Hastings Local Plan Development Management 2015 Policies DM1 and HN1 as the visual impact would not be appropriate to the location, would fail to show an appreciation of the surrounding neighbourhood's historic setting and would fail to sustain or enhance significance.
3. 3.The internal alterations, considered in the context of the building's actual condition would fail to preserve the building's special architectural and historic interest and would not be in accordance with National Planning Policy Framework Paragraph 213 as clear and convincing justification for the less than substantial harm to the designated heritage asset and its setting has not been provided.
4. 4.The submitted internal works drawings assume the presence of a roof that has been removed without consent. As a result, the application does not accurately reflect the current condition of the listed building, and the proposed works cannot be properly assessed. The internal alterations, considered in the context of the building's actual condition, would fail to preserve the building's special architectural and historic interest. The proposal is therefore contrary to section 16(2) of the Planning (Listed Buildings and Conservation Areas) Act 1990, which requires the local planning authority or the Secretary of State, when considering whether to grant listed building consent to have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. Appeal against decision Guidance on appeals can be found here . If you want a planning appeal to follow the inquiry procedure, you will need to tell us and the Planning Inspectorate. This must be done at least 10 days before your appeal submission. To tell us and the planning inspectorate, please email:. Planning Inspectorate: inquiryappeals@planninginspectorate.gov.uk Planning Services: planning@hastings.gov.uk Further details about the inquiry procedure can be found at https://www.qgov.uk/government/news/inquiries-review-notification-of-inquiry-as-preferred-procedure-now-re quired-10-days-prior-to-appeal-submission To: Baker Architectural Ltd 29 Stirling Road ope, Castleham Business Centre East a St.

From the council's decision notice.

Postcode

TN34 3AE

Application type

Listed Building Consent

Scale / size

Small

Date validated

4 February 2026

Consultation expiry

20 February 2026

Consultation start

10 February 2026

Last date for comments

1 April 2026

Target decision date

1 April 2026

Applicant

Private applicant

Agent

Baker Architectural Ltd

Architect profile

BAKER ARCHITECTURAL LTD

Agent address

29 Stirling Road, Castleham Business Centre East, St. Leonards-on-Sea, East Sussex, TN38 9NP

Case officer

E Meppem

Statutory period

56 days

Last advertised

20 February 2026

Site notice start

20 February 2026

Documents

24

Constraints

15