Marlborough Residents Assoc

WESTERN ROAD DEVELOPMENT NEWS FLASH 14 June 2026

Following the recent meeting on 4th June speaker Cllr Alison Thomson,Chair of Planning,  agreed   to relay the key issues discussed with Planning Officers.

Here are the key points she raised    as a consequence and the response from Officers FYI. Next meeting will be in July, date tbc .

Alison's Queries:

"There was a lot of anger about why we are allowing office space to be built when there is already an oversupply in the city. Could you clarify, please? Do we need more in the city? I was under the impression that the City Plan says we do, but at committee on Wednesday we approved a gym in the former Amex House because they’d been unable to let it as office space for three years, which suggests there isn’t huge demand. One resident also suggested we had a lot of tatty old office space that no one wants to rent, which is why we have to build new.

There was concern that if/when the office space doesn’t get taken up, the developer will apply for a change of use from office to residential. Is this a possibility? (I was also told it’s easier to change from office to resi than the other way around – is that true?)

Can the height of the development be reduced? Overlooking is a big issue - why are balconies being approved for the north side when there is no view except into the mews? Why can’t they have angled windows (such as the ones on New Church Rd next to St Christopher’s school) rather than flat ones to further reduce overlooking?  

Where is the access point? Can it be moved to Western Road as Marlborough St and Regent Hill are quiet streets that don’t warrant any more activity.

Can you confirm who owns the wall on the north side? The mews management are seeking confirmation that it’s theirs.

Residents on Regent Hill want to pay for their own lighting survey as they say the one that has been conducted is wrong and they want to oppose it with their own survey. I suggested they should hold off until I get more information about this.

One resident said the only way to oppose the current development and stop it from going ahead was to pay a lot of money to another company to put together an alternative proposal that will take their concerns into consideration as they feel these have been ignored. 

Weight issues during development came up a lot. Upper North St collapsed under the weight of 690 buses a day going along it three years ago (redirected during Western Road redevelopment). How will traffic be organised during building? Regent Hill also suffers from numerous buses thundering down it, plus huge articulated lorries going into Marks & Spencer loading bay, which has been so badly designed the trucks are going back and forth with reverse beeps at 4.30am outside residents’ windows – they’ve hit the railings on the opposite side of the street numerous times. (I got these repaired less than a month ago – they’ve already been hit again.) One Q along same lines – are HGVs exempt from parking fines?

How long will the development take to build? What mitigations will there be to minimise disturbance for residents while this goes on?

Residents have asked for someone from the planning department to come and meet with them. I pointed out that I was not the expert and that I would take their Qs to you but they would like them answered in person. Is this something you ever do?

Any idea when this might come to committee, please?"

Responses:

The Council publishes an Employment Land Study (latest currently being for 2024 Brighton & Hove Employment Land Study 2024) and my understanding is that whilst it can sometimes be difficult to lease low grade offices in poor locations, there is still strong demand for high quality office space in the city, particularly in central locations such as this site.

It’s possible that there could be a future application to convert the offices to residential, although we have to assess the application in front of us. Whilst our development plan seeks to resist the loss of both offices and residential units, there is a significant housing shortfall in the city.

We have not asked the applicant to remove any entire storeys from the building, instead we have asked for the massing to be pushed back and away from the neighbours to the north and west as indicated on the drawing previously sent to you. We consider this achieves the same goal of reducing the overbearingness of the development on the near neighbours.

There are no balconies proposed on the northern side of the development. There is one balcony on each of the west and east sides which may have some views northwards, although these are set back from the edges of the roof so views down into neighbouring gardens would be limited in practice. The majority of the proposed north-facing windows look out onto the flank walls of Marlborough Mews/Regent Hill rather than into gardens or rear elevations. The windows looking towards nos. 13 & 14 Marlborough Mews and 26 – 30 Marlborough Street I think will result in some increased overlooking – however a separation distance of 15m or thereabouts would be retained, which is typically acceptable for denser urban environment and we would have to weigh this harm against the benefits of the scheme in providing significant new office space and residential dwellings.

The main access to the development would be from Regent Hill, where the pavement on the western side is proposed to be widened. There would be a secondary access from Marlborough Street, and a few of the residential units would be accessed from Western Road.

We can’t definitively confirm who owns the wall in question, that would be outside the scope of Planning. However it looks like the applicant at least thinks it is theirs – they have included it within the application site red line and do not seem to have served notice on the mews management as they would have to have done if it were in their ownership.

Residents could commission their own daylight assessment if they so desired, however these are undertaken following standardised methodologies so it may be more worthwhile in the first instance to point out the ways in which they believe the applicant’s survey is incorrect?

I would not advise residents to prepare their own planning application for the site. This would have no bearing on the determination of the application currently under consideration.

If the application is approved there would typically be a condition securing a Construction Environmental Management Plan (CEMP) – this document would include details of the types of vehicles to be used, and traffic routes and management during construction. I’m afraid I don’t know whether HGVs are exempt from parking fines.

We don’t know at this stage how long the development would take to build – the CEMP referred to above would typically include an estimated timeframe for the works but this would be subject to the priorities and resourcing of the developers and any complications that may arise during the build. In terms of minimising disturbance, the permitted hours of activity and mitigation for noise/vibration/dust etc would also be included in the CEMP.

We don’t normally meet with residents as we can’t take into account verbal comments.

This application is unlikely to go to committee for a few months at least as there are still outstanding transport concerns needing to be resolved.

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OPEN MEETING 

Thursday 4th June 6.30pm

Upstairs @Crossbar Inn Regent Hill

Guest speaker Cllr Alison Thomson Chair of Planning Brighton & Hove Council 

Agenda - Western Road Development and other local issues 

Please RSVP to marlboroughra@gmail.com so we can ensure seating!

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March Meeting Notes 

( April update ! planning inspector refused the Airbnb appeal to which 19 residents objected !)

Apologies for delay circulating these notes of recent meeting of local residents.  Thanks to all who attended the meeting on 15th . 

We can report the response to the planning inspector appeal has been very positive with at least a dozen authentic individual  objections known to have been lodged by the due date.

 Meanwhile other local issues continue to be addressed. 

Summary of meeting notes Sunday 15th March attended by 12 local residents @ 2 Marlborough Mews at 11.30am.

Following  welcome introductions, participants expressed a number of ongoing concerns affecting residential amenity, safety, and infrastructure within  Marlborough Street, the  Mews and surrounding area. 

The most urgent relates to the growth of short-term lettings, alongside several environmental and management issues will need to be reported to the relevant council department.

Key Issues

1. Short-Term Lettings (Airbnb) – Priority Concern

There is increasing concern regarding the number of properties being used, or proposed for use, as short-term holiday lets. This is impacting the character of the area and residents’ quality of life.

Residents are seeking clarification on planning status and appropriate enforcement where required particularly in relation to no 1 Marlborough Mews. 

Several attendees had already  submitted objections to the appellant to the Planning Inspectorate ( deadline Friday coming)

2. Waste Management (Bins)

The removal of three bins previously located near No. 1 has has disproportionately affected less mobile residents in the Mews.

Request: consideration to reinstatement of bins, potentially along the wall behind Flannels.

3. Delivery Vehicles (M&S)

Large delivery lorries are accessing Regent Hill, causing physical damage to the area (reported on multiple occasions),  plus acute noise disturbance from engines and refrigeration units at anti-social hours

Request: Review of vehicle size and delivery timing to council and M & S logistics management.

4. Street Lighting

Resident-funded lighting in the Mews is not functioning appropriately due to timer-based controls that are not seasonally adjusted.

Members in the Mews will look into  upgrade to sensor-based lighting for improved management.

5. Whilst acknowledging the housing crisis apparent throughout Brighton, members in Upper North Street were deeply concerned over anti-social behaviour in 

St Nicholas Rest Garden experiencing

temporary encampments with 

littering etc . There is a need for  increased monitoring and enforcement measures.

6. Tree Root Damage in Upper North Street

Tree roots are causing pavement damage, creating potential trip hazards.

RA should request council  inspection and remedial works.

7. Fox Nuisance

Residents report increased fox activity, including property damage,  fouling in residential areas, damage to plants and a widespread trail of hens eggs shells all over the area including Upper North Street, the Mews and beyond. This is believed to be exacerbated by deliberate feeding in the vicinity.

 RSPCA guidance discourages deliberate feeding on account of the effect it has on herding and concentrating and disturbing natural distribution. There is also a potential public health concern as cooked meat is being left outside on a daily basis of a residence in Marlborough Street for the foxes which inevitably attracts rodents (photographic evidence of this reported in Marlborough Mews recently ).

To be resolved by  guidance and intervention where appropriate.

8. Graffiti

Graffiti remains an ongoing issue.

There is reportedly since movement on this with introduction of council sponsored anti graffiti teams detailed with  removal and preventative measures. We hope this has an impact although it would appear the council is more concerned with improving the visual amenity of tourist routes from the station to the sea than our more localised problems. 

9. Management & Organising 

Carole kindly agreed to continue act as Secretary to the group and Steffan as Convenor pending elections in May.

The RA is keen to work collaboratively to preserve the residential character, safety, and cleanliness of the area. We ask  the Council investigate the above matters and provide feedback and  respond to community concerns.

A meeting is planned for  May ( date tbc) to report back and then a further social event in July in the Mews will follow.  Meeting closed at 13.00.

Click for Latest  News & updates on recent holiday lets planning applications affecting the Mews
Thanks to all who have responded including Eve, Graham, Chris & Wayne, Peter & Jan in UNS, Oliver in Regent Hill and many others. The response has been heartening so thanks to all who have responded to our Thumbs Up appeal!

And a big shoutout to Lubos who sorted out Domain registering, DNS and tech support. Lubos is a DIY expert   running a small business so please call him if you need help with those tricky jobs around the house! Aihandyman.co.uk)!

There is an OPEN MEETING this Sunday 15th March in the Mews specifically about AirBNB issues locally. An appeal has been launched against BHCC refusal to grant permission by No. 1. Very recently another house has been sold and is destined to be yet another AirBNB bringing total of THREE out of the ten properties immediately facing into the Mews into holiday let use!
We think this is ruining our community and needs to be vigorously opposed. Please RSVP for details if you can spare half an hour to attend  email marlboroughRA@gmail.com OR
or WhatsApp only 07780 947811

Alternatively you can comment directly on the Planning Inspectorate portal before 23.59 on Friday 20th March

https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6004705   

Welcome to the Marlborough Community Channel! Today Saturday March 7th is our launch date!

The Marlborough Community Channel is a local hub for residents of Marlborough Street, Marlborough Mews, Regents Hill, Upper North Street, and surrounding streets.

Our goal is to help neighbours stay informed, get involved, and protect the character of our community. We aim to:

-Keep local  residents informed

-Share updates on planning applications, council consultations, and local initiatives.

-Alert residents to changes affecting our streets, including traffic, parking, or building work.

- Campaign to influence the Council to listen and act on what local residents think

-Encourage community participation

-Provide a platform for residents to express their views on local issues.

-Improve our environment and quality of life  

- Seek to reduce and mitigate graffiti, littering and improve refuse collection

-Share Local News and Updates

-Provide reminders of important deadlines for planning objections or local consultations.

-Support a Strong, Cohesive Community and represent views to the Council and other stakeholders 

Why Participation Matters
Our community is small and sits in the heart  of our vibrant city which brings its own particular  challenges. Active participation helps protect residential character, manage noise and parking, and ensure that council decisions reflect our  local priorities.

By joining in, you will help create a safer, quieter, and more cohesive neighbourhood. Everyone is welcome providing you live or work in the locality.

Please support our new initiative and sign the leaflet put through  your door, or  send us an email, or message a text or WhatsApp. We will be going door to door to get things moving.

Current Campaigns include...

- lobbying the council to fix footpath and railings on Regents Hill damaged by reversing M&S trucks ( council says "not urgent" as not enough people complained!)

- Updates on imminent AirBnb applications affecting local residents . There is a planning appeal in progress which aims to overturn a recent Council refusal. 

- Action to reduce graffiti in Marlborough Street and Regents Hill 

Please support your local Residents and send a message of support by
email marlboroughRA@gmail.com OR
or WhatsApp only 07780 947811

But we are not just about bins and broken pavements! We like to party too!

Please join us at our Summer Garden Party in July (date to be confirmed) in the Mews which will feature Live Jazz, Flamenco Dancing, Food and lots of Vin Rose! Tres Bien!

Leaflets are being distributed door to door today and tomorrow. If you have an issue or if you have a particular interest in  one of the campaigns  please tell us!

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