North Laine holiday let owners fail to find planning loophole - a developer who hoped he had found a way around planning rules to get permission was rejected https://www.brightonandhovenews.org/2026/03/06/north-laine-holiday-let-owners-fail-to-find-planning-loophole/
Mews holiday let owner has appealed Council's refusal to grant change from C3 to Short Term Holiday Lets. The Planning Inspectorate will decide this appeal and the closing date for reps is 20 March so very very SOON. The appeal also seeks to rely on the recent precedent at no12 where the Councils decision was overturned ayear ago by the Planning Inspector.
Please make your comments on the appeal to the Planning Inspectorate you can enter the reference number 6004705 here: Enter the appeal reference number - Comment on a planning appeal - GOV.UK
This AirBNB had been operating under the radar for 2 years until it came onto the Council's radar last March and the owner was required to apply for change of use. Planning consent was refused in September with 16 local resident objections but the lettings continued beyond Christmas into the Spring and an appeal has been lodged at the last minute.
We believe the proliferation of holiday lets is an ongoing problem and the sale of another Mews property very recently and the possibility that it too will be given over to AirBNB is extremely concerning. Please lend your support and register your objections. The Appellants Case is shown below.
"The Council’s reason for refusal refers to Policy DM2 of the Brighton and Hove City Plan,
stating that the proposed change of use from C3 (dwelling house) to Sui Generis (short-term
visitor accommodation) would result in the loss of residential housing stock.
However, this interpretation does not reflect the reality of the property’s use. The property
was purchased as a second home for myself and my family, and it has always been used in
that capacity. When we are not in residence, we let the property on a short-term basis for
additional income. If planning permission for Sui Generis use were to be refused, the
property would continue to be used in the same way—principally as a second home, with
occasional short-term letting within permitted limits. In either case, the property would not
contribute to the city’s permanent housing stock. Therefore, granting permission would not,
in practice, lead to any reduction in available residential housing.
Conversely, approval of the Sui Generis use would bring clear benefits to the local economy.
The property accommodates a significant proportion of overseas visitors (around 30%),
supporting the local tourism sector and acting as a net contributor to both the city’s and the
wider UK economy. Short-term visitors also bring direct expenditure to local shops, cafés,
restaurants, and attractions. We recommend specific local businesses to visitors—consistent
with the Council’s objectives for sustainable economic growth through tourism.
In addition to the economic activity generated by visitors in the local area, the rental income
is declared on my tax return every year and relevant tax paid.
We encourage recycling by visitors to the property and are in the process of adding an
electric vehicle charging station to the parking space. This is in line with Brighton and Hove’s
environmental policy.
Regarding the neighbour representations cited in the refusal:
● Location: One comment stated the property was located in Seven Dials; this is
factually incorrect. The property is within Marlborough Mews.
● Parking: I respond promptly to any reports of parking concerns. In most cases, such
issues relate to general city-centre visitors parking in the mews rather than guests at
my property. The house has it’s own parking space as part of the property title.
Parking is not shared with neighbours.
● Noise: I have installed a decibel monitoring device within the property to monitor
sound levels and proactively address any disturbance. Reports of being able to hear
minor sounds such as a bag unzipping through the party wall indicate an underlying
sound insulation issue rather than any unreasonable behaviour by guests. I have
already agreed with the owner of the adjoining property to install additional
soundproofing along the shared wall, irrespective of the outcome of this appeal.
Finally, the property includes a downstairs toilet and step-free access, making it especially
suitable for elderly and mobility-impaired guests—an under-served demographic in the localshort-term accommodation market. This is reflected in the property’s strong record of
positive guest feedback and its ranking within the top 3% of Airbnb listings in the area.
For these reasons, I respectfully submit that the proposed change of use would have no
detrimental impact on residential housing supply, would address local amenity
concerns, and would deliver tangible economic and social benefits to the local
community. The application is therefore consistent with the overall objectives of the
development plan and should be granted permission on appeal."