Renovation of abandoned St Leonards shop approved

On Thursday (October 22), Hastings Borough Council planners approved proposals to extensively refurbish a long-vacant shop front at 40 Marina, within the listed Eastern Colonnade area originally built by James Burton.

The shop was considered to have been abandoned, with planning officers unclear when the property was last in use and when it was separated from the neighbouring property at 39 Marina.

The applicant said the intention was to bring the shop back into use as a photographic gallery.

The proposals had seen some concerns raised by neighbours, however, although the general principle of renovating the shop and opening a gallery were supported. 

Rachel Mount, who lives directly above the shopfront, said: “Conditions are required to rectify concerns about noise being conducted through the fabric of this historic building, to conserve residential areas and ensure they remain fit for occupation. 

“40 Marina was built in 1829 as a luxury 17-room house, with sandstone and a wooden structure with shallow foundations. 

“My flat’s two bedrooms and sitting room are above this shop, separated only by a wooden ceiling. It provides no insulation. 

“If just one person is below, I can hear footsteps and phone conversations so clearly it sounds as if they are inside my flat.”

She called on the committee to ensure there would be strong conditions on sound insulation. She also raised concerns about the potential disturbance around the use of the rear of the building. 

Officers confirmed conditions would require the developer to put forward a detailed sound insulation plan as part of the planning agreement. Conditions would also prevent the use of the rear courtyard for commercial activity. 

Cllr Andy Patmore (Con, Maze Hill)  said: “Obviously this premises has been left almost derelict for quite some time. 

“Of course it is always a balance between having something new and what actually will be there and how sympathetically it will be done. 

“The problem of course with all these buildings of this age will be sound proofing, but it seems like there is quite an emphasis on the type of soundproofing that will be put on. 

“On that balance I will be supporting the application.” 

Similar support was voiced by Cllr Warren Davies (Lab, Baird), who said: “I would like to thank Mrs Mount for her excellent presentation. What I have taken away from that is there wasn’t a fundamental objection, in terms of doing something good with what has been a wasted site in such an important area.

“We all love Burton’s St Leonards. It is absolutely a foremost architectural site of I think international importance in terms of what it represents. This is a means to return the frontage back to its former glory and bring a valuable community use to the space potentially as well. 

“With the strong conditions and the continued reassurance around the sound insulation I am equally happy to support this application and look forward to being able to enjoy the recreated Victorian frontage rather than that awful 1970s [shopfront].”

Following further discussion the scheme was approved. Listed building consent was also granted. 

For further details see application reference HS/LB/20/00231 on the Hastings Borough Council website.