Planning Committee minutes

Decided · A decision has been taken.

The Planning Committee met on 22 October 2025. p1

The Committee considered an application to change the use of a workshop and garage rear of 2-3 Mercatoria, St Leonards-on-Sea, to an events venue for live music, theatre and a drinking establishment, used in conjunction with the Horse and Groom public house at No.4 Mercatoria. p5

The Committee resolved unanimously to grant full planning permission, subject to conditions including noise mitigation measures, opening hours of 8:00 AM to 11:00 PM, and a restriction that the venue be used only in conjunction with the public house at No.4 Mercatoria. p7p8p9p10

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• p1Planning Committee — minutes of the meeting on 22/10/2025
• p528a Workshop rear of, 2-3 Mercatoria, St Leonards-on-sea, TN38 0EB (HS/FA/25/00097) Proposal Change of use from workshop and garage (Class B2) to an events venue (Sui Generis), comprising live music, theatre and a drinking establishment which is used in conjunction with the public house known as the Horse and Groom at No.4 Mercatoria (amended description). Application No. HS/FA/25/00097 Conservation Area Yes – Burtons’ St Leonards Listed Building No Public Consultation Yes – Conservation Area, 5 or more letters of objection received. The Planning Officer presented the application for the change of use from a workshop and garage (Class B2) to an events venue (Sui Generis), comprising live music, theatre and a drinking establishment for use in conjunction with the public house known as the Horse and Groom at No.4 Mercatoria. The Committee heard that whilst its lawful use remained listed as a workshop, it had not operated as such for some time. A previous planning application in 2014 to convert the space into an events venue had been refused due to concerns about noise mitigation. That application proposed limiting sound levels to a low volume, which Environmental Health had deemed impractical. In contrast, the current application proposed installing soundproofing to allow appropriate sound levels without negatively impacting nearby properties. No updates had been received since the report was published. Residential properties were located to the north on Stanhope Place and to the south on East Ascent, while Mercatoria itself featured a mix of residential and commercial uses. The buildings directly behind the site were commercial and industrial units. Access to the proposed venue was through the back room of the public house along a corridor leading to the toilets and through a door opening into the event space. An emergency exit door opened onto a loading bay behind Saint Clements restaurant. Seven public comments had been received during the consultation period.
• p7Condition 7 secured the use of the venue as ancillary to the public house. It was expected that most patrons would arrive via non-car modes due to the sustainable location and proximity to public transport. Opening hours were restricted to 8:00 AM to 11:00 PM, in line with the noise report. Overall, the proposal was considered to have addressed the reasons for the previous refusal and, with the recommended conditions, was recommended to the Committee for approval. The Chair invited questions to Officers, there being none, the Committee debated the proposal. Councillor Collins noted that objectors had expressed concern about customers leaving the premises and the potential for anti-social behaviour around East Ascent. The Planning Lawyer advised the Committee that those would be matters for the Licensing Authority and that it was not for the Planning Committee to make a recommendation to the Licensing Committee. Councillor Horn emphasised that any future Licensing application would be listed on the Council’s website and be subject to public notice and consultation. Concerned Ward Members could speak with the Licensing team at any time as well as engaging with any forthcoming licensing application. Councillor Cannan expressed his support for the application as a further addition to the town’s already vibrant music scene. Such small venues were important in providing a place for local acts to play and for the public to watch. Councillor Sinden said that he was familiar with the prior use of the site as a garage and was content that the proposed noise mitigation measures would be suitable for the proposed use of the site as an events venue. Councillor Foster appreciated that the noise mitigation materials would be subject to testing prior to the venue opening, and echoed others support for the nighttime economy, especially as the venue was outside of the immediate town centre.
• p8Councillor Horn said that the proposal would further enhance the bustling nightlife of the area and observed that the proposed closing times were aligned to pubs, rather than nightclubs. The proposal provided diversification of the nighttime economy and would enrich the cultural offering of the town. Councillor Bacon expressed concern that Highways had stated that the area was a car-free development, when it was likely, in his view, that customers for the site would arrive and depart by car or taxi. The Chair added his support for customers choosing to use taxis or parking on the seafront, rather than on residential streets. Councillor Cannan proposed approval of the application, seconded by Councillor Sinden. RESOLVED (unanimously): Grant Full Planning Permission subject to the following conditions: 1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission. 2. The development hereby permitted shall be carried out in accordance with the following approved plans: A-010, A-090 3. Prior to the commencement of the use of the events venue hereby approved, written evidence that the following noise mitigation measures recommended for the ceiling/roof detailed within Section 5.7 of the NSL Sound Insulation Test Report (Project Reference: 92727; 05 February 2025) have been installed according to the specification recommended within that report shall be submitted for approval in writing by the Local Planning Authority. a) Two layers 15mm Soundbloc plasterboard (or equivalent) b) 300mm cavity, with mineral wool loose laid to half cavity depth c) Two layers 15mm Soundbloc plasterboard (or equivalent) on either resilient hangers or independent framework. The following existing construction shall be retained as recommended in Section 5.7 of the NSL Sound Insulation Test Report (Project Reference: 92727; 05 February 2025), unless otherwise agreed in writing by the Local Planning Authority.
• p9a) Existing profiled metal roof b) Existing 200-300mm (approx.) mineral wool layer c) Existing structural metal framework (reinforced/upgraded as necessary to support). The noise mitigation measures shall thereafter be retained and maintained for perpetuity. 4. Prior to the commencement of the use of the events venue hereby approved, the results of the commissioning exercise recommended within Section 5.9 of the NSL Sound Insulation Test Report (Project Reference: 92727; 05 February 2025) shall be submitted for approval in writing by the Local Planning Authority. The approved noise mitigation measures shall thereafter be maintained and retained for perpetuity. 5. Prior to the commencement of the first use of the events venue and drinking establishment hereby approved, the following details shall be submitted for approval in writing by the Local Planning Authority: i) Detailed design of the mechanical ventilation and air conditioning system, as recommended by the MCA Building Services Feasibility Study (19 August 2025) ii) Brand, model and specifications (including acoustic specifications) of the plant for mechanical ventilation and air conditioning iii) A Noise Assessment of the potential impact of the proposed mechanical ventilation and air conditioning system on nearby residential receptors iv) Floorplans detailing the proposed plant locations for the purposes of air conditioning and mechanical ventilation The mechanical ventilation and air conditioning system shall then be installed according to the approved details prior to first use of the site as an events venue and drinking establishment, and be maintained and retained thereafter. 6. The events space shall not be open to the general public nor play any amplified sound outside of the following hours:- Monday - Sunday: 08:00-23:00 7. The use of the site hereby permitted shall only be used in conjunction with and ancillary to the public house at No. 4 Mercatoria, St.
• p10Leonards-on-Sea TN38 0EB, and shall not, at any time, be let out or used as an independent events venue and/or drinking establishment. 8. The external emergency exit doors are intended for emergency use only, and should not be accessible to customers for general use nor left ajar at any time whilst the venue hereby approved is open to the general public. Reasons: 1. This condition is imposed in accordance with the provisions of Section 91 of the Town and Country Planning Act 1990. 2. For the avoidance of doubt and in the interests of proper planning. 3. In order to protect the residential amenities of neighbouring properties. 4. In order to protect the residential amenities of neighbouring properties. 5. To ensure that the development functions well, and does not harm neighbourhood amenity. 6. To safeguard the amenity of adjoining residents. 7. In order to ensure that any plans to create a new planning unit are properly considered as part of planning application, having regard to the relevant parts of national and local planning policy, consultation responses and other material considerations. 8. To safeguard the amenity of adjoining residents. Notes to the Applicant 1. Failure to comply with any condition imposed on this permission may result in enforcement action without further warning. 2. The Levelling Up and Regeneration Act 2023 has introduced an amendment to the Town and Country Planning Act 1990 (TCPA), specifically adding section 93G. This new section requires that applicants must inform the Local Planning Authority about their planned start date for any development that has received planning permission, including development that has been granted a variation permission under section 73 by way of notice. Further information and an online form to submit details of commencement is available on our website at www.hastings.gov.uk/planning/comm_notice .