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Shop and Premises, 265 London Road

Planning application HS/FA/26/00354

Shop and Premises, 265 London Road, St Leonards-on-sea, TN37 6NB

New homes

What is proposed

In the council’s words, from its weekly list:

Partial conversion of existing shop storage areas (class E) at ground and lower ground floor level into two bedroom flat together with rear/side single storey extensions at lower ground floor level, alterations to openings and retaining wall with stepped access to new patio in rear garden.

The application describes a change from Class E (commercial, business and service). That is how the application describes it, not a finding of the lawful use.

Where it stands

The council’s file ↗

Conditions attached

The decision notice on the council’s file (published Thu 22 Oct 2026) attaches 13 conditions. In the council’s words, each with the reason it gives:

  1. Time limit to start
    The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

    Reason: This condition is imposed in accordance with the provisions of Section 91 of the Town and Country Planning Act 1990.

  2. Built to the approved plans
    The development hereby permitted shall be carried out in accordance with the following approved plans: Location, block, existing north and east elevations and roof plan (PL 1.02C) Proposed lower ground, ground, first and second floors and block plan (PL 1.03D) Proposed north and east elevations and roof plan (PL 1.04C)

    Reason: For the avoidance of doubt and in the interests of proper planning.

  3. Something else
    The development shall be carried out in accordance with the submitted FRA report (ref: 26081-RP-D-0050-S4-P01, dated 17 September 2026).

    Reason: To prevent increased risk of flooding.

  4. Something else
    The mitigation measures outlined in Section 6 and 7 of the submitted FRA report (ref: 26081-RP-D-0050-S4-P01, dated 17 September 2026) shall be fully implemented prior to occupation. These mitigation measures shall be retained and maintained thereafter throughout the lifetime.

    Reason: To prevent increased risk of flooding.

  5. Drainage and flooding
    Prior to connecting into the existing private drainage system, a CCTV drain report should be submitted to and approved in writing by the Local Planning Authority. The CCTV drain survey should give information on the location and condition of the existing drainage system up to its outfall. The applicant should carry out any required improvements and clearance to the drainage system prior to connecting to this system.

    Reason: To prevent increased risk of flooding.

  6. Parking, access and cycles
    The development shall not be occupied until a cycle store has been provided in accordance with approved plan No. PL 1.03D and shall thereafter be retained for that purpose.

    Reason: In order that the development site is accessible by non-car modes and to meet the objectives of sustainable development.

  7. Bins and recycling
    The development shall not be occupied until a refuse store has been provided in accordance with approved plan No. PL 1.03D and shall thereafter be retained for that purpose.

    Reason: In order to secure a well planned development that functions properly.

  8. Contaminated land
    In the event that contamination is found at any time when carrying out the proposed development, that was not previously identified, (such as asbestos containing material), works should cease immediately on site. A scheme of proposed remediation measures must be submitted to and approved in writing to the Local Planning Authority for approval prior to continuation of the works within one working day of the contamination being found on site. Works shall not recommence on site until the remediation scheme has been submitted to and approved by the Local Planning Authority in writing. Once the remediation scheme is approved by the Local Planning Authority, all the measures required within the approved remediation scheme shall be carried out. Any approved remediation works, shall be carried out in full on site under a quality assurance scheme to demonstrate compliance with the proposed methodology and best practice guidance.

    Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other off-site receptors.

  9. Contaminated land
    In the event that contamination is found to be present, upon completion of the works the developer shall provide written confirmation (verification report) that all works were completed in accordance with the agreed remediation details, this to be approved by the Local Planning Authority.

    Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other off-site receptors.

  10. Noise, plant and smells
    Details including acoustic specifications, of all fixed plant, machinery and equipment associated with air moving equipment (including Heat pumps, fans, ducting and external openings), compressors generators or plant or equipment of a like kind, installed within the site, which has the potential to cause noise disturbance to any noise sensitive receivers, shall be submitted to and approved by the Local Planning Authority before installation.

    Reason: To safeguard the amenity of adjoining and future residents.

  11. Hours of building work
    Work which is audible at the site boundary and deliveries to and from the premises, during construction, shall not take place before 08:00 and after 18:00 hours Monday-Friday or before 08:00 and after 13:00 on Saturdays and at no time on Sundays or Bank Holidays.

    Reason: To safeguard the amenity of adjoining and future residents.

  12. Windows, balconies and privacy
    The lower ground floor windows within the north (side) elevation of the extension shall be obscure glazed with obscure glass to a minimum level of obscurity equivalent to Pilkington Texture Glass Level 3, or similar equivalent and be permanently fixed shut and non-opening below 1.7 metres from finished floor level. The dwelling hereby approved shall not be occupied until the obscure glass is installed, and once installed, the windows shall be permanently maintained in that condition.

    Reason: To safeguard the amenity of adjoining and future residents.

  13. How the building or land is used
    The 'spare' room at lower ground floor as shown on approved drawing No. PL 1.03D shall not be used as a bedroom at any time.

    Reason: The room does not provide adequate natural light or a satisfactory external outlook and is therefore unsuitable for use as a bedroom. The condition is imposed to ensure an acceptable standard of residential amenity for occupiers of the development.

We copy the numbered conditions and their reasons and nothing else from the notice; its notes to the applicant are on the file. The label on each is ours, by rules on the council’s wording. The conditions the council attaches, by kind of application

Conservation and heritage on this street

Measured along the street’s line against the council’s boundaries. Whether a particular building is inside depends on where the boundary runs: each area’s page on the council’s site has its map. All 18 conservation areas

The council’s Article 4 direction on houses in multiple occupation covers the whole town (in force since 2 July 2012): turning a house into a shared house for three to six people needs planning permission. The council’s page ↗

Tree preservation orders within about 40 m of London Road’s line, from the council’s map data:

Indicative only — the council’s order is what counts. The council says of its tree order map data: “This dataset is under review and subject to change. Always refer to the Original Tree Preservation Order and associated plan for confirmation.” The council’s tree preservation orders page ↗

Conservation areas, Article 4 directions and tree preservation orders: Hastings Borough Council, Open Government Licence v3.0. Street lines © OpenStreetMap contributors.

Flood zones, the coast and protected nature on this street

We place an application by the street in its address, so these say where London Road runs, not where the site’s boundary is. The application’s own documents on the council’s file show the site.

Flood zones

None of London Road’s line is in Flood Zone 2 or 3 on the Environment Agency’s flood map for planning. In the Agency’s words: “This means a site in flood zone 1 could still flood now or in the future.”

A street’s line is not an address. For a particular address, use the Environment Agency’s Check your long term flood risk ↗; for a planning site, its Flood map for planning ↗. Flood warnings in force now are on Live now.

The coast

The Environment Agency’s erosion map covers this frontage: one stretch of policy unit 4C24 Hastings (inc. the Harbour) ↗ in the Shoreline Management Plan, whose policy is Hold the line (Maintain/replace) in all three periods, 2005 to 2105: “Where protection is currently provided by coastal defence structures or managed beaches, and the intention is to retain a defence along approximately the current alignment. This will involve replacing defences when needed. Defence type, method and standard of protection may be modified over time.”

Part of London Road’s line is inside the map’s No Future Intervention zone to 2105, and none of it inside the zone to 2105 with the plan delivered.

The figures are the width of the map’s erosion zone, inland from today’s shoreline, on the Higher Central allowance. In the Agency’s words: “Two periods: Medium Term (up to 2055) and Long Term (up to 2105).” “Two management scenarios: With Shoreline Management Plans delivered and No Future Intervention.” “Three climate scenarios: Present Day climate (2020), Higher Central allowance and Upper End allowance. The two allowances use sea level rise data from UKCP18 RCP8.5 70th and 95th percentiles respectively.” “All distances are cumulative over time and given in metres.”

The data and associated information are intended for guidance only - it cannot provide details for individual properties.

The data shows areas of land likely to be at erosion risk but does not show the precise future position of the shoreline.

Erosion may happen faster or slower than what we show, and risk may change over time.

The Environment Agency’s warnings on its erosion map, from its description of the data ↗.

The coast and its plan, unit by unit · On the map

Protected nature

No Site of Special Scientific Interest, Special Area of Conservation, Local Nature Reserve, ancient woodland or country park is within about 100 m of London Road’s line, and it is outside the High Weald National Landscape. Protected nature in Hastings

Flood zones: © Environment Agency copyright and/or database right 2025. Open Government Licence v3.0. Fetched 2026-10-12.

Coastal erosion and the Shoreline Management Plan: © Environment Agency copyright and/or database right 2025. © Environment Agency copyright and/or database right 2015. Open Government Licence v3.0. Fetched 2026-10-12.

Protected sites: © Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026. Open Government Licence v3.0. Fetched 2026-10-12.

Street lines © OpenStreetMap contributors.

Comments on the application

The council’s file counts no comments from the public (as it stood on Thu 22 Oct 2026).

Who the council consulted

The bodies and officers the file lists as consulted, with the day each was asked.

Consultee responses on the file

Responses filed as consultee comments, named as the file names them, with the day each was published. What they say is in each document on the council’s file.

Is a comment public?

The council’s page on commenting says: “All comments will be made available to view online and will be treated in accordance with our privacy policy. Comments will be redacted where they contain personal information or are inappropriate in their content.” It also says: “Please note that we do not accept anonymous comments.” Commenting on an application, on the council’s site ↗ (read 13 October 2026).

We count the comments on the council’s file. We never copy a commenter’s name, address or words, and we don’t list who objected: that is on the file.

Similar applications nearby

Other applications of the same kind (new homes) on London Road or in Gensing ward, decided ones first, since our record starts on 21 April 2026. A refusal is marked; its reasons are in the decision notice on the council’s file. Each application is decided on its own facts.

Elsewhere in Gensing

If you think work doesn’t match what was approved

The council’s planning enforcement team looks into building work or a use that may not have permission, or may not follow the approved plans or conditions. Its page explains how to report it and which cases it deals with first: planning enforcement on the council’s site ↗

Our planning record starts on 21 April 2026, from the council’s weekly lists of new and decided applications. We list the site, the proposal, the dates, the decision, the comment counts and a permission’s conditions. We never copy a commenter’s or an individual applicant’s details; an applicant is named only when it is an organisation we can match exactly to a council, a registered charity or a company on Companies House. Planning is decided by the council, not by us.