On 28 September the Planning Committee of Hastings Borough Council followed its case officer’s recommendation in refusing the application to replace St Anne’s Church in Chambers Road Hollington with five houses. 

The decision is a vindication of local objections previewed in HIP 210 (Hollington Church Under Threat of Demolition). The officer’s report had omitted reference to paragraph 152 of the National Planning Policy Framework which encourages “the conversion of existing buildings”. However, council members of the planning committee noted that its Conservation Officer had advised that the church should be regarded as a ‘non-designated heritage asset’ (NDHA) – a material consideration in any planning decision – and that she recommended retention and reuse.

CREDIT: Bernard McGinley

Additional reasons for reaching the decision to refuse the application were:

• “poor design that fails to take the opportunities available for improving the character and quality of an area”, including “loss of openness and green space”;

• the poor design of waste and recycling facilities: the case officer found them “not particularly accessible for older persons or persons with limited mobility;

• lack of justification of the loss of a community facility (whether as a church or a gym, the building remains a community asset).

Voting was cross-party: Cllr Matthew Beaver (Con) proposed the refusal and Cllr Alan Roberts (Lab) seconded. There were nine votes to one against, with just Cllr Mike Edwards (Con) favouring the application.

St Anne’s Church in Chambers Road, Hollington, is the subject of a planning application to replace it with five new dwellings.  The case reference on the Hastings Borough Council (HBC) portal is HS/FA/22/0002 

The application form mistakenly describes the building as a “redundant church” and the site as vacant, but it is in regular use as a kickboxing and fitness gym, and much appreciated by local people, including children.  The developers are seeking to provide housing at market value, not affordable housing.  Unfortunately, the design is a pinched one. Each house is 79 m2 in internal floor area, the official minimum for a 2-storey, 2-bedroom, 4-person house.  

CREDIT: Bernard McGinley

The 20th Century Society are among the objectors, and have submitted a detailed letter on why this building deserves to be saved and repurposed.  The church was designed in the mid-1950s by J L Denman (1882-1975), of a family of architects in the Brighton area.  Interest in their work is growing, in Sussex and beyond. St Anne’s Church is a fine flint building with brick details, and an unusual tower among its attractive features.

Though not a listed building, HBC could consider defining it as a non-designated heritage asset (NDHA). It’s certainly among Hollington’s buildings of character and quality. Adaptation instead of demolition would be more in keeping with the HBC Climate Emergency Strategy 2020.  However, conversion of the existing building to residential use (as has happened with the Methodist churches in Battle Road and Norman Road, and is supported by the Council for British Archaeology ) is nowhere considered in the application, though there would seem to be scope for at least three homes if this alternative were pursued. 

Some supporting comments have been submitted on the planning portal.  Many emphasise the need for more housing locally.  However, opponents argue that the development appears incompatible with Council policies on design and amenity, green spaces and the impacts of climate change, and infringes similar provisions of the National Planning Policy Framework.

Local Wishing Tree ward councillors were invited to comment but haven’t. Cllr Alan Roberts cited his position on
the Planning Committee (where he is no longer chair) and the danger of predetermination, though the Localism Act 2011 allows local representatives to state a provisional opinion.

The planning officers’ report was due to be published by 21 September for Planning Committee consideration on
28 September.  The meeting after that is on 26 October, with publication by 19 October.