Conservationists have objected to plans to replace a popular seafront café on the Brighton and Hove prom with an all-weather replacement.
The owners of the Meeting Place Café, in King’s Esplanade, Hove, want to replace their current kiosk with a building with indoor seating.
Brighton and Hove City Council’s Planning Committee is expected to give its verdict on the scheme at a meeting next week.
Officials have given their backing but the council’s Conservation Advisory Group is less keen on the changes at the site by the Peace Statue, which straddles the border of Brighton and Hove.
The group has objected because the new building would have a bigger “footprint” and would “extend significantly on the western side”, according to a report.
The group also said that the proposed café would be a dominant addition that would compromise views of the Peace Statue, set an inappropriate precedent and breach an 1830 Act of Parliament.
The original plans for a two-storey building were revised after feedback and the proposal now going before councillors is for a single-storey café.
The café’s owners, Hikmet Tabak, 62, and Bulent Ekinci, 48, dropped a design that included a roof terrace and they have halved the size of the floor space to 211 square metres.
The revised design would enable them to serve 64 “covers” or seated customers rather than the 124 covers catered for by the initial proposal.
Currently, the café has no internal seating. The kiosk occupies about 70 square metres, with a serving hatch and outdoor seating only.
A report to councillors said that the café was next to the grade II listed Edward VII Memorial, known locally as the Peace Statue, and close to other listed buildings including the bandstand and the grade I listed Regency terraces.
The Meeting Place Café is in the Regency Square Conservation Area and the outdoor seating is in the Brunswick Town Conservation area.
In a statement prepared by the owner’s agent, Lewis and Co Planning, the applicants said: “To preserve the important character of the conservation area, the proposed café would be single storey in height so as not obstruct the sweeping views along the seafront and towards the Regency terraces and squares.
“As the proposal would replace the existing, somewhat dated and tired-looking café, it is considered that there would be a neutral impact on the setting.
“Although the footprint would be larger, the proposed replacement building has been designed with simple clean lines and finished in a muted colour palette to reduce the potential for it to compete visually with the Edward VII Memorial, the setting of which provides for clear views of the statue against expansive skies and the sea.”
The planning portal on the council’s website included more than 20 objections and six supporting comments.
It included the Conservation Advisory Group’s objection which said: “This is an inappropriate building in a conservation area and would spoil the views, south, east, and west.
“There is a lack of any attempt at seaside vernacular and a lack of fully external seating which is one of the principal attractions of seaside eating.
“This is overdevelopment and would be a dominant addition to the seafront affecting the two conservation areas of Brunswick Town and Regency Square and other heritage assets.”
The council’s seafront development manager Toni Manuel backed the plans, saying: “We are very supportive of this application which we believe will greatly improve the appearance of this property and enhance the hospitality offer for residents and visitors to the seafront.
“The mix of indoor and outdoor space is encouraged and aligns with the council’s strategy which seeks to promote the seafront as an all-year-round destination.”
The council’s Planning Committee is due to meet at Hove Town Hall at 11am on Wednesday 7 June. The meeting is scheduled to be webcast on the council’s website.
The Conservation Advisory Group complains about a lack of outside seating but also that the scheme without is still an over development!
Make your minds up!
Surely…the build proposal is the overdevelopment if the site. The lack of outdoor seating in the plan has nothing to do with the ugly building proposal but it is a reduction in a traditional seaside amenity by not having a terrace.
This is clearly a great design and vast improvement on what is currently there, just approve it.
This would be a fantastic improvement and Brighton & Hove really need this
This will be a big improvement on the existing arrangements. Just approve it.
Normally I would naturally object to any redevelopment on our lovely seafront but these altered plans are excellent and if it turns out like the architect drawings it’s a vast improvement and would be a great edition to the front.
Given the slicing away of original huge Babylon Lounge level intentions I truly do fear that they will push & connive to get increases after whatever is built – an alcohol licence, etc.
Creeping developer ambitions are obvious way beyond what currently exists. The risk of making this importantly historic, much Listed area just like squalid Brighton must be resisted.
How is Hove any better than ‘squalid Brighton’? Stop being so dramatic, when this design is blatantly better than what is there at the moment and pretty sympathetic to the area.
I totally agree. You can see how the new plans totally enhance and blend in with the area and the statue itself. Some people really don’t like any change sadly.
Outside seating too I think, great to have choice in the weather changes seasonally. Good luck to the owners.
The design should include public toilets
The Conservationists are miserable, myopic, kill joys. This would be a wonderful addition to the seafront promenade and enhance the enjoyment of many, many people. Let’s hope the Planning Committee sees sense for once. We are in with a good chnace with the sensible and pragmatic Labour administration. At least the Planning Officers’ reccomendation to grant approval shows they are, for once, connected with the people they are here to serve. Can’t wait.
This would be a wonderful addition to the seafront, hopefully they will have a roof terrace, has to the peace statue, people should have a good look, full of weeds uncared for, the whole of Hoves seafront is a mess, broken pig iron fencing, tarmac that looks discussing, in all the years I have lived in this town, the seafront from King Alfred to the peace statue has never had any serious money spent on it, where does the money go,that they earn from the various things use hoves seafront for, hopefully the uplift in rent for the new building will pay for some repairs
It looks incredibly boring. It needs the relaxed outside feel as it stands today – but with a contemporary indoors addition with toilets as we seriously lack public toilets on our promenade this end of the beach. The design lacks any colour and fun, which doesn’t represent our wonderful seaside character.
I’m all for change – but let’s at least get it right and make it worth it!
I love the elegant art deco feel, the sea green colour, the streamline moderne appearance, like the seaside lidos of the 1930’s.
It’s a third rate eating place since it changed hands.. the new owners are just hedging their bets .. it isn’t needed.. the open air cafe is iconic… who wants to sit inside. The cafe was always open year round unless there was a storm or deep snow.
The soup kitchen for the homeless turns up at that spot too so make it open to them to use as well so they can eat in shelter when it’s bad weather. Also add publicly available toilets.
I am A resident of Brunswick Terrace. I would support this planning as long as it still offers. Great outdoor seating as well. It would be nice to have an area where you can still go when the weather is not suitable to eat outside. Based on the plans that I have seen, I don’t think it would have a negative effect on the surrounding area and the peace angel.
I agree with the conservationists- I think it’s awful! Totally out of keeping. What would you go there for with no outside space? The food is horrible. The outside space and proximity to the beach are the Meeting Place Cafe’s USP.
The conservationists and planning committee must, I repeat, must begin to look forwards not backwards. The city of Brighton and Hove has so much potential. However, the people who claim to act in the interests of preservation seem to forget about the next generation who desperately need places and destinations that can be enjoyed for many generations to come. The current building is tired, dilapidated and in desperate need of a revamp to compete with the likes of neighbouring Worthing and Eastbourne which have seafront cafes that appeal to all, not just the so called conservation preservers. Like it or not with tourism comes revenue.
I like the design and don’t think it detracts half as much as the ugly hut that is currently occupying the plot. I’m happy it’s not 2 stories and agree with others on the toilets and amenities points. We don’t live in a country where the weather is always good so it’s great to have both indoor and outdoor
Agree100%
design works – but must have outdoor seating and public toilets – severe lack of ameneties between shelter hall and King Alfred –
Why does a seafront cafe need inside seating? It’s always been an outdoor venue and that’s why it’s popular.
Hey it’s Christian I think it’s great to go and eat in doors what about the summer then no out Door space to eat what going to happen in the summer
Why not, would be a good addition to the area.
Love the proposals. Can only improve the area. Great colour scheme to compliment the statue too.
I always go there on Christmas day to be outside.
The existing building is Art Deco as is Embassy Court and Brunswick Town is Regency. Preserve all historic buildings and views.
Build a little bit of inside building incorporating the existing building but probably best left alone. Plenty of other indoor places.