The future of the Hippodrome is expected to be settled this autumn after an announcement by Brighton and Hove City Council.
Two planning applications – one for the overall plans and one covering changes to a listed building – are due to be decided in October or November, the council said.
The decisions will be made by the council’s Planning Committee and will either enable the restoration to continue or put the whole project at risk.
The building was derelict and the fabric deteriorating badly before it was bought by Matsim, a local family business run by the Lambor family.
The latest delay to any decision from the council appeared to be the need for a transport assessment after correspondence between officials and National Highways which is responsible for the country’s main roads.
The exchanges appeared to suggest that the Hippodrome, with a probable capacity of about 1,800 people, could lead to extra traffic jams on the A27 and the A23 north of Patcham.
But after a series of open days showed how much time, money and effort had gone into the restoration so far, some people have privately voiced concerns about council delays.
The planning applications were submitted more than a year ago and should already have been decided.
One attendee at an open day warned that there was a danger of letting perfection get in the way of the good.
Others pointed to the West Pier and Madeira Terraces as examples of what can happen in similar circumstances.
The council said: “Detailed discussions are continuing on the restoration of the grade II* listed Brighton Hippodrome.
“The applications are currently expected to be decided at Planning Committee in October or early November, subject to all the required information being provided.
“The site has a long history as an entertainment venue having been first built as an indoor ice rink in 1896-97.
“The Hippodrome has undergone some major alterations over the years and was used as a live music venue until 1964. In 1969 it reopened as a bingo hall before falling into disuse in 2007.
“Planning and listed building consents have been granted in recent years for the new roof covering to the auditorium and the clearance of dry rot from the building to assist its restoration.
“Council planning officers are now working with developer Matsim Properties and organisations including Historic England and the highways authorities to address issues raised in the consultation on the two current applications and to ensure all the information is available for the committee to determine them.
“A full planning application and an application for a listed building consent have been submitted.
“They include not just the Hippodrome building (52-58 Middle Street), but also the adjacent Hippodrome House (51 Middle Street) and the rear former service yard which fronts on to Ship Street.
“The applications include
- renovation of the auditorium as a performance space with bar/café
- a new three to seven-storey apart-hotel building in the rear service yard, with retail at ground floor level
- conversion of the existing Hippodrome fly tower to create additional rehearsal / performance space and
- conversion of the adjacent Hippodrome House to provide a bar and members club
“Amendments to the scheme were received in November 2022 and again in February and March of 2023.
“The apart-hotel has been reduced at the rear of the site and the offices originally proposed for the Hippodrome’s rear fly tower removed to be replaced with the rehearsal space.
“The key planning considerations are the impact on the historic building in a conservation area, the impact on residents, highways matters and operational viability.
“Discussions with the developer about the apart-hotel design have taken place, given its location close to a listed building and in the Old Town Conservation Area.
“We have also undertaken two rounds of consultation with neighbouring residents, the general public and statutory bodies and further consultations on the applications are ongoing.
Labour councillor Birgit Miller, who speaks on culture for the council, said: “The Hippodrome is a nationally important listed building and it’s a great shame that it has been closed for so long.
“Its renovation and development would have a lasting significance for the building and for the city.
“Planning proposals dealing with such a historic building are very complex. Statutory consultees such as Historic England and National Highways need to be satisfied with the proposals and our Planning Committee has to have all the information it needs to be sure that the proposals will provide lasting benefits while being considerate to the people who live around it.
“At this stage some key information remains outstanding and is required for the planning applications to be decided.
“We are working with the developers on this and hope the applications will be heard at Planning Committee in the next few months.”
If the planning committee block this or put up too many road blocks it will reflect poorly on the current administration. Anyone who visited the building recently can see the care and attention put in by the developers. I really hope the Hipp is bought back to use rather than another West Pier failure.
Congestion along the A27 seems a very weak objection.
If the fly floor is removed then it won’t be a working theatre!
It would be typical of our anti-car Council to approve changes to Brighton that impact the priority: free flowing traffic.
As we have heard so often from commenters, the Council should never approve anything that alters the ability of cars to drive through Brighton unimpeded.
I’d encourage everyone to read the Theatre Trust’s objections. They are experts in theatres and explain why these current plans will fail – the key problem being they have not included space for productions to unload sets etc making the venue totally unusable to all but the smallest of productions. They are also knocking down the adjoing listed building to create a private member’s club, removing space from an already tiny front of house…
Planning is a quasi-judicial committee. Councillors have to make decisions based on Planning rules and guidance. It is not voted on party lines.
The bigger issue here is why on earth Highways England is even being consulted? The idea this will cause delays in Patcham is frankly ludicrous. I believe a number of applications have faced delays waiting on statutory partners like Highways England.
As others have pointed out, the heritage lobby constantly make perfect the enemy of good. In many cases they seem happier for our heritage and seafront to fall into complete disrepair rather then compromise and look forward.
The whole planning system desperately needs reform.
You literally wrote “statutory partners” while asking why are they consulted.
You answered your own question.
This council won’t be happy till they’ve got their weeds growing through the auditorium.
If they”ve got to consult Highways England, on these petty numbers then they definitely need to cancel Pride, Beach parties, large screens, pop concerts in our parks and all the rest. I’ve never heard anything so ridiculous. I think the Labour Council is finding any excuse to turn this down. Let’s see if that happens. Then we’ll know who not to vote for in the next local election.
Statutory consultees are required on applications for planning permission in prescribed circumstances only. Presumably the Hippodrome restoration is a prescribed development, and your other examples are not. The requirement to do this is set out by central government, it has nothing to do with whether the council is Labour, Green, Tory.
Given that it is a central Goverment requirement, you will know who not to vote for in the next general election.
Time for bhcc to do the right thing, for a change, and permit the Hippodrome to be used as a performance venue. But we all know what the Council thinks about the town’s heritage
No Mike, we don’t.
That’s strange! Most people know it doesn’t give a sh1t, so I thought you would too, you being an allegedly clever person
Unfortunately, your version of reality doesn’t align with…well, reality…
…allegedly.
Why isn’t this website reporting on The Theatre Trust’s objections. They state: “we believe the plans as currently submitted are fundamentally unviable, will not provide a space suitable for the mixed-use performance programme they hope for and will prevent the theatre ever returning as a large-scale venue. If permitted these untested plans could potentially threaten the future viability and use of the Hippodrome as a performance space in any form”
I would take what the Theatres Trust says with a very large pinch of salt. They still have the Hipp as the number 1 listed at risk venue, (they obviously are not up to date). They have a huge vested interest that this becomes a theatre, (even if the seating capacity will not support large scale productions). The Theatres Trust ironicaly do not have the cities best interest at heart only their own.
Why has this had to drag on so long when it is badly needed by the people of Brighton ,I bet if it was going to be a student venue it would get passed ,When is the council going to listen to the rest of the population of Brighton. When did they move Patcham to the middle of Brighton ,never heard anything so stupid to say that a venue in Middle Street was going to affect Patcham , Please councillors don’t be short sighted and have the guts to pass these new plans ,
Surely the council should be helping with this project. Traffic should not be a issue especially since the council closed the seafront road after taking over the demolition of the Albion for six weeks. When it could have been opened after a couple of weeks if daylight hours were used.
This also shows the labour council also don’t want to retore the arch’s on the seafront. Its as if councils are against the locals.
Well done Mat Lambor, this will be a fantastic venue