Brighton College Walpole Road Appeal Rejected 

Update as at 20 Feb 25

BHCC plan on inspecting the College's Walpole Road development by mid March to make sure the College has complied with the terms of the planning  rejection of the College's appeal.   The Council have stated that the work to restore the buildings to the pre-planning appeal state will be conducted during the Summer recess.   

Summary of the Decision

This decision is regarding a planning application BH2023/01038 by Brighton College for a loft conversion, window installation, minor rear extension, and amalgamation of units 8, 10, and 12 Walpole Road, Brighton, into a single school boarding house (Use Class C2). The appeal, under section 78 of the Town and Country Planning Act 1990, was dismissed.

The Inspector considered three main issues: the development's impact on the character and appearance of the College Conservation Area (CCA), its effect on residents' living conditions (noise and disturbance), and the suitability of the pupil accommodation.

Character and Appearance: The Inspector acknowledged the existing high density of boarding houses in the area (nearly half of the houses in that section of Walpole Road). While the proposed development wouldn't significantly alter the wider neighborhood's character, the concentration of boarding houses within the CCA was deemed excessive, harming its character and appearance, and conflicting with local planning policies aiming for balanced neighborhoods. The addition of rooflights and the significant alteration of the rear gardens were also cited as contributing to this negative impact.

Noise and Disturbance: The noise assessment submitted was deemed inadequate, lacking comprehensive data and failing to fully consider the potential for increased noise from the larger communal space. While sound insulation measures for internal walls were deemed sufficient, the potential for increased noise from outdoor activity, particularly in the rear gardens of neighboring properties, remained a concern.

Standard of Pupil Accommodation: While bedroom sizes met minimum requirements, the layout of some bedrooms, particularly loft conversions, was considered unacceptable due to poor natural light, cramped spaces, and inadequate views. Despite the sufficient size and layout of the communal space, the substandard bedrooms were seen as harming the quality of the pupils' living experience, violating relevant planning policies.

Overall Conclusion: The Inspector concluded that the development's benefits (primarily the expansion of Brighton College's boarding facilities) did not outweigh the harms to the character and appearance of the CCA, the living conditions of nearby residents, and the standard of pupil accommodation. The appeal was therefore dismissed.

Appeal Documents

You can find the appeal documents here Inspectorate Appeal Documents  

A copy of the Appeal Decision 

(May take a moment to become visible)