A coastal venue in Brighton has received approval to keep structures that were previously erected without permission.
The Reading Room, situated along Madeira Drive at Black Rock on the city’s eastern waterfront, has been granted retrospective listed building consent for canopies, an outdoor bar, and food preparation facilities, despite opposition from heritage bodies.
Brighton and Hove City Council initiated an enforcement inquiry in March after discovering that the additions had been constructed without obtaining the required planning permission.
Following investigation, the local authority approved the application on August 20, permitting the structures to remain in place for five years, provided they are dismantled and any damage to the historic property is restored by August 31, 2031.
The Grade II listed structure, constructed approximately 1835 as part of cliff stabilisation and esplanade development linked to the early Kemp Town estate, originally served as a quiet retreat where visitors could read and enjoy sea views.
The council-owned building had fallen into a state of disrepair after standing vacant for decades before being converted into a café and restaurant as part of broader efforts to revitalise the Black Rock area and eastern seafront.
The approved scheme encompasses three tensile fabric canopies positioned across the establishment’s external terrace, alongside covered bar and catering zones.
These additions occupy roughly 180 square metres, comprising a single large central canopy flanked by two smaller structures.
Installation involved securing small anchor points to the building itself, with supporting columns anchored into the contemporary concrete surfaces of the courtyard, steps, and forecourt area.
The original proposal sought a ten-year retention period, though this was negotiated down to five years during talks with planning officials.
Heritage specialists raised concerns about the development.
The council’s conservation team maintained objections, asserting that the canopies obstructed views of the property’s front elevation and failed to complement the listed building’s architectural style.
The Conservation Advisory Group similarly advised rejection when the application sought a decade-long consent period, citing what it considered an insufficient assessment of the Reading Room’s significance.
Planners acknowledged that the modifications produced a measurable impact on the structure’s architectural qualities and surrounding environment, positioning this impact at the lower threshold of harm classified as less than substantial.
However, the authority’s regeneration division backed the scheme, emphasising that the overhead coverings offered defence against precipitation and intense summer heat while enabling the business to serve additional patrons and expand its catering operations.
Officials determined that the resulting economic growth, urban renewal, and community advantages superseded the identified heritage implications, partly because the installations constitute temporary and removable features.
The planning application can be examined using reference BH2026/01296.