Plan to turn 'graceful' Sussex church into 'blockish' building refused

Proposals to replace part of The Sanctuary of Beulah Baptists Church in Clifford Road, Bexhill, with a new church building have again been dismissed.

The application had been a revised version of plans which had been turned down by Rother District Council in 2021. The council had refused this initial scheme due to concerns about the loss of the original building (a non-designated heritage asset) and the “inadequate design quality” of its replacement.

A planning inspector only partly shared these concerns at the time, judging the demolition was acceptable but the design of the replacement was not.

The more recent application included a revised design, which the church argued should overcome the previous reasons for refusal. The church also reiterated its reasons for seeking the demolition, saying the existing building requires significant repairs and ongoing maintenance, which is “increasingly financially unviable.”

What Beulah Baptist Church currently looks like (Image: Planning application) Rother District Council took a different view, however, refusing the revised scheme in October 2023 on the grounds that it would harm the character and appearance of the area as a result of “a lack of cohesive quality and design”.

The design was previously described as "blockish" by The Victorian Society.

Connor McNeill, conservation adviser for the society, said: "We maintain that the quality of the proposed new building is unacceptable, despite changes to the design. We acknowledge that previously the local authority stated in pre-app advice that a modern design may be acceptable. However, it remains that the proposed design is unsuitable.

"The design would not sustain or enhance the significance of the historic buildings that would remain on the site, nor does it respond positively to the character of the local area.

"While the new design has greater variation and less glazing it remains ‘blockish’ and commercial in character, an appearance unsuited to its residential context.

"The inclusion of a tower in the design and use of red brick are the only concessions to the existing building and surrounding context. The building is an ‘anonymous’ design and has no connection to the history of the site or Bexhill."

Bexhill Heritage also objected to the plans, saying the current church is a “striking, much-loved and structurally-sound” landmark.

What Beulah Baptist Church could have looked like (Image: Planning application) “The existing church is a very distinctive yet graceful piece of architecture that sets this place of worship gently apart from other religious buildings in central Bexhill," a spokesperson for the group said.

“The attractive detailing and finely proportioned stained-glass windows continue to inspire awe and wonder for many. If the church is demolished, Bexhill will suffer a very significant and permanent loss for which future generations will not thank us.”

In a decision notice, a planning inspector said the replacement building would not “contribute positively” to the area. They noted the materials and scale of the replacement building saying it would not “satisfactorily assimilate with the different parts of the existing building.”

The inspector had also raised concerns about the potential impact of the demolition on bats, a protected species, suggesting the church commission further surveys into the matter.

In light of their concerns, the inspector opted to dismiss the appeal.

For further information on the scheme, see application reference RR/2023/1498/P on the Rother District Council website.