47 Upperton Road Eastbourne East Sussex BN21 1LT

1. 1.Character and Appearance The proposed development would, by reason of its scale, bulk, massing, layout, architectural form and parking arrangements result in a dominant and unsympathetic form of development that would fail to respect the character and appearance of the site and surrounding area. The development would appear out of keeping with the immediate townscape context and have a poor layout, which would result in an incongruous form of development. The proposal would therefore conflict with Policies L2(d)(i), L2(d)(ii), DP3 and DP4 of the National Planning Policy Framework 2026, Policy D10a of the Eastbourne Core Strategy 2013 and saved Policies UHT1 and UHT4 of the Eastbourne Borough Plan 2003.
2. 2.Residential Amenity The proposed development would, by reason of its scale, siting, height and proximity to neighbouring residential properties, result in an unacceptable loss of outlook and overshadowing to no.49 (Rose Cottage), and overlooking to no.92 and no.90 Ocklynge Road to the detriment of the living conditions enjoyed by neighbouring occupiers. The proposal would therefore fail to provide a satisfactory standard of residential amenity and would be contrary to Policy B2 of the Eastbourne Core Strategy, Policy HO20 of the Eastbourne Borough Plan and Policies L2(d)(ii), DP3 and Policy P3 of the National Planning Policy Framework 2026.
3. 3.Highways Safety The proposed development would intensify the use of an existing vehicular access that has inadequate visibility splays and insufficient width to safely accommodate vehicle movements. The close proximity of a well-used bus stop increases the potential for conflict between vehicles and pedestrians. The proposal would therefore fail to provide a safe and suitable access for all users and would have an unacceptable impact on highway safety, contrary to Policies TR4 and TR6 of the National Planning Policy Framework 2026, Policy D8 of the Eastbourne Core Strategy 2013 and Policy TR7 of the Eastbourne Borough Plan 2003.

From the council's decision notice.

Postcode

BN21 1LT

Application type

Planning Permission

Date validated

13 July 2026

Target decision date

7 September 2026

Applicant

Private applicant

Agent address

30 Lindfield Road Eastbourne East Sussex BN22 0AN

Case officer

Ella Rigluth