Land North Of Withyham Road, Withyham, TN7 4BD

1. 1.The proposed development, by reason of its location outside a settlement and the limited accessibility of day-to-day services and facilities, would result in future occupiers being substantially reliant upon the private car for a significant proportion of journeys. Whilst the site benefits from access to public transport, it is not considered to represent a sustainable location for new residential development and would fail to promote sustainable patterns of movement. The proposal does not fall within any of the forms of development identified within Policy S5 of the National Planning Policy Framework and exceptional circumstances have not been demonstrated. Furthermore, the benefits of the proposal would not substantially outweigh the identified adverse effects, including those relating to the character of the countryside and sustainable patterns of movement. The proposal therefore conflicts with Saved Policies GD2, DC2, DC17 and EN1 of the Wealden Local Plan 1998, Spatial Planning Objective SPO7 of the Wealden Core Strategy Local Plan 2013 and Policies S5(4) and TR3 of the National Planning Policy Framework.
2. 2.The proposed development, by reason of its siting, scale, detached garage, associated engineering works, extensive and undefined residential curtilage and the introduction of domestic paraphernalia associated with the occupation of a dwelling within an undeveloped field, would represent an intrusive and urbanising form of development within the countryside. The proposal would harm the rural character and appearance of the area and fail to conserve and enhance the landscape qualities, character and scenic beauty of the High Weald National Landscape. Furthermore, the development would erode the rural setting of the Withyham Conservation Area and result in a lower level of harm to its significance through the introduction of built form and associated domestic features within an area that currently makes a positive contribution to its setting and significance. The identified public benefits are not considered sufficient to outweigh the identified heritage harm. The proposal is therefore contrary to Saved Policies EN1, EN6, EN7, EN19, EN27 and EN29 of the Wealden Local Plan 1998, Spatial Planning Objectives SPO1, SPO2 and SPO13 and Policy WCS14 of the Wealden Core Strategy Local Plan 2013, Objectives S1, S2 and S3 of the High Weald National Landscape Management Plan 2024-2029, Section 72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990, Section 85 of pdnRS the Countryside and Rights of Way Act 2000, and Policies DP3, N4, HE4, HE5, HE6 and HE9 of the National Planning Policy Framework.
3. 3.The application site lies within 7km of the Ashdown Forest Special Protection Area (SPA) and is likely to have a significant adverse effect upon the SPA as a result of increased recreational pressure arising from the occupation of a new dwelling within its zone of influence. The application has not demonstrated, through an appropriate legal mechanism, that the necessary mitigation measures in respect of increased recreational pressures can be secured. In the absence of such mitigation, the Council cannot conclude that the proposal would not adversely affect the integrity of the Ashdown Forest SPA, either alone or in combination with other plans and projects. The proposal therefore conflicts with Saved Policies EN1 and EN15 of the Wealden Local Plan 1998, Policy WCS12 of the Wealden Core Strategy Local Plan and the Conservation of Habitats and Species (Amendment) (EU Exit) Regulations 2019. NOTE 1: The reason for refusal relating to the Ashdown Forest Special Protection Area is capable of resolution through the completion of an appropriate legal agreement securing the necessary Suitable Alternative Natural Greenspace (SANGS) and Strategic Access Management and Monitoring (SAMMs) contributions. Should the required mitigation be secured through an appropriate legal mechanism, the Council would not seek to substantiate this reason for refusal at appeal.

From the council's decision notice.

Postcode

TN7 4BD

Application type

Full

Scale / size

Medium

Parish

Withyham

Date validated

6 November 2025

Consultation expiry

16 February 2026

Consultation start

26 December 2025

Consultation end

16 February 2026

Target decision date

3 March 2026

Agent address

The Beehive City Place Gatwick RH6 0PA

Statutory period

117 days

Advertisement expiry

12 December 2025

Site notice start

26 December 2025

Documents

37