Piltdown Antiques, Goldbridge Road, Piltdown, TN22 3XL

1. 1.The application site occupies an unsustainable rural location outside any development boundary where new housing is resisted and where there is very limited access to local and day-to-day services other than by private car. The provision of two dwellings would not significantly or demonstrably outweigh this harm. The site does not therefore constitute a sustainable location for housing, contrary to Saved Policies GD2, EN1 and DC17 of the Wealden Local Plan 1998; Policies SPO7, SPO14, WCS6 and WCS14 of the Wealden Core Strategy 2013; and paragraphs 7, 83, 109, 115 and 117 of the National Planning Policy Framework.
2. 2.The proposed development would generate parking demand and - by reason of its total lack of parking provision - would thereby bring about highway safety issues on the A272 through increasing the pressure for on-street parking. This would result in additional congestion on the public highway, causing interference with the free flow and safety of traffic along a classified road and creating unacceptable traffic conditions. The application is therefore contrary to Saved Policies TR3 and TR16 of the Wealden Local Plan 1990; Spatial Planning Objective SPO12 of the Wealden Core Strategy 2013; and paragraph 116 of the National Planning Policy Framework.
3. 3.The proposed development - by reason of its close proximity to the A272 - would expose future occupiers to unacceptable levels of noise pollution, such that the proposal would fail to achieve suitable standards of living. It is not considered that conditions could secure suitable mitigation measures, or that such mitigation measures would themselves be acceptable, as they would prevent future occupiers from opening windows to three of the proposed flats' principal habitable rooms. As such, the proposal would create unacceptable and poor living standards, contrary to Saved Policy EN27 of the Wealden Local Plan 1998; Spatial Planning Objective SPO13 of the Wealden Core Strategy 2013; and paragraphs 124, 187(e) and 198 of the National Planning Policy Framework.
4. 4.The application site lies within 7km of the Ashdown Forest Special Protection Area (SPA) and is likely to have a significant adverse impact upon the SPA as a result of recreational impact caused by intensified residential occupation within the zone of influence of the SPA. The application has not demonstrated through an appropriate mechanism that it can achieve the necessary mitigation measures in respect of the increased recreational pressures it is likely to bring on the SPA. In the absence of such committed measures to pdnRS offset the impact of the development, the proposal is contrary to Saved Policies EN1 and EN15 of the Wealden Local Plan 1998; Core Policy WCS12 of the Wealden District Core Strategy Local Plan 2013; and Regulation 63 of the Conservation of Habitats and Species (Amendment) (EU Exit) Regulations 2019 (as amended). NOTE: With respect to reason for refusal 4, the site lies within 7km of the protected areas of the Ashdown Forest - the Special Protection Area (SPA) and Special Area of Conservation (SAC). The Conservation of Habitats and Species (Amendment) (EU Exit) Regulations 2019 (as amended) ('the Habitats Regulations') requires that where a plan or project is likely to result in a significant effect on a European site, and where the plan or project is not directly connected with or necessary to the management of the European site, as is the case here, a competent authority is required to make an Appropriate Assessment of the implications of that plan or project on the integrity of the European site in view of its conservation objectives. In so doing, an assessment is required as to whether the development proposed is likely to have a significant effect upon a European site, either individually or in combination with other plans and projects. In the event that this scheme had attracted a positive recommendation, an assessment under the Habitats Regulations would have confirmed that subject to the mitigation secured through a completed planning obligation, the scheme would not adversely affect the integrity of the SPA and the proposed development would not have adversely impacted on the integrity of the SAC protected European Sites. However, at this stage, no such scheme of mitigation has been secured with the application and the Council must present reason for refusal 4 as an objection to the development. The Council can discuss securing this mitigation in conjunction with any Section 78 Appeal. However, it must be secured ahead of the submission of final statements to the Planning Inspectorate.

From the council's decision notice.

Postcode

TN22 3XL

Application type

Full

Scale / size

Medium

Parish

Fletching

Date validated

15 December 2025

Consultation expiry

27 January 2026

Consultation start

19 December 2025

Consultation end

27 January 2026

Target decision date

20 February 2026

Committee meeting

19 February 2026

Agent address

Mr Simon Rix 124 City Road London EC1V 2NX

Statutory period

67 days

Site notice start

19 December 2025

UPRN

10033406851

Documents

16