Oakdene, Steep Road, Crowborough, TN6 3RX

1. 1.The proposed development would not constitute a conversion of the existing stables, as the building is not capable of conversion without significant modification. Further, the change of use and alterations to the stables and site – incorporating prominent outdoor amenity areas, hardstanding, parking and turning space – would lead to a harmfully urbanising domestication of the site that would negatively impact the area’s rural amenities, where designation as a National Landscape ensures the highest status of protection in relation to its landscape and scenic beauty. As a result, the development does not benefit from any of the Development Plan's rural exception policies and it represents a new build house in the countryside in an unsustainable location. The weight to be afforded to the delivery of a single dwelling in terms of housing supply, support to the existing rural services in the area and short term economic benefits of the construction phase, are outweighed by the significant impacts in terms of sustainability from the dwelling, where residents will be wholly reliant on private vehicle trips to access facilities and services on a day to day basis, and the associated negative impacts on the High Weald National Landscape. It is considered that the identified harm provides a strong reason for refusing the development and that this outweighs the benefits. The proposal would represent unsustainable development under the National Planning Policy Framework. Accordingly, the proposal is contrary to Saved Policies GD2, EN1, EN6, EN18, DC6, DC8 and DC17 of the Wealden Local Plan 1998; Spatial Planning Objectives SPO1, SPO7 and Policies WCS6 and WCS14 of the Wealden Core Strategy Local Plan 2013; Section 11 of the Wealden Design Guide 2008; and paragraphs 7, 8, 84, 109, 115, 117, 187 and 189 of the National Planning Policy Framework.
2. 2.The existing access onto Steep Road has substandard visibility and existing hazards would be increased by the additional slowing, stopping, turning and reversing traffic which would be created and would therefore be contrary to paragraph 116 of the National Planning Policy Framework. The proposals are therefore contrary to Saved Policy TR3 of pdnRS.docx the Wealden Local Plan 1998, Spatial Planning Objectives SPO1, SPO12 and SPO13 and Policy WCS14 of the Wealden Core Strategy Local Plan 2013, and the requirements of the NPPF.
3. 3.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 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 1: With respect to reason for refusal 3, 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 2 as an objection to the development. The Council can discuss securing this mitigation in conjunction with any Section 78 Appeal. However, an executed and certified copy of a s106 agreement for written representations and a draft s106 agreement for hearings and inquiries must be submitted at the time the appeal is made.

From the council's decision notice.

Postcode

TN6 3RX

Application type

Full

Scale / size

Small

Parish

Rotherfield

Date validated

13 April 2026

Target decision date

8 June 2026

Agent address

Mrs Lauren Colazingari Unit 32, Sussex Innovation Centre Science Park Square Falmer Brighton BN1 9SB

Statutory period

56 days

UPRN

100060110776

Documents

18