Land Adjcent To Tanyard Cottages, Tanyard Lane, Buxted, TN22 4PR

1. 1.The application site occupies a highly unsustainable rural location outside any defined development boundary where new housing is resisted and where there is no access to any local or day-to-day services other than by the private car. The provision of one dwelling would not outweigh this harm, which is significant and longstanding. The site does not therefore constitute sustainable development and is not a sustainable location for housing, contrary to Saved Policies GD2, EN1 and DC17 of the Wealden Local Plan 1998; Core Policies SPO7, SPO13, WCS2, WCS6 and WCS14 of the Wealden Core Strategy 2013; and Policies S3, S5 and TR3 of the National Planning Policy Framework.
2. 2.The proposed dwelling would result in an inappropriate addition that would harm the visual amenities of the rural character of the area within the Low Weald Landscape Character Area, by reason of an unjustified extension of the existing ribbon development, out of character type of dwelling, and inappropriate materials within the context of the existing street scene. As such the proposal is contrary to saved Policies GD2, EN1, EN8 and EN27 of the adopted Wealden Local Plan 1998; Spatial Planning Objectives SPO1 and SPO13, and Policy WCS14, of the adopted Wealden Core Strategy Local Plan 2013; together with the guidance contained in the Wealden Design Guide 2008 and Policies S3, S5 and DP3 of the National Planning Policy Framework.
3. 3.The application has not demonstrated that appropriate visibility splays can be achieved in relation to the access to the dwelling, which is being upgraded from an existing field access to residential use, and as such has not demonstrated that it is possible to secure the safety of persons and vehicles using the premises and/or the adjoining road. Therefore, the proposal fails to comply with Spatial Planning Objectives SPO2, SPO12 and SPO13, and Policy WCS14, of the Wealden Core Strategy Local Plan 2013; Saved Policy TR3 of the Wealden Local Plan 1998; coupled with the requirements of the National Planning Policy Framework.
4. 4.The application has not demonstrated that the proposal would not lead to harm to great crested newts through submitting further surveys or by entering into the District Level Licencing scheme administered by NatureSpace. As such the proposal fails to comply with pdnRS Spatial Planning Objectives SPO1, SPO2 and SPO13, and Policies WCS12 and WCS14, of the Wealden Core Strategy Local Plan 2013; and Policy N2 of the National Planning Policy Framework. NOTE: The Council would not seek to defend this reason for refusal if a copy of a District Level Licence is provided with any appeal submitted.
5. 5.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).

From the council's decision notice.

Postcode

TN22 4PR

Application type

Full

Parish

Buxted

Date validated

8 September 2026

Target decision date

3 November 2026

Applicant

Private applicant

Agent address

Mr Ashley Wynn Greenhayes Studio 106 Hastings Road Battle TN33 0TW

Case officer

Ms L Evans