Plans for a small-scale housing development near Peasmarsh have been turned down at appeal.
In a decision notice published earlier in June, a planning inspector has dismissed an appeal connected with proposals to build two three-bedroom houses on land associated with The Great Escape — a holiday letting business in Rye Road.
The proposals, which would involve the demolition of two holiday let units, had been turned down by Rother District Council in May last year.
Council planning officers had raised concerns around the loss of the holiday accommodation and the potential impact of the new houses on both the High Weald National Landscape (HWNL) and The Oak — a grade II listed hotel and restaurant, which shares an entrance with the site.
In a report from the time, a council planning spokesman said: “While the design of the two dwellings is somewhat typical of the character of the HWNL with horizontal cladding to the first floor and brickwork to the ground floor as well as the roof style, the materials are not considered acceptable within the setting of the listed building.
“The existing holiday lets are single storey and appear somewhat as a converted outbuilding. The proposal would introduce two two-storey houses with domestic gardens, presenting an urbanisation of the site and encroachment into the surrounding rural landscape.
“As such the proposal would not respect the rural setting of the listed building and would in addition represent an urban encroachment into the countryside failing to conserve or enhance the natural landscape and scenic beauty of the HWNL.”
In appeal documents, agents acting on behalf of applicant Carmen Kubisa disputed the council’s reasons for refusal.
On the loss of the holiday accommodation, the applicant’s agents argued the units were “under utilised” and pointed to their low levels of occupancy, particularly during the winter and autumn months. This meant the demolition would not have an “unacceptable effect”, the agents argued.
The agents went on to argue that the new dwellings would be an improvement in terms of the site’s visual effect on the HWNL and listed building.
A spokesman for the applicant said: “The removal of two of the holiday chalets will significantly on balance improve the rural character of the area. Vernacular dwellings in a rural setting are typical of the High Weald National Landscape but holiday chalets are not characteristic.
“The proposals will not impact on the listed building at the other end of the site and if there is any relationship it will be a traditional Sussex vernacular style that will enhance the setting of the listed building.”
This argument failed to sway the planning inspector, however, who judged the proposed development to be “a marked step-up in scale when compared to the existing holiday let buildings”, which they said would be harmful to the character and appearance of the area.
The inspector also judged the appeal site to be “an integral part of the spacious grounds of the listed building”, which would harm its setting if lost.
Notably, the inspector chose not offer a conclusive view on the loss of the holiday accommodation, saying a finding either way would not alter their decision.
In their decision notice, the planning inspector said: “For the reasons given above, the appeal proposal would harm the landscape and scenic beauty of the HWNL, and the setting of the listed building as a designated heritage asset.
“These harms are important matters that bring the proposed development into conflict with [local planning policies] and the development plan as a whole. The conflict with the development plan carries substantial weight against the appeal proposal.”
For further information see application reference RR/2024/577/P on the Rother District Council planning portal.
Image Credits: Baker Architectural/Carmen Kubisa .