DECISION: REFUSE OUTLINE PLANNING

REASONS FOR REFUSAL:

1.   The site is outside any defined development boundary and located in the countryside. The proposed residential development does not meet any of the limited circumstances listed in Policy RA3 (iii) of the Rother Local Plan Core Strategy under which new dwellings in the countryside may be allowed. Moreover, the site is not proximate to any settlement containing services and facilities, and its degree of accessibility to essential services and facilities by modes other than the private car would be significantly limited. In the circumstances it is not a suitable location for the proposed dwelling, having particular regard to accessibility for future residents to essential services and the need to satisfy the environmental objective of sustainable development. The development is contrary to Policies OSS2, OSS3, RA3 (iii) and TR3 of Rother Local Plan Core Strategy, Policy DIM2 of the Development and Site Allocations (DaSA) Local Plan, and paragraphs 78 and 103 of the National Planning Policy Framework.

2.   The site lies within the High Weald Area of Outstanding Natural Beauty (AONB) where Policy EN1 of the Rother Local Plan Core Strategy and the National Planning Policy Framework (paragraph 172) indicate that all new development will be carefully controlled to protect the quality of the AONB landscape. The proposed residential development would appear as a large new dwelling within a large residential curtilage together with associated paraphernalia and activity associated with residential use of the land. It would result in the urbanisation of the site and the domestication of an essentially rural environment. The proposed development would cause harm to the character and appearance of the High Weald AONB. The proposed new dwelling has been considered in the context of enabling development to cross-fund the construction of the church car park; however, the public benefit of securing a car park to meet any inherent needs of the church through enabling development, does not decisively outweigh the dis-benefits of breaching other planning policies in relation to new residential development in the countryside and the subsequent harm to the AONB, as well as resulting in some harm to the church’s significance as derived from its relatively unspoilt rural setting and an understanding of its historic origins as an isolated rural church. The proposed residential development would be contrary to Policies OSS4 (iii), RA2 (iii) (viii), RA3 (v), and EN1 (i) (vii) of the Rother Local Plan Core Strategy, Policies DEN1 and DEN2 of the DaSA Local Plan, and paragraphs 170, 172 (countryside) and 190, 193, 194 and 196 (heritage assets) of the National Planning Policy Framework. 

NOTE:

1.    The refusal of planning permission relates to the following plans:

Location plan: Drawing No. DGC21848/100

Illustrative site plan: Drawing No. DGC21848/01 rev A (showing X section key)

Illustrative site plan: Drawing No. DGC21848/01 rev B (showing highway access)

Contextual topographical sections: Drawing No: DGC21848/02 rev A

Contextual topographical sections: Drawing No: DGC21848/03

Topographical survey: Drawing No. BES18074 Drawing No: 1 rev A    

NATIONAL PLANNING POLICY FRAMEWORK: In accordance with the requirements of the Framework (paragraph 38) and with the Town and Country Planning (Development Management Procedure) (England) Order 2015, the Local Planning Authority has acted positively and proactively in determining this application by identifying matters of concern with the proposal and determining the application within a timely manner, clearly setting out the reasons for refusal, thereby allowing the Applicant the opportunity to consider the harm caused and whether or not it can be remedied as part of a revised scheme.