DECISION: REFUSE (FULL PLANNING)

REASONS FOR REFUSAL:

1.    The site lies outside of the defined development boundary for Battle as set out in the Battle Civil Parish Neighbourhood Plan (BCPNP). The proposal would conflict with the overall spatial strategy set out in Policies OSS2, OSS3 and BA1 of the Rother Local Plan Core Strategy and Policies HD1 (development boundaries) and HD2 (site allocations) of the BCPNP, which seek opportunities within the development boundary of the town. The site is 0.8km from the edge of Battle and fails to meet the spatial strategy policy requirements of the district. In addition, the proposed development does not meet any of the exceptions for providing new dwellings in the countryside under Policy RA3 (iii) of the Rother Local Plan Core Strategy or those for isolated new homes listed in paragraph 80 of the National Planning Policy Framework. 

2.    The application site is part of a lawned field which contributes positively to the rural character of its surroundings. The proposed dwelling would have an urbanising impact, with associated driveway and parking area, together with inevitable external domestic paraphernalia.  The development would represent an unjustified intrusion of residential development in a rural, countryside setting which would fail to conserve or enhance the landscape and scenic beauty of the High Weald AONB, contrary to Policies OSS4 (iii), BA1 (i), RA2 (viii), RA3 (v) and EN1 (i) (v) of the Rother Local Plan Core Strategy, Policies DEN1 and DEN2 of the Development and Sites Allocation Local Plan (2019), Policies HD5, HD7 and EN3 of the BCPNP and paragraph 176 of the National Planning Policy Framework.

3.    The site lies within an unsustainable countryside location where occupiers of the development would be highly reliant on private motor vehicles and would not be able to make the fullest possible use of public transport, walking and cycling to access local services and facilities. The development is contrary to Policies PC1, OSS3 (v), SRM1 (vii) and TR3 of the Rother Local Plan Core Strategy (2014), Policy IN4 of the Battle Civil Parish Neighbourhood Plan and paragraphs 8 and 110 (a) of the National Planning Policy Framework which seek to minimise the need to travel and to support the transition to a low carbon future.

4.    Having regard to Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990, it is considered that the proposed works, by virtue of the incorporation of a new man-made feature into the landscape within the setting of the Grade II listed Battle Great Barn. The change to the landscape would erode and cause harm to the rural setting of the listed barn currently characterised by open lawns and fields to either side, which gives it a spacious and isolated feel, adversely affecting the setting and special architectural and historic character and interest of the listed building as a designated heritage asset, and as such would be contrary to Policy EN2 of the Rother Local Plan Core Strategy, Policy EN4 of the Battle Civic Parish Neighbourhood Plan and paragraphs 197 and 199 of the National Planning Policy Framework.

5.  The first-floor window on the northern side elevation would directly overlook the rear garden of the neighbouring property ‘Windy Ridge’ to an unacceptable extent and would adversely impact on the living conditions of the occupiers’ contrary to Policy OSS4 (ii) of the Rother Local Plan Core Strategy.

6.   The development would be served by vehicular access with substandard visibility splays in the south direction due to the alignment of the road. The proposed development would result in additional vehicle movements to and from the site which would prejudice highway safety, contrary to Policy CO6 (ii) of the Rother Local Plan Core Strategy.

NOTE:

1.   This decision notice relates to the following set of plans:

Site Block Plan, Drawing No. NH001/03, dated Jan 2022

Proposed Site Plan and Sections, Drawing No. NH001/02, dated Jan 2022

Proposed Elevations and Floor Plans, Drawing No. NH001/02, dated Jan 2022

Proposed Landscaping Plan, Drawing No. NH001/05, dated Jan 2022

Proposed Drainage Strategy, Drawing No. NH001/06, dated Jan 2022

Proposed Visibility Splays, Drawing No. NH001/07, dated Jan 2022

Heritage Statement 

Design and Access Statement

Planning Statement

Landscaping Details

Assessment of Significance

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 reason 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.