Executive Summary
- Decision route: The site lies inside the Bexhill development boundary, as defined on the adopted Policies Map under DaSA Policy DIM2. NPPF policy S3(1)(a) therefore directs the application to policy S4, under which approval is the default.
- Principle: The development plan focuses new housing within settlement boundaries (DIM2, Core Strategy OSS2); a single dwelling on land already carrying lawful built form accords with that strategy and with NPPF policy L2.
- Design quality: A single-storey courtyard dwelling with a 4.5m ridge directly answers the scale and massing objection that defeated the previous two-storey scheme — the high design quality Core Strategy EN3 requires.
- Neighbour amenity: 37.5m separation to the nearest habitable window, no west-facing openings, and a single non-habitable door to the north mean no overlooking route exists to any neighbour (OSS4(ii)).
- Precedent: The Sandhurst Lane site abutting the northern boundary secured permission on appeal (APP/U1430/W/24/3355761) for 2–6 dwellings, establishing that backland residential development is acceptable in this immediate context.
- Sustainability: An 8kW photovoltaic array, air source heat pump, MVHR, green roof and full permeable surfacing deliver a low-carbon dwelling exceeding Part L, consistent with Core Strategy SRM1(ii).
Introduction
This Design and Access Statement has been prepared by Regal on behalf of Mr Catt in support of a full planning application for the erection of a single-storey, two-bedroom dwelling on land to the rear of 150 Barnhorn Road, Bexhill-on-Sea, TN39 4QL. It is submitted in accordance with Article 9 of the Town and Country Planning (Development Management Procedure) (England) Order 2015.
The statement assesses the proposal against the adopted development plan — the Rother Local Plan Core Strategy (2014) and the Rother Development and Site Allocations (DaSA) Local Plan (2019) — and against the National Planning Policy Framework (August 2026). Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires the application to be determined in accordance with the development plan unless material considerations indicate otherwise; this statement demonstrates that the proposal accords with the plan read as a whole, and that the material considerations — including the site's lawful fallback position and a directly relevant appeal precedent on the abutting site — all weigh in favour of approval.
Site & Surroundings
The application site comprises the rear (northern) portion of the plot of No.150 Barnhorn Road, on the north side of Barnhorn Road within the defined development boundary for Bexhill, as shown on the Council's adopted Policies Map (DaSA Policy DIM2). Barnhorn Road functions as a main arterial route served by regular bus services, placing the site in an accessible location for day-to-day needs without reliance on the private car.
Ground levels fall northward: the site sits approximately 1.2–1.3m lower than the host dwelling, a fall which provides natural physical separation between the existing house and the application site and which means any development here reads below the datum of the established frontage development.
The relationships to each adjoining property are as follows:
- No.150 Barnhorn Road (host dwelling): a two-storey, four-bedroom detached house fronting Barnhorn Road, standing between the road and the application site. A separation of 37.5m exists between the host's nearest habitable window and the position of the proposed dwelling, in addition to the level change described above.
- No.148 Barnhorn Road (care home, to the east): self-contained within its own curtilage with robust boundary treatment. An existing terrace on the site's east boundary sits at approximately 1.1m above the ground level of No.148 — an existing condition that the proposal improves upon, as set out below.
- No.152 Barnhorn Road (residential, to the west): its rear garden terminates broadly in line with the proposed dwelling's frontage, so the site sits beyond the depth of No.152's private amenity space.
- No.154 Barnhorn Road (care centre, to the west): a substantial care facility extending significantly to the rear, separated from the application site by a 1.5m strip.
- Sandhurst Lane site (to the north): directly abuts the site's northern boundary. Permission in Principle for 2–6 dwellings was granted there on appeal, a decision addressed in the Planning History below.
Boundary treatments are established: a ranch fence to the north, and 1.8m close-boarded fencing to both the east and west boundaries. The site already carries lawful built development: a 51m² single-storey outbuilding erected under Class E permitted development rights, together with a driveway that has been substantially implemented following removal of the attached garage. Approximately 173m² of concrete driveway and a 20m² concrete slab remain from the existing arrangement; their removal and replacement forms part of this proposal.
Planning History
RR/2020/1196/P sought the removal of the attached garage, creation of a driveway and erection of a two-storey, four-bedroom dwelling to the rear. It was refused, and the subsequent appeal (APP/U1430/W/21/3273916) was dismissed, with concerns relating primarily to scale, massing and impact on character and amenity.
RR/2021/356/O sought a Lawful Development Certificate for a single-storey outbuilding and extension under permitted development. It was refused solely because the proposed eaves height exceeded the permitted development limit by 200mm. Permitted development works were subsequently completed, comprising removal of the garage, construction of the new driveway, and erection of the single-storey outbuilding. That building and driveway now form the lawful baseline against which this application falls to be assessed.
Nearby, RR/2024/1418/PIP at the Sandhurst Lane site — whose rear directly abuts the application site's northern boundary — was twice refused but allowed on appeal (APP/U1430/W/24/3355761). The Inspector concluded that the site's sustainable location and its ability to accommodate new dwellings without giving rise to unacceptable harm to character or amenity justified the grant of permission. That decision is a material consideration of direct relevance: like cases should be decided alike, and an Inspector has found that new backland dwellings immediately adjoining this site are acceptable in principle in character and amenity terms.
Response to Previous Refusal
The refusal reason held that the proposed two-storey dwelling, by reason of its scale, massing and height, would be out of keeping with the character of the area and would cause harm to the amenities of neighbouring occupiers, contrary to Core Strategy Policies EN3 and OSS4. That reason was directed at a two-storey, four-bedroom building. The scheme now before the Council is of a fundamentally different order: a single-storey dwelling with a ridge of 4.5m — a height comparable to many domestic outbuildings — arranged as two low parallel pitched volumes around an internal courtyard. The upper-floor massing, height and mutual overlooking potential that drove the previous refusal are simply not present in this proposal. There is no first-floor window from which any neighbouring garden or habitable room could be overlooked; the massing sits 1.2–1.3m below the level of the host property; and the courtyard form concentrates activity and outlook inward rather than toward the boundaries. The character objection is further answered by circumstances that post-date the dismissal: the lawful erection of the 51m² outbuilding on this very site under Class E, and the appeal decision allowing residential development on the abutting Sandhurst Lane land. The prevailing pattern immediately around the site now includes lawful built form within this plot and permitted backland housing beyond its northern boundary. Assessed on its merits, the current scheme meets Core Strategy EN3's requirement for high design quality and OSS4's amenity and character tests, for the reasons set out in the Design and Neighbour sections below.
Permitted Development Fallback
The existing single-storey outbuilding was erected under Class E permitted development rights and the driveway has been substantially implemented. This is a real, implemented baseline, not a hypothetical: built development of 51m², with associated hardstanding, exists lawfully on the site whatever the outcome of this application. The character effects of built form and vehicular activity at this location therefore already arise from the lawful baseline and carry correspondingly reduced weight against the proposal. The scheme improves on that baseline — it consolidates the built form into a coherent, architect-designed courtyard dwelling, replaces legacy concrete with permeable construction, and brings the access arrangement under planning control. This fallback is a material consideration attracting moderate weight in favour of the proposal.
The Proposed Development
The proposal is for a single-storey, two-bedroom dwelling of 163m² gross internal area and matching footprint. It comprises the conversion of the existing 51m² outbuilding and the addition of a new pitched-roof building of 112m², linked by a flat-roofed section incorporating a green roof and a central roof lantern, together forming a courtyard dwelling. The ridge height is 4.5m and the principal orientation is southward. A private amenity garden of 198m² is provided, together with a 32m² courtyard garden. The distance to the nearest site boundary is 1.5m.
Materials comprise white render with areas of vertical composite cladding (a cedar-alternative product), with facing brick cladding under consideration for the converted outbuilding element to achieve a considered contrast between the retained structure and the new build. The roof is finished in artificial slate with concrete ridge tiles, selected to be sympathetic to the existing outbuilding, with zinc fascias, soffits and rainwater goods throughout. All windows and doors are high-performance triple-glazed units with zinc frames.
The complete fenestration arrangement, elevation by elevation, is:
- South elevation: zinc-framed sliding doors serving a bedroom, facing the private garden; three rooflights on the south roof slope of the converted outbuilding.
- East elevation: full-width sliding doors to the flat-roofed link, opening onto the internal courtyard; two rooflights on the north roof slope of the new building sit above this side of the plan.
- North elevation: a single existing utility door serving a non-habitable space — the only opening on this elevation.
- West elevation: no openings.
- Roof: a central roof lantern over the flat-roofed link, drawing daylight into the heart of the plan.
This schedule is deliberate: every source of daylight is drawn from the roof plane, the internal courtyard or the private south garden, so that the dwelling's outlook is self-contained and no window addresses a neighbouring boundary.
Access & Parking
A new shared eastern vehicular crossover from Barnhorn Road is proposed, replacing the current shared access arrangement. The driveway descends gently — following the 1.2–1.3m fall described earlier — from the rear of the host property to the new dwelling, and has been substantially implemented; this application formalises and refines the established arrangement. The highway authority raised no objection to a previous, larger iteration of this scheme, subject to standard conditions — a favourable consultation position which applies with greater force to this smaller proposal, and the applicant would accept equivalent standard conditions here. Electric gates at the shared entrance provide security; the applicant would accept a condition requiring the gates to be set back so that vehicles do not wait on the highway.
Two off-street parking spaces are provided, surfaced in permeable construction throughout, together with an active electric vehicle charge point and secure covered cycle storage — meeting Core Strategy TR3's expectation of electric vehicle charging infrastructure (TR3(iii)) and DaSA Policy DHG12's requirement that new drives be permeable or appropriately drained (DHG12(iv)). The pedestrian approach is level and step-free, providing inclusive access. The single-storey layout and step-free approach lend themselves directly to Category 2 accessibility under DaSA Policy DHG4; the applicant will confirm compliance with Building Regulations requirement M4(2) through the Building Regulations submission and would accept a planning condition securing the dwelling to that standard.
Design & Appearance
The design strategy is subservience through form. Two low parallel pitched volumes, linked by a modest flat-roofed section, produce a courtyard dwelling that concentrates activity internally and holds a consistently low massing profile at every boundary. At 4.5m to the ridge, the building sits well below the two-storey host dwelling — and, because of the northward fall in levels, its effective height read from the host and the road frontage is lower still. From Barnhorn Road the dwelling will be screened by the host property; it does not compete with, interrupt or restructure the established frontage character that the Council has previously sought to protect. This is precisely the robust, context-led design solution Core Strategy EN3 requires, tested against the Key Design Principles of design in context and architectural quality, and it reflects NPPF policy DP3(1)'s requirement that proposals respond to the history, character and features of their site and setting.
The materials palette — white render, vertical composite cladding, artificial slate, zinc detailing — draws reference from both the host dwelling and the wider built context, establishing a locally informed yet contemporary character. The considered contrast between the converted outbuilding and the new-build element gives the composition legibility: the retained structure reads as what it is, and the addition reads as a careful, high-quality intervention. The green roof and central roof lantern lift daylighting and ecological performance without adding height or bulk. The applicant would accept a condition requiring final approval of external materials.
On internal standards, the dwelling substantially exceeds the Nationally Described Space Standard minimum for a two-bedroom single-storey dwelling, with 163m² of accommodation across a single level, satisfying DaSA Policy DHG3. On external standards, the 198m² south-facing garden is a generous provision for a two-bedroom home; DaSA Policy DHG7(i) provides that "private rear garden spaces of at least 10 metres in length will normally be required", and the applicant will provide a dimensioned site layout plan confirming the garden depth against that standard. Bin and recycling storage will be integrated into the site layout with step-free access to the collection point, in accordance with DHG7(iii); the applicant would accept a condition securing those details.
On density, NPPF policy L3(1) requires efficient use of land taking into account, among other things, the importance of securing well-designed, attractive and healthy places. A single dwelling is the efficient and appropriate yield for this specific plot: the dismissed appeal established that greater height and massing here harms character and amenity, the backland access and level change constrain the developable envelope, and the flanking care uses at Nos.148 and 154 warrant a low-intensity neighbour. One high-quality, accessible home is the optimisation of this site, not an under-use of it — and it makes better use of an underutilised existing building, a benefit to which NPPF policy L2(1)(b) directs substantial weight.
Impact on Neighbours
Core Strategy OSS4(ii) requires that development "does not unreasonably harm the amenities of adjoining properties". Each relationship is assessed in turn, from the existing baseline and the geometry of the scheme as designed.
No.150 Barnhorn Road (host dwelling). The existing baseline is a rear garden containing the lawful outbuilding and driveway. The proposed dwelling stands 37.5m from the host's nearest habitable window, at a ground level approximately 1.2–1.3m lower. A single-storey building at that separation and below the host's datum cannot be overbearing, and its south-facing openings look toward its own garden across that distance — a relationship comfortably in excess of any conventional privacy standard. No material harm to the host's amenity arises.
No.152 Barnhorn Road (residential, west). The existing baseline is a 1.8m close-boarded fence, retained under this proposal, and a rear garden that terminates broadly in line with the proposed dwelling's frontage. No west-facing windows are proposed — the west elevation is entirely blank — so there is no route by which overlooking of No.152's garden can occur. The 4.5m single-storey ridge behind the retained fence, set beyond the depth of No.152's garden, would not give rise to any material enclosure or loss of light.
No.154 Barnhorn Road (care centre, west). Separated from the site by a 1.5m strip and the retained close-boarded fencing. As with No.152, no openings are proposed on the west elevation, so no window of the new dwelling addresses the care centre or its residents; the low single-storey form ensures no overshadowing or overbearing effect on a facility that itself extends significantly to the rear. The proposal is fully compatible with the adjoining care use, as OSS4(iv) requires.
No.148 Barnhorn Road (care home, east). The existing baseline matters here: a terrace on the east boundary already sits approximately 1.1m above No.148's ground level, behind 1.8m close-boarded fencing. The scheme improves that condition. A new 1.8m rendered wall is proposed above the existing retaining structure, incorporating a raised planter with native hedging on the garden side — providing effective, permanent screening between the raised terrace and No.148 where currently only a fence stands, to the mutual benefit of both properties. The single east elevation opening — the sliding doors to the link — faces the courtyard boundary fence, with the care home's substantial garden beyond; it does not face principal habitable rooms, and no overlooking of habitable accommodation can occur. The boundary structure is confined to the shared boundary within the backland plot; it does not address the highway and introduces no stark feature into the street scene, and its 1.8m height matched to the existing fencing, softened by the planted hedge, accords with DaSA Policy DHG11(ii) (boundary treatments consistent in design, height and materials with the character of the locality). As to vehicular activity, the driveway serves a single two-bedroom dwelling with two parking spaces: the movements generated are those of one household, arriving via a formalised, gated, permeably surfaced drive screened from No.148 by the retained fencing and new planted wall. Comings and goings of that order, in a residential area, would not give rise to material harm from noise, disturbance or fumes; the arrangement in any event improves upon the existing implemented driveway by bringing its surfacing, screening and gating under planning control. Should the Council wish, the applicant would accept a condition securing the boundary wall, planter and hedging details prior to occupation.
Sandhurst Lane site (north). The existing baseline is the retained ranch fence. The only opening on the north elevation is an existing utility door serving a non-habitable space; the two north-slope rooflights serve rooms lit from above and afford no outward view at eye level. No overlooking of the Sandhurst Lane land — itself now permitted for residential development — can result, and the 4.5m ridge presents no overbearing form to it.
In summary, the fenestration strategy set out in the Proposed Development section closes every potential overlooking route by design, and the separation distances, level changes and boundary treatments dispose of any overbearing or daylight concern. The scheme satisfies OSS4(ii) and, in respect of the courtyard form's own occupants, OSS4(i): the dwelling enjoys a private south garden, a sheltered courtyard, and generous internal daylight from the lantern and rooflights.
Sustainability
The dwelling is designed to exceed the requirements of Building Regulations Part L, with an ambition to approach Passivhaus principles. The specific measures are:
- An 8kW solar photovoltaic array;
- An air source heat pump;
- Mechanical ventilation with heat recovery (MVHR);
- Triple glazing throughout;
- A green roof to the flat-roofed link;
- Rainwater harvesting for garden irrigation;
- An active electric vehicle charge point;
- Permeable surfacing to all driveway and parking areas.
This package delivers the higher energy standards Core Strategy SRM1(ii) encourages, and the applicant would accept a condition securing the photovoltaic array, heat pump and charge point as installed features. Rainwater harvesting and water-efficient design will support compliance with DaSA Policy DRM1's requirement of no more than 110 litres per person per day, to be confirmed through the Building Regulations Part G submission. Reusing the existing outbuilding also retains embodied carbon that demolition and rebuild would forfeit.
On surface water, the scheme delivers a quantified betterment: the removal of approximately 173m² of concrete driveway and a 20m² slab, replaced with permeable construction throughout, produces a net reduction in impermeable area across the site. A SuDS hierarchy has been followed, with surface water managed on site through permeable surfacing in the first instance prior to any off-site discharge, and the green roof provides additional attenuation. This approach accords with DaSA Policy DEN5's requirement that drainage be integral to design and that run-off not exceed existing discharge as a minimum — here it reduces it. The applicant would accept a pre-commencement condition requiring a detailed surface water drainage scheme, including arrangements for the ongoing maintenance of the SuDS over the development's lifetime as DEN5(v) requires, and will confirm with the Council whether the site falls within the Pevensey Levels Hydrological Catchment Area so that two-stage treatment under DEN5(vi) can be incorporated into the detailed design if applicable. Ground floor levels are set above the existing garden level with appropriate freeboard, the construction is single-storey with no basement, and electrical services are positioned at an appropriate height.
On biodiversity, the proposed landscaping strategy — native species planting throughout the site, bird boxes, bat boxes, the green roof, and the native hedging corridor along the east boundary planter — is designed to achieve the mandatory 10% biodiversity net gain required under the Environment Act 2021, which applies to this application. These measures also satisfy DaSA Policy DEN4(iii)'s requirement that all developments retain and enhance biodiversity in a manner appropriate to the local context, reinforcing the site's verdant character.
Planning Policy Context
Development plan status: the development plan comprises the Rother Local Plan Core Strategy (2014) and the Rother Development and Site Allocations (DaSA) Local Plan (2019). Both are adopted and carry full weight in the determination of this application.
DIM2 — Development Boundaries. New development shall be "focused within defined settlement boundaries"; the site lies inside the Bexhill boundary on the adopted Policies Map, so the principle of a new dwelling here is supported by the spatial strategy, not an exception to it.
S4 — Principle of development within settlements (NPPF). Policy S3(1)(a) directs proposals within settlements to policy S4, under which development "should be approved unless the benefits of doing so would be substantially outweighed by any adverse effects". None of the S4(2) circumstances displaces that presumption here: the site is not allocated or safeguarded for another use in the development plan (S4(2)(a)(i)); it is not existing recreational land (HC7), no Local Green Space designation is recorded for it (HC8), no area of particular importance for biodiversity or geodiversity is recorded (N6), and it is not within a Protected Landscape (N4) — the site is confirmed as outside the AONB. The site is within the residential curtilage of No.150, so the application of L2(1)(d) falls to be considered under S4(2)(a)(ii); no substantial adverse impact arises from developing this curtilage land, because lawful built form and hardstanding already occupy it, the proposal is single-storey and screened from the street, and an Inspector has accepted backland residential development on the immediately abutting land. The site is not a cemetery, burial ground or land used for water storage or flood risk management (S4(2)(b)), and no national decision-making policy requires refusal in these circumstances (S4(2)(c)).
L2 — Making effective use of land (NPPF). L2(1)(b) directs substantial weight to the benefits of making better use of underutilised land and buildings; the scheme converts the existing 51m² outbuilding into part of a completed home and consolidates already-developed garden land into productive residential use.
L3 — Achieving appropriate densities (NPPF). L3(1) requires efficient land use having regard to securing well-designed places; for the reasons given in Design & Appearance, one dwelling is the yield this constrained backland plot can accommodate without repeating the harms that defeated the two-storey scheme.
OSS4 — General Development Considerations. The scheme meets the needs of future occupiers with accessible, step-free accommodation (OSS4(i)); causes no unreasonable harm to adjoining amenity for the elevation-by-elevation reasons given above (OSS4(ii)); respects the character of the locality through its low, screened, subservient form (OSS4(iii)); is compatible with the adjoining residential and care uses (OSS4(iv)); and is of a density appropriate to its context (OSS4(v)).
EN3 — Design Quality. The courtyard composition, contextual materials palette and legible contrast between converted and new elements demonstrate a robust design solution tested against the Key Design Principles, including design in context and architectural quality.
DHG3 — Residential Internal Space Standards. The 163m² gross internal area substantially exceeds the Nationally Described Space Standard minimum for a dwelling of this size and form, with bedroom sizes and storage addressed in the detailed design.
DHG4 — Accessible and Adaptable Homes. All dwellings are required to meet M4(2); the single-storey, level-access design is inherently suited to that standard and the applicant would accept a condition securing it.
DHG7 — External Residential Areas. The 198m² private south-facing garden and 32m² courtyard provide proportionate usable external space; the dimensioned layout will confirm garden depth against the 10m norm, parking and cycle storage are designed in from the outset, and integrated bin storage will be secured.
DHG11 — Boundary Treatments. The 1.8m rendered wall with planted hedging matches the height and domestic character of the existing close-boarded fencing, involves no loss of any structure of historic interest, sits away from the highway, and raises no highway safety issue.
DHG12 — Accesses and Drives. The new shared eastern crossover is acceptable in highway safety terms — the highway authority raised no objection to a larger iteration — replaces the existing arrangement, and is permeably surfaced in accordance with DEN5.
DEN4 — Biodiversity and Green Space. Native planting, bird and bat boxes, the green roof and the east boundary hedging corridor retain and enhance biodiversity appropriate to this suburban context.
DEN5 — Sustainable Drainage. Drainage is integral to the design: a net reduction in impermeable area, source control through permeable construction, green-roof attenuation, and maintenance arrangements to be secured by condition.
SRM1 — Towards a Low Carbon Future. The renewable and fabric-first package set out in the Sustainability section meets and exceeds prevailing energy efficiency standards, exactly as SRM1(ii) encourages; the scheme sits below the SRM1(i) threshold requiring a formal energy strategy.
Policy Compliance Summary
S4 - Principle of development within settlements (NPPF; within a settlement — approve unless benefits are substantially outweighed)
How this proposal complies: the site is inside the Bexhill boundary and no S4(2) circumstance — allocation, protected designation, curtilage harm, or national refusal policy — displaces the presumption of approval.
DIM2 - Development Boundaries
How this proposal complies: the site lies within the defined Bexhill development boundary on the adopted Policies Map, where the plan focuses new development.
L2 - Making effective use of land
How this proposal complies: converting the underutilised 51m² outbuilding and consolidating developed garden land attracts the substantial weight L2(1)(b) directs to such benefits.
L3 - Achieving appropriate densities
How this proposal complies: one dwelling is the efficient yield for this constrained backland plot, as the dismissed two-storey appeal demonstrates.
OSS4 - General Development Considerations
How this proposal complies: the separation, level change and blank west and north elevations satisfy OSS4(ii), and the low screened form satisfies OSS4(iii)–(v).
EN3 - Design Quality
How this proposal complies: the subservient courtyard form and contextual materials deliver the high design quality and robust, context-tested solution EN3 requires.
DP3 - Key principles for well-designed places
How this proposal complies: the scheme responds to its context through arrangement, materials and the reuse and integration of the existing building, per DP3(1).
DHG3 - Residential Internal Space Standards
How this proposal complies: the dwelling substantially exceeds the national space standard minimum for a two-bedroom single-storey home.
DHG4 - Accessible and Adaptable Homes
How this proposal complies: the single-storey, step-free design is suited to M4(2), which the applicant would accept a condition to secure.
DHG7 - External Residential Areas
How this proposal complies: a 198m² private garden, designed-in parking and cycle storage, and integrated bin storage to be confirmed on the dimensioned layout.
DHG11 - Boundary Treatments
How this proposal complies: the 1.8m planted rendered wall matches existing boundary heights, benefits both properties, and does not address the highway.
DHG12 - Accesses and Drives
How this proposal complies: a safe, permeably surfaced access replacing the existing arrangement, with the highway authority raising no objection to a larger prior iteration.
TR3 - Access and New Development (Core Strategy)
How this proposal complies: an accessible bus-served location, step-free pedestrian access, cycle storage and electric vehicle charging per TR3(iii).
DEN4 - Biodiversity and Green Space
How this proposal complies: native planting, bird and bat boxes, green roof and boundary hedging corridor enhance biodiversity appropriate to the local context.
DEN5 - Sustainable Drainage
How this proposal complies: a net reduction in impermeable area with source-control SuDS and maintenance arrangements to be secured by condition.
SRM1 - Towards a Low Carbon Future
How this proposal complies: photovoltaics, heat pump, MVHR and triple glazing exceed prevailing energy standards as SRM1(ii) encourages.
DRM1 - Water Efficiency
How this proposal complies: rainwater harvesting and water-efficient design will achieve the 110 litres per person per day standard through Part G.
Planning Balance & Conclusion
The starting point is section 38(6): the proposal accords with the development plan read as a whole. It sits within the Bexhill development boundary where DIM2 focuses new development; it satisfies the amenity, character and density tests of OSS4; it delivers the design quality EN3 requires; and it complies with the detailed DaSA standards on internal space, external space, accessibility, boundaries, access and drainage. Where the plan is met, permission should be granted unless material considerations indicate otherwise — and here the material considerations reinforce, rather than displace, that conclusion. The National Planning Policy Framework applies the presumption in favour of sustainable development through policy S4, and as set out above no S4(2) circumstance is engaged.
The benefits, with the weight each attracts:
- Delivery of one high-quality, accessible new home in a sustainable, bus-served location within the settlement boundary — moderate weight;
- Design betterment relative to both the dismissed two-storey scheme and the lawful baseline, consolidating existing built form into a coherent, subservient courtyard dwelling — significant weight, as it directly resolves the concerns underpinning the previous refusal;
- The implemented permitted development fallback, which reduces the weight of any residual character concern and against which the proposal is the superior outcome — moderate weight;
- Consistency with the Sandhurst Lane appeal decision on the abutting land, where an Inspector accepted backland residential development in this immediate context — moderate weight;
- A quantified surface water betterment through the removal of legacy concrete and full permeable surfacing — moderate weight;
- The low-carbon specification and biodiversity enhancements, including the 10% net gain measures — moderate weight collectively;
- Improvement of the existing boundary condition with No.148 through the planted screening wall above the existing raised terrace — limited weight, but a genuine mutual benefit.
Against these, the residual matters are confined to points of detail — confirmation of the garden depth dimension, M4(2) certification, integrated bin storage, boundary wall details, gate set-back, materials and the detailed SuDS scheme with its maintenance plan — every one of which is capable of being secured by standard conditions the applicant has expressly offered to accept. Individually and cumulatively they attract limited weight and none approaches, still less substantially outweighs, the benefits identified.
The proposal accords with the development plan, answers the previous refusal on its merits through a fundamentally different single-storey design, aligns with the most recent appeal decision in its immediate context, and engages the Framework's presumption in favour of approval within settlements. Permission should be granted.
This statement reflects national and local planning policy as recorded by Buildwise on 29 August 2026 (National Planning Policy Framework, August 2026 edition, in force from 17 August 2026). Planning policy changes frequently; changes after this date are not reflected.