The development in Buxted Park, East Sussex had previously been refused by the local authority
A government-appointed planning inspector has overturned on appeal a decision by Wealden District Council to refuse a housing development on the site of an “exquisite” 17th-century parsonage with links to the Wordsworth family.
Planning inspector J M Tweddle has approved the development of 49 houses by Brookworth Homes, a third of which will be affordable, on a site within Buxted Park in East Sussex.
The development is close to Grade II listed Harrock House, originally built as a rectory around 1694, which the planning inspector described as “one of the most remarkable original rectories in the country.”
Harrock House is linked to the poet William Wordsworth, who stayed in the house in 1831 when his brother, Christopher Wordsworth, held the rectory. The building was altered in the mid-19th century, but its architecture remains heavily based on its 17th century origins as a moated post-medieval country house.
From the 1960s to mid-1990s the house and lodge buildings were sold and became private residences.
Plans for the redevelopment on “what is currently open land within [Harrock House’s] setting” were first submitted by Brookworth Homes in August 2023, but were refused by Wealdon council in April 2024 amid concerns on the impact of the Grade II listed house and nearby Harrock House Lodge.
>>See also: Thakeham gets green light for 124-home scheme in Sussex
In his letter overturning the decision, Tweddle admits the development “would result in some harm to the heritage asset and how it is appreciated,” but said it would offer “less than substantial harm.”
It has been suggested that changes made by housing secretary Angela Rayner to the National Planning Policy Framework (NPPF) in December had made it easier for heritage sites to gain permission for redevelopment unless that case was against doing so was “strong”.
Under Section 66(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990, the Act states that “in considering whether to grant planning permission for development which affects a listed building or its setting, special regard shall be had to the desirability of preserving the building or its setting, or any features of special architectural or historic interest.”
The planning inspector states this statutory duty “is reflected in the NPPF which advises that the significance of a designated heritage asset can be harmed or lost through development within its setting, and that such harm requires clear and convincing justification.”
NPPF documents published in December state: ”Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal including, where appropriate, securing its optimum viable use.”
Tweddle concluded that the proposed development in Buxted Park would cause “no more than a low level of less than substantial harm to the significance of the listed building, by way of change within its setting.”
He added: “In accordance with the terms of the [NPPF], [the development] would result in a medium level of less than substantial harm to the significance of the listed building.”
The letter does admit, however, that Historic England’s assessment of the level of harm was greater than Tweddle’s findings. However, its assessment of the impacts of the proposal was “early in the process” and before additional information was submitted during the appeal stage.
The planning inspector also considered the impact of the development on five other heritage buildings in the vicinity, Buxted Park itself and two World War II era pillboxes, deciding in all cases that there wasn’t enough impact as to refuse permission.
A group of local residents have written to Wealden District Council urging it to seek a judicial review to overturn the planning inspector’s decision, according to The Times.
Wealden District councillor Graham Shaw, told The Times: “This is the planning system we face, which means that local decisions can be overturned in favour of the developer. Unfortunately, many of us feel that the government’s recent changes to the planning system will only make these instances more likely.”
A spokesperson for The Ministry of Housing, Communities and Local Government said: “We have not changed any planning rules on protecting listed buildings or heritage assets, and planning policy continues to make it clear that heritage assets are an irreplaceable resource which should be conserved.”
Housing Today has contacted Brookworth Homes and Wealden District Council for comment.
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