Controversial plans for a major housing development near Ringmer remain undecided, after councillors agreed to wait for upcoming constitutional changes.

On Wednesday (November 4), Lewes District Council’s planning committee had been due to reconsider an application seeking permission to build up to 180 homes on Turnpike Farm greenfield land to the east of Broyle Side.

The committee had resolved to refuse the application at a meeting in August but it is being brought back for a fresh hearing as a result of updates to the National Planning Policy Framework (NPPF).

However, it was another national change to the planning system which saw the application from land promoter Richborough deferred.

A layout of the proposed development at Turnpike Farm, Ringmer. Image: Richborough

placeholder image — A layout of the proposed development at Turnpike Farm, Ringmer. Image: Richborough

Since October 31, legislation has required councils to operate under a new National Scheme of Delegation or face legal challenges to its decisions.

This scheme sets out what types of proposals can be decided by planning committees and what should be decided by officers alone.

The scheme also removes the ability for applications to be automatically ‘called in’ to a committee due to the level of public objection or at the request of individual councillors.

The new system requires changes to the council’s constitution, which will need to be agreed through an all-member vote. This vote is due to take place at a full council meeting later this month.

Officers had advised councillors to defer their discussion until after this vote takes place in order to avoid “any risk of challenge to any decision the planning applications committee might make.”

The committee agreed to defer the application until after the council’s constitution is amended.

While committee members had resolved to refuse the application in August, no formal decision had been issued prior to an update to the new NPPF being adopted in September.

This was partly because the council had been obligated to refer the scheme to the secretary of state before making a formal decision. The council did not receive a response to its referral until after the new NPPF came into effect.

Officers said the new rules change how elements of the scheme should be assessed in the planning balance and need to be reconsidered.

They say the benefits of new market and affordable homes have increased from significant to substantial, while the drawbacks from landscape harm have reduced from significant to moderate.

Officers say the changes “strengthen” their recommendation to approve the application.

Before making its previous decision the committee was told a refusal could carry a “significant risk” of costs being awarded at appeal.

Rowan Clapp, an independent barrister acting as the committee’s legal counsel, highlighted how the site is proposed for inclusion in the emerging local plan and had been recommended for approval by council planning officers.

The application seeks outline planning permission with all details other than access (via a new junction on the B2192) to be determined at a later stage.

The application includes an indicative housing mix, showing how the development could potentially contain: 14 one-bedroom units; 58 two-bedroom units; 88 three-bedroom units; and 20 four-bedroom units.

For further information on the proposals see application reference LW/25/0391 on the Lewes District Council website.