Four affordable rental homes at Garage Compound, The Lynchets, Lewes

What was proposed

The application proposed demolishing 20 garages and building four three-bedroom affordable rental homes with gardens, parking, cycle and bin stores.

“Site Description 1.1 The application relates to an existing local authority-owned garage site and verge, approximately 780 square metres in area, which has been allocated for residential development in the Lewes Neighbourhood Plan (LNP). The site currently contains 20 flat roofed garages, 10 of which face onto the Lynchets and the remainder forming two blocks of five facing each other at the northern end of the site.”

“The application is seeking planning approval for 4no. 3-bedroom dwellings which would be offered as affordable homes for either social or affordable rent by Lewes District Council. The units would be constructed as 2 pairs of semi-detached dwellings facing onto The Lynchets, the units themselves comprising 105sqm each. The accommodation would be spread across two storeys with a master bedroom suite in the roof, facilitated by a rear dormer window.”

Officer report

The site and surroundings

The council-owned garage site is elevated above Lewes, near Local Green Space, a footpath, existing homes, a listed building and Lewes Downs.

“To the immediate north of the site is an area of Local Green Space, as designated in the LNP. Beyond this – again on lower ground – is a 2- storey block of flats, the pitched roof of which is visible over the fence on the ridge of the hill. A footpath leading to 25-34 The Lynchets marks the southeastern boundary and continues to slope southwards towards the existing properties.”

Officer report

Officers’ recommendation

Officers recommended approval subject to a legal agreement securing affordable rented or social rented homes and biodiversity credits, plus planning conditions.

“Recommendation: That planning permission be granted subject completion of: i. A Section 106 Legal Agreement, the final form of which is delegated to the Director of Planning to secure: • the 4no. dwellings as affordable rented or social rented housing (to be confirmed by the applicant), and; • the necessary purchase of ‘off site’ credits for Biodiversity Net Gain. ii.”

Officer report

Why officers supported it

Officers considered the revised layout, affordable housing, sustainable location, design, ecology and drainage acceptable despite reduced parking and taller homes.

“This application is seeking full planning approval for the development of the Lynchets garage site. Therefore, the main issues for consideration are: • Principle of development • Affordable Housing / Housing Mix • Sustainable construction and Net Zero • Highways and Parking • Design and landscape • Ecology and biodiversity net gain (BNG) • Drainage Principle of Development 7.2 The application site is allocated in the Lewes Neighbourhood Plan (LNP) for 6 dwellings (Policy…”

“Considered in isolation, the application site does not demonstrate a policy compliant housing mix as it proposes 4 x 3-bed dwellings (SDLP, Policy SD27), however, given the constraints of the site and the wider provision of affordable homes across the multiple sites outlined in Section 3 of this report, such deviation is considered acceptable. The provision of 100% affordable homes on a site allocated in the LNP is given significant weight.”

Officer report

Consultation responses

The highway authority raised no objection subject to conditions, while archaeology objected and other consultees requested conditions or further details.

“Consultations 4.1 Archaeology (ESCC) – Objection Further information requested taking into account the archaeological notification area in which the site is located. Design Officer – No Objection. Whilst changes to minor aspects of the scheme remain recommended, which can be secured by condition, the scheme has undergone significant design improvements which result in a layout that sits more comfortably in the street scene.”

“Local Highway Authority (ESCC) – No Objection subject to conditions. Public concern has been noted regarding parking. Given the good transport connections and the level of car ownership in this area, an objection based on the minor shortfall in parking would be difficult to justify. Conditions are recommended to provide further details of parking areas / spaces, cycle parking and to secure a construction management plan. Southern Water – No objection.”

Officer report

Public comments and discussion

Members welcomed affordable family homes and modular construction, while asking about recycled windows and landscaping; officers explained the materials and constrained amenity space.

The committee’s decision

The committee granted permission subject to the legal agreement and conditions, supported stopping-up the highways in principle, and delegated refusal if the agreement was not secured within six months.

“Members were advised: • The UPVC windows and doors would be newly manufactured using 75% recycled materials. They were not reused units and would be consistent in appearance and performance. • Landscaping options were constrained as the site was currently a garage compound. The amenity space for the application were a courtyard style patio rather than green space. RESOLVED: 1) That planning permission be granted subject completion of: i.”

“2) That the Committee confirm that they, in principle, support the ‘Stopping Up’ of the existing adopted highways under Sections 247 of the Town and Country Planning Act 1990; 3) That authority be delegated to the Director of Planning to refuse the application with appropriate reasons if the agreement is not completed or sufficient progress has not been made in securing the agreement within 6 months of the 10 July 2025 Planning Committee meeting 51.”

Minutes