Polegate Town Council Objection to Planning Application WD/2026/1258/MAJ
At its meeting on Friday 17th July 2026, Polegate Town Council discussed planning application WD/2026/1258/MAJ at length. Following detailed consideration of the application and supporting documents, Members agreed to submit a formal objection to Wealden District Council. The comments submitted by the Town Council are set out below.
Access and Highway Safety
The proposed access is situated on one of the busiest roads in the area and on a section of highway that regularly experiences significant congestion, particularly during peak periods.
A major concern is the absence of a formal response from the Highway Authority and the lack of a comprehensive highways assessment at this stage. It is unclear how consultees can provide fully informed comments without all relevant technical information being available.
The road forms part of a key transport corridor and is a single carriageway. Furthermore, the site’s position on the brow of a hill raises significant concerns regarding visibility, vehicle manoeuvrability and overall highway safety. Particular concerns relate to right-turn movements into and out of the site. The proposed access arrangement may create conflicts between vehicles entering and leaving the development, resulting in increased safety risks.
There is also concern that drivers who are unable or unwilling to undertake right-turn movements may divert through Broad Road, Coppice Avenue and Wannock Road, creating unofficial rat-runs through residential areas. In addition, there is potential for dangerous U-turn manoeuvres on the A27.The application has not adequately demonstrated that the proposed access arrangements can be delivered safely, and significant concerns remain regarding highway safety and traffic management.
The development would also increase pressure on an already heavily congested road network and may necessitate reduced vehicle speeds, adversely affecting traffic flow during peak periods.
Traffic and Transport Assessment
No formal Highway Authority assessment has been provided to date, and it remains unclear whether adequate consultation has taken place. The Transport Assessment refers to a “sensitivity test”; however, the methodology, assumptions and conclusions underpinning this exercise have not been sufficiently explained and require further scrutiny. The traffic survey data appears to be approximately two years old. Given the scale of development that has recently taken place and is proposed within the surrounding area, the Town Council does not consider this information sufficiently robust or up to date.
There are also concerns that parts of the assessment rely on traffic data collected during or shortly after the pandemic period, which may not accurately reflect current or future traffic conditions. The cumulative impact of nearby developments does not appear to have been fully assessed. The local road network will be required to accommodate traffic associated with:
- A medical centre generating regular vehicle movements;
- Approximately 700 new homes;
- Employment space generating significant daily trips; and
- A school generating concentrated peak-time traffic.
There are significant concerns regarding any form of access from Courtland Road. The road is unsuitable for this purpose and should not be used for either construction or permanent access under any circumstances.
The temporary access to the side and rear of the site is currently surfaced in concrete. Confirmation should be provided that this access is temporary only and will not be retained as a permanent means of access.
Traffic approaching from the south may be subject to visibility constraints and this matter requires further detailed assessment. Should planning permission be granted, conditions should require appropriate noise mitigation measures, including controls over delivery hours, servicing operations and operational hours where necessary. Particular consideration should be given to the plant room and other mechanical equipment located close to neighbouring residential properties. Acoustic screening should be provided where required.
The removal of existing trees may reduce the natural noise buffering currently enjoyed by nearby residents and could increase noise impacts arising from vehicle movements and site operations. Pedestrian and cycle links between the neighbouring residential estate and the proposed development should be significantly enhanced, with high-quality lighting provided throughout.
This is particularly important given previous concerns regarding personal safety and antisocial behaviour within secluded areas.
Construction Management and Site Controls
Should planning permission be granted, the Town Council strongly requests the imposition of a comprehensive Construction Environmental Management Plan (CEMP) and Construction Traffic Management Plan (CTMP). Strict construction controls should be imposed to safeguard nearby residents and the local highway network, including:
- Restricted construction working hours;
- Restrictions on delivery and collection times;
- Designated construction vehicle routes that avoid residential roads wherever possible;
- A prohibition on construction traffic using Courtland Road, Broad Road, Coppice Avenue, Farmlands Way or Wannock Road unless expressly approved by the Local Planning Authority;
- Wheel-washing facilities to prevent mud and debris being deposited on the public highway;
- Dust suppression measures;
- Noise and vibration monitoring;
- Contractor parking controls to prevent overspill parking within residential areas; and
- Regular monitoring and enforcement of construction-related conditions.
Given the constrained nature of the site and surrounding residential areas, construction activity must be carefully managed to minimise disruption, congestion, pollution and risks to highway safety.
Traffic Diversion Concerns
The Town Council has serious concerns that vehicles will divert through Coppice Avenue, Farmlands Way, Broad Road and Wannock Road, particularly where right-turn movements become difficult during periods of congestion.
Public Transport and Accessibility
Whilst the application seeks to promote sustainable modes of travel, the proposed provision appears limited.
The scheme includes only four publicly available bicycle parking spaces, which is unlikely to encourage significant uptake of cycling as a realistic alternative mode of transport.
The principal positive aspect of the site’s accessibility is its proximity to an existing bus stop.
Care Home Visibility and Need
The proposed care home would be three storeys in height and positioned on elevated land, making it a highly prominent feature within the local landscape.
The Town Council questions whether sufficient demand exists to justify additional care home provision in the area, particularly given that existing care and nursing home facilities within Polegate are not currently operating at full capacity.
Consideration should also be given to the proposed bus lane and existing speed restrictions when assessing the suitability of the development.
Trees and Nature Conservation
A significant number of trees are proposed for removal, giving rise to concerns regarding the loss of established landscaping, visual amenity and biodiversity.
Concerns have also been raised regarding the potential presence of badger setts and other protected species. Appropriate ecological surveys should be undertaken, and habitats must be protected.
No disturbance should occur unless supported by adequate ecological evidence and appropriate mitigation measures.
Green Space and Sports Provision
The Sports Planning Consultant’s report contains a number of factual inaccuracies and unsupported assumptions.
The report incorrectly states that Polegate has a rugby pitch. It does not.
The report further asserts that there is no demand for tennis courts or bowls facilities. The Town Council is aware of local demand for tennis provision and is actively exploring opportunities to provide courts. No evidence has been provided to substantiate the conclusions reached by the developer.
As a minimum, a Section 106 contribution should be secured towards tennis courts and other sports and recreation facilities within Polegate.
The report fails to adequately consider local deficiencies in sports provision and appears inconsistent with evidence contained within Wealden District Council’s wider sports infrastructure documentation.
The suggestion that playing fields are no longer required because they have remained unused for many years fails to recognise that access to the land has previously been restricted. Lack of use should not be interpreted as a lack of demand.
The report also fails to acknowledge existing deficits in outdoor sports provision within Polegate. The absence of local facilities has resulted in residents travelling elsewhere to access sports and recreation opportunities, which should not be regarded as evidence that demand does not exist.
Furthermore, the report does not adequately account for future demographic changes or the recreational requirements of a potentially younger population.
References to football provision at Brightling Road are misleading. There are currently no football pitches on the site. Whilst planning permission exists for a pitch, it has not yet been funded or delivered.
Similarly, the report incorrectly implies that rugby provision is adequately catered for locally, which is not the case.
Overdevelopment
The site is relatively constrained in size, and the scale, massing and density of the proposed development constitute overdevelopment. The number, size and height of the buildings would result in an overly intensive form of development that is out of keeping with the character and appearance of the surrounding area.
Building Height and Impact on Residential Amenity
The height, scale and massing of the proposed buildings would have a significant visual impact on neighbouring properties. The development would appear overbearing and would cause harm to the amenities of existing residents through increased overlooking, visual intrusion and loss of outlook.
Pollution
There are significant concerns regarding the increase in air pollution, noise pollution and carbon emissions arising from additional traffic movements and operational activities associated with the development.
Conclusion
For the reasons outlined above, Polegate Town Council objects to planning application WD/2026/1258/MAJ. The Council considers that significant concerns remain regarding highway safety, traffic impacts, environmental impacts, residential amenity, the loss of trees and biodiversity, the adequacy of sports provision, and the overall scale and suitability of the proposed development. The Council’s full consultation response has been submitted to Wealden District Council as part of the planning process and will be considered alongside comments received from residents, statutory consultees and other interested parties.