Controversial Bewl Water planning application refused on light pollution grounds

Councillors on Wealden District Council’s Major Planning Committee, unanimously refused planning application WD/2025/1539/MAJ at Bewl Water.

The application sought extensions and alterations to the Boat House Bistro, replacement of an adjacent fishing facility building, and a change of use to create 11 holiday accommodation units, alongside a cafe with terrace. Water sports facilities would have been retained.

Bewl Water is a reservoir within the High Weald National Landscape and is an established leisure destination.

The application was refused for the following reasons:

• It has not been sufficiently demonstrated that the proposed SmartGlass specification, operation and associated lighting controls and other measures would be effective in preventing harmful light spill and protecting the intrinsically dark landscapes, dark skies and special qualities of the High Weald National Landscape.

• The proposal would therefore fail to conserve and enhance the natural beauty and character of the High Weald National Landscape having regard to the High Weald National Landscape Management Plan, and is contrary to Policy WAD16 of the Wadhurst Neighbourhood Plan 2024, Saved Policy WC14 of the Wealden Core Strategy Local Plan 2013, policies GD2, EN1, EN6, EN27 and EN29 of the Wealden Local Plan 1998, and paragraphs 189 and 198(c) of the National Planning Policy Framework.

A previous planning application for a similar proposal at the Boat House Bistro was refused by the Council on 12 December 2023, and the appeal against that decision was dismissed on 5 September 2024. The Inspector concluded there was insufficient evidence to demonstrate that the proposed mitigation would be effective in protecting the dark skies of the High Weald National Landscape.

Chair of the Major Planning Committee, Councillor Gareth Owen Williams, said, “The High Weald National Landscape is valued for its tranquillity and dark skies. The committee concluded that it has not been sufficiently demonstrated that the proposed mitigation would prevent harm from light spill at this location.”

The council will issue the formal decision notice in due course, including the full reasons for refusal. The applicant has a right of appeal to the Planning Inspectorate.