# 28 Carew Road, Eastbourne (two dwellings from garden room and outbuilding)

- **Decision:** allowed, 22 September 2026
- **Decided by:** Planning Inspector: Martin Andrews
- **Authority:** Eastbourne (South East)
- **Appeal reference:** 6006002
- **Application reference:** 250410
- **Procedure:** written-representations
- **Development:** Part-retrospective change of use of a lower-ground garden room/store and a rear L-shaped outbuilding to two dwellings
- **Homes:** 2
- **Site context:** inside-settlement
- **Green Belt:** no
- **Framework applied:** August 2026 NPPF
- **Determinative policies:** DP3, P3
- **Development plan policies:** Eastbourne Core Strategy 2006-2027 B2, C11, D10a, Eastbourne Local Plan 2003 UHT1, UHT4, UHT15, HO20
- **Main issues:** character, privacy, self-build status and BNG
- **Tags:** tier-2, backland, small-scheme, bng-exemption, costs-application

## Summary
Two extra dwellings at a flatted site in Eastbourne (one in a previously approved rear outbuilding) were allowed. Character and privacy objections were not sustained, and the requested self-build restriction was refused as unnecessary (DL 8, 13, 21).

## What made the difference
The outbuilding was already approved and hidden by the fall of the land. Occupiers of a flatted site would expect mutual overlooking (DL 5, 10).

## Policy findings
- **DP3: accord.** backland unit invisible from Carew Road; varied character; no conflict with Section 14 of the 'National Planning Policy Framework August 2026' (DL 5-8)
- **P3: accord.** mutual overlooking typical of a flatted site; mitigated by levels (DL 10-13)

## Key facts
- Self-build occupancy condition refused as unnecessary; BNG exemption accepted (site 0.15 ha) (DL 14-16, 21)
- Two dwellings in a sustainable location described as 'an incremental but valuable contribution' to supply (DL 20)

## Sources
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6006002
- https://appeal-planning-decision.service.gov.uk/published-document/5e00364e-5f78-464b-87b9-0baa439132d7

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Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/PINS-6006002.html

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