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Dismissed8 July 20266002906

The Millers Arms, 38 Winchelsea Road, Hastings, TN35 4JU

Planning appeal 6002906 at The Millers Arms, 38 Winchelsea Road, Hastings, TN35 4JU (Hastings) was dismissed on 8 July 2026 by Inspector Stewart Glassar, by written representations. The main issue, as the Inspector framed it: the effect of the proposed development on the character and appearance of the area.

demolition of existing public house and erection of 4 no. 2 and 4no. 3 bedroom dwellings together one car club space and landscaping and biodiversity enhancements. Change of use of land from Sui Generis (drinking establishment) to Class C3 (residential)

Authority
Hastings
Appeal type
Planning
Procedure
Written
Development
residential
Inspector
Stewart Glassar
Postcode
TN35 4JU

Main issues, as the Inspector framed them

  • the effect of the proposed development on the character and appearance of the area
  • the living conditions of existing neighbours and future occupiers of the proposed houses
  • parking provision/highway safety
  • protected species

What decided it

The collective weight of harm to character and appearance, living conditions of neighbours, highway safety and protected species significantly and demonstrably outweighs the housing supply benefits, even under the tilted balance.

The benefits of housing delivery on a brownfield site in a sustainable location, economic benefits and potential ecological enhancements were outweighed by the significant collective harms to character and appearance, living conditions of neighbours, highway safety and protected species.

What the Inspector cited

Development plan policies
Policy DM1Policy DM3Policy DM4Policy EN3
National Planning Policy Framework
Paragraph 11

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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More decisions in Hastings

The authority’s record since 2016 · every decision in 2026

  1. Allowed23 September 20253366202
    St. Annes Church, Chambers Road, St. Leonards-on-Sea, East Sussex, TN38 9HY
  2. Allowed23 August 20243326196
    Land Adjoining 14-16 Harley Way, St Leonards On Sea, Hastings, TN38 8BT
  3. Dismissed11 April 20243329236
    11 Linton Road, Hastings, TN34 1TN
  4. Allowed9 April 20243328939
    The Duke, 48 Duke Road, St. Leonards-on-Sea, TN37 7DN
  5. Dismissed27 February 20243322259
    1 St. Matthews Gardens, St. Leonards-on-Sea, TN38 0TS

The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.