Planning Consultants in East Sussex
East Sussex contains the South Downs National Park and significant heritage assets in Lewes, Rye, and Hastings. Brighton & Hove is one of the most active planning authorities in the South East with high residential density and strong commercial development. The High Weald National Landscape covers parts of Wealden and Rother, where rural planning proposals require careful handling.
Common in East Sussex
Local planning authority: East Sussex County Council, Brighton & Hove City Council, South Downs National Park Authority, Lewes District Council, Eastbourne Borough Council, Hastings Borough Council, Rother District Council, and Wealden District Council
Planning Consultants in East Sussex
We advise landowners, farmers, developers and homeowners across East Sussex and Brighton & Hove, including Lewes, Eastbourne, Hastings, Rye, Uckfield and Crowborough.
Applications are decided by Brighton & Hove City Council, the district and borough councils, and the South Downs National Park Authority within the National Park. The Government chose a reorganisation model for East Sussex and Brighton in July 2026, but paused that decision in September 2026 pending a review, so the existing councils remain the planning authorities.
New homes within 7 kilometres of Ashdown Forest must contribute to its mitigation strategy, because the heathland is protected for its ground-nesting birds. The High Weald National Landscape covers much of Wealden and Rother, and historic towns such as Lewes and Rye need careful heritage evidence. Farm diversification, equestrian development and conversions are common rural work.
Site in a flood zone?
Development in Flood Zones 2 and 3 usually needs a flood risk Sequential Test. For sites in Lewes District we offer a fixed-fee Sequential Test for £300, delivered within 24 hours of payment.
Planning Services in East Sussex
Urban Vista Planning provides the full range of planning consultancy services to clients across East Sussex — from homeowners and landowners to developers and businesses. Our Chartered Town Planners are MRTPI-accredited and experienced in dealing with the planning authorities operating in East Sussex.
- Planning permission applications
- Pre-application advice
- Planning appeals
- Permitted development assessments
- Lawful Development Certificates
- Change of use applications
- Heritage and listed building consent
- Ecology & Biodiversity Net Gain
- Highways and transport assessments
- Infrastructure consenting
- Equestrian and rural planning
- Discharge of planning conditions
Why Urban Vista Planning?
MRTPI & MCIHT Accredited
Our Chartered Town Planners and specialist associates are accredited and regulated by their professional bodies, including the RTPI and CIHT.
UK-Wide Coverage
We advise clients across England and Wales, including East Sussex, from our offices in Taplow (Buckinghamshire), Leeds, and Hereford.
Free Initial Consultation
We provide an honest initial view of your project — what is achievable, the best consenting route, and likely timescales — at no charge.
Full-Service Consultancy
We manage the entire planning process: application preparation, specialist coordination, authority engagement, and conditions discharge.
Key Planning Constraints in East Sussex
These designations and policy issues shape what can be built in East Sussex. Identifying them early is the single most effective way to avoid delay, invalid applications and refusal.
Ashdown Forest SPA/SAC
New homes within 7km of Ashdown Forest must contribute to SANG and SAMM mitigation, and air quality impacts may require assessment.
South Downs National Park
The South Downs National Park Authority determines applications across much of the county's downland.
High Weald National Landscape
Wealden and Rother contain large parts of the High Weald, where major development faces exceptional circumstances tests.
Pevensey Levels and coastal flooding
Low-lying land around Pevensey and Rye carries significant flood risk and ecological sensitivity.
Infrastructure & Energy Planning in East Sussex
East Sussex hosts port and energy infrastructure at Newhaven and substantial interest in solar and battery storage on lower-grade farmland. Its landscape designations mean site selection and landscape evidence are critical. We help promoters find deliverable sites and build a robust consenting case.
Planning in East Sussex: FAQs
What is the Ashdown Forest 7km zone?
Ashdown Forest is a Special Protection Area and Special Area of Conservation. New homes within 7 kilometres usually contribute to access management and monitoring (SAMM) and to alternative green space (SANG), to avoid increasing recreational pressure on the forest.
Who decides planning applications in the South Downs?
The South Downs National Park Authority decides applications within the National Park, under the South Downs Local Plan. Outside it, Brighton & Hove City Council or the relevant district or borough council decides.
Is local government in East Sussex being reorganised?
Possibly. In July 2026 the Government chose a model for East Sussex and Brighton, then paused the decision in September 2026 while it reviews reorganisation after new legal advice. For now, existing councils decide planning applications.
Which council deals with planning applications in East Sussex?
Planning applications in East Sussex are determined by the local planning authority for the site — East Sussex County Council, Brighton & Hove City Council, South Downs National Park Authority, Lewes District Council, Eastbourne Borough Council, Hastings Borough Council, Rother District Council, and Wealden District Council. Where a site lies within a National Park, the National Park Authority is the planning authority instead.
What are the main planning constraints in East Sussex?
Key constraints in East Sussex include Ashdown Forest SPA/SAC; South Downs National Park; High Weald National Landscape; Pevensey Levels and coastal flooding. We identify which apply to your site at the outset so they can be addressed in the application rather than discovered during determination.
Do you advise on infrastructure and energy projects in East Sussex?
East Sussex hosts port and energy infrastructure at Newhaven and substantial interest in solar and battery storage on lower-grade farmland. Its landscape designations mean site selection and landscape evidence are critical. We help promoters find deliverable sites and build a robust consenting case.
Other Areas We Cover in the South East
Need a Planning Consultant in East Sussex?
Book a free initial consultation — we will give you a clear view of your options and the best route forward.