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Step by step a hotelier, has tried to convert Bewl Water from a tranquil site for visitors and wildlife, particularly birds into a Center Parcs-style resort

There is a new planning application to convert the old boathouse at Bewl Water with its almost exclusively daytime activity to 11 holiday lets. There will be an extra floor with new windows and openings. The floor space will increase by 30%.

In 2021, a near identical scheme was rejected by the local authority and also on appeal last July. The Inspector dismissed the appeal predominately because of light spillage. The applicant claims light spillage is dealt with by the use of smart glazing. Their expert’s report fails to properly deal with the issues.

The push for  a Center Parcs-style resort

From 1976 to 2011, there is no record of a planning application for residential development at Bewl Water. In 2016, Elite Leisure (Salomons UK Ltd), part of Markerstudy group, became the managers. They own a hotel and a hotel/wedding venue in and near Tunbridge Wells. A spokesman said their long term plan was to build a Center Parcs style resort. It was quickly denied. Their subsequent planning activity below continued the recent trend and undermines the denial.

2012 Application for 13 holiday lodges made. Refused	2012 The Fishing Lodge was closed and an application was made to convert it into two holiday lodges. Application granted, but the planning permission lapsed.	Elite’s first application Step 1 2017 Application for 58 Earth lodges. Refused. Appeal dismissed
Step 2 2020 Application for a three year campsite with 80 pitches, (when there are so many other better sites nearby). Approved.	Step 3 2020 or before Two Yurts (overnight holiday lets) were built without any permission	Step 4 2021 Application to convert the fishing lodge into four holiday lets. Application refused. Appeal allowed.
Step 5 2021 Application to turn the sailing hut into holiday accommodation. Application withdrawn.	Step 6 2021 Application to convert the old boathouse to 11 holiday lets. (Same design as the current application, but with minor differences.) Application refused. Appeal dismissed.	Step 7 2023 Application for two more Yurts and permission for the two Yurts already built, with WC and washing facilities. Application refused. Appeal allowed. Decision affirmed by the High Court.
Step 8 2023 Application for a permanent campsite with 80 pitches, (when there are so many other better sites nearby). Application refused. Appeal allowed. Decision affirmed by the High Court.	Step 9 2025 This application. Converting the old boathouse to 11 holiday lets and café. (Same design as the 2021 application, but with minor changes.) The floor space will be increased by nearly 30%.	Step 10 There will be more applications.

 

Does it matter if Bewl Water is over-developed?

The original plan for Bewl Water was that the area should be open for recreational events during the day and be a sanctuary for wildlife at night. This policy helped with the security for the reservoir and attracted birds which are on the endangered lists (red list). Bewl Water is now a wildlife haven and is being considered for a Special Protection Area (SPA) designation. During dry weather there is less food for the birds and because of the water at Bewl Water, the reservoir provides an important source of food for the birds. Light at night is so dangerous to the wildlife that Bewl Water’s manager’s own ecologist, Sean McMinn, recommended that ‘because of the internationally important roosting gulls, water based activity at Bewl Water should be restricted between October and March each year to 9 am and 3 pm. Further the use of torches at the shoreline should be prohibited during periods of darkness.’

The Friends of Bewl Water want to protect the wildlife there and reintroduce the daytime  recreational activities that have been restricted by the manager’s desire for nighttime occupation. In 2000, there were 1,250 dinghies and 30 other boats using Bewl Water. The rent on their club house was doubled and the Sailing Club went into liquidation. The premises were lined up for residential occupation. The high car parking charges deter people on low incomes and others from visiting the site.

The Friends of Bewl Water objections

The Friends of Bewl Water and Ticehurst and Wadhurst Parish Councils object to the over-development of the site. The Friends of Bewl Water’s objections to this application include:

• The residential units would damage the tranquillity and beauty of the High Weald National Landscape (HWNL) (previously known as the High Weald Area of Outstanding Natural Beauty). The appeal Inspector said ‘Bewl Water reservoir makes an important contribution to the open landscape, tranquillity and intrinsic beauty of the HWNL.’ He was right.
• Bewl Water is a site of international importance, because of the protection it gives to endangered birds, particularly those on the Red List (the most at risk) which roost there. The proposal threatens the birds because of the inevitable nighttime light and noise from this shoreline development. Unlike many of the previous applications, this application is on the shoreline next to where the endangered birds feed.
• The similar application was rejected both by the planning authority and on appeal. In July 2024, the Inspector, who refused the last attempt to approve the designs referred to the light spillage from the development and that there were new windows and openings. This includes the inevitable light generation at nighttime. There are balconies with hot tops, table and chairs. Doors and windows open next to the shoreline. Cars and residents can move around the site creating noise and light spillage. This application’s attempt to overcome the light problem is unsuccessful.
• There is no tourist need for new holiday lets as there are so many similar sites nearby which are underused and more suitable for tourists.

• 

  The agent’s picture of the existing building

  The current building is ugly and the proposals appear no better, see Step 11 above. The design does not follow the High Weald Design Code as is required to. The proposal is a poor mix of a Swiss chalet design and an American condominium. The windows and walls are unbalanced. The attic windows are out of proportion with the roof.

• Last year there were 68 sewage leaks from the Tinkers Lane in Ticehurst sewage works into Bewl Water. They lasted 777.07 hours. The sewage system at Bewl Water is inadequate. In a letter dated, 31 July 2025, Southern Water said when commenting on this application said that there was ‘insufficient information provided for foul and surface water disposal’. Untreated sewage should not be allowed in the reservoir used for drinking water.

To learn more about the application

To learn more about the application i) put ‘WD/2025/1539/MAJ in your search engine. The Wealden DC planning page will come up, ii) Click Agree, iii) The application page appears.

Please object or comment on the plans (Closing date 6 September 2025)

The best way to object or comment is to draft your views on your computer. Then visit the application page (see above), and press ‘Comment on this application’. Fill in your details and then download your document(s).

If you don’t have a computer or don’t like using it, please write your letter and then give it to a friend who can scan your document, enter your details and attach your document.

You can send an e-mail to planning@wealden.gov.uk  You must give your name, the reference WD/2025/1539/MAJ, your address and whether you object, support or comment.

Comment Asap

Please pass on the information and help others to hear about the application. Please encourage them to object. The total number of people objecting matters.