Hastings Local Plan Draft Local Plan Preferred Options (Regulation 18)

6. Site Allocation Policies Comment

6.1To understand both housing need and potential land supply in Hastings, the Council is guided by a number of evidence and base studies including:

• Housing and Economic Development Needs Assessment Update 2023
• Strategic Housing and Employment Land Availability Assessment 2025
• Densification and Capacity Study Interim Report 2026
• Landscape Sensitivity to Residential, Commercial and Solar Development within Hastings 2024
• Strategic Flood Risk Assessment 2024
• Sustainability Appraisal 2026

Part one – Housing and Mixed-Use Allocations Comment HS1 - Land adjacent to Sandrock Park, The Ridge (1) HS2 - Seaside Road, West St Leonards (2) HS3 - Former Westerleigh School (3) HS4 - Former Malmesbury House 123-125 West Hill Road (4) HS5 - Former West St Leonards Primary School, Bexhill Road (5) HS6 - Ore Valley (Former Power Station) (6) HS7 - Former Post Office and University of Brighton building (7) HS8 - Mayfield E, Bodiam Drive (8) HS10 - land at Rock Lane (9) HS11 - Cinque Ports Way (10) HS12 - Gambier House, 111 West Hill Road and West House, 115 West Hill Road (11) HS13 - Land North-West of Winchelsea Lane (12) HS15 - 190 Bexhill Road (13) HS16 - Site of former 12-19 Braybrooke Terrace (14) HS17 - Hastings Garden Centre, Bexhill Road (15) HS18 - Land at Tilekiln Farm (16) HS19 - 107 The Ridge (Simes and Sons) (17) HS20 - Former West Hill Road Reservoir (18) HS21 - land east of Rock Lane (19) HS23 - Land East of Beaneys Lane, The Ridge (20) HS24 - Land at Graystone Lane (21) HSS2 - 309-311 Harold Road (22) HSS3 - Land adjacent 142 Bexhill Road (23) HSS5 - land at Chiltern Drive (24) HSS8 - Former Hollingsworth Garage, Braybrooke Road (25) HSS9 - 381-391 Old London Road (former Hare & Hounds & adjacent garage) (26) HSS10 - 1st to 3rd floors, 29-30 Kings Road (27) HSS11 - 60-61 Eversfield Place (28) HSS13 - 5 The Green (29) HSS14 - former Hillesden Mansions, 7-11 Chapel Park Road (30) HSS15 - 153-154 Queens Road (First and second floors and attic) (31) HSS16 - Mayfield Farm (32)

6.2Allocating a site in the Local Plan establishes the principle that the development of the site for housing is acceptable. However, the numbers set out in site allocation policies are indicative of what might be achieved. It is for the planning application process to determine the precise details of the development.

6.3The Local Plan must take need into account and provide for an adequate amount, quality, and type of housing in the appropriate places. Policy SP2 states that the Local Plan will make provision for the delivery of a minimum of 3,174 – 3,446 dwellings over the period 2023-2041 (176 – 191 net new dwellings per annum), of which 1,187 – 1,454 are allocated in the Plan.

6.4The housing allocations have been informed by the suitability, availability and deliverability assessment which forms part of the Strategic Housing and Employment Land Availability Assessment (SHELAA) process. The site allocations have also been informed by Sustainability Appraisal (SA) process to ensure that sustainable development is achieved in accordance with the NPPF.

6.5The plan allocations reflect a brownfield first approach to development, however given the significant land constraints within Hastings greenfield sites have been identified to help meet housing needs in the borough.

6.6The approach guiding residential housing site selection at Regulation 18 is therefore as follows:

6.7Sites that are suitable, available and achievable within the plan period are identified as site allocations. These sites are identified by the prefixes HS and GT and are formal site allocations.

6.8Sites that are suitable and have the potential to be available and achievable within the plan period are identified as Regeneration Area Opportunity Sites. Areas that include these sites are identified by the prefix R and can be found in Section 5 of the Plan.

6.9Suitable sites that have the potential to be available and achievable within the plan period but that will form part of a housing renewal scheme are identified as Housing Renewal Sites. These sites are identified by the prefix H6 and can be found in Section 7 of the Plan.

6.10The sites allocated under Policy HA1 are critical to achieving the objectives and strategy set out in Chapter 1. For larger sites, or where there are unique considerations, site specific policies are provided. For smaller sites and Windfall sites, any subsequent planning application will be determined in accordance with the policies set out in this Local Plan.

6.11Appendix 2: Housing Trajectory shows when these housing allocations are expected to be delivered during the plan period, including in the first five years. This Appendix will be produced following the Regulation 18 consultation.

6.12Where site allocations identified within this plan are at risk of flooding, the council will ensure that sites are sequentially tested in line with National Planning Policy and Practice Guidance, and that the exception test is applied where necessary. This will take place following the Regulation 18 consultation.

6.13The council is aware of the importance of monitoring the delivery of allocated sites in order to ensure housing needs are being met and in order to maintain a continuous five-year supply of deliverable sites. In accordance with the NPPF, the council shall annually identify and update a supply of specific deliverable sites, sufficient to meet its housing requirement for 5 years plus an additional buffer as applicable.

Policy HA1: Applications for Housing and Mixed-Use proposals Comment HS1 - Land adjacent to Sandrock Park, The Ridge (1) HS2 - Seaside Road, West St Leonards (2) HS3 - Former Westerleigh School (3) HS4 - Former Malmesbury House 123-125 West Hill Road (4) HS5 - Former West St Leonards Primary School, Bexhill Road (5) HS6 - Ore Valley (Former Power Station) (6) HS7 - Former Post Office and University of Brighton building (7) HS8 - Mayfield E, Bodiam Drive (8) HS10 - land at Rock Lane (9) HS11 - Cinque Ports Way (10) HS12 - Gambier House, 111 West Hill Road and West House, 115 West Hill Road (11) HS13 - Land North-West of Winchelsea Lane (12) HS15 - 190 Bexhill Road (13) HS16 - Site of former 12-19 Braybrooke Terrace (14) HS17 - Hastings Garden Centre, Bexhill Road (15) HS18 - Land at Tilekiln Farm (16) HS19 - 107 The Ridge (Simes and Sons) (17) HS20 - Former West Hill Road Reservoir (18) HS21 - land east of Rock Lane (19) HS23 - Land East of Beaneys Lane, The Ridge (20) HS24 - Land at Graystone Lane (21) HSS2 - 309-311 Harold Road (22) HSS3 - Land adjacent 142 Bexhill Road (23) HSS5 - land at Chiltern Drive (24) HSS8 - Former Hollingsworth Garage, Braybrooke Road (25) HSS9 - 381-391 Old London Road (former Hare & Hounds & adjacent garage) (26) HSS10 - 1st to 3rd floors, 29-30 Kings Road (27) HSS11 - 60-61 Eversfield Place (28) HSS13 - 5 The Green (29) HSS14 - former Hillesden Mansions, 7-11 Chapel Park Road (30) HSS15 - 153-154 Queens Road (First and second floors and attic) (31) HSS16 - Mayfield Farm (32)

Table 9: Site capable of delivering fewer than 20 dwellings Comment

Policy HS1: Land adjacent to Sandrock Park, The Ridge Comment

6.14Land adjacent Sandrock Park, The Ridge is a site in the north of the Borough close to the boundary with neighbouring Rother District. The site is relatively level and sits at one of the highest elevations in the Boroughs overall topography. The site is bound by woodland to the northern and eastern extents and shares a boundary with St Helens Church and the Ore Place Conservation Area. It is in close proximity to the High Weald National Landscape.

6.15The site has good access to local shops, services, sports, employment and recreation facilities and including nearby St Helen’s Wood to the south and Sandhurst Playing Field to the north. It is within walking distance of local schools and well-connected to the existing bus network along The Ridge.

6.16There is a low to negligible risk of surface water flooding at the periphery of the site, and a surface water flow pathway along the highway (The Ridge) to the north. The site will require a Flood Risk Assessment due to its size, and recommendations as arising from this report should ensure that flood risk will not be increased elsewhere as a result of either the construction or occupation phase of development.

6.17Local sewerage infrastructure in closest proximity has limited capacity to accommodate the proposed development.  Proposals for development at this location may therefore generate a need for reinforcement of the wastewater network should more detailed modelling show that additional capacity is needed. Proposals should demonstrate engagement with Southern Water at the earliest possible point to understand reinforcement needs, and any reinforcement must be completed prior to connection.  This means that development cannot be occupied until it is demonstrated that reinforcement is fully completed.

6.18The site sits within an Archaeological Notification Area, and a watching brief should be agreed with East Sussex County Council during development.

6.19The south east of the site includes ‘The Lodge’ (Lodge Cottage), a building, historically associated with a former entrance to the manor Ore Place, original in its form and detail, now vacant and in a state of disrepair. It is a building of notable architectural appearance and character and forms part of a group of buildings which include St Helens Church and a former school building, all of which contribute to the setting of the Ore Place Conservation Area. The Lodge should be retained in any overall development and any development must relate well to the significance and setting of this building, and in the wider context of the Conservation Area.

6.20Proposals for the development of the site should seek to retain and enhance the Public Right of Way (PROW) within the site that bypasses The Ridge. Schemes should ensure that the PROW benefits from good natural surveillance that follows Secured by Design principles and improves overall connectivity to the surrounding area and important services.

6.21The site is bound by woodland, including trees subject to Tree Preservation Orders which acts as a natural buffer to adjacent housing estates and The Ridge. Woodland to the south-west, west and north forms a continuous and unbroken woodland corridor to the St. Helen's Wood Local Nature Reserve and Local Wildlife Site to the south and highway access should seek to limit removal of trees, and look at innovative solutions to mitigate any impacts of loss. Natural buffers to the east adjacent to the Ore Place Conservation Area and St Helen’s Church should be preserved and enhanced to protect the setting.

6.22In addition to the tree belt corridor, the site is between protected green spaces – St. Helen's Wood Local Nature Reserve and Local Wildlife Site to the south and the Sandhurst recreation ground within the High Weald National Landscape across The Ridge to the north. It is important that any scheme that is proposed clearly shows how links in the green infrastructure network will be retained. The site has a total area of 3.9ha, of which approximately 1/3 will need to be given over to publicly accessible open space, habitat creation, ecological buffers and delivery of green and blue infrastructure. The net developable area of the site should therefore be considered to be 2.6ha.

6.23The Local Nature Reserve, Local Wildlife Site, woodland and the High Weald National Landscape must be specifically referenced in any Ecological Constraints and Opportunities Plan (ECOP), and the site itself should be thoroughly surveyed to identify constraints, taking into account the ecological and recreational impact of development. Any development proposal must seek to avoid or minimise impact on these areas during both the construction and occupation phases of the development.

6.24New development on the site will also be required to make a contribution to improvements to Sandhurst Playing Fields opposite, including toward the upgrading of the current pavilion. A contribution towards existing play facilities in the surrounding area will also be required.

6.25Vehicle access must meet acceptable highways standards, and a transport report will be required for the site, taking into account the transport impact along The Ridge.

Policy HS1: Land adjacent to Sandrock Park, The Ridge Comment

Policy HS2: Seaside Road, West St Leonards Comment

6.26Seaside Road, West St Leonards is a vacant brownfield site with potential to be used as a mixed-use development incorporating 120 residential dwellings alongside commercial, leisure or recreational uses. This site should deliver a high-quality destination leisure environment for both visitors and residents alike, and provide clear links to the existing walking, wheeling and cycling network to create a vibrant and active connection to the wider seafront including the beachside area of the Combe Valley Countryside Park.

6.27Seaside Road is one of the few remaining significant re-development sites within the seafront resort area. It presents an opportunity to create a high-quality development which, together with the adjacent Cinque Ports Way site, will both regenerate the area and act as a tourist attraction in its own right. The development should seek cohesion with the nearby Bexhill Road Local Centre by improving existing pedestrian and cycle access along Grosvenor Gardens and creating an attractive and safe route for residents and visitors that is well-integrated with the existing A259 crossing point that links the site to West St Leonards Station.

6.28Commercial, recreational and leisure uses should be sensitive to and compatible with the seafront location of the development and should take advantage of opportunities to create a broad promenade for pedestrians and cyclists behind the seawall running east to west across the site and improve access to the beach itself. This should also act as a way of protecting views along the seafront.

6.29As part of the recreation offer, public open space must be delivered in the northern part of the site opposite Seaside Way due to the presence of an underground water tank. There is an existing playground on the site that must be retained or sympathetically relocated to the same standard or better prior to the occupation of the development.

6.30Improvements to the seawall will be required and the existing areas of vegetative shingle habitat should be protected with opportunities explored for their enhancement. There is tidal and fluvial flood risk (Zone 3) with a high groundwater table on the site and so a Flood Risk Assessment taking into account all potential sources of flooding will be required and mitigation as advised by the report should be incorporated into any potential scheme and maintained for its lifetime. Safe access and exit for all residents must be provided.

6.31Sustainable Drainage Systems (SuDS) for the site may need to be highly bespoke and should ensure that any potential for contamination of sensitive receptors both within and surrounding the site arising from recreational, residential and highway use arising from development is mitigated appropriately.

6.32The eastern part of the site contains filled land and there have been previous commercial uses elsewhere on the site. Proposals will be expected to provide an assessment of ground conditions and potential contamination.

6.33Southern Water have a number of underground assets within the site, including tanks and pumping facilities.  Easements to allow the maintenance of assets will need to be provided and maintained.  Consultation with Southern Water is recommended at an early stage to inform any proposed scheme.

6.34Local sewerage infrastructure in closest proximity has limited capacity to accommodate the proposed development.  Proposals for development at this location may therefore generate a need for reinforcement of the wastewater network should more detailed modelling show that additional capacity is needed. Proposals should demonstrate engagement with Southern Water at the earliest possible point to understand reinforcement needs, and any reinforcement must be completed prior to connection.  This means that development cannot be occupied until it is demonstrated that reinforcement is fully completed.

6.35The site, given its size and location, will be expected to support a varied housing mix and affordable housing will also be required as part of the mix.

6.36The Council will expect to see a high-quality innovative design with particular regard to sustainability. The Grosvenor Gardens Conservation Area sits immediately to the east of this site. Any new development on this site must sustain and enhance the setting of the conservation area.

6.37The location, scale and massing of housing units should have regard to the outlook of adjacent properties in Seaside Road and Grosvenor Gardens. Opportunities should be taken where possible to exploit the sea views that the site offers.

Policy HS2: Seaside Road, West St Leonards Comment

Policy HS3: Former Westerleigh School Comment

6.38Former Westerleigh School provide an opportunity for redevelopment of the former school site.

6.39The topography of the land, the existing mature trees within the site and important nature conservation issues will need to be explored in any scheme that is put forward for this site.

6.40The site, given its size and location, will be expected to support a varied housing mix and affordable housing will also be required. Of particular importance for this site will be measures to reduce surface water flood risk, and Sustainable Drainage Systems are likely to be required. Connections between the green space protected on site and those existing green spaces off site will also need to be shown on any application to ensure the conservation and enhancement of the green infrastructure network.

6.41The site will require vehicular access to the site that is developed to an adoptable standard. The potential vehicular access does not need to follow the line of the existing road and can consider land to the south of the existing access.

Policy HS3: Former Westerleigh School Comment

Policy HS4: Former Malmesbury House, 123-125 West Hill Road Comment

6.42The site occupies an elevated prominent location at the western end of the Grosvenor Gardens Conservation Area and is visible from a distance, particularly from the direction of the seafront. Any development must therefore respect longer distance views of the site as well as its immediate surroundings.

6.43The cliff to the rear of the site is a Local Wildlife Site and applicants will also be required to demonstrate that their development will not threaten the stability of the cliff or ecological significance of the area. Applicants will be required to submit an ecology and land stability report.

Policy HS4: Former Malmesbury House, 123-125 West Hill Road Comment

Policy HS5: Former West St Leonards Primary School, Bexhill Road Comment

6.44Former West St Leonards Primary School is a brownfield site in the west of the borough which has had a number of previous uses. The site slopes north to south and is vulnerable to flooding from surface water and river flooding. The Hollington Stream runs alongside the eastern boundary. Parts of the site to the south and west are in Flood Zone 3b, and a Flood Risk Assessment taking into account all potential sources of flooding will be required and mitigation as advised by the report should be incorporated into any potential scheme and maintained for its lifetime. The Hollington Stream to the east and south of the site is important ecological asset and is also engineered to avoid unacceptable flood risk so close working with the council and the Environment Agency is encouraged. Safe access and exit for all residents must be provided.

6.45Adequate buffer zones should be incorporated into any proposal that takes into account riparian zones, the impacts of climate change on flood risk, BAP Priority Habitat (deciduous woodland) to the west of the site and Southern Water’s infrastructure to the south-east. Natural Flood Management Measures, such as floodplain restoration, may be appropriate within this site.

6.46Sustainable Drainage Systems (SuDS) for the site may need to be highly bespoke and should ensure that any potential for contamination of sensitive receptors both within and surrounding the site arising from recreational, residential and highway use arising from development is mitigated appropriately. Easements should be provided to allow the monitoring of water quality.

6.47Mitigations should not interfere with the existing hydrological regime of the site due to the potential for impact on wetland habitats. The site will require hydrological monitoring to determine the potential for impact, and this should in turn inform ecological assessment of the site. Any discharge rates must be agreed with the Pevensey and Cuckmere Water Level Management Board before any planning permission is granted.

6.48The site sits within the South Saxons Local Wildlife Site (LWS) and is in the main neutral grassland with a small reedbed in the south-west corner. The LWS and the Hollington Stream must be specifically referenced in any Ecological Constraints and Opportunities Plan (ECOP), and the site itself should be thoroughly surveyed to identify constraints, taking into account the ecological and recreational impact of development. Any development proposal must seek to avoid or minimise impact on these areas during both the construction and occupation phases of the development.

6.49Proposals for the development of the site should seek to retain and enhance the Public Right of Way (PROW) within the site that connects Edinburgh Road to Filsham Road.

6.50The site was formerly landfill and may still produce landfill gas. There is also a small area of contaminated land in the north-western corner of the site. An assessment of potential contamination will therefore be required.

6.51Vehicle access must meet acceptable highways standards, and a transport report will be required for the site.

Policy HS5: Former West St Leonards Primary School, Bexhill Road Comment

Policy HS6: Ore Valley (Former Power Station) Comment

6.52The Ore Valley (Former Power Station) is a brownfield former industrial site with potential for residential redevelopment.

6.53The developable parts of this site are confined to the southern half and a smaller area to the north. The remainder of the site is woodland, which should be retained and arrangements made for its management. Access is available from an existing access point to Fellows Road at the eastern end of the site.

6.54The site is located in an area of deep surface water flood risk, and Southern Water has indicated that there is currently insufficient sewerage capacity to serve the site. It is also located adjacent to a designated Local Wildlife Site and will require its own ecological assessment in terms of future development.

6.55Local sewerage infrastructure in closest proximity has limited capacity to accommodate the proposed development.  Proposals for development at this location may therefore generate a need for reinforcement of the wastewater network should more detailed modelling show that additional capacity is needed. Proposals should demonstrate engagement with Southern Water at the earliest possible point to understand reinforcement needs, and any reinforcement must be completed prior to connection.  This means that development cannot be occupied until it is demonstrated that reinforcement is fully completed.

6.56The site will be expected to support a varied housing mix, including affordable housing. Given the previous uses of this site there is potential for contamination, which would need to be investigated.

Policy HS6: Ore Valley (Former Power Station) Comment

Policy HS7: Former Post Office and University of Brighton building Comment

6.57The Former Post Office and University of Brighton building is a town centre brownfield site. The site is suitable for mixed use development, with retail uses at the ground floor to provide an active frontage to the development. The site will be expected to support a varied housing mix and to include affordable housing.

6.58New development will have to take account of the amenity of adjoining residents and businesses due to the town centre location. The development should preserve and enhance to conservation area and take consideration of views to and from Hastings Castle.

6.59Proposals should support ensuring that the public realm in priory square is enhanced and provide appropriate improvements to open space and street furniture.

Policy HS7: Former Post Office and University of Brighton building Comment

Policy HS8: Mayfield E, Bodiam Drive Comment

6.60Mayfield E, Bodiam Drive is a gently sloping site at the edge of an existing residential area, and there is the potential for this site to accommodate at least 38 dwellings. This site is in council ownership, and consideration has been given to the sale value of the land which the Council hopes to achieve and the potential for the site to provide affordable housing. The council is working to ensure that the site delivers 100% affordable housing.

6.61There are opportunities to connect this site to the Mayfield Farm development by road or footpath which would aid permeability, making it easier for people to travel to and from their homes. There is also a good opportunity to include an access footpath to the existing bus stop on Bodiam Drive at the north-east corner of the site.

6.62Landscaping and potentially noise screening (hedging for example), is likely to be required along the western border of the site to shield the development from the Queensway Road. Any development on this site could potentially affect the setting of Mayfield Farmhouse; a Grade II listed building that is sited immediately to the south-west of the site. Due to the size of the site, a Flood Risk Assessment is required.

Policy HS8: Mayfield E, Bodiam Drive Comment

Policy HS10: Land at Rock Lane Comment

6.63Land at Rock Lane is a greenfield site located at the boundary with Rother district council. The site adjoins a development to the northern boundary in Rother. The site is located in the High Weald National Landscape Area of Outstanding Natural Beauty (AONB). The site is suitable for residential development and would be expected to achieve 40% affordable housing and provide a variety of types and tenures of housing.

6.64Design proposals would need to be sensitive to the location of the site within the National Landscape and have consideration to providing an active frontage to Rock Lane. The development would need to ensure that easements and buffers are secured to infrastructure on site including drains and overhead power lines. The development would need to ensure that an ecological management plan is developed for the site.

Policy HS10: Land at Rock Lane Comment

Policy HS11: Cinque Ports Way Comment

6.65Cinque Ports Way has redevelopment potential for a mix of uses including up to 25 units of residential alongside commercial uses. Its seafront location also gives an opportunity for commercial and tourist development. Any proposals are encouraged to Explore opportunities for co-ordinating development with the Seaside Road site (HS2), or allowances made to better enable this. Road and junction improvements should be considered in conjunction with the Seaside Road site (HS2).

6.66There is a Public Right of Way (and a National Cycle Route) running along the southern boundary, which it will be important to link to. There is a Local Wildlife Site adjacent to the west; and avoidance of harm to it is of high importance and an impact assessment will be required.

6.67This is a site that is in a flood risk area (from all types of flooding), protection and mitigation measures must be included in any scheme. Sustainable Drainage Systems (SuDS) are likely to be required along with potential contributions to the maintenance of the existing sea defences.

Policy HS11: Cinque Ports Way Comment

Policy HS12: Gambier House, 111 West Hill Road and West House, 115 West Hill Road Comment

6.68The site is a brownfield site, and the existing buildings were vacated by the NHS in July 2011. The site is in a prominent cliff top location that offers a good residential development opportunity.

6.69The site is located within the Grosvenor Gardens Conservation Area and the retention of the Gambier House building is preferred. Any scheme involving its demolition will need to robustly demonstrate the reasoning behind such a proposal. The site has an existing access point that should be taken advantage of.

6.70The site has potential land instability towards the southern edge of the site at the cliffs. Development should provide a land stability report and buffer zone to this area. It is also important that any adverse impacts on the adjacent Local Wildlife Site are avoided.

Policy HS12: Gambier House, 111 West Hill Road and West House, 115 West Hill Road Comment

Policy HS13: Land North-West of Winchelsea Lane Comment

6.71Land North-West of Winchelsea Lane is a greenfield site located in the National Landscape adjacent to residential development in Rother District. The site is steeply sloping and will require a land stability assessment. The site has potential drainage issues and will need to incorporate Sustainable Drainage Systems (SuDS). The site is within the High Weald National Landscape and therefore a sensitive form of development is required in line with Local Plan policies.

6.72The council will expect any scheme to support a varied housing mix and affordable housing will also be required.

HS13: Land North-West of Winchelsea Lane Comment

Policy HS15: 190 Bexhill Road Comment

6.73The site is a former mineral works brownfield site, with an exposed sandstone cliff face at the Northern and Eastern Boundary. There is one existing structure on the site, together with car parking and storage areas. The site itself is slightly sloping.

6.74The site straddles the middle and inner consultation zones for major hazards, and early consultation with the HSE is therefore recommended to inform any development proposal.

6.75Due to the presence of the cliff face, the history of the site and the generally sloping local topography the site will require a full and detailed land stability assessment covering the temporary (during demolition and construction) and permanent (post development) condition of the site. An appropriate buffer zone should be incorporated around the toe of the cliff, including any easement or access required to maintain any approved mitigation measures.

6.76There is the potential for perched aquifers to be present in this location, and ground investigations are recommended to inform drainage designs. It is recommended that a single report is produced to take into account land stability, drainage design and pollution mitigation.

6.77The site has an existing access point from Harley Shute Road that should be taken advantage of. Improvements to the pedestrian crossing to the South of the site at Bexhill Road may be required. Transport plans, including with regard to sustainable transport, should take into account the high traffic volume between this site and the Filsham Road junction.

HS15: 190 Bexhill Road Comment

Policy HS16: Site of former 12-19 Braybrooke Terrace Comment

6.78The site of former 12-19 Braybrooke Terrace is a smaller site close to Hastings Town Centre. It shares a boundary to the north and west with Linton Gardens Historic Park.

6.79It is bound by retaining structures to the north, south and west. There is a mix of levels within the site, which overall slopes steeply towards the east and south. The high retaining walls and limited rear aspect mean that the amenity of future occupants must be considered in any potential scheme; it must be demonstrated that sufficient daylight can enter all the dwellings that are proposed on site.

6.80The site was cleared in the late 1990s and formerly contained a four-story Victorian terrace. Due to the clearance activity, there is the potential for artificial ground and contamination to be present within the site.

6.81A large diameter storm water retention tunnel passes underneath the site and proposals should design any scheme taking into account any access or easement arrangements required to maintain this asset. It is recommended that advice is sought from Southern Water at an early stage by any potential applicant to inform any design, and foundations and loading and agreed with them prior to submission. Southern Water will be invited to comment on any submitted proposals.

6.82Due to the presence of retaining structures, the potential for artificial ground, the need to safeguard Southern Water’s infrastructure the site will require a full and detailed land stability assessment covering the temporary (during site preparation and construction) and permanent (post development) condition of the site.

6.83Proposals will need to consider and be informed by the need to resist ground movement and deformations during all project phases in order to protect the integrity of Linton Gardens Historic Park, the storm water retention tunnel and the adjacent dwellings to the west. It is recommended that ground investigations also take into account drainage design and any potential for contamination.

6.84Special attention must be given to surface water management measures to avoid the creation of any new hydraulic low points. It is recommended that drainage and water management is agreed with Southern Water at an early stage.

6.85Access options to the site are limited, and any proposal should be accompanied by a Transport Report, including sustainable and multimodal transport options.

6.86The site is in an overgrown condition with scrubby coverage throughout. The trees in the north of the site and adjacent to it, in Linton Gardens should also be retained, for their heritage and ecological value. Relevant ecological assessments will be required, including recommendations for any necessary translocation, habitat creation or restoration within the site.

HS16: Site of former 12-19 Braybrooke Terrace Comment

Policy HS17: Hastings Garden Centre, Bexhill Road Comment

6.87Hastings Garden Centre, Bexhill Road is a predominantly flat site to the west of the borough close to the Combe Valley Countryside Park. There are a number of existing structures on the site including the garden centre complex, tearoom, vehicle garages and a shed sales area as well as a surface carpark. The site may be suitable for a mixed-use proposal retaining some commercial uses at lower levels.

6.88Although the majority of the site sits outside Flood Zone 2, climate change allowances indicate that the whole site has the potential to be in a higher risk flood zone by 2070 – 2125. Proposals will need to be accompanied by a detailed site-specific Flood Risk Assessment taking into account the effects of climate change to demonstrate that they will not be at risk of flooding either now or in the future, nor increase the risk of flooding elsewhere.

6.89The proposed layout should take into account the need for any onsite flood mitigations as recommended by the Flood Risk Assessment, including SuDS and include a maintenance and management plan for the lifetime of any flood mitigation measures adopted, supported or introduced.

6.90The site is in close proximity to the Combe Valley Countryside Park and Combe Haven River. This designated area must be specifically referenced in any Ecological Constraints and Opportunities Plan (ECOP), and the site itself should be thoroughly surveyed to identify constraints. Any development proposal must seek to avoid or minimise impact on this are during both the construction and occupation phases of the development.

6.91Development must take into account the proximity of and contribute to the enhancement of the nearby ‘Sophie’s Play Space’ and nearby green spaces. It should also ensure that it provides safe and legible pedestrian access to the play and recreation area and the surrounding Combe Valley Countryside Park.

6.92The site falls within an Archaeological Notification Area so proposals will be referred to East Sussex County Council and, in consultation with the County Archaeologist, further investigation works and/or conservation may be required.

6.93The capacity potential of this site indicates that a Transport Report will be required. Further advice on transport matters is available from East Sussex County Council.

HS17: Hastings Garden Centre, Bexhill Road Comment

Policy HS18: Land at Tilekiln Farm Comment

6.94Land at Tilekiln Farm is a site in the east of the borough close to Ore Village Local Centre. The site slopes steeply to the south-east towards the Bourne Stream which runs along the south-east boundary.

6.95The site is currently occupied in part by a former agricultural building towards the north-eastern corner of the site with the remainder being open grassland which has previously been farmed but now lies fallow. The site is bound to the rear by gardens of houses which front onto Fairlight Road, Fairlight Avenue, Tilekiln Lane, Edith Road and Harold Road and the Bourne Stream itself. The site is currently accessed from Fairlight Avenue.

6.96The site vision is for residential development covering around 2/3 of the site. The remaining 1/3 of the site should be secured as public open space by legal agreement. A maintenance and management plan will be required for open space and play facilities provided onsite.

6.97The site experiences localised flooding along the course of the Bourne Stream and has a small area of Flood Zone 3b directly adjacent to the stream and has an area of ponding in the centre of the site. A Flood Risk Assessment taking into account all potential sources of flooding will be required and mitigation as advised by the report should be incorporated into any potential scheme and maintained for its lifetime. The measures recommended by the report should ensure that the development will not contribute further to flooding associated with the Bourne Stream at lower elevations, and should include recommendations that have the potential to reduce flood risk to residential properties in nearby Clive Vale by reducing the flow rate of water entering the watercourse heavy rainfall events.

6.98Adequate buffer zones should be incorporated into any proposal that takes into account riparian zones and the impacts of climate change on flood risk. The Bourne Stream is a sensitive receptor and Sustainable Drainage Systems (SuDS) for the site should ensure that any potential for contamination of sensitive receptors both within and surrounding the site arising from recreational, residential and highway use arising from development is mitigated appropriately and existing surface water drains that discharge into the stream within the site are incorporated within any scheme, or an alternative solution is sought where this will reduce flow rates and reduce the introduction of potential pollutants to the stream. Easements should be provided to allow the monitoring of water quality.

6.99The site is also within an Archaeological Notification Area, and agreement to a ‘watching brief’ during any development must be secured.

6.100Proposals for the development of the site should seek to retain and enhance the Public Right of Way (PROW) within the site that connects Fairlight Avenue to Barley Lane, identifying opportunities to connect the footpath to any new areas of public open space delivered through the scheme.

6.101The site sits within the High Weald National Landscape and design of any scheme should be landscape-led to fit sensitively into the High Weald National Landscape and be guided by the High Weald Management Plan 2024-2039. Proposals should seek to incorporate and focus on existing key features of the site such as the Bourne Stream, trees and hedgerows and public right of way.

6.102Proposals should incorporate natural boundary screening in a manner that is sensitive to its setting within the High Weald National Landscape, including retained trees and hedgerow. A lighting plan must be provided, and lighting schemes should be designed with regard to the High Weald National Landscape Dark Skies Technical Advice Note (TAN). Proposals also should seek to minimise light spill from internal sources in line with the Dark Skies TAN through design mitigations.

6.103Due to the site sitting within the Impact Risk Zone (IRZ) for the Hastings Cliffs to Pett Beach SSSI, Natural England should be consulted at the earliest possible stage where development proposals are of a quantum and type (currently 100 dwellings) that would require consultation with Natural England.  Proposals for fewer than 100 dwellings are advised to seek the advice of Natural England as a matter of best practice.

6.104The National Landscape and the Bourne Stream must be specifically referenced in any Ecological Constraints and Opportunities Plan (ECOP), and the site itself should be thoroughly surveyed to identify constraints, taking into account the ecological and recreational impact of development. Any development proposal must seek to avoid or minimise impact on these areas during both the construction and occupation phases of the development.

6.105Due to the sloping nature of the site, its position within a river valley and the overall ground conditions detailed land stability reports will be required that take into account both the temporary and permanent condition of the site and propose mitigations to safeguard the stability of the site.

6.106A transport study or assessment is likely to be required to identify and ensure suitable access can be gained to the site and links facilitating active travel should be designed in.

HS18: Land at Tilekiln Farm Comment

Policy HS19: 107 The Ridge (Simes and Sons) Comment

6.107107 The Ridge (Simes and Sons) is a former industrial site located close to the junction of The Ridge and Malvern Way. The site is flanked by the rear boundaries of residential properties to the north, south and west and by an active industrial site to the east so care should be taken to mitigate adverse impacts either as a result of or from being introduced to these existing uses as a result of site development. The site has retaining walls at key boundary locations. There is potential for contamination to be present onsite due to the former use, which may require remediation.

6.108Existing site structures will require demolition and clearance to return the site to a developable state.

6.109The Ore railway tunnel passes underneath the eastern part of the site and proposals should design any scheme taking into account any access or easement arrangements required to maintain this asset. It is recommended that advice is sought from the railway authority at an early stage by any potential applicant to inform any design. The railway authority will be invited to comment on any submitted proposals.

6.110Due to the potential for artificial ground, the presence of retaining walls and the need to safeguard railway infrastructure the site will require a full and detailed land stability assessment covering the temporary (during site preparation and construction) and permanent (post development) condition of the site.

6.111Proposals will need to consider and be informed by the need to resist ground movement and deformations during all project phases in order to protect the integrity of Ore Tunnel and adjacent dwellings and employment sites. It is recommended that ground investigations also take into account drainage design and any potential for contamination.

6.112The site falls within an Archaeological Notification Area so proposals will be referred to East Sussex County Council and, in consultation with the County Archaeologist, further investigation works and/or conservation may be required.

HS19: 107 The Ridge (Simes and Sons) Comment

Policy HS20: Former West Hill Road Reservoir Comment

6.113The former West Hill Road Reservoir is a former Water Board site unused since 1927 on the North side of West Hill Road. There are structures remaining on the site including a front reservoir, a single aspect derelict brick pump house with a flat roof, the original Victorian waterworks cottage, and the rear reservoir chambers. Due to its former use there is a potential for some element of pollution to be present.

6.114The earth-mounded front reservoir forms part of the concrete retaining wall running parallel to West Hill Road and site investigation will be required to determine how to safely remove or remediate the front structures without causing ground movement or landslide within the surrounding areas.

6.115The rear chambers consist of two vast brick-lined, earth-mounded and vaulted tanks with an internal height of about 5 metres. The roof has a row of ventilators visible from the outside within a largely grassed area.

6.116The pumping house is a mono-aspect flat roofed structure in the centre of the site, and together with the Victorian-style waterworks cottage will require demolition or incorporation into any scheme. The site is ineligible for vacant building credit due to the poor condition of the structures.

6.117The topography of the site is obscured by the structures in place within it, which at present result in a stepped site rising South-North. There is potential for the site to be remediated to a predominately flat or gently sloping topography, provided suitable engineered solutions are agreed.

6.118The site will require a full and detailed land stability assessment covering the temporary (during demolition and construction), intermediate (following removal of structures) and permanent (post development) condition of the site. The development of the site may need to be phased accordingly. It is recommended that these reports also take into account drainage design and any potential for pollution.

6.119The site is within the Grosvenor Gardens Conservation Area and there is a bus stop to the South of the site which should be retained and potentially improved by any proposed scheme.

6.120The site is in an overgrown condition with scrubby coverage throughout. Relevant ecological assessments will be required, including recommendations for any necessary translocation, habitat creation or restoration within the site.

HS20: Former West Hill Road Reservoir Comment

Policy HS21: Land East of Rock Lane Comment

6.121Land East of Rock Lane is a 1.72ha site that straddles the Hastings – Rother administrative boundary. Approx. 0.72ha is within Hastings. The site is a part brownfield site with an existing access road and areas of dense vegetation.

6.122The site shares a south-eastern boundary with site HS13, however a sharp difference in levels and an established drainage ditch and tree belt prevent the two sites from sharing significant transport infrastructure. However, there is potential for a pedestrian and cycle link connecting both sites to provide access to local schools, sports facilities and services in the vicinity of Rye Road.

6.123The site is within the High Weald National Landscape and therefore a sensitive form of development is required in line with Local Plan policies.

6.124The site slopes north south and an appropriate assessment of land stability should be provided. Proposals should seek to incorporate existing surface water management measures such as the drainage channels to the north and east of the site into any proposed Sustainable Drainage Systems (SuDS).

6.125Due to the overall area of the site, a Flood Risk Assessment will be required.

6.126Vehicle access to the site must be from Rock Lane in neighbouring Rother District, and any proposal should be accompanied by a Transport Report, including sustainable and multimodal transport options.

Policy HS21: Land East of Rock Lane Comment

Policy HS23: Land East of Beaney’s Lane, The Ridge Comment

6.127Land East of Beaneys Lane is a 7.60ha site that straddles the Hastings – Rother administrative boundary. Approx. 0.40ha is within Hastings.

6.128The site is within the High Weald National Landscape and therefore a sensitive form of development is required in line with Local Plan policies.

6.129Although the Hastings’ portion is relatively flat, the portion of the site that sits within Rother District undulates and then slopes steeply to the north within the northernmost area. Proposals should be supported by an appropriate land stability report for both the temporary (during construction) and permanent (occupation) condition of the site that includes mitigations where appropriate.

6.130Due to the overall area of the site, a Flood Risk Assessment will be required taking into account both the site itself and the potential for impacts downstream. The site includes two areas of watercourse and proposals should seek to incorporate suitable SuDS measures.

6.131There are TPOs at the southern boundary of the site, which should be retained as part of any proposed scheme.

6.132Vehicle access to the site must be from The Ridge, and any proposal should be accompanied by a Transport Report, including sustainable and multimodal transport options.

HS23: Land East of Beaney’s Lane, The Ridge Comment

Policy HS24: Land at Graystone Lane Comment

6.133Land at Graystone Lane is a 0.46ha site located close to Ore Local Centre. The site sits adjacent to a public green space in the Ore Valley known as Speckled Wood.

6.134The site is in an overgrown condition and Japanese Knotweed is present within the site. There is the potential for some contamination due to nearby industrial processes and the historic uses of the site.

6.135The site itself gradually slopes towards the north before dramatically falling away at the northern boundary, which is bound by an earthen bank. Additionally, the site is bound by a large retaining structure to the south which should be incorporated appropriately into any scheme. The high retaining wall means that the amenity of future occupants must be considered in any potential scheme; it must be demonstrated that sufficient daylight can enter all the dwellings that are proposed on site.

6.136To protect the setting of Speckled Wood and the amenity of occupiers, organic screening should be provided to the north and east of the site in order that the woodland setting is preserved.

6.137Due to the presence of retaining structures, the potential for artificial ground, and the overall character of the area, the site will require a full and detailed land stability assessment covering the temporary (during site preparation and construction) and permanent (post development) condition of the site.

6.138Proposals will need to consider and be informed by the need to resist ground movement and deformations during all project phases in order to protect the integrity of Speckled Wood, the Ore Stream valley, and the unadopted highway to the south. It is recommended that ground investigations also take into account drainage design and any potential for contamination.

6.139Special attention should be paid to surface water management measures during all phases of development to prevent contamination of the Ore Stream, including through silting.

6.140Biodiversity net gain measures for this site should include and prioritise a plan for the remediation of Japanese Knotweed. Knotweed remediation must be complete prior to commencement. All biodiversity net gain measures and any compensatory tree or vegetation planting to be delivered offsite must be delivered within Speckled Wood, and early engagement with the land management body should be undertaken early to agree a remediation and planting strategy within Speckled Wood. Offsite biodiversity net gain plans should prioritise the remediation of offsite knotweed and other invasive species within Speckled Wood where viable and will be legally secured for a minimum of 30 years.

6.141Relevant ecological assessments will be required, including recommendations for any necessary translocation, habitat creation or restoration within the site. The Speckled Wood Local Green Space and Ore Stream Valley and other areas of wildlife sensitivity must be specifically referenced in any ecological assessment and the site itself should be thoroughly surveyed to identify constraints.

6.142Access options to the site are limited, and any proposal should be accompanied by a Transport Report, including sustainable and multimodal transport options.

6.143Contributions will be sought to establish a play space within the Speckled Wood (Ore) Village Green, as specified by the council.

HS24: Land at Graystone Lane Comment

Policy HSS2: 309-311 Harold Road Comment

6.144309-311 Harold Road is a smaller brownfield site in Clive Vale. The site was part demolished in the 2020’s and includes a terrace of structures requiring demolition and an area of hardstanding.

6.145The site is bound by retaining structures. There is a mix of levels within the site. The amenity of future occupants must be considered in any potential scheme; it must be demonstrated that sufficient daylight can enter all the dwellings that are proposed on site and that the amenity of neighbouring dwellings is not compromised.

6.146Due to the former use of the site as and industrial unit, there is the potential for contamination to be present within the site.

6.147Due to the presence of retaining structures and the general sloping nature of the site and the surrounding area, the site will require a full and detailed land stability assessment covering the temporary (during site preparation and construction) and permanent (post development) condition of the site.

6.148Proposals will need to consider and be informed by the need to resist ground movement and deformations during all project phases in order to protect the integrity of retaining structures supporting properties on Athelstan Road to the north west and the adjacent properties on Harold Road. It is recommended that ground investigations also take into account drainage design and any potential for contamination.

6.149Access options to the site are limited, and any proposal should be accompanied by a Transport Report, including sustainable and multimodal transport options.

6.150Relevant ecological assessments will be required, including recommendations for any necessary translocation, habitat creation or restoration within the site.

HSS2: 309-311 Harold Road Comment

HSS3: Land adjacent 142 Bexhill Road Comment

6.151Land adjacent 142 Bexhill Road is a sloping site to the west of the borough close to the Combe Valley Countryside Park and South Saxons Local Wildlife Site.

6.152Although the majority of the site is in Flood Zone 1, the southern portion is in Flood Zone 3b, and climate change allowances indicate that the whole site has the potential to be in a higher risk flood zone by 2070 – 2125. Proposals will need to be accompanied by a detailed site-specific Flood Risk Assessment taking into account the effects of climate change to demonstrate that they will not be at risk of flooding either now or in the future, nor increase the risk of flooding elsewhere.

6.153The proposed layout should take into account the need for any onsite flood mitigations as recommended by the Flood Risk Assessment, including SuDS and include a maintenance and management plan for the lifetime of any flood mitigation measures adopted, supported or introduced. There may also be the need to identify an alternative access route to the site to ensure that a safe access and exit route can be maintained as part of any agreed emergency plan.

6.154The site is in close proximity to the Combe Valley Countryside Park, South Saxons Local Wildlife Site and Combe Haven River. These designations must be specifically referenced in any Ecological Constraints and Opportunities Plan (ECOP), and the site itself should be thoroughly surveyed to identify constraints. Any development proposal must seek to avoid or minimise impact on these areas during both the construction and occupation phases of the development.

6.155The capacity potential of this site indicates that a Transport Report will be required. Further advice on transport matters is available from East Sussex County Council.

HSS3: Land adjacent 142 Bexhill Road Comment

HSS5: Land at Chiltern Drive Comment

6.156Land at Chiltern Drive is a smaller site at the corner of Chiltern Drive and Southdown Avenue. It is both steeply sloping and has a mix of levels within the site. The site includes a terrace of pent roof bungalows to the south that should either be demolished or incorporated into any site proposal.

6.157The site is crossed by overhead distribution lines linking the Ridge Primary Electricity Substation and the Hastings Main Electricity Substation on Ore Valley Road. Any scheme should either provide the necessary clearances for the powerlines or consider relocating them underground to remove height and working restrictions imposed by their presence. Appropriate easement to maintain the assets should be agreed with the electricity board.

6.158Due to the site topography and the topographical character of the surrounding area, the site will require a full and detailed land stability assessment covering the temporary (during site preparation and construction) and permanent (post development) condition of the site.

6.159Proposals will need to consider and be informed by the need to resist ground movement and deformations during all project phases in order to protect the integrity of nearby dwellings and those already present onsite if retained. It is recommended that ground investigations also take into account drainage design and any potential for contamination.

6.160Relevant ecological assessments will be required, including recommendations for any necessary translocation, habitat creation or restoration within the site.

HSS5: Land at Chiltern Drive Comment

GT1: Land South of Crowhurst Road Comment

6.161The site is located at the junction of B2092 Crowhurst Road and A2690 Queensway. Queensway has connections to the wider road network, including the A2690 Combe Valley Way (leading to the A259 to Brighton) and the A21 (leading to London and the A259 to Ashford) Some access improvements are required. The site has sufficient space to comfortably accommodate at minimum no.2 pitches, associated berths and ancillary buildings.

6.162The site has a Local Wildlife Site and Ancient Woodland nearby. These areas must be specifically referenced in any Ecological Constraints and Opportunities Plan (ECOP), and the lighting plan must seek to minimise light spill to these and other areas of wildlife sensitivity. An arboriculture plan must also be provided to set out how existing trees will be either integrated into the proposal, or their loss will be compensated for. The ECOP, lighting plan and arboriculture plan can all form part of the same document if appropriate.

6.163The site has an established tree belt at the perimeter, and any scheme should seek to preserve and enhance this both for the ecological value and for the amenity benefits it can provide in terms of amenity by screening the site from the noise, emissions and lack of privacy that could result from a more open boundary with Queensway. Additionally, retention of boundary landscaping to the west of the site will also provide a buffer that can help mitigate any noise and disturbance from the nearby railway line.

6.164The site does not currently benefit from a sewerage connection, or suitable access to the highway. A sewer connection will be required for any utility block and must also be able to support the safe and easy disposal of any cassette waste holding tank contents from vehicles. Access to the site must be improved in line with the advice of the highway authority to provide safe access to and from the site for both residents and servicing.

6.165The site has minimal risk from surface water flooding. However, for the amenity of residents an appropriate SuDS system should be incorporated into any proposal. Such schemes should seek to preserve water quality by including any necessary mitigation measures.

GT1: Land South of Crowhurst Road Comment

Part two – Employment Allocations Comment

6.166To meet the future additional provision for employment space in Hastings, the council is guided by the employment evidence studies listed below:

6.167

• Housing and Economic Development Needs Assessment Update 2023
• Strategic Housing and Employment Land Availability Assessment 2023
• East Sussex Economic Prosperity Strategy 2024
• Room to Grow 2
• East Sussex Employment Land Pipeline Study 2023
• Land and Premises Supply Study: Market Assessment for East Sussex 2020
• East Sussex Economic Recovery Plan 2020 (Updated February 2022)

6.168A policy approach is recommended by the NPPF and Planning Practice Guidance whereby Councils positively plan to enhance the local economy and encourage jobs growth through the allocation of sufficient land to meet existing and future needs.

6.169Where site allocations identified within this plan are at risk of flooding, the council will ensure that sites are sequentially tested in line with National Planning Policy and Practice Guidance, and that the exception test is applied where necessary. This will take place following the Regulation 18 consultation.

6.170The Local Plan evidence identifies a need for 61,478sqm business floorspace by 2041. Approximately 41,342sqm of floorspace will be delivered through employment allocations totalling 18.31 ha located within the Strategic Industrial Employment Areas (SIEAs). Approximately 29,878sqm will be delivered on allocated sites within SIEA1 (Queensway Corridor) and approximately 11,464sqm will be delivered on allocated sites within SEIA2 (Ivyhouse Lane).

6.171These allocations are consistent with SIEAs being assessed as suitable locations to meet the majority of Hastings’ future employment needs. This is recognised in Policy SP3 which seeks to protect the integrity and function of SIEAs as key locations for future employment growth. Outside of SIEA1 and 2 there are no proposed site allocations within other SIEAs and it is anticipated that over the lifetime of the plan development in these locations will come forward as part of ongoing estate regeneration as older or lower quality stock is replaced by more modern employment floorspace that better reflects modern sectors and their processes and improves their layout and form to deliver a higher density within each SIEA as a whole.

6.172The majority of the allocated employment sites were previously identified as allocations in the Hastings Development Management Plan 2015. These sites have been reassessed in detail by the council and remain suitable, achievable and deliverable for business (office or industrial) use. With specific regard to deliverability, it is noted that the recent provision of strategic road infrastructure, which was not present upon adoption of the previous Local Plan, has materially increased the opportunity and attractiveness to the market of these sites.

6.173Local Industrial Employment Areas (LIEA) provide a unique local function that is often sector specific and will be supported and protected through policy to where proposals are submitted that will enhance their existing function. In addition to the allocated employment sites set out below, the Plan also provides support for the enhancement of existing Strategic and Local Industrial Employment Areas and other sites currently or last in employment, subject to the criteria set out in Policy SP3 and E1 being met. There is also potential for small pockets of employment land to be delivered on the mixed-use housing allocation sites provided this will not compromise residential amenity.

6.174With the potential that further land may come forward, potentially aligned with the Regeneration Area sites, flexibility in supply has been established. Consequently, the council will undertake robust monitoring of employment land supply and losses on an annual basis to ensure sufficient land is available to meet identified needs.

Policy EA1: Employment Sites and Allocations Comment SIEA1 - Queensway Corridor (1) SIEA2 - Ivyhouse Lane (2) SIEA3 - Ponswood (3) SIEA4 - Bulverhythe Estate (4) SIEA5 - York Road (5) ES1 - Queensway North, Queensway (6) ES2 - Site PX Churchfields Estate (7) ES3 - NX2 Sidney Little Road, Churchfields Estate (8) ES4 - NX3 Sidney Little Road, Churchfields Estate (9) ES5 - Adjacent Unit C, 1-8 Brook Way (10) ES6 - UK Power Networks, Hastings Main, The Ridge/ Ivyhouse Lane (11) ES7 - Ivyhouse Lane, Northern Extension (12) ES8 - Land at the junction of The Ridge West and Queensway (13) ES9 - land at Whitworth Road (14) ES10 - Marline Fields, Enviro21 Business Park, Land West of Queensway (15)

Approach to Industrial Employment Areas  SIEA1 - Queensway Corridor (1) SIEA2 - Ivyhouse Lane (2) SIEA3 - Ponswood (3) SIEA4 - Bulverhythe Estate (4) SIEA5 - York Road (5)

Table 10: List of SIEA/ LIEA Comment

Approach to allocated sites ES1 - Queensway North, Queensway (1) ES2 - Site PX Churchfields Estate (2) ES3 - NX2 Sidney Little Road, Churchfields Estate (3) ES4 - NX3 Sidney Little Road, Churchfields Estate (4) ES5 - Adjacent Unit C, 1-8 Brook Way (5) ES6 - UK Power Networks, Hastings Main, The Ridge/ Ivyhouse Lane (6) ES7 - Ivyhouse Lane, Northern Extension (7) ES8 - Land at the junction of The Ridge West and Queensway (8) ES9 - land at Whitworth Road (9) ES10 - Marline Fields, Enviro21 Business Park, Land West of Queensway (10)

Hastings DRAFT Policies Map Local Plan Preferred Options (Regulation 18) February 2026 Consultation

Table 11: Proposed allocations within SIEA1 Comment

Table 12: Proposed allocations within SIEA2  Comment

Policy ES1: Queensway North, Queensway Comment

6.175The site occupies a prominent position in SIEA1 and is accessed from A2690 Queensway with strong links to both the A259 (Brighton-Ashford) and the A21 (London). The site is capable of delivering a range of layouts, including a single larger size unit or a broader mix of small-medium size units. The site also has strong potential to accommodate low carbon technologies as part of any development, including solar PV.

6.176The site is adjacent to a Site of Special Scientific Interest and Local Nature Reserve, with a Local Wildlife Site and Ancient Woodland nearby. Due to the site sitting within the Impact Risk Zone (IRZ) for the Marline Valley Woods SSSI, Natural England should be consulted at the earliest possible stage.

6.177The site itself is undulating with areas of dense scrub and mature trees. These designated areas must be specifically referenced in any Ecological Constraints and Opportunities Plan (ECOP), and the site itself should be thoroughly surveyed to identify constraints. Any development proposal must seek to avoid or minimise impact on these areas during both the construction and occupation phases of the development, including the hydrological effects of drainage into the Marline Valley Stream. The introduction of pollutants to the highly vulnerable groundwater aquifer within the site should likewise be avoided during both phases and cumulative impacts of development within the IRZ should be considered. Development proposals should seek to avoid breaching the underlying sandstone layer.

6.178Due to the topography of the site, investigations of ground behaviour and land stability should take into account the hydrology and hydrogeology of the site, and a detailed stability report will be required. Proposals for SuDS that include attenuation may be appropriate subject to hydrological, hydrogeological and ground behaviour assessments.

6.179It is anticipated that the site will feature an ecology buffer zone to the North West of the site closest to the SSSI, and opportunities to deliver green and blue infrastructure and net gain activities in this location should be explored.

6.180A lighting plan will be required due to the close proximity to areas of wildlife sensitivity and must demonstrate how steps have been taken to reduce light spill that may impact on these areas. An arboriculture plan must also be provided to set out how existing trees will be either integrated into the proposal, or their loss will be compensated for. The site has a natural tree boundary that should be retained and enhanced where possible, particularly to the north of the site where it borders a holiday park to safeguard the amenity of occupiers. The ECOP, lighting plan and arboriculture plan can all form part of the same document if appropriate.

6.181It is anticipated that the site will be served by a single looped spine road accessed directly off Queensway - with a simple main ‘T’ junction and a secondary ‘emergency only’ junction. Limited improvements to Queensway itself may be required. A pedestrian connection to the adjoining chalet site or the residential area should be considered, in consultation with residents. There may also be opportunities to improve connections to nearby Rights of Way. Development proposals will need to show consideration of the transport impact along The Ridge.

6.182Improvements to better support access to the site through public and sustainable transport may be required. Further advice on transport matters is available from East Sussex County Council.

6.183Where possible, proposals should seek to make connections to the area of open space bordering High Beech Close to enhance the amenity value of the finished development and deliver policy compliant green infrastructure within the site.

Policy ES1: Queensway North, Queensway Comment

Policy ES2: Site PX, Churchfields Estate Comment

6.184The site sits within SIEA1, and is well connected A2690 Queensway with strong links to both the A259 (Brighton-Ashford) and the A21 (London). A modern, low-carbon business centre has been developed on site QX to the North of this location and the site offers potential for a similar style of development. The site also has strong potential to accommodate low carbon technologies as part of any development, including solar PV.

6.185The site is adjacent to an area of Ancient Woodland to the East, and a Local Wildlife Site sits nearby to the South East. The site itself is sloping with areas of dense scrub. The Ancient Woodland must be specifically referenced in any Ecological Constraints and Opportunities Plan (ECOP), and the site itself should be thoroughly surveyed to identify constraints. Due to the site sitting within the Impact Risk Zone (IRZ) for the Marline Valley Woods SSSI and Combe Haven SSSI, Natural England should be consulted at the earliest possible stage.

6.186Any development proposal must seek to avoid or minimise impact on these areas during both the construction and occupation phases of the development. The introduction of pollutants to the highly vulnerable groundwater aquifer within the site should likewise be avoided during both phases. Combining or complimenting ecological and SuDS measures with those already implemented through the development of site QX may be appropriate.

6.187The site slopes away steeply to the South and occupies a relatively high position within the valley. A fault line runs close to the Southeast corner of the site, with a watercourse close by. Due to these characteristics and the base geology, investigations of ground behaviour and land stability should take into account the hydrology and hydrogeology of the site, the strata and the potential for subterranean water conduits. A detailed stability report will be required and should inform any potential SuDS design for the site.

6.188A lighting plan will be required due to the close proximity to areas of wildlife sensitivity and must demonstrate how steps have been taken to reduce light spill that may impact on these areas. An arboriculture plan must also be provided to set out how existing trees will be either integrated into the proposal, or their loss will be compensated for. The site has a natural tree boundary to the south and east that should be retained and enhanced where possible. The ECOP, lighting plan and arboriculture plan can all form part of the same document if appropriate.

6.189Development proposals will need to show consideration of the transport impact along The Ridge, and a Transport Assessment and Travel Plan will be required. Improvements to better support access to the site through public and sustainable transport may be required. There are a number of potential site access routes, including opportunity to connect to an existing access route at site QX. The choice of access point should be justified. Further advice on transport matters is available from East Sussex County Council.

Policy ES2: Site PX, Churchfields Estate Comment

Policy ES3: NX2, Sidney Little Road, Churchfields Estate Comment

6.190The site occupies a prominent position in SIEA1, and is well linked to the A2690 Queensway with strong links to both the A259 (Brighton-Ashford) and the A21 (London). It is one of a group of three small development plots. The first, NX1 immediately to the south, was developed as a row of small business units. The site is capable of delivering additional small units. The site also has strong potential to accommodate low carbon technologies as part of any development, including solar PV.

6.191The site is adjacent to an area of Ancient Woodland to the East, and a Local Wildlife Site sits nearby to the South East. The site itself is sloping with areas of dense scrub. The Ancient Woodland must be specifically referenced in any Ecological Constraints and Opportunities Plan (ECOP), and the site itself should be thoroughly surveyed to identify constraints. Any development proposal must seek to avoid or minimise impact on these areas during both the construction and occupation phases of the development. The introduction of pollutants to the highly vulnerable groundwater aquifer within the site should likewise be avoided during both phases.

6.192There is potential to create integrated ecological and surface water management interventions, including SuDS, with sites PX and NX3, building upon those already delivered through the development of site QX. Due to the site sitting within the Impact Risk Zone (IRZ) for the Marline Valley Woods SSSI and Combe Haven SSSI, Natural England should be consulted at the earliest possible stage.

6.193A lighting plan will be required due to the close proximity to areas of wildlife sensitivity and must demonstrate how steps have been taken to reduce light spill that may impact on these areas. An arboriculture plan must also be provided to set out how existing trees will be either integrated into the proposal, or their loss will be compensated for. The site has a natural tree boundary to the south and east that should be retained and enhanced where possible. The ECOP, lighting plan and arboriculture plan can all form part of the same document if appropriate.

6.194The site slopes to the South and includes some areas of undulation. A fault line runs through the Southwest portion of the site. The area of high groundwater vulnerability to pollution sits to the South of the fault. Due to these characteristics, investigations of ground behaviour and land stability should take into account the hydrology and hydrogeology of the site, the strata and the potential for subterranean water conduits. A detailed stability report will be required and should inform any potential SuDS design for the site.

6.195The existing access off Sidney Little Road is configured to serve both the existing units and those still to be built on this site, and on site NX3. Development proposals will need to show consideration of the transport impact along The Ridge, and a Transport Assessment and Travel Plan will be required. Improvements to better support access to the site through public and sustainable transport may be required. Further advice on transport matters is available from East Sussex County Council.

Policy ES3: NX2, Sidney Little Road, Churchfields Estate Comment

Policy ES4: NX3, Sidney Little Road, Churchfields Estate Comment

6.196The site occupies a prominent position in SIEA1, and is well linked to the A2690 Queensway with strong links to both the A259 (Brighton-Ashford) and the A21 (London). It is one of a group of three small development plots. The first, NX1 immediately to the south, was developed as a row of small business units. This site is capable of delivering additional small units. The site also has strong potential to accommodate low carbon technologies as part of any development, including solar PV.

6.197The site is in close proximity to an area of Ancient Woodland to the East, and Local Wildlife Sites to the South East and South West. The site itself is sloping with areas of dense scrub. The and the site itself should be thoroughly surveyed as part of the Ecological Constraints and Opportunities Plan (ECOP), to identify constraints. Any development proposal must seek to avoid or minimise impact on these areas during both the construction and occupation phases of the development. The introduction of pollutants to the highly vulnerable groundwater aquifer to the South of the site should likewise be avoided during both phases.

6.198There is potential to create integrated ecological and surface water management interventions, including SuDS, with sites PX and NX2, building upon those already delivered through the development of site QX. Due to the site sitting within the Impact Risk Zone (IRZ) for the Marline Valley Woods SSSI and Combe Haven SSSI, Natural England should be consulted at the earliest possible stage.

6.199A lighting plan will be required due to the close proximity to areas of wildlife sensitivity and must demonstrate how steps have been taken to reduce light spill that may impact on these areas. An arboriculture plan must also be provided to set out how existing trees will be either integrated into the proposal, or their loss will be compensated for. The site has a natural tree boundary to the West that should be retained and enhanced where possible. The ECOP, lighting plan and arboriculture plan can all form part of the same document if appropriate.

6.200The site slopes to the South and undulates throughout. A fault line runs through the Southwest portion of the site. Due to these characteristics, investigations of ground behaviour and land stability should take into account the hydrology of the site, the strata and the potential for subterranean water conduits. A detailed stability report will be required and should inform any potential SuDS design for the site.

6.201The existing access off Sidney Little Road is configured to serve both the existing units and those still to be built on this site and on site NX2. Development proposals will need to show consideration of the transport impact along The Ridge, and a Transport Assessment and Travel Plan will be required. Improvements to better support access to the site through public and sustainable transport may be required. Further advice on transport matters is available from East Sussex County Council.

Policy ES4: NX3, Sidney Little Road, Churchfields Estate Comment

Policy ES5: Adjacent Unit C, 1-8 Brook Way Comment

6.202The site occupies a prominent position in SIEA2, and is well linked to the B2093 The Ridge with strong links to both the A259 (Brighton-Ashford) and the A21 (London). It is a relatively small plot in a small depression within a larger sloping system. It is in close proximity to a number of taller units, with the topography of the land rising towards The Ridge to the South. The site is capable of delivering additional units that are sensitive to the setting of the Rock Lane – Ivyhouse Lane area and the adjacent National Landscape as a whole. The site also has strong potential to accommodate low carbon technologies as part of any development, including solar PV.

6.203The site is adjacent to the National Landscape, including the Cemetery and Crematorium which has wide reaching views across the NL. Regard should be had to the High Weald National Landscape Area of Outstanding Natural Beauty (AONB) Unit Management Plan and associated Technical Guidance. Although the site has been allocated to meet strategic employment needs, any development must take full account of the effect on its setting, and views of it from other parts of the National Landscape – in particular from the Rock Lane and Hastings Cemetery areas from where it is visible. A landscape impact assessment should inform the design of any scheme.

6.204Due to the site sitting within the Impact Risk Zones (IRZ) for Maplehurst Wood SSSI and Hastings Cliffs to Pett Beach SSSI, Natural England should be consulted at the earliest possible stage. Any development proposal must seek to avoid or minimise negative impact on designated areas of landscape or environmental importance during both the construction and occupation phases of the development.

6.205A lighting plan will be required due to the close proximity to the National Landscape and must demonstrate how steps have been taken to reduce light spill that may impact on this area. Additional guidance on lighting plans in this location is provided in the High Weald Unit’s Dark Skies Technical Advice Note.

6.206Southern Water infrastructure crosses this site, this should be taken into account in the design of any proposal. Care should be taken to prevent the introduction of pollutants to the surface water sewer either during or following construction, in line with Policy SC18 (Pollution and Hazards).

6.207Due to the topographical position of the site, investigations of ground behaviour and land stability should take into account the hydrology of the site, and a detailed stability report will be required.

6.208Development proposals will need to show consideration of the transport impact along The Ridge, and a Transport Assessment and Travel Plan will be required. Improvements to better support access to the site through public and sustainable transport may be required. Proposals should seek to enhance pedestrian and cycling infrastructure both to local residential areas and to existing links within the National Landscape that may support better connectivity to Rock Lane. This could potentially be delivered in combination with site ES7. Further advice on transport matters is available from East Sussex County Council.

Policy ES5: Adjacent Unit C, 1-8 Brook Way Comment

Policy ES6: UK Power Networks, Hastings Main, The Ridge/ Ivyhouse Lane Comment

6.209The site occupies a prominent position in SIEA 2, and is well linked to the B2093 The Ridge with strong links to both the A259 (Brighton-Ashford) and the A21 (London). The site is contained within the Hastings main grid site and is not publicly accessible, with access to the site restricted to field staff due to the danger misuse of the site presents. It is expected to deliver updated operational space for the District Network Operator (DNO), including ancillary office functions.

6.210The site slopes to the North, with TPO trees along the Northern boundary. The site incorporates electricity infrastructure within the curtilage. Care should be taken to minimise risks associated with proximity to this infrastructure as much as possible, including ensuring appropriate overhead clearances for transmission and distribution lines are observed in line with GS6 and Policy SC18 (Pollution and Hazards). Due to the danger to local wildlife presented by the transmission lines, any ecological assessment will need to consider whether good quality onsite ecological enhancements can be delivered through an ecology report. In consideration of the constraints presented by this particular site, faunal enhancements such as bird and bat boxes will not be encouraged. However, ground based measures such as logpiles, hibernacula and hedgehog boxes will be welcomed.

6.211The site also has potential to accommodate low carbon technologies as part of any development, including heat pump technology where appropriate.

6.212The site is close to the National Landscape. Any development proposal must seek to avoid or minimise impact on these areas during both the construction and occupation phases of the development. There is already well-established boundary landscaping to the North and South sides of the site, which should be retained where possible. To the South side of the site, boundary landscaping should create an amenity buffer between the site and residential premises to the south side of B2093 The Ridge. A landscape impact assessment should inform the design of any scheme.

6.213The site sits within the Impact Risk Zone (IRZ) for Hastings Cliffs to Pett Beach SSSI, and Natural England should be consulted at the earliest possible stage. Any development proposal must seek to avoid or minimise negative impact on designated areas of landscape or environmental importance during both the construction and occupation phases of the development.

6.214A lighting plan will be required and must demonstrate how steps have been taken to reduce light spill from the site, including impacts on nearby residential premises to the south side of B2093 The Ridge.

6.215A small part of the Southwestern part of the site has high vulnerability to groundwater pollution. The introduction of pollutants to this aquifer or nearby surface water systems should be avoided during both construction and occupation phases.

6.216The site already benefits from direct access to the B2093 The Ridge, although there is also potential for a new or additional access to be created from Ivyhouse Lane. Due to the nature of the site, it is anticipated that the main mode of transport used to access it will be motorised fleet vehicles as opposed to more active forms of travel due to the primary purpose being the base facility for operational staff for delivering activity related to large scale electricity infrastructure maintenance and connection. Proposals should seek to provide EV charging infrastructure and work towards decarbonising the fleet where possible. Development proposals will need to show consideration of the transport impact along The Ridge, and a Transport Assessment and Travel Plan will be required. Further advice on transport matters is available from East Sussex County Council.

Policy ES6: UK Power Networks, Hastings Main, The Ridge/ Ivyhouse Lane Comment

Policy ES7: Ivyhouse Lane, Northern Extension Comment

2.217The site occupies a prominent position in SIEA2, and is well linked to the B2093 The Ridge with strong links to both the A259 (Brighton-Ashford) and the A21 (London). It is an undeveloped site in close proximity to ES5 and slopes towards the South, with some undulation. A second slope system lies to the East, with evidence of overland flows connecting to a series of watercourses leading to culverts and sinks close to the railway line where it emerges from the Ore Tunnel. A fault line crosses the Northeast corner of the site. The site forms a natural extension to the Ivyhouse Lane estate and is capable of delivering additional units that are sensitive to the setting of the Rock Lane – Ivyhouse Lane area and the adjacent National Landscape as a whole. The site also has strong potential to accommodate low carbon technologies as part of any development, including solar PV.

2.218The site is within the National Landscape. Regard should be had to the High Weald National Landscape Area of Outstanding Natural Beauty (AONB) Unit Management Plan and associated Technical Guidance Although the site has been allocated to meet strategic employment needs, any development must take full account of the effect on its setting, and views of it from other parts of the National Landscape – in particular from the Rock Lane and Hastings Cemetery areas from which it is visible, and from the Caravan Park to the West. A landscape impact assessment should inform the design of any scheme.

2.219The National Landscape must be specifically referenced in any Ecological Constraints and Opportunities Plan (ECOP), and the site itself should be thoroughly surveyed to identify constraints and opportunities for delivering biodiversity net gain. Due to the site sitting within the Impact Risk Zone (IRZ) for Hastings Cliffs to Pett Beach SSSI, Natural England should be consulted at the earliest possible stage. Any development proposal must seek to avoid or minimise negative impact on designated areas of landscape or environmental importance during both the construction and occupation phases of the development.

2.220A lighting plan will be required due to the position of the site within the National Landscape and must demonstrate how steps have been taken to reduce light spill that may impact on this area. Additional guidance on lighting plans in this location is provided in the High Weald Unit’s Dark Skies Technical Advice Note.

2.221The site contains a well-defined tree boundary, as well as trees throughout the site. An arboriculture plan must also be provided to set out how existing trees will be either integrated into the proposal, or their loss will be compensated for. The site has a natural tree boundary that should be retained and enhanced where possible, particularly to the Northwest of the site where it borders a holiday park to safeguard the amenity of occupiers. The ECOP, lighting plan and arboriculture plan can form part of the same document if appropriate.

2.222A historic lane runs north-south within the site a provides some separation. Any proposal should ensure that it is sensitive to the setting of the lane itself and seek to incorporate it into the scheme.

2.223To the East of the track, there is an area with high vulnerability to groundwater pollution. The introduction of pollutants to this aquifer or nearby surface water systems or bodies should be avoided during both construction and occupation phases.

2.224Due to the size of the site, a Flood Risk Assessment will be required, which should incorporate recommendations for appropriate SuDS and measures to control surface water. Due to the topography, base geology and water interactions within the site, investigations of ground behaviour and land stability should take into account the hydrology and hydrogeology of the site, and a detailed land stability and drainage report will be required. Given the interactions between existing site hydrological features and the railway line, the potential for impact on the railway infrastructure nearby should be considered as part of this report and National Rail Route Asset Managers for Earthworks and Drainage should be consulted at an early stage.

2.225Transmission lines run to the East of the site, and care should be taken to ensure development of the site does not result in a loss of easements to maintain this infrastructure.

2.226Development proposals will need to show consideration of the transport impact along The Ridge, and a Transport Assessment and Travel Plan will be required. Improvements to better support access to the site through public and sustainable transport may be required. Proposals should seek to enhance pedestrian and cycling infrastructure both to local residential areas and to existing links within the National Landscape that may support better connectivity to Rock Lane. This could potentially be delivered in combination with site ES5. Further advice on transport matters is available from East Sussex County Council.

2.227Due to the proximity to the Borough boundary with neighbouring Rother District, relevant policies within their development plan documents will also apply. Assessments of environmental risk including flood risk, pollution and ground behaviour should consider the impacts from or on nearby areas in Rother District where this is relevant.

Policy ES7: Ivyhouse Lane, Northern Extension Comment

Policy ES8: Land at the junction of The Ridge West and Queensway Comment

6.228The site occupies a prominent position in SIEA1, and is accessed from A2690 Queensway with strong links to both the A259 (Brighton-Ashford) and the A21 (London). The site is capable of delivering a range of layouts. Combined with ES9 (adjacent), the site has potential to deliver a small business park due to the favourable access conditions created by the roundabout at Whitworth Road. It is anticipated that the development of the site will be phased, and proposals should clearly set out the sequence of any phasing in order that planning obligations can be attached to suitable milestones. The site also has strong potential to accommodate low carbon technologies as part of any development, including solar PV.

6.229The site is sloping, with a steep and heavily vegetated embankment to the West and Northwest of the site adjacent A2690 Queensway. Another area of embankment is located to the South where the site borders Whitworth Road. This results overall in a basin-like topography, with areas of undulation. There is the potential for artificial (or ‘made’) ground to be present within the site. A watercourse crosses the Southeast corner of the site into ES9 through a culvert below Whitworth Road, with a depression surrounding the culvert entrance. A fault line is also present in the far Southeast of the site, extending across ES9. There is a track along the Eastern boundary of the site, entering the site close to the Southeast corner. The track continues through a subway to ES9 and terminates at Beauport Farm Close.

6.230It is mainly open grassland and is surrounded by woodland with some belts of trees, including TPO trees in the Southwest and Northeast corners of the site. It is positioned close to the High Weald National Landscape and is adjacent to a Local Wildlife Site to the East that overlaps with ES9. These designated areas must be specifically referenced in any Ecological Constraints and Opportunities Plan (ECOP), and the site itself should be thoroughly surveyed to identify constraints.

6.231Due to the site sitting within the Impact Risk Zone (IRZ) for the Marline Valley Woods SSSI, Combe Haven SSSI and the Maplehurst Woods SSSI Natural England should be consulted at the earliest possible stage. The cumulative impact of development within the IRZs should be considered alongside the impact of this development alone. Any development proposal must seek to avoid or minimise impact on areas of environmental and landscape significance during both the construction and occupation phases.

6.232A lighting plan will be required due to the close proximity to areas of wildlife sensitivity and must demonstrate how steps have been taken to reduce light spill that may impact on these areas. An arboriculture plan must also be provided to set out how existing trees will be either integrated into the proposal, or their loss will be compensated for. The site has a natural tree boundary that should be retained and enhanced where possible. The ECOP, lighting plan and arboriculture plan can all form part of the same document if appropriate.

6.233Due to the size of the site a Flood Risk Assessment will be required, and drainage schemes to manage surface water should form part of any proposal. Surface water flows towards the Southwest corner where the site meets the junction of Whitworth Road and Queensway, and development proposals should ensure that there is adequate drainage in this area. There is a pond to the South of the site in ES9 that should be considered when designing any drainage scheme.

6.234The majority of the site has a high vulnerability to groundwater pollution, and the introduction of pollutants to the highly vulnerable groundwater aquifer within the site should be avoided during both phases. Development proposals should seek to avoid breaching the underlying sandstone layer.

6.235Due to the topography and geology of the site and the potential presence of artificial ground, investigations of ground behaviour and land stability should take into account site hydrology, hydrogeology and the impact of loading on existing structures. A detailed stability report will be required.

6.236Development proposals will need to show consideration of the transport impact along The Ridge and the A21 (John Macadam Way). Any proposed access via the roundabout at Whitworth Road should take into account the watercourse and the depression surrounding the culvert entrance and take care to consider the impact of loading on any existing structures. Care should be taken to avoid the culvert becoming blocked during or following construction.

6.237Improvements to better support access to the site through public and sustainable transport may be required, including creating a navigable connection to track Hastings 131a that connects to the housing estate at Beauport Home Farm. Opportunities to better connect this footpath to Hastings 130 should also be explored to allow better pedestrian connections to residential neighbourhoods at Harrow Lane. Further advice on transport matters is available from East Sussex County Council.

Policy ES8: Land at the junction of The Ridge West and Queensway Comment

Policy ES9: Land at Whitworth Road Comment

6.238The site occupies a prominent position in SIEA1, and is accessed from A2690 Queensway with strong links to both the A259 (Brighton-Ashford) and the A21 (London). The site is capable of delivering a range of layouts. Combined with ES8 (adjacent), the site has potential to deliver a small business park due to the favourable access conditions created by the roundabout at Whitworth Road. It is anticipated that the development of the site will be phased, and proposals should clearly set out the sequence of any phasing in order that planning obligations can be attached to suitable milestones. The site also has strong potential to accommodate low carbon technologies as part of any development, including solar PV.

6.239The site is sloping with a steep embankment along the Northern border where it meets Whitworth Road. Ground levels within the site are various, and historic areas of artificial ground may be present. There are watercourses within the site, also crossing ES8 and emerging in the Northeast of the site from a culvert below Whitworth Road. There is a depression where the watercourse emerges from the culvert. A large detention pond is also present in the Northwest of the site. A geological fault runs broadly through the centre of the site on a Northeast – Southwest angle. Towards the Southeast boundary of the site, this fault meets with another fault system. There is a track along the Western part of the site, starting from The Ridge and emerging through a subway from ES8. The track terminates at Beauport Farm Close.

6.240The overall character of the site is mainly open grassland and is surrounded by woodland with some belts of trees, with some individual trees carrying a TPO. The site sits within a Local Wildlife Site, is also within the Impact Risk Zone (IRZ) for the Marline Valley Woods SSSI, Combe Haven SSSI and the Maplehurst Woods SSSI Natural England should be consulted at the earliest possible stage. The cumulative impact of development within the IRZs should be considered alongside the impact of this development alone.

6.241These designated areas must be specifically referenced in any Ecological Constraints and Opportunities Plan (ECOP), and the site itself should be thoroughly surveyed to identify constraints. Any development proposal must seek to avoid or minimise impact on areas of environmental and landscape significance during both the construction and occupation phases.

6.242A lighting plan will be required due to the presence of areas of wildlife sensitivity and must demonstrate how steps have been taken to reduce light spill that may impact on these areas. An arboriculture plan must also be provided to set out how existing trees will be either integrated into the proposal, or their loss will be compensated for. The site has a natural tree boundary that should be retained and enhanced where possible. The ECOP, lighting plan and arboriculture plan can all form part of the same document if appropriate. Should the site be combined with adjacent ES8, there is potential for these assessments to cover the combined site area.

6.243Part of the site is in Flood Zone 3, and therefore a Flood Risk Assessment will be required, and drainage schemes to manage surface water should form part of any proposal. There is a balancing pond to the south that should be considered when designing any drainage scheme.

6.244The entirety of the site has a high vulnerability to groundwater pollution, and the introduction of pollutants to the highly vulnerable groundwater aquifer within the site should be avoided during both phases. Development proposals should seek to avoid breaching the underlying sandstone layer.

6.245Due to the topography and geology of the site and the potential presence of artificial ground, investigations of ground behaviour and land stability should take into account site hydrology, hydrogeology and the impact of loading on existing structures. A detailed stability report will be required.

6.246Any proposed access via the roundabout at Whitworth Road should take into account the watercourse and the depression surrounding the culvert and take care to consider the impact of loading on any existing structures. Care should be taken to avoid the culvert becoming blocked during or following construction.

6.247Development proposals will need to show consideration of the transport impact along The Ridge and the A21 (John Macadam Way). Improvements to better support access to the site through public and sustainable transport may be required, including creating a navigable connection to footpath Hastings 131a that connects to the housing estate at Beauport Home Farm. Opportunities to better connect this footpath to Hastings 130 should also be explored to allow better pedestrian connections to residential neighbourhoods at Harrow Lane. Further advice on transport matters is available from East Sussex County Council.

Policy ES9: Land at Whitworth Road Comment

Policy ES10: Marline Fields, Enviro21 Business Park, Land West of Queensway Comment

6.248The site occupies a prominent position in SIEA1, and is accessed from A2690 Queensway with strong links to both the A259 (Brighton-Ashford) and the A21 (London). This site is the second phase of the Enviro21 Business Park and has been cleared and prepared for development and has good access through the existing spine road. It is capable and is capable of accommodating an extension to the existing park. The site also has strong potential to accommodate low carbon technologies as part of any development, including solar PV and the potential for small scale wind generation as part of any scheme may also be explored.

6.249The site is adjacent to a Site of Special Scientific Interest and Local Wildlife Site, with Ancient Woodland nearby. These designated areas must be specifically referenced in any Ecological Constraints and Opportunities Plan (ECOP), and the site itself should be thoroughly surveyed to identify constraints. Due to the site sitting within the Impact Risk Zone (IRZ) for the Marline Valley Woods SSSI, Natural England should be consulted at the earliest possible stage.

6.250Any development proposal must seek to avoid or minimise impact on these areas during both the construction and occupation phases of the development, in particular the hydrological effects of drainage into the Marline Valley Stream. The introduction of pollutants to the highly vulnerable groundwater aquifer within the site should likewise be avoided during both phases and cumulative impacts of development within the IRZ should be considered. Development proposals should seek to avoid breaching the underlying sandstone layer.

6.251The site slopes away steeply towards the SSSI to the West and occupies a relatively high position within the valley. Due to these characteristics and the base geology, investigations of ground behaviour and land stability should take into account the hydrology and hydrogeology of the site, and a detailed stability report will be required. Proposals for SuDS that include attenuation may be appropriate subject to hydrological, hydrogeological and ground behaviour assessments.

6.252A lighting plan will be required due to the close proximity to areas of wildlife sensitivity and must demonstrate how steps have been taken to reduce light spill that may impact on these areas. An arboriculture plan must also be provided to set out how existing trees will be either integrated into the proposal, or their loss will be compensated for. The site has a natural tree boundary that should be retained and enhanced where possible. The ECOP, lighting plan and arboriculture plan can all form part of the same document if appropriate.

6.253Due to the size of the site, a Flood Risk Assessment will be required. This must take into account the risk of surface water flooding and incorporate mitigation measures as appropriate.

6.254Improvements to the pedestrian connection to Napier Road and footpath Hastings 34a should be considered. Development proposals will need to show consideration of the transport impact and provide a transport assessment and travel plan. Further improvements to better support access to the site through public and sustainable transport may be required. Further advice on transport matters is available from East Sussex County Council.

Policy ES10: Marline Fields, Enviro21 Business Park, Land West of Queensway Comment