Site ID

BX1

Site Name

Sainsburys/ Station Road/Western Road

Site Assessment

This broad location lies within an area identified within the Core Strategy as an area of potential town centre expansion, given the level of retail growth potential identified for Bexhill through Policy BX2. This area was first identified through the Local Plan (2006) as an area for a mixed use, retail-led redevelopment on the existing Sainsburys site and related redevelopment along Western Road (Local Plan Policy BX6). However this site has not come forward over the Plan period.

There has been no recent market interest regarding this site and evidence indicates that redevelopment of this area is unlikely to be viable. There are a large number of existing retail units which are well occupied, meaning assimilation of land to bring the site forward is problematic given the large number of landowners. Therefore it is not possible to consider the site as available for development. Therefore it is not appropriate to roll this allocation forward into the new Local Plan.

Recommendations

Not a preferred site.

Site ID

BX4

Site Name

Former High School Site and Drill Hall, Down Road

Site Assessment

This site is identified for mixed use in the Rother District Council Local Plan (2006) for offices, community buildings and high density housing. The site (as identified within the Local Plan (2006)) is no longer as large as previously identified, due to the recent construction of the Skills Centre on the east of the site, with land to the north for a possible extension in due course. The King Offa Primary School playing field situated on the western part of the site and no longer forms part of the development area. The existing leisure centre is situated to the south of the site along with the Drill Hall.

The site is located in a prominent position directly adjacent to the junction of the recently completed Link Road, (Combe Valley Way) and the A259, and allows for the opportunity to create a landmark destination for leisure facilities.

There is a need for a comprehensive consideration of the site to ensure a high quality public realm at this highly prominent gateway site into the town. There are aspirations for a combined wet and dry sports and leisure facility on one site along with other complementary facilities (restaurants/hotel) to create a leisure destination, along with a modest number of dwellings (circa 30) on the northern part of the site, closest to the existing housing. The existing Drill Hall would require relocation as part of the redevelopment. Car/coach parking for the school lost as part of the sites redevelopment would need to be re-provided.

The development should focus on an accessible, sustainable and high quality leisure hub facility, through the creation of a landmark leisure destination through the creation of high quality buildings and public realm on this highly prominent gateway site into the town.

Recommendations

Preferred site (mixed use - wet/dry leisure facility, residential, hotel, restaurants, plus car/coach parking for adjacent school).

Site ID

BX5

Site Name

Knole Road, Bexhill

Site Assessment

The site is located within the development boundary of Bexhill. The site is surrounded on three sides by residential properties whilst there is a substantial Grade II listed terrace of late-Victorian dwellings in De La Warr Parade on the south side of Knole Road. The site is east of the Bexhill Town Centre Conservation Area and visually forms part of the setting of the listed terrace to the south known as De La Warr Parade.

The site is currently used as an outdoor bowls facility consisting of two outdoor greens (one is disused) with an additional indoor rink, along with other associated facilities. The existing bowls club buildings run along the length of the western boundary and are in poor condition.

The site is well related to the town centre and other associated services such as doctors. There are also nearby bus services connecting to the town and wider transport network within walking distance. The train station is also within a reasonable walking distance.

A recent planning appeal was dismissed on design grounds for 41 sheltered apartments on the frontage of the site, including new bowls facilities. However, the principle of development of the frontage was accepted by the appeal inspector (paragraph 21 of the appeal decision - APP/U1430/A/06/2030466). Therefore, the frontage of the site is considered suitable for development subject to an appropriate high quality design which respects the character and setting of the adjoining listed buildings, in line with Policies OSS5, EN2 and EN3. Any development should retain and improve existing bowling green facilities in line with Policies CO1 and CO3.

Recommendations

Preferred site (mixed use - residential and improved bowling green and associated facilities).

Site ID

BX8

Site Name

Land to the west of Ellerslie Lane

Site Assessment

The site forms part of rolling open countryside which in part abuts Highwoods Golf Course. The site is higher in the north and has views into the wider landscape. The southern and eastern ends of the site are lower. Development of any scale at this location would constitute as a significant incursion into existing open countryside, contrary to OSS4.

There is an existing access for the fields from Fryatts Way, however, a large development in this location is likely to have a significant impact on the adjacent quiet residential road network, contrary to Policy TR3.

Recommendations

Not a preferred site.

Site ID

BX10

Site Name

Recycling Centre and Car Park Little Common

Site Assessment

The loss of car parking and recycling facilities would be a clear concern to Little Common District Centre. The existing access is narrow with limited scope for widening, there are existing pinch points, and in places there is only space for single lane traffic. Therefore it is unlikely that a suitable access could be created, contrary to Policy TR3.

There is also potential noise pollution from the existing adjacent electricity sub-station which would likely an amenity issues for any potential housing development. A housing development could impact on the amenity of adjoining residential properties, particularly given the limited size of the site and the single storey properties to the north. The site is therefore contrary Core Strategy Policies OSS3, OSS4, and TR3. The site is well used as a car park/recycling facility and as such this site is not considered suitable for consideration as a housing site.

Recommendations

Not a preferred site.

Site ID

BX12

Site Name

3 London Road and rear of 1 London Road, Bexhill

Site Assessment

The site is currently used as the existing car park and pub garden for the pub. The site is centrally located and is close to local services. However, any development of this site would result in the loss of parking/loading/unloading for the pub. Whilst any infill development would generate residential related parking which it is unlikely that this could be provided for satisfactorily. As such the proposal is contrary to Policies OSS1, OSS4 (ii), EN3 and TR3 of the adopted Core Strategy. Furthermore, the landowner has not indicated that they wish to pursue a development here, as such it is not considered that the site is developable at this time.

Recommendations

Not a preferred site.

Site ID

BX14

Site Name

Bexhill Post Office, Endwell Road

Site Assessment

The site is still in current use and is a prime town centre site. This area is key to Bexhill Town Centre regeneration, but is considered most suitable for retail/A3 on the ground floor with offices above, but could only be achieved by the relocation of the Post Office counter to another town centre location. However, the landowner has not indicated that they are wishing to relocate in the short to medium-term, therefore it is not considered that this site is deliverable.

Recommendations

Not a preferred site.

Site ID

BX19

Site Name

Land at Preston Hall Farm, Bexhill

Site Assessment

The site was identified within the Rother District Local Plan (2006) as part of a major urban extension covering some 100 hectares of land north-east of Bexhill. The site is bounded by existing residential properties to the west, Redgrove Wood, which is designated as Ancient Woodland, and adjoining hedgerow to the north-west, a private lane (also a public footpath in part) to the Grade II Listed Preston Hall and Preston Hall Cottage to the north-east and a strong hedgerow to the east.

The site relates more to the adjacent housing off Watermill Lane rather than the countryside to the north. Linkages with facilities and services in Sidley as well as the countryside are vital.

Access may be gained in Watergate, but provision would need to be made for any displaced parking. The traffic implications of development may also have an impact on the A269/Holliers Hill /A2036 Wrestwood Road/ London Road junctions and would need to be carefully considered.

Recommendations

Preferred site (residential).

Site ID

BX23

Site Name

Sidley Car Park, Ninfield Road

Site Assessment

The site is an existing car parking close to the Sidley District Centre. Although the car park is underutilised, the acceptability of a loss of car parking is a clear issue. The site is surrounded on all sides by existing housing, with some retail floorspace on the ground floor at the northern boundary. It is likely that there will be some residential amenity issues in bringing forward residential development given the close proximity to the existing dwellings and likely potential for overlooking, therefore identifying a potential conflict with Policy OSS4 (ii). There are two trees on the south east boundary which are considered good specimens and may be worthy of preserving. Any potential development would need to bring access benefits with the junction/access to Ninfield Road in line with Policy TR3. There is no indication that the site owner wishes to bring forward the site for development, therefore the site cannot be defined as suitable or developable at this time.

Recommendations

Not a preferred site.

Site ID

BX24

Site Name

Land at Worsham Farm

Site Assessment

This area is located north of the area identified within the Rother Local Plan (2006) and the north-east Bexhill SPD for housing and employment development. The site is almost wholly located within the Combe Valley Countryside Park and is outside the Bexhill development boundary.

The site forms part of undulating countryside which for the most part affords far-reaching views beyond Worsham Lane and an established tree belt provides a defensible urban edge. Any development in this location would have a detrimental impact on the landscape and as such is considered contrary to Policy OSS5 and EN1.

Recommendations

Not a preferred site.

Site ID

BX25

Site Name

Woodsgate Place, Gunters Lane

Site Assessment

This brownfield site is in existing private educational use, although the landowner advises that this use may cease in the short-medium term. The site is located within the existing development boundary. There are a number of large trees on the boundaries of the site and these are covered by an area Tree Preservation Order. As such, this is likely to affect the developable area of the site by about half, leaving around 0.5ha. The site is surrounded by housing on all four sides. The site is reasonably located with regards to access to services, in line with Policy OSS4 and TR3. There is an existing access from Gunters Lane as well as potential for an alternative access from Gatelands Drive. However, the loss of a private education provision (existing nursery and preparatory school facility) would be contrary to Policy CO1 which resists the use of community facilities and services. As such, it is considered that this site is better suited to the nursery school facility in line with the provisions of Policy CO1.

Recommendations

Not a preferred site.

Site ID

BX30

Site Name

Cemetery Lodge Field/276 Turkey Road

Site Assessment

This greenfield site is located within the existing development boundary for Bexhill (Policy OSS2). There are three residential properties at south-eastern corner of the site, with a further residential property along western boundary. Bexhill Cemetery is to the north.

The site is partially contained from wider views by the boundary trees but there are more localised views due to the types of trees on the perimeter. There is an existing Tree Preservation Order (No.312) along western and southern boundaries.

The site is relatively well located in terms of access to some services (schools) and is close to existing bus routes, although there aren't any footpaths immediately adjacent to the site (there are some on the opposite side of the road).

There is no existing access point for the site, but the most likely access point is at the south-west corner of the site onto Turkey Road (in the same ownership). The site could also provide a new access point to the adjacent Cemetery Lodge. Highway improvements are likely to be required to make the development acceptable.

The site received planning permission subject to a legal agreement in 2003 but the decision notice cannot be issued as the originally company who put in the planning application no longer exists.

Recommendations

Preferred site (residential).

Site ID

BX33

Site Name

St Mark's Church Car Park, Little Common Road

Site Assessment

The site is an existing church car park and is currently in use. The church hall building has recently had additional extensions and therefore given the pressure on parking in this area, the car park is a valuable resource for the church hall, particularly as there appears to be little alternative in the way of on-street parking in the vicinity.

Loss of car parking to this community facility would be concern and would potentially conflict with Policy OSS4 and TR3. There is no indication from the landowner that they wish to pursue a residential development at this location.

Recommendations

Not a preferred site.

Site ID

BX36

Site Name

Land adjacent to Conifers, Little Common Road

Site Assessment

The site is uneven, sloping down to north and west. Although the site is screened by trees to the north-east, the site is prominent on the ridge, with clear views to the north. In-depth development would be inappropriate given the prominence in the landscape.

Development of this site would compromise an important urban greenspace in Bexhill (White Hill Natural and Semi-Natural Greenspace). A viable access is unlikely to be achieved from the A259 and therefore it would be difficult to achieve an appropriate access point (would also need third party land). Any development at this location would be contrary to Core Strategy Policies OSS2, OSS3, OSS4 and TR3.

Recommendations

Not a preferred site.

Site ID

BX47

Site Name

Land at Fantails, Sandhurst Lane

Site Assessment

This site was originally identified as part of the broad location at West Bexhill, and is an existing paddock to the east of Fantails in Sandhurst Lane. The site is to the west of the Barnhorn Green application site, and is specifically adjacent to the employment element of the proposed scheme. The site is not suitable for development in isolation. Given the proximity of the site to the proposed employment land, this site is considered potentially suitable as additional employment (B1) floorspace in tandem with the approved scheme to meet the needs identified in Policies BX3 (iii) and EC2 (iii), although there is no indication from the site promoters that they would wish to bring forward the land for employment use.

A safe access would not be possible from Sandhurst Lane, particularly as any potential access would be near the bend in this narrow country road and intensification of the use of Sandhurst Lane or the access to Fantails is not appropriate.

Recommendations

Not a preferred site.

Site ID

BX48

Site Name

Land at Gotham Farm, Sandhurst Lane

Site Assessment

This site forms part of the previously identified broad location north of Barnhorn Road. This remote area of countryside is formed of mainly exposed ground which is better related to the countryside to the north rather than the adjacent site (extant planning permission for Barnhorn Green – 275 dwellings). Access from Sandhurst Lane is not appropriate and over half the site is located in Flood Zone 3. It is considered that there is little potential to mitigate the impact of development at this location. Therefore the site is not considered suitable for development as it would be contrary to Policies OSS3, OSS4 and EN1.

Recommendations

Not a preferred site.

Site ID

BX49

Site Name

Land east of Spring Lane, Bexhill

Site Assessment

This site forms part of the previously identified broad location north of Barnhorn Road. This site is the subject of an existing outline planning application for a 'Mixed-use development comprising 275 dwellings, up to 3,500 sqm of employment floor space, a nursing home, a doctors surgery, and a one form entry primary school, together with associated landscaping, drainage and highway infrastructure works.'

This site forms part of the public space/habitat zone within the proposed development, including the provision of ponds for Sustainable Drainage Systems (SUDs) and for a Locally Equipped Area of Play (LEAP). Part of the site is affected by flooding. This area's retention as an open space/green infrastructure buffer/link to the wider countryside is imperative and should not be brought forward for housing.

Recommendations

Not a preferred site.

Site ID

BX50

Site Name

Land adjacent to 163 Barnhorn Road

Site Assessment

The site has a rural character, affording long-range views over the Pevensey Levels between gaps in the trees at the southern boundary. This site acts as an important gap between the ribbon development along Barnhorn Road and the wider countryside. The site is part of and relates more to the wider landscape than to the residential development along the A259.

In-depth development would depart from the existing pattern of development and intrude into open countryside and out of keeping with existing linear pattern of development interspersed by gaps along the A259, contrary to Policies OSS3, OSS4 and EN1.

Consideration has been made to a smaller scale development area (alongside existing development) but the gaps in the existing ribbon development positively contribute to the rural character of the edge of Bexhill.

The site is, in relative terms, poorly located in terms of access to services contrary to Policies OSS4 and TRS3. This area is not considered suitable for development.

Recommendations

Not a preferred site.

Site ID

BX51

Site Name

Land north of Clavering Walk, Bexhill

Site Assessment

The site has multiple environmental and on-site constraints, including being adjacent to international and national nature conservation sites (Ramsar and SSSI). A significant proportion of the site is subject to flood risk. The site is predominantly rural in character and development would be an unacceptable intrusion into the open countryside, out of character with the surrounding area, contrary to Policies OSS4 and EN1.

Consideration has also been made to the inclusion of a smaller area of development outside of the area of flood risk, however this is still considered to be an unacceptable intrusion into the open countryside and out of character with the surrounding area. Therefore, this site is not considered suitable for development.

Recommendations

Not a preferred site.

Site ID

BX52

Site Name

Land west of Spring Lane

Site Assessment

This site was previously considered as part of the broad location at West Bexhill. The site has marginal development potential and is significantly constrained. The site is densely wooded (subject to an existing Tree Preservation Order), with the exception of the north-west corner. As such development would be inconsistent with Policy EN5. Part of the site is located within Flood Zones 2 and 3 contrary to Policy EN7. The site is also adjacent to Ancient Woodland and Wet Woodland. The site considered most suitable for amenity provision.

Recommendations

Not a preferred site.

Site ID

BX53

Site Name

Land at Westfield, Highwoods Avenue

Site Assessment

The site is located on the edge of Little Common, west of Highwoods Avenue, adjacent to the development boundary. The site is reasonably located in terms of access to services, in line with OSS4 and TR3.

There are a significant amount of protected trees on the site which help to screen the site from wider views (Area Tree Preservation Order no.371) and are important in mitigating any potential development impact in line with Policies OSS5 and EN1.

The existing access to the site is unregistered and narrow, meaning scope for widening is limited. There may be potential to use an alternative access point but this is likely to also require third party land. Therefore at present it is not possible to consider the site as deliverable given these uncertainties regarding the access.

Recommendations

Not a preferred site.

Site ID

BX54

Site Name

Land at 168 Peartree Lane, Bexhill

Site Assessment

The site would constitute an unacceptable extension of development boundary into the urban fringes, contrary to Policy OSS4 relating to character and appearance of the area. Development of this site could result in an adverse impact on the adjacent Ancient Woodland. The existing highways access is inadequate and improvement to create an acceptable access would result in environmental damage, through the removal of existing trees and hedgerows which are important landscape features in this rural sunken lane. The changes in ground level between the site and road would have a substantial impact on the rural landscape (both short and long-term) and would give the area a more urban feel. The site is located relatively far from local services, contrary to Policies OSS3 and TR3. No indication that the landowner wishes to pursue this site for development. The site is not considered suitable for development.

Recommendations

Not a preferred site.

Site ID

BX56

Site Name

Land south west of Pebsham Farm, Pebsham Lane

Site Assessment

The Pebsham residential estate forms a hard edge to Bexhill and this field provides and important gap and a buffer between the employment floorspace at the business park and the existing residential properties.

This area is located within the Combe Valley Countryside Park as such development at this location would also be contrary to Policy HF1. Therefore, it is not considered suitable for development.

Recommendations

Not a preferred site.

Site ID

BX57

Site Name

Land north west of Pebsham Farm, Pebsham Lane

Site Assessment

The Pebsham residential estate forms a hard edge to Bexhill and this field provides and important gap and a buffer between the employment floorspace at the business park and the existing residential properties.

This area is located within the Combe Valley Countryside Park as such development at this location would also be contrary to Policy HF1. Therefore, it is not considered suitable for development.

Recommendations

Not a preferred site.

Site ID

BX59

Site Name

Land at Glyne Gap Field

Site Assessment

The site is an undeveloped open/agricultural field. The wider Glyne Gap field lying predominantly in Hastings area has also historically been undeveloped. The site lies outside of but immediately adjacent to the Bexhill development boundary. It forms part of a historic open countryside gap between Bexhill and St. Leonards and is included within the Combe Valley Countryside Park (CVCP) designation and is also designated as a Site of Nature Conservation Importance (SNCI).

Any development here would have significant adverse impact on the local landscape character and views. Whilst it is recognised that these impacts are localised, they are considered to be significant in the local context of the CVCP and the gap between the built-up areas of Bulverhythe and Bexhill.  The site also forms part of the proposed addition to the Strategic Gap.

Therefore, the site is not considered appropriate for development.

Recommendations

Not a preferred site.

Site ID

BX60

Site Name

Land at Beeches Farm, Bexhill

Site Assessment

This area of tranquil, remote countryside is formed of mainly exposed ground, with long, far-reaching views. There is low-lying ground to the north and west, with residential development to the south on Barnhorn Road. There is little potential to mitigate development at this location, and as such is not considered suitable for development by virtue of character and low-lying ground, as it would be contrary to Policies OSS4, and EN1. The landscape assessment considered that development would only be considered suitable on the southern part of the site and for low key uses such as open space/recreational provision. The site is limited by its topography. The site is well removed from the main built-up area of the town and would therefore be contrary to Policy OSS4.

Recommendations

Not a preferred site.

Site ID

BX61

Site Name

Land at Old Town Field, Bexhill

Site Assessment

The site has far reaching views over the Pevensey Levels. The site rises from south to north. The southern and western parts of the site are closely related to the Pevensey Levels. The site's level of remoteness becomes increasingly significant the further south towards the Pevensey Levels. There is limited potential to mitigate development at this location and therefore development is considered unsuitable, contrary to Policies OOS3, OSS4 and EN1.

Whilst the northern part of the site is read more with the adjacent residential development, there are still significant views towards the Pevensey Levels, with minimal potential to mitigate against impact. As such the site is considered unsuitable for development.

Recommendations

Not a preferred site.

Site ID

BX64

Site Name

Land at Moleynes Mead, Fryatts Way

Site Assessment

The site is located within the existing development boundary and is relatively well screened from the wider countryside by existing residential development on all four sides (although there are some gaps to the west). There is an existing access to Ellerslie Lane which is likely to require re-location and/or improvements for a redevelopment. There is also potential for an additional access from Fryatts Way. The site is reasonably located in terms of access to services in line with Policies OSS4 and TR3. There is also a bus route within walking distance of the site.

The site contains a number of mature trees and these contribute positively to the character of the area, any development should seek to retain them. The southern section of the site is separated from the wider site by an existing Tree Preservation Order and is therefore this area is not considered appropriate as part of the developable area of the site.

The site is occupied by an existing dwelling (Moleynes Mead) which although not listed, is considered to be an undesignated heritage asset. It is therefore considered that any re-development of the site which involved in demolition of Moleynes Mead would not be acceptable.

The site is reasonably located in terms of access to services in line with Policies OSS4 and TR3. There is also a bus route within walking distance of the site. It is likely that a footpath link to Ellerslie Lane would be required to encourage a more direct walking route.

Recommendations

Preferred site (residential).

Site ID

BX65

Site Name

Land rear of 290 Turkey Road, Bexhill

Site Assessment

The site is located adjacent to an East Sussex County Council notified site (for waste disposal), as identified in the Waste and Minerals Development Plan. The field forms an important gap between the existing development along Turkey Road and Ashdown Brickworks. The field is important with regards to the setting of the cemetery, along with that of the field to the north (site BX73). The site is located far from Sidley District Centre, although it is relatively well located with regards to access to schools. The site is outside the existing development boundary identified for Bexhill and is not considered suitable or developable.

Recommendations

Not a preferred site.

Site ID

BX66

Site Name

Land at Turkey Farm, Bexhill

Site Assessment

This site was identified as part of a broad location in the 2013 SHLAA which was carried forward into the Key Diagram within the Core Strategy, while its Policy BX3 anticipates further development to the north of Bexhill, the scale, timing and locations to be determined.

The land is considered remote from the proposed residential allocation (BX123) and does not possess a strong relationship with the existing settlement edge of Bexhill. Vehicular access to this area is also remote from the adjacent proposal and it should also be noted that St Mary's Lane is unlikely to be able to accommodate additional traffic flows without significant modification. Development in this location would also result in the coalescence of Bexhill with the adjoining settlement at 'The Thorne'/Lunsford Cross which would have an adverse impact on the landscape character of this area. Therefore it is considered that this site is not suitable for development.

Recommendations

Not a preferred site.

Site ID

BX68

Site Name

Land adjacent to Holly Close, Bexhill

Site Assessment

The site is located on the edge of Little Common, west of Highwoods Avenue, adjacent to the development boundary. The site is reasonably located in terms of access to services, in line with Policies OSS4 and TR3.

There are a number of trees on the site boundaries which help to screen the site and are therefore important in mitigating any development impact; their retention would be an imperative in line with Policies OSS5 and EN1.

It is likely that additional screening will be needed to mitigate the impact of development at this location, although wider views into the site are difficult to find, given the topography of the land.

The existing access to the site is unregistered and narrow, meaning scope for widening is limited. There may be potential to use an alternative access point but this is likely to also require third party land. Therefore at present it is not possible to consider the site is deliverable given these uncertainties regarding the access.

There are two electricity pylons running north on north/south axis through the site and as such are a physical constraint to development.

At this present time, the landowner has not indicated that they are willing to put the site forward for development.

Recommendations

Not a preferred site.

Site ID

BX72

Site Name

Land at Coneyburrow Lane, Bexhill

Site Assessment

This greenfield site is far removed from the existing development boundary, with part of the site being affected by some flood surface water issues. The site is partially screened with some gaps and can be seen from the main A259 trunk road. This area is poorly located in respect to access to local services. Although there is a regular bus service from the main A259, it is likely that any development would be highly car dependent, contrary to Policies OSS4 and TR3.

This greenfield site forms an important, undeveloped landscape setting for the wider landscape of the Barnhorn Levels looking towards the Hooe Ridge, where development would be contrary to Policies OSS4 and EN1.

Coneyburrow Lane is a narrow country lane which would not be suited to large scale development, as well as being unlikely to be able to achieve a satisfactory access, therefore in conflict with Policy TR3.

Recommendations

Not a preferred site.

Site ID

BX75

Site Name

Land west of Forest Barn, Turkey Road

Site Assessment

The site is an underused area of land north of residential development adjacent to Highwoods Golf Club. The site is surrounded by mature woodland and is adjacent to existing Ancient Woodland and a SNCI. There are no footpaths or road network immediately adjacent to the site, making any potential access difficult, contrary to Policy TR3. The existing highways access is inadequate and improvement to create an acceptable access would likely result in environmental damage.

The site is well removed from services, contrary of Policy OSS4. The area is rural in character and acts as a protective buffer between adjacent Ancient Woodland and residential development to the south.

The site would constitute an unacceptable extension of development boundary into a rural area relating to the character of area, contrary to Policies OSS4 (iii) and OSS3.

No indication that the landowner wishes to pursue this site for development. The site is not considered suitable for development.

Recommendations

Not a preferred site.

Site ID

BX78

Site Name

Rear of 3a-d Beeching Road/Land north of Windsor Road, Bexhill

Site Assessment

The area is an existing car park within the Beeching Road area for the business uses which forms the western boundary of the site. These units are in existing employment use and this is likely to continue in the future. The net loss of employment floorspace/parking for existing employment uses to residential purposes would clearly be contrary to Policy EC3.

Recommendations

Not a preferred site.

Site ID

BX81

Site Name

Land South of Terminus Road, Bexhill

Site Assessment

This brownfield site is located within the existing development boundary on an existing employment site (car sales/cash wash) site in Bexhill. The site is an edge of the town centre location and is extremely well located in terms of its access to services in line with Policies OSS4 and TR3.

The site currently occupied by a car sales and car wash business but would be well suited to a more intense business use such as offices given its proximity to the town centre (Policy BX2 refers). Retention of business use on this site is imperative given the proximity to the town centre and adjacent uses (in line with Policy EC3); although it is acknowledged that in order for this to come forward (and given previous, but expired planning permissions) some residential is likely to be needed to facilitate an office development.

Recommendations

Preferred site (mixed use - residential and offices).

Site ID

BX85

Site Name

12-14 Sutherland Avenue, Bexhill

Site Assessment

In 2008 outline planning permission was granted (expired in 2011) for the demolition of the existing houses on the site and redevelopment for 14 flats, however a reserved matters application was never submitted to the Council. The site is located within the development boundary in line with Policy OSS3. The site is well located in terms of access to services, particularly Collington train station and is in walking distance to local shops in line with Core Strategy Policies OSS3, OSS4 and TR3.

There is no evidence to indicate that the landowner wishes to pursue this as a potential allocation and therefore this site cannot be considered deliverable.

Recommendations

Not a preferred site.

Site ID

BX91

Site Name

Mill Wood, Ninfield Road

Site Assessment

The majority of the site is subject to an Area Tree Preservation Order and is significant in the countryside setting of the area. The remaining land (around 0.45 hectares) has a number of large trees located within the site. A significant loss of trees at this location would be contrary to Policies EN1 and EN5. There is no existing access to the site and would either require third party land (in the form of an existing house from Beacon Hill) or would require the removal of trees from the area subject to the Area Tree Preservation Order. As such the site is considered inappropriate for development.

Recommendations

Not a preferred site.

Site ID

BX101

Site Name

Northeye (Former United Arab Emirates -Technical Training Project)

Site Assessment

This large, part brownfield/part greenfield site, lies on a north-facing slope extending down to the edge of the Pevensey Levels on the north side of the A259, a little beyond the western extent of Bexhill.

The site's most recent use was as a Training Centre which ceased some years ago. The site covers approximately 15 hectares, with a variety of accommodation, education and operational buildings covering about nine hectares. The remainder is open, with the north-eastern part previously providing recreation fields.

Alongside the approach to the site is the small residential estate off Wartling Drive. Otherwise, the setting is very rural in character. It is a very sensitive site, most notably due to its position adjacent to an internationally-designated ecological site (the Pevensey Levels), its largely rural setting and associated visual exposure, as well as being somewhat isolated from the main built-up area of Bexhill. New development in such a situation would normally be resisted, but given the brownfield nature of a large part of the site, redevelopment of that area (excluding land that falls in Flood Zone 3) should be considered.

This is poorly located in respect to access to local services, although there is a regular bus service from the main A259. It is likely that any development would be highly car dependent, contrary to Policies OSS4 and TR3.

The countryside setting of the site, allied to its fairly self-contained nature, gives rise to a number of possible future uses (employment, residential, tourism and educational). Common to all options is the proposal that the essentially undeveloped area of the site north-east of the stream course should remain open and not be built upon. In particular, this land offers an opportunity to provide additional playing fields, the need for which is identified in the recent Playing Pitch Strategy for Rother and Hastings. If recreational demand does not materialise, then the northern half of the site could return to an agricultural (or possibly low-intensity equestrian) use.

Also, in all cases, any development would need to be sympathetic to its sensitive location, both in terms of its impact on the Levels and in reducing the existing visual impact of existing buildings which are seen in the context of fields surrounding the site, particularly when viewing them from the west and the north.

Recommendations

No preferred option is put forward.

Site ID

BX102

Site Name

Land to rear of Town Hall, Amherst Road

Site Assessment

There could be potential for a mixed use regeneration scheme at this location combining residential and business. Existing employment uses on the site should be retained in any potential redevelopment in line with Policy EC3.

However, the landowner has not indicated that they wish to dispose of this site at the present time and therefore at this time it cannot be considered that this site deliverable.

Recommendations

Not a preferred site.

Site ID

BX108

Site Name

Land south east of Cooden Wood

Site Assessment

The south-western part of the site is located in Flood Zone 3 with the southern section of the site being located within Flood Zone 2. There is a pubic footpath which runs along the western boundary of the site. The site is visually exposed in longer views to the Pevensey Levels, particularly in the south west corner, and as such development of this field would be considered an unacceptable intrusion into the countryside, contrary to Policies OSS5 and EN1.

Recommendations

Not a preferred site.

Site ID

BX113

Site Name

Land at Levetts Wood and Oaktree Farm, Sidley

Site Assessment

The site was previously allocated within the Local Plan (2006) for a sustainable mixed use extension to Bexhill. This site specifically relates to the employment element of that allocation. The delay in the site coming forward primarily relates to the delays with the now open Bexhill Hastings Link Road (Combe Valley Way). The North Bexhill Access Road which forms the access route (and northern boundary) to the site from Combe Valley Way is currently under construction.

The site is well-contained and largely separated from residential areas to the south and west. It is well related to the existing urban area. It is capable of making a significant contribution to meeting the business land requirements for the town, also serving the wider area. A comprehensive approach is required to ensure integrated provision of employment floorspace (office and light industrial uses are expected), high quality urban design, green infrastructure and mitigation and/or compensation for any biodiversity losses.

Linkages with facilities and services in Sidley are vital and will be achieved by improving Buckholt Lane as the main footpath, cycleway and bridleway route from Sidley.

Land along the Combe stream to the north-west of the site should be retained as an amenity/wildlife corridor. This includes land around Pebsham Hall and Cottage (both Grade II listed).

Beyond the site to the east, adjacent to the Combe Valley Way, lies a sloping field that constitutes a green "tongue" as part of the Countryside Park. This is excluded from the business area and should remain open.

Recommendations

Preferred site (employment).

Site ID

BX114

Site Name

Chestnut Meadow Caravan Park & adjacent land north-east, Ninfield Road

Site Assessment

The site is separated from the built up area of Bexhill and is distant from services, although close to a bus route. The site feels very rural although located close to existing residential development along Ninfield Road. The site is on a ridge-top location and is associated more with the open countryside rather than the residential development within the vicinity, although contained by the adjacent Kilnwood. The Landscape Assessment considers that the area is generally well contained but becomes more exposed at the western end.

The site is predominantly rural in character and development would be an unacceptable intrusion into the open countryside, out of character with the surrounding area, contrary to Policies OSS3, OSS4 and EN1. Therefore, this site is not considered suitable for development.

Recommendations

Not a preferred site.

Site ID

BX115

Site Name

Lower Barnhorn Farm and Caravan Park, Barnhorn Road

Site Assessment

This site was originally identified as part of the broad location at West Bexhill. This site comprises of an existing farm building complex and existing caravan park with a temporary planning permission (expires in 2024). The loss of an existing tourism use would be contrary to Core Strategy Policy EC6.

The site is relatively well located in terms of access to services in relation to Policies OSS3 and TR3.

The site levels are higher towards the existing residential development along Barnhorn Road. The site is adjacent to Ancient Woodland and development of this site would have a negative impact on this block of woodland.

Public footpaths which pass through the site are rural in character, development here would have a negative impact on the character of these paths.

There are also concerns about the impact of further traffic generation along Barnhorn Road should this site come forward.

Given the presumption to retain tourism uses and concerns over further traffic generation, this site is not considered suitable for development.

Recommendations

Not a preferred site.

Site ID

BX116

Site Name

Land off Spindlewood Drive, Bexhill

Site Assessment

This site was originally identified as part of the broad location at West Bexhill. This greenfield site is adjacent to the development boundary of Bexhill, just south of Barnhorn Road/Spindlewood Drive, Little Common. The site is relatively well located in terms of access to services. The site is relatively close to bus services on Barnhorn Road, but there is no current pedestrian route to access Barnhorn Road directly from the site. Any development should provide for a pedestrian route to Barnhorn Road.

It is relatively well contained from wider views by the adjacent wood (Cooden Wood), and this is important in containing any development at this location. The site levels are higher towards the existing residential development along Barnhorn Road, and any development will have to consider wider views.

The Council's landscape assessment (2008) makes particular reference to the 'block of woodland and trees and hedges' to the west of this site that provide relative enclosure to this area and that this lends the area to some modest development. The adjacent Ancient Woodland to the west of the site is important in containing any potential development. There are two bands of trees that run through the site linking a wooded area to the north with Ancient Woodland to the south. This is an important feature and acts as a wildlife corridor between the two areas of woodland. The area bounded by these trees should remain open and undeveloped as a wildlife corridor/open space feature of the area.

There is a viable access point from Spindlewood Drive through an existing field gate and a recent transport assessment is considered acceptable by the Highway Authority.

Recommendations

Preferred site (residential).

Site ID

BX120

Site Name

Land at Barnhorn Green

Site Assessment

This site forms part of the Barnhorn Green area which has an extant outline planning permission for 275 dwellings, up to 3,500sqm of employment floorspace, a nursing home, a doctors surgery, and a one form entry primary school, together with associated landscaping, drainage and highway infrastructure works. Recent discussion with East Sussex County Council has indicated that the area set aside for the primary school is no longer required.

Generally the area is well enclosed and the strong tree structure affords opportunities for good mitigation of any potential development and is a good basis for the development of defined neighbourhoods. There is an existing Tree Preservation Order (No.341) which runs through the site and is primarily located along the existing field boundaries.

The site is reasonably well located for access to local services at Little Common District Centre.

Development in this location requires a number of highway improvements along Barnhorn Road and to Little Common Roundabout as part of the wider Barnhorn Green site.

Development should not increase flood risk (regulated outflow of water to Picknell Green Stream).

A number of Public Rights of Way run through/abut the site (11a, 11b, 12a) and any development must ensure that these footpaths are maintained and enhanced.

The site is located within the Pevensey Levels Hydrological Catchment, with implications for SuDS treatments.

Recommendations

Preferred site (residential).

Site ID

BX121

Site Name

Land adjacent to Station Road

Site Assessment

This site is located within the development boundary for Bexhill and comprises of a range of uses across the site (the majority of which are occupied) including a youth centre, garage, small scale industrial/business units, telephone exchange, place of worship, small-scale retail and service uses and residential. The site is irregularly shaped and relatively limited in size, which render it unsuitable for any significant retail development. The site is also constrained by busy roads to the north and south.

Numerous ownerships across the site are likely to make assembly complex. The site is unlikely to become available in the short to medium term.

Relocation of telephone exchanges is notoriously costly. Furthermore, it is noted that there are a number of existing businesses on the site which may require relocation.

Given the shortcomings in terms of suitability for a retail-led redevelopment, and the mix of occupied uses, it is considered unlikely that a viable development could be brought forward on the site within a reasonable time period.

Recommendations

Not a preferred site.

Site ID

BX122

Site Name

Land south east of Beeching Road, Bexhill

Site Assessment

This brownfield site is located on the south-eastern end of Beeching Road and comprises of a mix of uses, predominantly employment uses but with some large vacant and underused buildings. There is an existing public car park and coach and lorry park within the site.

There are significant level differences across the site, falling from Beeching Road in the west towards the eastern boundary. There is a culvert which runs through the site. A large proportion of the site suffers from surface water flooding.

The centre of the site is located within 300m of the Bexhill town centre boundary, which is considered edge-of-centre (in sequential test terms) provided there is a clear and unimpeded pedestrian route between the site and the town centre. It therefore provides an opportunity to meet the identified retail need in Bexhill. There may also be the opportunity to achieve some office floorspace as part of a redevelopment.

There is an existing footpath along the eastern boundary of the site joining Terminus Road with Wainwright Road, but it is narrow, unmade and uninviting.

Redevelopment of this area would involve the redevelopment of part of an existing industrial estate which would result in the net loss of employment floorspace.

The freehold of the land is in one ownership, but there are multiple leases and sub-leases. There has been some consolidation of leasehold ownerships in recent years.

Recommendations

Preferred site (retail).

Site ID

BX123

Site Name

Sidley Sports and Social Club

Site Assessment

The site comprises of an area of grassed, open space formerly used as a playing field accommodating a full size adult football pitch/full size cricket pitch and ancillary facilities. It is privately owned and not currently available for use for sports or recreation. The site is surrounded on all sides by existing housing and is in close proximity to Sidley District Centre.

The Council's Playing Pitch Strategy highlights a shortfall in football pitches across the District and particularly in Bexhill. The site is in a highly accessible location and has been previously referenced in the Council's Open Space Sport and Recreation Study as an important outdoor sports facility and is specifically mentioned as scoring amongst the top three sites in terms of both accessibility and value within the District, supporting the importance of an outdoor sports facility in this location. As such, it is considered that the site be safeguarded specifically for playing pitch provision.

Recommendations

Preferred site for playing pitches.

Site ID

BX124

Site Name

North Bexhill

Site Assessment

This site was identified as part of a broad location in the 2013 SHLAA which was carried forward into the Key Diagram within the Core Strategy, while its Policy BX3 anticipates further development to the north of Bexhill, the scale, timing and locations to be determined.

The route of the North Bexhill Access Road (NBAR) has now gained planning permission and construction has started at the eastern end. The road crosses the Combe Valley east of Buckholt Lane, rising up the south facing slope of the valley to an elevated position before joining the A269 just beyond the current edge of the built-up area.

The NBAR provides a logical outer limit of development (see BX125 below). The intervening land between it and the existing built-up area comprises a mix of farmland and woodland, together with a few scattered properties, either side of the valley of the Combe Haven. A landscape-led approach to development in this area has been considered important. Accordingly, a 'landscape and ecology study' has informed development options.

The valley floor itself provides not only a natural green space but also the opportunity for this to be enhanced both for biodiversity and as an amenity and recreational public access corridor. Existing woodlands should be retained with green links provided between them. The patchwork of small fields west of Watermill Lane are found to be valuable in ecological terms as well as contributing to the more rural character of the northern section of the lane.

There remain areas of development potential between the A269 and NBAR, to the north of the Ninfield Road and to the east of Watermill Lane. A fairly modest average density of 30 dwellings per hectare is considered appropriate, taking account of the substantial greenspace areas around them for ancillary and other recreation facilities, including sports pitches. This would provide for some 450 dwellings.

Provision is also made for a small traveller site, of five pitches at the eastern end of the development area east of Watermill Lane. This area is relatively contained in the landscape and would contribute to the outstanding district-wide need for such pitches.

Further areas for development have been considered, but these would encroach unnecessarily into the setting of the town and this new development, and fail to create the quality of urban extension that is sought.

Recommendations

Preferred site for comprehensive development.

Site ID

BX125

Site Name

North of NBAR

Site Assessment

This site was identified as part of a broad location in the 2013 SHLAA which was carried forward into the Key Diagram within the Core Strategy, while its Policy BX3 anticipates further development to the north of Bexhill, the scale, timing and locations to be determined.

The route of the North Bexhill Access Road (NBAR) has now gained planning permission and construction has started at the eastern end. The road crosses the Combe Valley east of Buckholt Lane, rising up the south facing slope of the valley to an elevated position before joining the A269 just beyond the current edge of the built-up area.

The NBAR provides a logical limit of development. Maintaining the upper slopes as undeveloped is regarded as important in retaining the more natural treed backcloth to the town and in ensuring that development does not intrude into the wider countryside to the north.

A further consideration is the desire to maintain the separate identity of Lunsford Cross, which reinforces the physical containment of development south of NBAR.

For these reasons, the development of this area is not suitable for development; nor is it needed to meet the development requirements for the town.

Recommendations

Not a preferred site.

Site ID

HF2

Site Name

Land adjacent to Capricorn, Chowns Hill

Site Assessment

The site is exposed in long views on the higher part of the slope, and is considered to positively contribute to the rural character of the area and would result in urbanisation of open rural land within the High Weald Area of Outstanding Natural Beauty (AONB); as such any development would be in conflict with Policies OSS1, OSS2, OSS3, OSS4 (iii) and EN1 (i), (v).

The site is subject to an Area Tree Preservation Order – Tree Preservation Order (No. 318). The trees are important features of the site and contribute to the natural beauty of the landscape and AONB countryside.

The only viable access point would be from Chowns Hill, but the road is narrow, has poor alignment and there are a lack of footways. Although there is an existing footpath on the opposite side just up from the site.

Development would be reliant on the use of a car. The site is not well located to existing services. As such, any proposed development would be in direct conflict with Core Strategy Policy TR3.

Recommendations

Not a preferred site.

Site ID

HF3

Site Name

Land on Stonestile Lane

Site Assessment

The land parcel is contained, in some parts, by mature established trees from Stonestile Lane, although there are some long views to the north and west. There are also a number of mature trees within the site. Given the surrounding character of the area and relative exposure to the wider landscape (in long views) would conflict with Policies OSS4 and EN1 (i), (v).

Development access is via an existing narrow country lane (Stonestile Lane) and is relatively remote from existing services. There are no existing pavements on Stonestile Lane for pedestrians and it would not be practical to include them as part of a development (Stonestile Lane is very narrow). As such it is direct conflict with Policy TR3(i).

Recommendations

Not a preferred site.

Site ID

HF4

Site Name

Land at Michael Tyler Furniture Site

Site Assessment

This brownfield site is located within the Hastings Fringes development boundary and in existing employment use (only partly occupied) the existing occupiers are looking to relocate. Policy EC3 in the Core Strategy seeks to protect existing employment uses. Recent evidence has indicated that this site is under occupied and finding alternative occupiers has proved problematic (floor level changes, compartmentalisation, buildings are dated and scale of the buildings are likely reasons for the low level interest). There are viability concerns for redevelopment for alternative business uses.

There are low density residential properties to the south, west and north of the site with further residential development currently under construction to the east. There is a couple of existing low density residential properties to the north within the High Weald Area of Outstanding Natural Beauty with far reaching views.

The site is in a sustainable location, close to services located within Hastings in line with Policies OSS3 and OSS4.

On balance, it is considered that this site would better contribute towards housing provision within the District rather than be safeguarded for employment uses given the viability concerns detailed above.

Recommendations

Preferred site (residential).

Site ID

HF5

Site Name

Land at Breadsell Farm

Site Assessment

This area was previously identified as a draft option through the early consultation stages of the Core Strategy, to facilitate a "sustainable urban extension" for a mixed-use development within Hastings Borough including around 750 dwellings. Natural England (NE) submitted a strong objection to the area being included due to the likely adverse impact on the adjacent SSSI. To date no evidence has been submitted to demonstrate to NE's satisfaction that development can be achieved without a detrimental impact to the adjacent SSSI, as such any development is likely to be contrary to Policy EN5. Hastings Local Plan (LP) Inspector concurred with NE.

Although the land itself does not have any particular landscape designation, the Hastings LP Inspector found that."...its topography within its ridges and valleys, its field boundaries, trees and other vegetation give it considerable scenic attraction. It is a prominent site in the wider surroundings. The locality…. with its trees, woodland and topography of steep slopes and open spaces is a valuable part of the lovely, rural and sylvan setting of the Borough's mainly built-up areas". As such, the site is not allocated in Hastings' Local Plan.

The site is remote from services (contrary to Policies OSS3 and OSS4) and is located within the Strategic Gap (contrary to HF1).

Recommendations

Not a preferred site.

Site ID

HF6r

Site Name

Land adjacent to Rock Lane, Hastings

Site Assessment

The general area is west facing valley and appears to a well-used, but poorly managed area of open space on the urban fringe. The landscape assessment considers that there is scope to restructure the landscape on the valley sides to create pockets of development, although the entire valley area should be considered as an area for urban fringe management, in line with Core Strategy Policy HF1. Land to the east along the roadside of Rock Lane has recently been granted planning permission for 26 dwellings, with the land to the rear (this site - HF6r) being secured for improved landscape management and ecological improvements, as well as the provision of a public footpath along the southern and western boundaries to the bottom of the valley in line with the provisions of Policy HF1 to create access improvements to the area between Ivyhouse Lane and Rock Lane.

This area is not considered suitable for residential development due to adverse landscape impact and it would be more appropriate to bring forward as an open area benefiting from improved landscape and ecological improvements in line with the provisions of HF1 and a proposed policy relating to Urban Fringe Management in this area.

Recommendations

Not a preferred site.

Site ID

HF8e

Site Name

Land north of A265, Ivyhouse Lane

Site Assessment

This area could be developed without having a significant detrimental effect on the landscape character or visual quality of the Area of Outstanding Natural Beauty (AONB) landscape in line with Policies Core Strategy Policies HF1, OSS1, OSS3 and EC2.

Given surrounding industrial uses and the need for low density, small scale business units, the site is not suitable for housing development but suited to low key employment uses in line with the adjacent employment allocation in Hastings and the surrounding industrial estate. An appropriate landscape buffer will need to be achieved to soften the edge of the industrial area to the wider valley.

Development could be used to facilitate access to open space from the existing Public Right of Way to the west off Ivyhouse Lane to the footpath to the north of the valley, in line with the wider access and landscape improvements highlighted in Policy HF1 of the Core Strategy.

A management plan/policy for the whole area will need to be developed to bring forward an area-based initiative to enhance the AONB in this generally despoiled area. With some small areas of development on both sides of the valley being used to provide landscape and access improvements to this urban fringe area for households in Hastings and Rother (Policy HAS2).

Recommendations

Preferred site (employment).

Site ID

HF8r

Site Name

Land north of A265, Ivyhouse Lane

Site Assessment

This area cannot be developed without having a significant detrimental effect on the landscape character or visual quality of the Area of Outstanding Natural Beauty (AONB) landscape contrary to Core Strategy Policies HF1, OSS3 & OSS4. The Ivyhouse – Rock Lane Landscape Assessment considers that development in this area would result in a detrimental effect on the landscape character and visual quality of the wider AONB landscape.

However, development of the adjacent site (HF8e) could be used to facilitate managed access to the countryside, joining up the existing Public Right of Way off Ivyhouse Lane to the footpath to the north of the valley, in line with the wider access and landscape improvements highlighted in Policy HF1 of the Core Strategy.

Whilst this site is considered visually exposed and not suited to development, a management plan/policy for the whole area will need to be developed to bring forward an area-based initiative to enhance the AONB in this generally despoiled area, which with some small areas of development on both sides of the valley being used to provide landscape and access improvements to this urban fringe area for households in Hastings and Rother.

Recommendations

Not a preferred site.

Site ID

HF9

Site Name

Land at Rock Lane, Guestling

Site Assessment

This site is visually exposed and development on the slopes into the valley would be out of character with its surroundings contrary to Policies OSS3 and OSS4. The area is used well used as informal recreation space by surrounding residents primarily for dog walking.

This part of the valley would be most suited to use as an area of open space in line with the urban fringe management provisions set out in Core Strategy Policy HF1 and proposed policy relating directly to urban fringe management in this area.

Whilst this site is considered to be visually exposed and not suited to development, a management plan/policy for the whole area will need to be developed to bring forward an area-based initiative to enhance the Area of Outstanding Natural Beauty in this generally despoiled area, which with some small areas of development on both sides of the valley being used to provide landscape and access improvements to this urban fringe area for households in Hastings and Rother.

Recommendations

Not a preferred site.

Site ID

HF9a

Site Name

Land north of Austen Way

Site Assessment

This part of the valley is visually exposed and development in this location would be out of character with its surroundings contrary to Policies OSS3 and OSS4.

The central part of this site is used for dog walking primarily along the existing Public Right of Way which runs through the site. This area is considered beyond the part of the Hastings Fringe locality covered by Core Strategy Policy HF1 and there is little development potential on this site, particularly as there is an existing agricultural use and existing residential properties within the site itself. As such development here would be considered an unacceptable intrusion into the countryside.

Aside from the landscape issues, East Sussex County Council highways have advised that access would be most suited via Austen Way which would require land acquisition to create a junction on the north side. This is therefore not considered to have a reasonable prospect of coming forward.

Recommendations

Not a preferred site.

Site ID

HF18a

Site Name

Land east of Burgess Road

Site Assessment

The land is undulating, sloping steeply down from its accesses on Burgess Road and Haywood Way, and is largely covered with trees and vegetation with some cleared areas including a substantial, informal series of BMX bike jumps and tracks. Three overhead power lines cross the site and a railway tunnel passes underneath it. There are no formal public rights of way within the site but there is evidence of public access including by vehicles and BMX bikes as well as some areas of fly-tipping.

The site adjoins a larger area of woodland to the north, part of which is also within the applicant's ownership. A small area of woodland, 90 metres north-east of the site, is designated Ancient Woodland. The site is within the High Weald Area of Outstanding Natural Beauty. The land is directly adjacent to the existing Ivyhouse Lane industrial estate. A modest extension to the industrial estate (of around 3,000sqm in addition to the adjacent employment allocation in Hastings Borough for circa 1,400sqm) could facilitate appropriate management of the woodland to the north of the site, a softened edge to the industrial estate to create an appropriate transition from the hard edge urban edge of Hastings to the High Weald, whilst also allowing opportunities for managed access to the countryside.

Recommendations

Preferred site (employment).

Site ID

HF18r

Site Name

Land to north west of Burgess Road

Site Assessment

The site is a large area of woodland, part of which is also in the same ownership as the adjacent site (HF18a). A small area of woodland, north-east of the site, is designated Ancient Woodland. The site is within the High Weald Area of Outstanding Natural Beauty.

The land is undulating, sloping steeply down from its accesses on Burgess Road and Haywood Way, and is largely covered with trees and vegetation with some cleared areas and evidence of informal access, including by vehicles and BMX bikes as well as some areas of fly-tipping, extending into it. However, there are no formal public rights of way within the site. Three overhead power lines cross the site and a railway tunnel passes underneath it.

The land is lies to the north-east of the Burgess Road preferred employment option (HF18a) which is proposed as a modest extension to the industrial estate and would facilitate appropriate woodland management of this land and create a softer edge to the industrial estate and an appropriate transition from the hard edge urban edge of Hastings to the High Weald, whilst also allowing opportunities for managed access to the countryside.

Recommendations

Not a preferred site.

Site ID

WL2

Site Name

Land rear of 66-78 Westfield Lane

Site Assessment

The site is remote from existing services particularly those in walking distance, although there is an existing bus route along Westfield Lane. Any development in this location would be heavily car dependent, contrary to Policies OSS4 and TR3. Even if the land designated Ancient Woodland was removed from the proposed site, any development would be a significant departure from the existing linear pattern of development at this location, creating an unacceptable backland intrusion into the landscape, contrary to Core Strategy Policy EN1.

Access to the site would be difficult to achieve; it is narrow with a sub-station at the top where it meets Westfield Lane meaning that it would be difficult to upgrade to provide an acceptable access, therefore contrary to Core Strategy Policy TR3. Maplehurst Drive to north-west is narrow and is separated from the site itself; any potential to achieve an access at this point would require third party land.

Recommendations

Not a preferred site.

Site ID

BB2

Site Name

Land adjoining Millward Gardens, Batchelors Bump

Site Assessment

The site has a strong rural character, affording long-range views over the High Weald countryside both to the west and the north. Although the site contains some existing built development (farm buildings relating to the agricultural holding), the site relates more to the wider countryside landscape (High Weald Area of Outstanding Natural Beauty) rather than to the residential development along the A259. In depth development of the domestic curtilages outside the current development boundary would depart from the existing pattern of development and intrude into open countryside.

The sloping nature of the site and its open aspect would result in any development being prominent in the landscape and out of keeping with existing linear pattern of development interspersed by significant gaps along the A259, contrary to Policies OSS3, OSS4 and EN1.

Recommendations

Not a preferred site.

Site ID

BB3

Site Name

Land west of Winchelsea Road, Batchelors Bump

Site Assessment

The site has a strong rural character affording, long-range views over the High Weald Area of Outstanding Natural Beauty (AONB) countryside both to the west and the north (the majority of the site is located within the High Weald AONB). The site is part of and relates more to the wider landscape than to the residential development along the A259. Frontage development in this location would join Batchelors Bump to Hastings to the detriment of the openness of the gaps in this area. In-depth development would depart from the existing pattern of development and intrude into open countryside. The site slopes downwards to the west towards the wooded/scrub valley. The downward sloping nature of the site and its open aspect would result in any development being prominent in the landscape and out of keeping with existing linear pattern of development interspersed by significant gaps along the A259, contrary to Policies OSS3, OSS4 and EN1. This locality is important to the landscape setting of Hastings.

Consideration has been made to a smaller scale development area (alongside existing development) but the gaps in the existing ribbon development positively contribute to the rural character of Batchelors Bump.

Therefore it is not considered that there is development potential at this location.

Recommendations

Not a preferred site.

Site ID

BB4

Site Name

Land at Thorsfield and Chatswood House

Site Assessment

The site has a strong rural character, and is extremely exposed, particularly to the south, north and west with views into the High Weald Area of Outstanding Natural Beauty. The site relates more to the wider landscape than to the residential development along the A259. In depth development of the domestic curtilages outside the current development boundary would depart from the existing pattern of development and intrude into open countryside.

The introduction of development in this location would be particularly intrusive on the wider landscape, and out of keeping with existing linear pattern of development interspersed by significant gaps along the A259, contrary to Policies OSS3, OSS4 and EN1.

Recommendations

Not a preferred site.

Site ID

FO1

Site Name

Land at Ilex Cottage, Four Oaks

Site Assessment

FO1 comprises of two existing residential properties (IIex Cottage and the Grade II listed Oakhill House respectively) and associated grounds. Significant parts of FO1 are vulnerable to surface water flooding which would require part of the site to be given over to SUDS mitigation if the site came forward. Access could be delivered onto the A268 but the close proximity of the busy roundabout would mean the access point into the site would require adequate visibility sight lines for vehicles to safely enter and exit the site without significant danger to vehicles negotiating the roundabout. A further constraint involves the number of trees present within the site and on the boundary of FO1. The setting of the Grade II Listed Building on the southern part of the site would also be impacted. Given the constraints attached to FO1 the site is not recommended for housing.

Recommendations

Not a preferred site.

Site ID

FO2

Site Name

Former Vineyard site, Whitebread Lane, Four Oaks

Site Assessment

FO2 is a former vineyard located on the village fringe. The site abuts the settlement boundary. Access into the site would be off Whitebread Lane. The site is rural in nature with medium and long views into the open countryside to the southwest and west. Some evidence of surface water flooding around the edge of the site. Relatively distant from the centre of Beckley and access to main services. There is no formal footpath back to the village from FO2.

Recommendations

Not a preferred site.

Site ID

FO3

Site Name

Land at Pear Orchard, Four Oaks

Site Assessment

Poorly related to the village and distant from services. The site is not in a sustainable location. Development would impact on the Area of Outstanding Natural Beauty landscape with significant loss of trees if development is considered here.

Recommendations

Not a preferred site.

Site ID

FO4

Site Name

Land West of Oakley Cottages, Main Street, Four Oaks

Site Assessment

FO4 is located outside the existing settlement boundary. The land is used for grazing horses and other livestock. Along with FO8, FO4 traverses a network of historic field boundaries which are integral to the character of the High Weald Area of Outstanding Natural Beauty. Significantly, Beckley has a linear settlement pattern with clear breaks along the streetscape (Main Street) this is integral to the fabric of the village. FO4 is one of those gaps. Infilling those significant gaps would significant alter the character of the village and negatively impact on the wider AONB landscape.

Recommendations

Not a preferred site.

Site ID

FO5

Site Name

Land at The Retreat, Whitebread Lane, Four Oaks

Site Assessment

FO5 is located on the edge of Four Oaks on Whitebread Lane and is currently overgrown with shrub and vegetation. The site is relatively distant from the main services in the centre of the village, and just beyond the edge of the built-up area and outside the settlement boundary. It is constrained by boundary trees and the frontage pattern of existing development that limit development potential. Access into the site would be off Whitebread Lane but there is currently no pedestrian footpath leading back into the village. The site is designated BAP habitat Deciduous Woodland and records indicate surface water flooding on the northern boundary. A small stream is also present near the northern boundary. The planning history of the site reveals a refusal for both a bungalow and in a separate application for a chalet. Both applications were refused on the grounds of the impact on the Area of Outstanding Natural Beauty. In conclusion, the size of the site and the constraints attached to it make FO5 unsuitable for a housing allocation.

Recommendations

Not a preferred site.

Site ID

FO6

Site Name

Land to east of Coombs Cottages, Peasmarsh Road, Four Oaks

Site Assessment

FO6 is on the edge of the village, rural in character and contributes to the character of the High Weald Area of Outstanding Natural Beauty (AONB). Ancient semi-natural woodland abuts the eastern boundary of the site. A public footpath crosses the southern part of the site. It is proposed that a small parcel of farmland to the rear of the former engineering works on Hobbs Lane may come forward as part of a comprehensive development to round off the edge of the village and consolidate the village fringe, subject to new screen planting on the eastern and northern boundary to minimise visual intrusion into the wider AONB landscape. Please refer to FO15 for further details. However apart from the small parcel of farmland in the north east corner of the FO6, the rest of FO6 is not considered appropriate for housing.

Recommendations

Not a preferred site.

Site ID

FO7

Site Name

Land north of Beckley Gallery, Four Oaks

Site Assessment

FO7 is well screened from the main road and is currently used as a paddock. The site slopes and rises gently from north to south and there are trees and hedgerows along the boundary of the site which screen the site from the wider Area of Outstanding Natural Beauty landscape. Access could be delivered of A268 but there is no current pedestrian footpath along this part of the A268. The site is also on the edge of the village and rural in character and also relatively distant from key services. Furthermore, development here would impact negatively on the setting of the Listed Building to the north of FO7. Not recommended for housing.

Recommendations

Not a preferred site.

Site ID

FO8

Site Name

Land at Westlands, Four Oaks

Site Assessment

FO8 located off Main Street but outside the settlement boundary. The frontage of FO8 comprises one of the important gaps in the street frontage on Main Street which gives Beckley its distinctive character. Infilling of these gaps would be impact negatively on the High Weald Area of Outstanding Natural Beauty (AONB). Maps indicate F08 along with FO4 and FO2 form part of network of historic fields which are integral to the character of the High Weald AONB.

Records highlight surface water flooding on the northern boundary of FO8 and part of northern half of the site. A pond is also located within the site and should be retained as they form an important feature of the High Weald AONB. The impact of development on the AONB landscape would be considerable while infilling of important gaps along Main Street would undermine a vital characteristic of the village street scene and should be resisted. FO8 is not recommended for housing.

Recommendations

Not a preferred site.

Site ID

FO9

Site Name

Land adjacent to Roberts Row, Whitebread Lane, Four Oaks

Site Assessment

FO9 is relatively distant from the main amenities of the village. The site can only be accessed off Whitebread Lane through a narrow access point between existing properties, with a terrace called 'Roberts Row' having Grade II listed status on one side. There would be a requirement to significantly upgrade the existing access point, which would negatively impact on the curtilage and setting of the listed 'Roberts Row' terrace. Flood maps indicate there is significant surface water flooding indicated at the access point and on a large proportion of the western end of the site. Amenity impact on adjacent properties. Biodiversity records also indicate that the White-barred Knot-horn moth is also present in the area. FO9 is not recommended for housing.

Recommendations

Not a preferred site.

Site ID

FO10

Site Name

Land at King Bank Lane, Beckley

Site Assessment

FO10 is located outside the existing settlement boundary. There could be a negative impact on setting and amenity of the Listed Buildings immediately to the north of the site. Development here would impact on the setting of the village and the characteristic Area of Outstanding Natural Beauty landscape. Not recommended for housing.

Recommendations

Not a preferred site.

Site ID

FO12

Site Name

Land at Buddens Green, Four Oaks

Site Assessment

Relatively central to the village, close to existing services and in a sustainable location but located outside the settlement boundary and within the Area of Outstanding Natural Beauty (AONB). Views here do not extend into the open countryside as the southern boundary is confined by a thick tree belt, minimising the impact on the wider AONB. There are several access points that can be achieved. Housing development will be contained behind the existing Buddens Green estate offering better integration into the village and limiting visual intrusion into the wider AONB landscape. Amenity space will be provided on the western half of the site.

Recommendations

Preferred site (residential).

Site ID

FO13

Site Name

Land adjacent to Frog Field, Main Street Beckley Four Oaks

Site Assessment

Relatively central to the village, close to existing services and in a sustainable location but located outside the settlement boundary and within the Area of Outstanding Natural Beauty (AONB). Residential development here would involve 'infilling' of one the prominent gaps in the village streetscape which would impact negatively on the wider AONB landscape and the character/setting of the village.

Recommendations

Not a preferred site.

Site ID

FO14

Site Name

Westlands

Site Assessment

FO14 is sited outside the development boundary and within the Area of Outstanding Natural Beauty (AONB). The site is identified as having an historic medieval field boundary and is considered integral to the character of the High Weald AONB. In addition, there is indication of surface water flooding on the frontage of the site. The property opposite the site is Listed. FO14 is one of the 'gaps in the streetscape which is a key distinguishing feature of the village. These gaps between the clusters of dwellings are important to the character of the village therefore it is desirable to retain the existing gaps. To fill in the gaps would impact on the character of the village and the wider AONB landscape and would be contrary to the existing settlement pattern of the village. It follows that development at FO14 would not be appropriate and therefore should not be considered as a potential housing site.

Recommendations

Not a preferred site.

Site ID

FO15

Site Name

Land East of Hobbs Lane

Site Assessment

FO15 comprises of the former engineering works and a small parcel of farmland to the rear to come forward together as a comprehensive development. The former engineering works are currently empty. Core Strategy Policy EC3 would apply but it appears that the building no longer has any commercial value and has been empty for a number of years. There is scope to develop the brownfield site along with small parcel of farmland to the rear of the site to round off the edge of the village and consolidate the village fringe. There will be a requirement to upgrade pedestrian access along Hobbs Lane to make the development more acceptable and strengthen linkages back into the village. Existing bus stops can be found at the end of Hobbs Lane and links the settlement with two larger villages in the area, Peasmarsh and Northiam respectively. Native screen planting to the northern and eastern boundary would limit further visual encroachment into the wider Area of Outstanding Natural Beauty (AONB) landscape. While FO15 is a site on the village fringe, there is an opportunity to redevelop a brownfield site which has been vacant for a number of years, with little or no scope to come back into economic use, for residential development which will provide much need affordable housing for the village as well as removing a local eyesore from the village environment. Furthermore, there will be an opportunity to enhance this part of village fringe and the wider AONB landscape with appropriate landscape screening of the northern and eastern boundaries of the site.

Recommendations

Preferred site (residential).

Site ID

BE7

Site Name

Chestnuts Paddock

Site Assessment

BE7 is outside the existing settlement boundary and relatively distant from the village's main amenities. Development could impact on the setting of Chestnut Cottage the Grade II Listed Building adjacent to BE7. Development of BE7 would also impact negatively on the character/setting of the village especially as you approach the village from the west along the A2088.

Recommendations

Not a preferred site.

Site ID

BE10

Site Name

Land adjacent to community hall, Main Street, Beckley

Site Assessment

BE10 is adjacent to the village hall and has a number of trees onsite. The site is currently outside the existing settlement boundary. A public footpath runs down the western boundary of the site. Identified as a Biodiversity Opportunity Area (BOA) and records indicate the presence of grass snakes in the locality. BE10 occupies one of the important gaps in the village streetscape which are integral to the character of the village. Infilling one of these gaps would impact on the character of the AONB landscape to the detriment of the village and its character.

Recommendations

Not a preferred site.

Site ID

BE11

Site Name

Land at Horseshoe Lane

Site Assessment

BE11 is located away from the existing settlement boundary and is relatively distant from the main amenities of the village. The topography of the site would mean only southern part of the site could be developed. Views of BE11 are readily available from the footpath which abuts the southern boundary, making the site exposed in the wider Area of Outstanding Natural Beauty (AONB) landscape. Development on BE11 would impact negatively on the character of the AONB landscape especially as you approach the village from the south and should not be considered appropriate as a potential housing site.

Recommendations

Not a preferred site.

Site ID

BO1

Site Name

Land west of Tillingham View, Broad Oak

Site Assessment

BO1 sits outside the settlement boundary and is currently used as pasture land. Suitable access is a significant constraint and would be required across third party land. The site sits within the Area of Outstanding Natural Beauty (AONB) landscape and Ancient Woodland abuts the north west boundary of the site. Consideration of the amenity of properties along Tillingham View should also be considered. There is a public right of way which runs along the north west boundary of BO1. Satisfactory access arrangements would preclude this site from further consideration. The complete redevelopment of BO1 for housing is neither necessary or appropriate for the village of Broad Oak at this time.

Recommendations

Not a preferred site.

Site ID

BO2

Site Name

Land to South of Goatham Lane, Broad Oak

Site Assessment

BO2 is located in an unsustainable location. It is distant from the village, away from services. There is no adequate footway from the BO2 back into the village. Development in this location would impact negatively on the Area of Outstanding Natural Beauty landscape.

Recommendations

Not a preferred site.

Site ID

BO4

Site Name

Land at Burnt House Farm, Broad Oak

Site Assessment

BO4 is located on the village fringe and outside the existing settlement boundary. The site is relatively flat with long extensive views, especially to the east. Existing hedgerows along the frontage of the site screens the site from the public highway. However, long views can be achieved from the east of the site and development here would impact negatively on the wider Area of Outstanding Natural Beauty landscape. Furthermore, access is restricted and would require 3rd party land to achieve satisfactory access arrangements.

Recommendations

Not a preferred site.

Site ID

BO9

Site Name

Land opposite Bell Hurst Cottage, Chitcombe Road

Site Assessment

BO9 currently lies outside the existing settlement boundary but is flanked by existing development on both the eastern and western boundary. The northern boundary fronts onto the A2089 (Chitcombe Road). Investigation into the Planning History of BO9 identifies two historic applications: RR/2004/601/P and RR/2005/181/P. Both were refused on ground of outside the settlement boundary, located in the open countryside and proposed inadequate access arrangements. Furthermore, the site is visible from the south of the ridge line and can be seen from public vantage points to the south of Broad Oak. Residential development would impact on the Area of Outstanding Natural Beauty landscape.

Recommendations

Not a preferred site.

Site ID

BO10

Site Name

Sunbeam Farm Yard, Udimore Road, Broad Oak

Site Assessment

Part of BO10 is with the settlement boundary but with the main body of BO10 located outside the existing settlement boundary south of the ridgeline. Development on the open slopes would be to the detriment of the character of the area and unacceptable in terms of impact to the Area of Outstanding Natural Beauty landscape. Furthermore, the loss of rural workshops and farm buildings would be contrary to the policies in the Core Strategy, which supports the farming capacity of the district and resists the loss of viable employment land especially in rural areas.

Recommendations

Not a preferred site.

Site ID

BO11

Site Name

Land South of the Old Manor House

Site Assessment

BO11 is located outside the settlement boundary and sits within the AONB landscape. Access into BO11 would be from A28 but adequate safe sightlines may be difficult to achieve on the fast flowing Northiam Road.

To the north the setting of 'Manor House', a Grade II Listed Building, may be impacted from the development of BO11. The site has many trees within the site and along the frontage of the site. The potential loss of trees will impact on the setting and character of the village as you approach from the south. Development south of the ridge line would be to the detriment of the character of the area and to the wider Area of Outstanding Natural Beauty landscape.

Recommendations

Not a preferred site.

Site ID

BO12

Site Name

Land to the Rear of Malvern Cottage

Site Assessment

BO12 is located outside the settlement boundary on the A28 road between Broad Oak and Cackle Street. The site is detached from the main settlement. Extensive views are attainable to the east and south east into the wider Area of Outstanding Natural Beauty landscape. Development here would impact negatively on the wider landscape and would be unacceptable. Planning History records previous refusal for small scale development on the grounds of encouraging undesirable ribbon development along the A28 and the development would be unacceptable in terms of access arrangements. Residential development not recommended.

Recommendations

Not a preferred site.

Site ID

BO13

Site Name

Highlands

Site Assessment

BO13 is centrally located in the village and within the settlement boundary. The site has easy access to all the main services in the village, and is directly opposite the local bus stop. However, the amenity of adjacent properties, the retention of the public footpath bisecting the site and the presence of a sub-station severely constrains an already small site. The trees within the site are also a constraint to development. It is doubtful that the site would accommodate six dwellings and associated parking onsite.

Recommendations

Not a preferred site.

Site ID

BO14

Site Name

Reeds Wood, Land at top of Furnace Lane

Site Assessment

Located outside the existing settlement boundary BO14 is predominately covered by Ancient Woodland and deciduous woodland. Furthermore, records indicate BO14 has BAP habitat status. The loss of woodland cover negates BO14 coming forward as a housing allocation.

Recommendations

Not a preferred site.

Site ID

BO15

Site Name

Land south of B2089

Site Assessment

B015 is detached from the main village and local services and is in a relatively unsustainable location. Development in this location would impact negatively on the character and setting of the village as you approach Broad Oak from the west along Chitcombe Road.

Recommendations

Not a preferred site.

Site ID

BO16

Site Name

Land East of A28

Site Assessment

The site has a frontage to the A28 within the existing built-up area, with two adjoining properties in the same ownership, at least one of which would be demolished as part of the development. A new single access point off the A28 Northiam Road would be required to serve both the new dwellings and provide access to proposed allotments. The site extends to the rear to include a relatively narrow strip of open land with well-treed boundaries running behind several properties, as well as the field behind, currently under grass, which is in separate ownership. While the field contributes to the setting of the village, it is visually more related to the adjacent development than the wider Area of Outstanding Natural Beauty.

The site should be bought forward as a comprehensive development. A buffer would be required to the Ancient Woodland of Little Austen's Wood immediately to the west. An existing public footpath along the western boundary should be retained and a link provided to it through the development. Trees within the site should be retained as far as possible. Evidence provided by the Council's Open Space, Sport and Recreation Study and discussions with the Parish Council have highlighted the shortfall of allotment provision in this locality, which may be addressed through the provision of allotment on this site. It is an ideal site, in a relatively central location and easy accessibility to the significant majority of the village population.

SuDS may also be required in this area to manage surface water flood risk.

Recommendations

Preferred site (residential and allotments).

Site ID

BO17

Site Name

Land South of Rainbow Trout Pub

Site Assessment

The rectangular site is located behind the public house the Rainbow Trout has good access to local services and amenities, but is landlocked. However, the recent completion of the adjacent Ostler Field development to the west provides potential access. While BO17 is visually well contained in the wider landscape, additional screen planting along boundaries of the site, especially on the southern boundary, will create a long-term, well-defined boundary.

Recommendations

Preferred site (residential).

Site ID

CM1

Site Name

Chapel Field, Camber

Site Assessment

Not suitable for housing. The site is outside of the Camber development boundary and contrary to Policy OSS3. It is within Flood Zones 2 & 3 so development will be subject to a FRA (Policies EN6 and EN7 would be applicable) The north east corner of the site falls within a SSSI (Policy EN5). Part of the south west boundary of the site abuts the SSSI. Two footpaths bisect the site. The south west part of the site falls within a coastal and floodplain grazing marsh. For these reasons the site is considered unsuitable for development.

Recommendations

Not a preferred site.

Site ID

CM2

Site Name

Former Putting Green Site

Site Assessment

The Former Putting Green site is currently a car park located on Old Lydd Road. The site sits between the recent Royal William Square development with the Rye Bay Café and Dunes bar and restaurant. CM2 is a brownfield site and lies within the existing settlement boundary. It is identified in the adopted Camber SPD as a suitable site to accommodate a mixed use development which would meet part of the housing requirement for Camber up to 2028. The whole of Camber is sited with Flood Zone 3a and no habitable rooms should be accommodated on the ground floor. Care must be taken to develop the site in a sympathetic manner in relation to the surrounding uses and environmental constraints. Further details on the policy framework for CM2 can be found in the adopted Camber SPD (2014).

Recommendations

Preferred site (residential).

Site ID

CM3

Site Name

Land adjoining Cedar Cottage, Draffin Lane, Camber (west side)

Site Assessment

CM3 is sited within the settlement boundary and is a greenfield site off Draffin Lane. Draffin Lane is a private access road and would have to be upgraded significantly to meet highways standards. CM3 is on the fringe of Camber and is poorly related to local services. The whole of Camber lies in Flood Zone 3. The sequential and exception test applies here. Residential development on greenfield sites should be avoided in Flood Zone 3 if viable alternatives can be found elsewhere.

Recommendations

Not a preferred site.

Site ID

CM4

Site Name

Land adjoining Cedar Cottage, Draffin Lane, Camber (east side)

Site Assessment

CM4 is sited within the settlement boundary and is a greenfield site off Draffin Lane. Draffin Lane is a private access road and would have to be upgraded significantly to meet highways standards. CM4 is on the fringe of Camber and is poorly related to local services. The whole of Camber lies in Flood Zone 3. Application of the sequential and exception test is mandatory. Residential development on greenfield sites should be avoided in Flood Zone 3 if viable alternatives can be found elsewhere.

Recommendations

Not a preferred site.

Site ID

CM5

Site Name

Land adjoining Sands End, Farm Lane, Camber

Site Assessment

CM5 is a greenfield site and on the western fringe of Camber nevertheless it is within the existing settlement boundary but is in a peripheral location away from centre of the village. Farm Lane is a private road and access would come off this road between two existing properties. There is an electric sub-station at the entry point into the site which will have to be relocated contributing to expensive onsite infrastructure costs. The whole of Camber lies in Flood Zone 3. The sequential and exception test applies here. Residential development on greenfield sites should be avoided in Flood Zone 3 if viable alternatives can be found elsewhere.

Recommendations

Not a preferred site.

Site ID

CM6

Site Name

Camber Car Park

Site Assessment

CM6 is identified in the adopted Camber Village SPD, a framework to guide new development at the central car park site. Centrally located in the village, CM6 is well place to access local amenities and redevelopment of this site accords with this Council's aspirations to move Camber forward as a higher spend family holiday venue all year round, moving beyond the existing offer which is confined to a few months of the year. It is anticipated that housing development on CM6 would be the catalyst to bring further investment into the area. Any proposal should look to retain the overall parking levels (170) with a rebalancing of spaces from the central car park site to the overflow car park, in partnership with ESCC, with a pedestrian link between these strengthened. This would require a minimum of about 30 spaces to remain at the central car park. The majority of the parking spaces are moved to the adjacent overflow car park. There would be a holistic traffic management strategy as part of the redevelopment of this site to manage the traffic congestion in the village during busy periods of year.

Furthermore, utmost consideration of flood risk mitigation and the management of recreational pressure on the SSSI sand dunes should be part of the overall planning and implementation process. The site should accommodate overall, housing development, a proportion of commercial space, visitor uses such as serviced and/or self-catered holiday accommodation, parking provision and public space. Key services including police, beach wardens and medical facilitates should be retained as part of the overall development proposal. Further details regarding the planning framework for Camber can be found in the Camber Village SPD (2014).

Recommendations

Preferred site (residential and commercial).

Site ID

CM7

Site Name

Pontins Holiday Centre, New Lydd Road, Camber

Site Assessment

The site is located within the existing settlement boundary but is currently occupied by a well-established holiday company on a long lease. The 10 ha site abuts the Walland Marsh SSSI to the north and the whole of the village lies within Flood Risk Zones 2 and 3. There is also additional evidence of surface water flooding on-site and within the locality.

The change of use from a tourism function to residential would be contrary to Policy EC3 and EC6 of the adopted Core Strategy. The scale of development if this site was released for wholly residential would be out of character/scale for a settlement such as Camber and wholly inappropriate. Such a development would create a significant burden on the existing infrastructure of the village.

Recommendations

Not a preferred site.

Site ID

CM9

Site Name

Garage, Lydd Road, Camber

Site Assessment

CM9 is sited within the settlement boundary and is located off Lydd Road. The site was given planning permission for five units in 2011 including some commercial development. The site is centrally located and scores well in sustainability terms. However, it is constrained by existing residential development and there is little scope to increase the number of dwellings on site without having a negative impact on the amenity of adjacent buildings. The former garage has been cleared but has left the site potentially contaminated. CM9 could potentially come forward as a windfall if the site does not accommodate 6 dwellings of above.

Recommendations

Not a preferred site.

Site ID

CM11

Site Name

Land west of Farm Lane, Camber

Site Assessment

CM11 is located wholly outside the settlement boundary. Part agricultural, part residential and part equestrian development of the site. Consideration of Policy RA2 would apply as retention of key land based economic activities relating to agriculture and supporting recreational facilities are important components of the vision for the Countryside. CM11 is also detached from the centre of the village. The site falls within the flood risk zones 2 & 3 and part of the south west part of the site abuts the SSSI and adjacent to a SAC. Camber Farmhouse (grade II listed) lies some 11.5 metres away from the north east corner of the site. Consideration of impact would also apply through the application of Policy EN2.

Recommendations

Not a preferred site.

Site ID

CA3

Site Name

Land at Wilton House

Site Assessment

This large site is currently in equestrian use which adds to rural character and provides for local employment and tourism, which is supported by Core Strategy Policy RA2.

Possible impact upon setting of listed buildings to north-west. There is a partial overlap with two archaeological notification areas.

On-site access is also, which may negatively affect adjacent streetscape and/or viability. East Sussex County Council Highways Authority raise concerns about existing access onto 'The Green', and the only other readily available option would be via site CA12. Developing this site in addition to the preferred sites CA6 and CA12 for housing would result in an unsustainable level of growth for Catsfield (i.e. up to 80% increase of the village's population in 15 years), considerably in excess of the Core Strategy target and neither appropriate, nor necessary. It would be contrary to Core Strategy Policies OSS1, OSS3, OSS4, OSS5 and RA1.

Recommendations

Not a preferred site.

Site ID

CA4

Site Name

Land off Church Lane

Site Assessment

Less well related to the village core, Church Lane has a comparatively rural character, although the site does have a footway connection. Development of this site would encroach significantly into the open AONB countryside. Contrary to Core Strategy Policies RA1, EN1, OSS1, OSS3, OSS4 and OSS5. Not a suitable development opportunity.

Recommendations

Not a preferred site.

Site ID

CA5

Site Name

Land adjacent to Park Gate Bungalows, Catsfield

Site Assessment

Development at this location would be far removed from the village. As such, it would be out of keeping with the prevailing rural character and have an unacceptable impact on Area of Outstanding Natural Beauty and rural landscape. There is a pond on site and a public footpath sub-dividing the site.

The lack of footways exacerbates the site's relative isolation by inhibiting pedestrian access. Issues with Core Strategy Policies RA1, EN1, OSS1, OSS3, OSS4, OSS5, EN1 and TR3.

Recommendations

Not a preferred site.

Site ID

CA6

Site Name

Land South of Skinners Lane

Site Assessment

A residential frontage scheme would be in line with prevailing character of immediate vicinity, as well as limiting landscape impacts and impacts upon neighbouring amenities. Design should seek to retain integrity of hedgerows as much as possible (i.e. via shared access point(s)). New hedgerow planting would be required at rear (south) of scheme to mitigate any partial loss of frontage hedgerow, habitat ideally connecting down the east boundary to provide screening for neighbour.

Lack of mains sewerage needs to be addressed.

Parking required on-site in order to minimise on-street parking problems. SuDS required on site and at low-lying frontage and due to location on the periphery of the Pevensey Levels hydrological catchment area. Ideally, a vehicle access should be retained to the field off-site to the south to enable its continued usage.

Recommendations

Preferred site (residential).

Site ID

CA7

Site Name

Land at the Warren Yard, Catsfield Road

Site Assessment

Partial residential permission, largely justified as enabling development for continued viability of existing commercial use. Core Strategy policy EC3 continues to apply.

Not a preferred site for further residential development. Too far from development boundary and too poorly related to Catsfield village to be considered for a full residential allocation (notwithstanding existing permission for enabling development).

Pedestrian access to nearest settlements is not only prohibitively far, but potentially unsafe along the winding B2204 which has no footways, nor safe shelter from vehicles. The alternative option of walking along an unlit public footpath in open countryside would be unsuitable for all users and daylight/seasonally dependent.

Recommendations

Not a preferred site.

Site ID

CA8

Site Name

The Brooks, Church Road

Site Assessment

A very large site that due to its sheer scale would not be appropriate in its entirety as it would represent a disproportionate level of growth for the settlement.

Development would have a detrimental visual impact and cause harm to the rural setting and landscape character of the village. Surface water flooding issues are present and the site is crossed by streams. Contrary to Core Strategy Policies OSS1, OSS3, OSS4, OSS5, RA1, EN1, EN7. Not a preferred site.

Recommendations

Not a preferred site.

Site ID

CA10

Site Name

Land between Park Gate Bungalows and Ivy House

Site Assessment

Not a preferred site. Further development extending from village centre and relatively poorly related to development boundary and built form of the village. Loss of mature trees would be detrimental to the local environment. Suitable for protection/enhancement as publicly accessible natural greenspace. Conflict with Core Strategy policies EN5 (Biodiversity and Greenspace), OSS3 (Use of Development Boundaries), OSS4 (Location of Development), OSS5 (General Development Considerations).

Recommendations

Not a preferred site.

Site ID

CA11

Site Name

Land opposite the Primary School

Site Assessment

Not a preferred site. Development on this site would extend into open countryside AONB in an area comparatively remote from the village core and services.

Recommendations

Not a preferred site.

Site ID

CA12

Site Name

Land rear and adjacent White Hart pub

Site Assessment

Ideally situated on unused land that is adjacent to village services (shop and public house) and the bus stop.

Although within the AONB, the site is well contained and screened from the wider landscape, although reinforced buffer planting would be required.

Vehicle access would be via the Green/B2204. Its position is partially dictated by the presence of the existing pedestrian crossing, needing to be further north for safety reasons and to avoid conflict of movement. Pedestrian access site should connect also connect to the 1066 Country Walk in the south-west corner of the site.

The shortage of amenity open space in the village may be addressed by some provision alongside development. The south-eastern frontage lends itself to the creation of a central green for the village, providing a potential location for small-scale community events. Locating the green here would have additional benefits of complementing the setting for the adjacent White Hart pub (which is a grade 2 Listed Building) as well as being adjacent to the pedestrian crossing. In terms of future design it should benefit from the passive surveillance of residential properties fronting onto it.

The lack of gas supply suggests renewable energy options (solar, ground source heat pumps) may be a particularly appropriate option here.

Given that the adjacent B2204 has a poor accident record, provision of some street lighting and/or improved road markings may be necessary to meet highway safety requirements; this should be investigated with the Highway Authority.

The historic field boundaries should be retained and would benefit from reinforced buffer planting of appropriate native species, as informed by an ecological survey.

Recommendations

Preferred site (residential and village green).

Site ID

GU4

Site Name

Land at former highway depot, Guestling Green

Site Assessment

The site is an existing highways depot owned by East Sussex County Council, but identified as surplus to requirements.

This brownfield site is level and well screened from public view by the existing hedging. Although the site is physically separate from the built-up area boundary of the village, it is visually well contained within the ribbon development along Chapel Lane. However, the site would benefit from some additional screening to its eastern boundary (there are some views to the north and east). The site is located within the High Weald AONB.

There would be limited impact on neighbouring amenities and the site is located relatively close to an existing bus route on the A259 (although there is no footway along Chapel Lane to the site). Whilst Guestling Green is not identified as a particularly sustainable location for development (the site is not particularly well located for access to many key services) Government policy focuses on the re-use of brownfield sites for alternative uses.

There is an existing suitable access point off Chapel Lane but this is narrow, while on-street parking, especially at school drop-off and pick-up times, makes it difficult for vehicles to manoeuvre along the road, particularly for larger vehicles.

The existing doctor's surgery at Guestling Green has been identified by the Care Quality Commission as in need of modernisation. In response to this, the surgery has been looking for an alternative site for a relocated and expanded facility within the village. Guestling Green Highway Depot is considered as a suitable site for such a facility. The surgery has also identified the possibility for an 'intermediate care facility' adjacent to the site to provide care for those patients who no longer require hospital care but are unable to immediately care for themselves at home.

Recommendations

Preferred site (doctors surgery and intermediate care facility).

Site ID

HG2

Site Name

Land to the Rear of Ridgeway

Site Assessment

The site is regenerated woodland and now effectively forms part of Burgh Wood, a large woodland situated on the edge of Hurst Green (much of it Ancient Woodland), on land which slopes down to a stream. The wood is a designated SNCI, criss-crossed by footpaths that are enjoyed by local people. Whilst this site is not within the SNCI or defined Ancient Woodland, in practical terms the land is subject to natural restoration and re-colonisation by neighbouring woodland, including by English Oak, Hawthorn and Rowan. It is also defined BAP Habitat deciduous woodland. As such, its development would bring it into conflict with policy Core Strategy EN5 in particular. Access presents a further difficulty and would require either a loss of a property or loss of garages.

Recommendations

Not a preferred site.

Site ID

HG4 & HG5

Site Name

Land South of playing field and South of village hall, Hurst Green

Site Assessment

Well contained from the wider landscape, and well related to village services. However, access is problematic and development is ruled out by ESCC Highways advice (Policy TR3). The site also has mature tree coverage and setting of listed building issues. May offer scope for extended open space, subject to owner aspirations.

Recommendations

Not a preferred site.

Site ID

HG6

Site Name

Land South of Lodge Farm

Site Assessment

A medieval historic field boundary and cohesive 'assart', with associated historic farmstead off-site to the north.

The site reads as part of wider landscape and development would extend the village edge significantly northward. Landscape issues - views out of site northwards. The footpath south of the site acts as a natural village boundary at this point.

It is also adjacent to the SNCI and Ancient Woodland which would require mitigation, as well as having Listed Buildings and buildings of architectural value at the boundaries, which would require similar consideration.

Highways England has indicated it is against its policy to create a new access to the A21 for safety/capacity reasons and they would prefer development of sites that utilise an existing access. Alternative access points have multiple ownership issues.

Recommendations

Not a preferred site.

Site ID

HG9

Site Name

Land at Yew Tree Farm, Hurst Green

Site Assessment

Wholly rural area relating to the wider landscape. Forms part of valley side to the east of village and of the rural setting of the settlement, criss-crossed by historic Area of Outstanding Natural Beauty field boundaries. Issues with Core Strategy Policies OSS1, OSS4, OSS5, RA1, EN1, EN5 and possibly TR3.

Recommendations

Not a preferred site.

Site ID

HG11

Site Name

Land adjacent to the White House, Burgh Hill

Site Assessment

This ridge-top site is exposed within the wider Area of Outstanding Natural Beauty countryside. The loss of the green gap at this fringe location would also be a negative outcome. The site is comparatively remote from the village core services (more so since the relocation of Etchingham Primary School) and its poor accessibility is exacerbated by incomplete footway connections to the village core.

Recommendations

Not a preferred site.

Site ID

HG17

Site Name

Caravan Tech Site

Site Assessment

A brownfield caravan sales site. It would only become available in the event of the current occupier successfully relocating. The nature of the existing retailer is such that it clearly serves a much wider than village-scale market, benefitting from an A21 location. An alternative, potentially more intensive retail use would likely impact on neighbouring amenities. Similarly, a business use could also be a poor neighbour. While a B1 could be considered, recent attempts to let a B1 office at a nearby mixed-use site (113 London Road) were unsuccessful and the unit remained vacant for several years before converting to residential (RR/2015/320/PN3).

The character of the immediate surroundings is residential and the site is slightly separated from retail uses further north in the village core, which have themselves struggled to retain occupancy. The site is centrally located to access local services by foot, including the primary school, local shops/services and village hall.

The site is already reasonably well screened from the surrounding Area of Outstanding Natural Beauty countryside to the west by existing trees.

Hence, the site is most suited to residential use if no longer required by the existing occupier.

Recommendations

Preferred site (residential).

Site ID

HG18

Site Name

Land off Foundry Close

Site Assessment

The site is relatively well contained from view across the wider High Weald Area of Outstanding Natural Beauty countryside to the east, due to well treed boundaries, and there is potential to reinforce boundaries if necessary.

There is an existing vehicle access via Foundry Close, suitable to access the wider site. The site benefits from being located within walking distance of all key village services, including convenience shops, primary school and village hall. It is also adjacent to a large recreation to the south ground (Drewett Field), which potentially offers an adjacent amenity. The site is connected to footpaths at the northern and southern edge that potentially improve pedestrian accessibility. While the A21 has some severance effect, a pelican crossing is already in place opposite the southern end of the site.

The stream/ditch that sub-divides the two lower fields is a key character feature and also a High Weald AONB 'historic field boundary'. It should be retained for both heritage and ecological purposes (in accordance with Core Strategy Policies EN5, EN1 and EN2), as should the historic field boundary to the east.

Recommendations

Preferred site (residential).

Site ID

ID1a

Site Name

Land South of Elmsmead

Site Assessment

The site is relatively central to the village and close to local amenities (Policy RA1). Development of ID1a would contribute to an affordable housing need identified by the Parish. The site equates to approx. 0.6 hectares. Listed buildings on the east and south eastern boundary known as 'Conkers' and 'East View' respectively. Both listed buildings and their settings are important to the character of the village and should be retained (Policy EN2). Care should be taken to respect the amenity value and setting of adjoining properties (Policy OSS5) and would impact on the net developable area that can be achieved. Access would be delivered off Elmsmead, subject to an agreement with the landowner, rather than Main Street, which would protect the setting of the Listed Buildings.

Recommendations

Preferred site (residential).

Site ID

ID1r

Site Name

Land rear of Conkers, Main Street

Site Assessment

This site lies immediately behind the Listed 'Conkers'. It forms the southern part of a paddock; the northern part being site reference ID1a. This part of the field has a closer relationship with the listed buildings. The creation of a new access road to the land from Main Street alongside the listed buildings would be clearly detrimental to their setting. Its development would represent an unnecessary and inappropriate loss of open land that contributes both to the setting of listed buildings and to the character of this rural fringe of the village.

Recommendations

Not a preferred site.

Site ID

ID2

Site Name

Land adjacent to Meadow View, Main Street

Site Assessment

Located centrally in the village, east of Main Street. The site is well placed to access all local services including wider local transport links. The site currently abuts the existing settlement boundary. The historic village has a strong sense of place and the rural setting of the village is important. Long views east of the site are extensive and development here would encroach negatively into the wider AONB landscape.

Recommendations

Not a preferred site.

Site ID

ID3

Site Name

Land at Grove Farm, Iden

Site Assessment

Edge of village site outside the existing settlement boundary. ID3 comprises both sides of Grove Lane and is located outside the existing development boundary at the end of Grove Lane. To the north of Grove Lane, ID3 comprises of an operational Equestrian Centre. To the south of Grove Lane ID3 comprises of three dwellings. A Listed Building is sited adjacent to the western boundary. An historic pond is located in the south-eastern corner. Amenity of adjacent properties could be impacted with further intensification of development at ID3. The equestrian centre is a key rural activity and should be retained as an important contributor to the rural economy. Grove Lane would require a significant upgrade to improve capacity for vehicular and pedestrian traffic.

Recommendations

Not a preferred site.

Site ID

ID4

Site Name

Land North of Iden Coach House

Site Assessment

Greenfield site but well screened from public highway. Detached from the settlement boundary and the village and scores relatively poorly in terms of proximity to local village facilities and services. Linear growth of the village along Wittersham Road is not supported. Further intensification of development would negatively impact on the character and rural setting of the village as you approach from the north.

Recommendations

Not a preferred site.

Site ID

ID5

Site Name

Land at Herring Cottages

Site Assessment

The site is located outside the existing settlement boundary and detached from the main settlement pattern of the village. The area is rural in character with a strong sense of place. Hedgerows along Wittersham Road are prominent feature of the landscape. Development at ID5 would constitute linear development along Wittersham Road creating addition development pressure. Intensification of development here would alter the setting of the village from the north and negatively impact on the High Weald AONB landscape.

Recommendations

Not a preferred site.

Site ID

ID6

Site Name

Land at Orchard Farm

Site Assessment

ID6 is located outside the existing settlement boundary in an unsustainable location and detached from main body of the village. ID6 is a brownfield site but currently occupied for employment purposes. The loss of employment would be resisted here. Development here would contribute to unsustainable development pressure along Wittersham Road while the existing buildings are prominent in the open countryside especially to the west. Planning history also indicates this site was refused as housing proposal as recently as 2011.

Recommendations

Not a preferred site.

Site ID

ID7

Site Name

Land at Idenfield Farm

Site Assessment

The site lies outside the existing settlement boundary and approximately 700 metres to the north of Iden. There is a strong sense of place with existing field patterns and prominent hedgerows evident. The site remains a functioning farm and development here would be contrary to RA2(i) which seeks to maintain the farming capacity of the district identified as an important part of the rural economy as well as integral to the character of the High Weald. Again the Core Strategy would seek to retain employment sites through Policy EC3. Development here would impact negatively on the wider Area of Outstanding Natural Beauty landscape and views from the public highway are also prominent.

Recommendations

Not a preferred site.

Site ID

ID8

Site Name

Land off Wittersham Road, Iden

Site Assessment

The site is a greenfield parcel of land, located outside the existing settlement boundary and is approximately 800 metres north of the village fringe. The site is in an unsustainable location and does not relate well to the existing village edge. Currently there is no pedestrian footpath back to the village from this location and would require investment in extending the existing footway. Set in the open countryside the visual impact of development here would be to the detriment to the AONB landscape. Furthermore the rural setting of Grade II listed Oxenbridge Farmhouse opposite the ID8 would also be negatively impacted.

Recommendations

Not a preferred site.

Site ID

NO3

Site Name

Coppards Lane Industrial Estate

Site Assessment

NO3 is an important local employment estate with several occupiers currently in operation. The land gently falls from north to south within the Area of Outstanding Natural Beauty. Relatively distant from the main village, it is not accessible to local amenities and services. NO3 should be retained for employment purposes as Northiam is identified in the Core Strategy as a Local Service Centre and employment is necessary to support the vitality of the village. Having regard to its local role, redevelopment of the employment area for housing only would be contrary to Policy EC3.

Recommendations

Not a preferred site.

Site ID

NO4

Site Name

A H S Limited, Coppards Lane, Northiam

Site Assessment

NO4 is located north of Coppards Land Industrial Estate on the north east fringe of Northiam and is currently in use as an employment site within the Area of Outstanding Natural Beauty. As with NO3, it should be retained for employment purposes. Furthermore, NO4 poorly relates to the village core, making it relatively distant from many of the amenities of the village.

Recommendations

Not a preferred site.

Site ID

NO5

Site Name

Land at Timber Lodge, Northiam

Site Assessment

NO5 is sited within the existing settlement boundary and consists of an existing property fronting onto Station Road and its associated backland. A pond is located in the front of the property which should be retained as a distinctive feature; consequently, adequate access arrangements may not be achievable. The existing residential property contributes to a strong building line of low density dwellings. Further intensification of housing here would be at odds with the general streetscape character.

Recommendations

Not a preferred site.

Site ID

NO7

Site Name

Land at Friars Cote Farm Buildings, Northiam

Site Assessment

NO7 is located outside the settlement boundary and within the Area of Outstanding Natural Beauty (AONB) on a prominent ridge of Ancient Woodland to the north which would impact on any potential housing proposal. Redundant farm buildings will require further investigation but loss of agricultural buildings is generally resisted under Core Strategy Policy RA4. Poor access via a single unmade track will require significant upgrading to improve capacity. Furthermore, development of NO7 would be exposed in the wider AONB landscape and harm the character and setting of the village.

Recommendations

Not a preferred site.

Site ID

NO8

Site Name

Land at Friars Cote Farm Field, Northiam

Site Assessment

NO8 is located outside the settlement boundary and within the Area of Outstanding Natural Beauty (AONB). NO8 is relatively distant from the village's main amenities and services in comparison to other sites. Development on the exposed slopes of NO8 would harm the integrity of the AONB landscape as well as the attractive setting of this part of the village; hence, it should be resisted. Gill woodland identified to the north.

Recommendations

Not a preferred site.

Site ID

NO9

Site Name

Land east of Frewen College, Northiam

Site Assessment

Located outside the settlement boundary and within the Area of Outstanding Natural Beauty. Adjacent to B2068 but far removed from the main core of Northiam, local amenities and services, NO9 is sited in an unsustainable location and therefore development of NO9 should be resisted.

Recommendations

Not a preferred site.

Site ID

NO11

Site Name

Land east of Hayes Plat, Northiam

Site Assessment

Large rural area adjacent to B2068 to the south of Northiam and outside the settlement boundary (Policy OSS3). The western end of NO11 is the high point and the landform gently descends to south and east. There are several species of trees (including oak, lime and sycamore) scattered across site at field boundary but significant Ancient Woodland located to the north and east of the site as well as several ponds located within the site boundary. The western end abuts the village fringe but it is also is the most exposed part of the site and therefore development should be resisted here. The impact on the wider Area of Outstanding Natural Beauty landscape would be unacceptable.

Recommendations

Not a preferred site.

Site ID

NO14

Site Name

Land at Newlands, Northiam

Site Assessment

Located off Dixters Lane NO14 lies outside the settlement boundary and within the Area of Outstanding Natural Beauty. The boundaries are well screened by a thick tree belt. Dixters Lane could provide access although an alternative would be Crockers Lane, albeit this is a single unmade track and will have to be upgraded to make it acceptable in Highways terms. The site is more elevated in the landscape than other parts of Northiam, which together with limited access, makes significant residential development here inappropriate.

Recommendations

Not a preferred site.

Site ID

NO15

Site Name

Land South of Northiam C of E Primary School

Site Assessment

NO15 is sited south of the existing primary school but abuts the southern urban fringe of Northiam and the existing settlement boundary. NO15 is well enclosed and well related to the form of the village. The site is readily accessible by foot to local amenities, including the local school, dentist and local church. It abuts the Conservation Area and care should be taken to respect its character and appearance. Highways advice stipulates access can be achieved off the A28 where site lines are good. Also, given its close proximity to the school and nearby junction, there is a requirement to undertake a safety audit and to ensure suitable sight lines are achieved.

Any proposal should respect the amenity of the existing property to the south. The frontage of the site is characterised by a tree belt with three notable Oak specimens with all three benefiting from Tree Preservation Order status. This should be retained as it contributes to the setting of the rural approach to this part of the village. Similarly, there are two Oak trees to the rear of the site which also benefit from protected status, which should also be retained. A suitable buffer zone would be required to protect the tree roots of all protected trees within the site. Any site layout should be informed by a comprehensive tree survey and should avoid undue overshadowing from the trees.

Recommendations

Preferred site (residential).

Site ID

NO16

Site Name

Land rear of Swallows, Main street, Northiam

Site Assessment

Right of Way (footpath) crosses close to East boundary and the site abuts the existing Conservation Area. NO16 sits within the Area of Outstanding Natural Beauty (AONB) and outside the settlement boundary but is centrally located behind existing properties fronting onto Main Street (one of which is listed) as well as adjacent to the Conservation Area Access could be delivered off Fullers Lane but would require upgrading to improve capacity. Given the strong sense of place and rural character in this part of village fringe landscape, with extensive views to the east, development here would impact on the AONB setting of the village.

Recommendations

Not a preferred site.

Site ID

NO18

Site Name

Land adjacent to Little Haven, Station Road

Site Assessment

NO18 is located to the northeast of the Northiam within the Area of Outstanding Natural Beauty (AONB) and relates poorly to the centre of the village. Development at NO18 would impact negatively on the wider AONB landscape. Goddard industrial estate is located to the east while the sewage works abuts the southern boundary of NO18.

Recommendations

Not a preferred site.

Site ID

NO19s/NO19E/NO19N

Site Name

Blue Cross Animal Hospital

Site Assessment

NO19N/NO19E/NO19S would all be considered together as a comprehensive development. However there are significant access issues attached with this location. Beales Lane is a historic routeway and would be difficult to upgrade to an appropriate standard. Further access options to the north and south are constrained by poor visibility or the requirement to remove a property within a Conservation Area in order to have a sufficient, safe viable vehicular access. Regard should be given to the close proximity of NO19S/NO19/NO19S next to the Conservation Area and a number of listed buildings. Furthermore, views to the east from the site are also extensive and development would impact negatively on the wider Area of Outstanding Natural Beauty landscape. Therefore, development of this area is regarded as unwarranted and inappropriate.

Recommendations

Not a preferred site.

Site ID

NO20

Site Name

Ballards, Station Road, Northiam

Site Assessment

Located to the north of Northiam, NO20 is detached from the village fringe and relates poorly in terms of local services. Located in the wider Area of Outstanding Natural Beauty landscape, development should be resisted.

Recommendations

Not a preferred site.

Site ID

NO21

Site Name

Muddy Duck Restaurant

Site Assessment

This site is a former pub/restaurant, is listed and sits within the Conservation Area in the centre of the village. Comprehensive redevelopment of the site would also require the demolition of an existing Listed Building also harming the integrity of the Conservation Area, and should be resisted.

Recommendations

Not a preferred site.

Site ID

NO22

Site Name

Goddens Gill Amenity Area

Site Assessment

Partially within the settlement boundary. NO22 is a well-established open space serving the local community. The loss of NO22 for housing would be contrary to Core Strategy policy. NO22 is identified in the Open Space and Recreation Study and it meets a requirement for recreational open provision for the village. Development here should be resisted.

Recommendations

Not a preferred site.

Site ID

NO25

Site Name

Land rear of Coplands, Dixter Lane

Site Assessment

The site is located on the north west fringe of the village and outside the existing settlement boundary. NO25 sits on the exposed upper slopes of the valley side north of Northiam. The exposed nature of the locality precludes it from further consideration as a housing allocation because of the impact on the wider Area of Outstanding Natural Beauty landscape.

Recommendations

Not a preferred site.

Site ID

PS3

Site Name

Land at Tanyard Field

Site Assessment

PS3 is located outside the settlement boundary and at the south-eastern end of the village relatively distant from main village services, particularly the supermarket. Rising ground and visible from the A268. East Sussex County Council's landscape assessment stipulates this part of the village is more open countryside and integral to the overall setting of the village. Local consultation has indicated possible issues with surface water flooding (Policy EN7) in this locality. Other sites are considered preferable.

Recommendations

Not a preferred site.

Site ID

PS4

Site Name

Land at Old House Paddock

Site Assessment

Informal paddock area, well removed from the existing development boundary and the majority of village services (with the exception of the supermarket). Situated on rising Area of Outstanding Natural Beauty countryside in close proximity to listed buildings, the area is of more rural character.

Recommendations

Not a preferred site.

Site ID

PS5

Site Name

Land north east of Tanhouse

Site Assessment

A sloping pasture bounded by a stream and historic field boundary. Although adjacent to the supermarket and bus service, it is further from other village services and is accessed via a narrow, hedgerow-lined country lane. It is exposed above across low lying and attractive High Weald Area of Outstanding Natural Beauty (AONB) countryside to the west, which is typified by medieval field patterns. The topography is such that the site feels remote from the main built-up area of the village. Development would have a negative impact on rural AONB character.

Recommendations

Not a preferred site.

Site ID

PS6

Site Name

Land adjacent to Superstore - South East

Site Assessment

Pastoral land that is currently only accessible via other sites which have been rejected, so not feasible. In any event, despite being adjacent to the supermarket, the site reads more as part of the wider countryside. The site is on higher ground relative to the wider landscape and consequently is exposed to wider views across Area of Outstanding Natural Beauty countryside, particularly from southern sections. Bounded by a public footpath on its southern boundary. Overall there are negative impacts in terms of both landscape and rural character.

Recommendations

Not a preferred site.

Site ID

PS7N

Site Name

Land at Oaklands, Main Street

Site Assessment

A centrally located site that is visually contained from wider Area of Outstanding Natural Beauty (AONB) countryside, although development may have a negative impact on adjacent tourist uses.

Vehicular access is problematic for a combination of reasons. There is a highway safety issue in the general vicinity as sight lines seem unlikely to be achievable due to the topography of the highway to the west. In addition, a pond (A BAP priority habitat and High Weald AONB character feature) is located adjacent to Main Street which is an obstacle directly and in terms of adverse impact via run-off, as well as being directly adjacent another access. Alternative access options are limited. Via third party land at the Main Street frontage would impact upon neighbouring uses, whilst access across greenfield land to the south requires third party land and/or would have a landscape impact.

Recommendations

Not a preferred site.

Site ID

PS7S

Site Name

Land south of Oaklands, Main Street

Site Assessment

Only accessible via other sites. Adjacent to and crossed by, public footpaths. Notwithstanding this, there is a relative lack of integration with the existing village form at this location. The site reads more as wider countryside and has some landscape impact.

Recommendations

Not a preferred site.

Site ID

PS10

Site Name

Land to the rear of the Cock Horse Inn, Main Street

Site Assessment

The site is a caravan park which serves an existing tourist function. There is a Core Strategy presumption against loss in tourism accommodation and considered to be a vital part of the local economy, therefore its loss would be contrary to CS Policy EC6.

Site PS10 is also characteristic of the Area of Outstanding Natural Beauty. Development of the western section in particular would appear imposing and incongruous in the wider landscape due to the elevated nature of the site relative to its surroundings.

Recommendations

Not a preferred site.

Site ID

PS11

Site Name

Land east of Sharvels Farm House, Main Street

Site Assessment

The site is located outside the settlement boundary and within the Area of Outstanding Natural Beauty (AONB). Currently, private parkland/pastoral with tennis court used as extended domestic curtilage of Woodside, a large Grade II dwelling to the east. The landowner is not promoting the site. The site, particularly on the southern side, is also reasonably well screened from the wider AONB. However, northern sections of the site relate more to the wider countryside and are rural in character.

The A268 abuts the southern boundary but the site is well screened from the road. It is located in comparatively good proximity to the main services, being directly opposite the supermarket and near the local pub. However, the A268, which has 40mph limit at this point, has some severance effect. There is no adjacent footway and works would be required to improve pedestrian access. Access and associated works would require some hedgerow and possibly tree loss. The site abuts a public right of way located to the west. There is an indication of surface water flood on the western boundary and a tertiary river is situated just west of the site.

Recommendations

Not a preferred site.

Site ID

PS12

Site Name

Gideon Platt, Tanhouse Lane

Site Assessment

Although located adjacent to the supermarket, petrol station and bus route, the site is somewhat detached from existing settlement boundary, with some landscape impact to the south. There is a stream crossing the site and surface water flood risk is extensive. The site is detached from the main village and outside the settlement boundary development here would be contrary to Policies OSS3, OSS4 and Policy RA1 contributing to ribbon development and extension of urban character.

Recommendations

Not a preferred site.

Site ID

PS14

Site Name

Land east of Woodside Barn

Site Assessment

Separated from the village to the north of the A268, and lacking footways and crossing points.

Rural in character and effectively part of the parkland setting of listed Woodside House. East Sussex County County's Landscape Assessment stipulates there is 'low' capacity here to accept significant housing within this part of the village landscape. Southern part of the site is subject to long distance views across the Area of Outstanding Natural Beauty to the north.

Majority of site is free from flood risk, although there is a central surface water flow path. Development would represent an unnecessary intrusion into the wider countryside.

Recommendations

Not a preferred site.

Site ID

PS15

Site Name

Land north of Leyland Cottage, Main Street

Site Assessment

Rural in character, wooded on site and/or abutted by woodland.

It is relatively centrally placed within the village to access services and facilities, although the A268 lacks footways and crossing points.

Much of the site is Ancient Woodland, with only a small portion on the western side being clear of trees, although this area is still abutted and constrained by Ancient Woodland on two sides, also a historic field boundary. Actual developable area would be constrained on all sides by root protection areas.

While the site is fairly well contained and abuts the existing development boundary, the County's Landscape Assessment stipulates there is 'low' capacity here to accept housing development within this part of the village landscape. Development is neither necessary nor appropriate and other sites within the village are preferable.

Recommendations

Not a preferred site.

Site ID

PS17

Site Name

Land west of Mendips

Site Assessment

PS17 is located well outside the settlement boundary and reads as part of the wider Area of Outstanding Natural Beauty (AONB) rural landscape. Policy OSS3 and Policy EN1 are applicable. Ancient Woodland is located to the south of PS17 (Policy EN5). Inadequate access capacity via School Lane to support increase volume of vehicular traffic, it would require an upgrade to accommodate significant development (Policy TR3 would be applicable). Vehicle access not possible from north due to the location of a traditional orchard covered by Tree Preservation Orders. In addition, the field boundaries have been identified as part of a network of historic field boundaries and are integral to the character of the AONB. Policy EN1 is applicable.

However, the site offers scope to improve pedestrian connectivity at a village scale.

Recommendations

Not a preferred site.

Site ID

PS18

Site Name

Land at Stream Farm, Main Street

Site Assessment

Surface water flooding risk across much of the site, including at likely access points abutting the stream.

Access from either Farm Gardens or A268 likely to result in loss of trees/vegetation and further culverting of stream. Raises issues with Core Strategy Policy EN5.

Abuts two listed buildings, with associated setting issues (Core Strategy Policy EN2).

Recommendations

Not a preferred site.

Site ID

PS20

Site Name

Land rear of Welbeck, Main Street

Site Assessment

Residential backland site located within the settlement boundary and close to existing services. Based on Highways Authority advice, it is unlikely to be necessary to include this land in order to facilitate development of land to south.

Multiple ownerships of PS20 limit deliverability, particularly as the site would need to come forward in its entirety to avoid possible impacts on neighbouring amenities.

Recommendations

Not a preferred site.

Site ID

PS22

Site Name

Kings Head Land, Tanhouse Lane

Site Assessment

PS22 consists of pasture located outside the settlement boundary. It is detached from the village fringe although close to the supermarket. There is a strong sense of place as the land rises east to west in open countryside. East Sussex County County's Landscape Assessment stipulates there is 'low' capacity here to accept significant housing within this part of the village landscape. Development here would also sub-divide a High Weald Area of Outstanding Natural Beauty historic field boundary. The site is a former traditional orchard and Sussex Wildlife Trust cites the likelihood of continued biodiversity value as a legacy of its former use. There are surface water flooding issues across the site, particularly to north-east and at point of likely access, with a tertiary river stream on NE boundary.

Recommendations

Not a preferred site.

Site ID

PS24

Site Name

Land to the rear of Main Street

Site Assessment

Originally considered as separate northern and southern areas, taken as a whole the site offers an opportunity to meet the needs of the village in a central location. Northern sections of the site, adjacent to the existing development boundary lend themselves to residential provision, being particularly well screened from the wider High Weald Area of Outstanding Natural Beauty (AONB) countryside, as well as centrally located within the village to access most services comfortably by foot. In terms of vehicular access, the Highways Authority has accepted it is achievable 'in principle' via 'Pippins', although this will require a priority solution for a short distance at the rear of the curtilage.

To the south, the land has a rising topography and more rural and secluded character. A traditional orchard is situated on the slopes (which is both a Biodiversity Action Plan Priority Habitat and also a character feature of the High Weald AONB), although it no longer serves as its original function and is deteriorating in quality.

Taken as a whole, the site has scope for wider village benefits by improved pedestrian linkages connecting to the school and Main Street; as well as ensuring the preservation of High Weald AONB character features and providing additional open space for the village.

Recommendations

Preferred site (residential - northern section, open space - southern section).

Site ID

PS25

Site Name

Land between Farleys Way and School Lane

Site Assessment

Within the settlement boundary but an isolated greenfield site located in backlands of residential properties. No obvious vehicular access. School Lane is unsuitable for increased number of vehicles and has no footways. Access via Farley Lane would have a detrimental impact on neighbouring amenities, particularly to serve a significant number of vehicles. Access from the west would not be environmentally acceptable leading to the loss of mature trees as well as two High Weald Area of Outstanding Natural Beauty field boundaries. Scope is generally limited by proximity of neighbouring curtilages and trees.

Recommendations

Not a preferred site.

Site ID

RH2

Site Name

Land at the Saltings

Site Assessment

Recent permissions for B1/B8 uses negate further consideration for residential. This site is not suitable for residential given the commercial uses in that locality and that site is within the identified 2006 Local Plan employment area. Residential development is not appropriate here given the incompatibility with adjacent commercial land uses. RH2 is suitable for employment/commercial uses.

Recommendations

Preferred site (employment).

Site ID

RH3

Site Name

Land adjacent to Rye Waste Water Treatment Works, Harbour Road

Site Assessment

Not suitable for residential given the heavy industry surrounding and that site is within the identified employment area. Residential development is not appropriate here given the incompatibility with adjacent commercial land uses. RH3 is suitable for employment/commercial uses.

Recommendations

Preferred site (employment).

Site ID

RH4

Site Name

Land south of Churchfields, Harbour Road

Site Assessment

Site is not suitable for residential development as poorly related to Harbour Village residential area. There are considerable environmental constraints attached with the site. RH4 lies within the Rye Harbour SSSI and is within Flood Zone 3. Furthermore, suitable access arrangements to Harbour Road would have to traverse the former Churchfield Industrial Estate. Not suitable for residential or employment uses.

Recommendations

Not a preferred site.

Site ID

RH5

Site Name

Land east of Churchfields, Harbour Road

Site Assessment

RH5 is not considered suitable for residential as it currently lies within the existing 2006 Local Plan designated employment area and not well related to residential area of Harbour Village. The Rye Harbour SSSI also abuts the eastern and southern boundary of RH5 site. Residential development is not appropriate here given the incompatibility with adjacent commercial land uses. However further employment uses is appropriate at this location.

Recommendations

Preferred site (employment).

Site ID

RH6

Site Name

Land south of former ARC spun concrete site, Harbour Road, Rye Harbour

Site Assessment

RH6 is a greenfield site located within Flood Zone 3 as well as the Rye Harbour SSSI. It is also poorly related to the existing Harbour Village residential area. The environmental constraints attached with the site preclude it from further consideration as a housing site or employment use.

Recommendations

Not a preferred site.

Site ID

RH7

Site Name

Land at Frenchman's Beach Caravan Park, Rye Harbour

Site Assessment

RH7 abuts the existing settlement boundary but there are significant environmental constraints to consider at this location including flood risk and the potential impact on the adjacent SSSI, RAMSAR and SPA designations. The setting of the Martello tower (Grade II Listed) would also be a further constraint to a significant quantum of development here. Furthermore, the existing holiday and caravan park is a significant driver of the local economy here and its redevelopment as a housing site would be contrary to existing Core Strategy policy to retain important local employment/tourism sites.

Recommendations

Not a preferred site.

Site ID

RH10

Site Name

Land at Stone Cottages, Rye Harbour

Site Assessment

RH10 comprises two brownfield parcels of land. The front of the site (0.52 Hectares) is an allocated site from the 2006 Local Plan for a minimum of 18 dwellings. The allocation is situated on Harbour Road within the existing development boundary for Rye Harbour village and adjacent to existing residential development to the east. It is currently in low-key employment use and some of the land is unused or used for the storage of old motor vehicles. The landowner has submitted a further 1.16 hectares to the rear of existing allocation for consideration but it is currently outside the existing settlement boundary. As such both sites should be considered as an opportunity for a comprehensive development site adjacent to Harbour Village.

As both these sites lie within Flood Zone 3, the Environment Agency has advised this area is defended to the '200 year' standard by the Rother Tidal Walls West together with the Winchelsea Beach flood protection scheme, the area remains at risk and as such the exception test will need to be applied. There will be a requirement to undertake assessment of possible contamination resulting from employment use of the site and the appropriate measures are implemented. RH10 also borders the SSSI, SPA and Ramsar to the south, an EIA would be required to demonstrate that there would not be an adverse impact on the environmental designation resulting from the development of RH10.

Recommendations

Preferred site (residential).

Site ID

WF1

Site Name

Land at Cottage Lane

Site Assessment

The site relates poorly to the existing village form and development boundary. As well as comprising a High Weald Area of Outstanding Natural Beauty (AONB) historic field boundary, it is in an exposed location within the AONB with far reaching views to the north. Adjacent roads are narrow country lanes. Development would be contrary to Core Strategy policies OSS3, RA1, TR1 and EN1.

Recommendations

Not a preferred site.

Site ID

WF2

Site Name

Land at Barracks footpath, west of Cottage Lane

Site Assessment

Although centrally located, the site is a pocket wooded greenspace and public amenity space that can be indirectly enjoyed by virtue of the adjacent public footpath. It includes oak trees covered by Tree Preservation Orders and is flanked by a stream. The loss of this site to development would be inappropriate based on ecological factors and public amenity value.

Recommendations

Not a preferred site.

Site ID

WF3

Site Name

Land at Fishponds Farm and east of Workhouse Lane

Site Assessment

Village fringe medieval Area of Outstanding Natural Beauty (AONB) landscape typified by enclosed pastures, possibly associated with historic farmstead off-site to east. The site is located within reasonable proximity to village services (although access would require significant works and upgrading). However, the site would represent a significant intrusion into High Weald AONB countryside, including the loss of hedgerows and negative impacts on protected species; as well as having adverse effects on neighbouring amenities. Development is neither appropriate nor necessary.

Recommendations

Not a preferred site.

Site ID

WF6E

Site Name

Land off Moor Lane, north of Moor Farm

Site Assessment

The last remaining unimplemented section from the 2006 Local Plan policy VL9. As such, it requires re-assessment as part of the current plan process. A greenfield site on the edge of the village that is well contained and screened from wider landscape and the original reasons for its allocation for development remain valid. Relative to the expectations of the previous Plan, adjacent development is of a relatively high density. Therefore, any development of this remaining section should reflect the now established character.

The southern boundary appears to be an existing surface water flow-path, although the site appears to have a gentle slope to the east and north.

Recommendations

Preferred site (residential).

Site ID

WF10

Site Name

Land at Ellenvale

Site Assessment

Located on the elevated northern fringe of the village, the site is located outside the settlement boundary and poorly related to the main core of the village (contrary to Policies RA1, OSS3). Adjacent highways are narrow country lanes and of rural character. The area is within the Area of Outstanding Natural Beauty (Policy EN1 applicable) comprising formal enclosures currently in agricultural use (grade 3).

Recommendations

Not a preferred site.

Site ID

WF13

Site Name

Land at Tanyard Farm House, Fishponds Lane

Site Assessment

The site reads as part of the wider rural setting. The High Weald AONB information indicates the area of Tanyard Farmhouse is a historic farmstead, with an associated medieval field pattern. The traditional barn to the rear is also a non-designated heritage asset. A further historic farmstead is located off-site to the north.

Preserved historic field boundaries mark eastern and south-eastern edges, with a further partially intact example sub-dividing the site. The northern field is separated by a hedge-line including semi-mature trees, protected by Tree Preservation Orders.

Tertiary river streams mark southern and eastern boundaries as well as cutting across the eastern corner of the site, connecting two ponds (another High Weald Area of Outstanding Natural Beauty character feature, as well as a BAP priority habitat) one of which is on site in the NE corner. In addition to the areas alongside the streams, there is an additional surface water flow-paths sub-dividing the site on a north-south axis. It is notable that drainage restrictions were a reason for a 1974 refusal for 28 dwellings. Based on Highways Authority advice, highways works would be required at the junction with Moor Lane and South Terrace to ensure pedestrian safety. Overall, development is neither appropriate nor necessary.

Recommendations

Not a preferred site.

Site ID

WF14

Site Name

Land west of Fishponds Farm, Fishponds Lane

Site Assessment

A medieval High Weald Area of Outstanding Natural Beauty (AONB) historic field boundary, likely associated with the historic farmstead off-site to the east. Along with WF13 and WF3, WF14 this area forms the area known as 'Fishponds' and is an important buffer between the village fringe and the wider AONB landscape and contributes to the setting of the village. When assessed in isolation, WF14 enclosed by hedgerows and tree belts. It is detached from the village fringe and would only come forward as part of comprehensive development alongside WF3 and WF13. However, such a scale of development would be a significant addition to the eastern flank of the village and would entail further erosion of this important buffer and should be resisted, raising issues with Core Strategy Policies OSS3, OSS4, OSS5, RA1, RA2, TR3, EN1.

Recommendations

Not a preferred site.

Site ID

WF15

Site Name

Land north of New Cut

Site Assessment

WF15 is a greenfield AONB site. Its development would represent a significant intrusion into an area of rural character. Access is down narrow country lanes lacking footways or scope to create them. Development would be contrary to several Core Strategy policies, including OSS3, OSS4, OSS5, RA1, RA2, TR3.

Recommendations

Not a preferred site.

Site ID

WF16

Site Name

Land east of New Moorside

Site Assessment

Large greenfield site comprising residential gardens and curtilage of Moorside, with a pond in north-east corner. Development would represent a further intrusion into an area of rural character that is comparatively further from the village core. Access is problematic and difficult to achieve, likely requiring highway re-assignment to achieve visibility; as well as replacing existing public footpath.

Recommendations

Not a preferred site.

Site ID

WF23

Site Name

Former Moorhurst Residential Care home

Site Assessment

Now a brownfield site that is cleared of buildings, the site had a previous function (and established use) as a residential care home. In addition, it has had a more recent permission (2009) for a 48 bed residential care unit with day therapy suite, outreach and consulting rooms (RR/2552/CC). However, the latter was never implemented and has now expired. As a consequence, the site has remained vacant for many years.

The site is reasonably well screened from the surrounding AONB countryside by virtue of both topography and mature boundary trees (which will be important to maintain as far as possible, subject to access requirements). It is also free of flood risk, environmental designations or notable High Weald Area of Outstanding Natural Beauty character features.

Highways and sustainable access are the main constraining issues to intensive forms of development.

Recommendations

Preferred site (retirement living/sheltered housing).

Site ID

WF24

Site Name

Land east of Moorfield House

Site Assessment

A High Weald Area of Outstanding Natural Beauty historic field that is comparatively further from village services and of wholly rural character.

Access is also problematic - the site fronts onto the C22 which is essentially a winding country lane at this point. Sight lines would be extremely difficult to achieve. Mature trees are extensive at boundaries and fronting onto the highway. Pedestrian access would be further hampered by a lack of footways, or scope to create them.

Recommendations

Not a preferred site.

Site ID

WF25

Site Name

Land north-east of Moorfield House

Site Assessment

A partial High Weald Area of Outstanding Natural Beauty historic field that is of wholly rural character. The site abuts a public footpath and is exposed to view from the wider countryside to the east.

Disconnected from village services and dependent on through access via other sites, which themselves have constrained access.

Recommendations

Not a preferred site.

Site ID

WF26

Site Name

Westfield Down

Site Assessment

An unimplemented allocation from the Local Plan 2006 (Policy VL11). The site comprises rising ground extending out of the village on the east side of the A28. The lower section of the site to the south-west is more visually contained in terms of wider landscape setting and is within reasonable walking distance of all key local services. It is therefore suited to housing development.

Development on the higher ground to the north-east would be visible from the wider Area of Outstanding Natural Beauty countryside, but could satisfactorily accommodate sports and recreational uses, for which there is a recognised need within the village, particularly pitches.

Recommendations

Preferred site (residential - south side and recreation open space - north side).

Site ID

WF27

Site Name

Land connecting Moor Lane and the A28

Site Assessment

A narrow greenfield corridor that is partially an unimplemented element of Policy VL9 (for a footpath link) from the 2006 Local Plan. It is currently overgrown and inaccessible, but offers an opportunity to connect a notable gap in the footpath network, as well as being a local ecological opportunity.

Recommendations

Preferred site (pedestrian/cycle link and green corridor).

Site ID

BA76

Site Name

Land north-west of Beeches Brook, Telham Lane, Battle

Site Assessment

The site is in the ownership of a Gypsy household who has three existing plots of land on the adjacent land. The site is located within the High Weald Area of Outstanding Natural Beauty (AONB). The majority of this site is located in Flood Zone 3. There is a strong presumption that highly vulnerable development (such as caravans) should not be located within Flood Zone 3.

In terms of this site's prominence in the AONB, development of this part of the wider landholding would be highly visible in the landscape when approaching the site from Catsfield towards Battle (from the NW). This field is open in character with some development on the southern and eastern boundary (outwith the site) and development of this area would create an alien feature in the open landscape. Boundary planting would not be appropriate or effective to screen any development, partly because of the topography and as reduction of the open character of this paddock would appear alien. This site is not considered appropriate for development.

Recommendations

Not a preferred site.

Site ID

BA77

Site Name

Land adjacent to High Views, Loose Farm Lane, Battle

Site Assessment

The site is part of a smallholding located on the urban edge of Battle. It is an area of poor quality despoiled land which adjoins residential dwellings in ribbon development to the north and to the south it is rolling open countryside. The site is accessed via a single track off Loose Farm Lane – a narrow lane which connects the small complex of buildings at Loose Farm – served off the A2100 (Hastings Road).

Immediately adjoining to the east are two existing pitches which a Planning Inspector accepted did not result in any material harm to the landscape character of this part of the Area of Outstanding Natural Beauty. The Inspector also concluded that the development only poses a limited risk to highway safety.

The site is considered to be well located for access to services.

This area is most acceptable in landscape terms compared to the rest of the wider small-holding (BA78). Care should be taken to respect the amenity of adjoining properties on the northern boundary. The site is relatively screened in the wider landscape, although the site would benefit from further native species screening on the southern and western boundaries. The section of the site closest to the existing Gypsy site is suitable for a small-scale expansion (1 pitch) of the adjacent use.

The site is in the ownership of a Gypsy/Traveller household and has received planning permission for 1 pitch post the base date (1 April 2016) of the Development and Site Allocations Plan consultation.

Recommendations

Preferred site (gypsy and traveller site - 1 pitch).

Site ID

BA78

Site Name

Land off Loose Farm Lane, Battle

Site Assessment

The site is part of a smallholding located on the urban edge of Battle. It is an area of poor quality despoiled land which adjoins residential dwellings in ribbon development to the north and to the south it is rolling open countryside.

The site is accessed via a single track off Loose Farm Lane – a narrow lane which connects the small complex of buildings at Loose Farm – served off the A2100 (Hastings Road).

Immediately adjoining the site are two existing pitches which a Planning Inspector accepted did not result in any material harm to the landscape character of this part of the Area of Outstanding Natural Beauty (AONB). The Inspector also concluded that the development only poses a limited risk to highway safety.

Whilst the adjacent site benefits from an extant planning permission, this wider site is not considered appropriate for further development for Gypsy and Traveller pitches. This is more visually exposed than the adjacent land (which is currently occupied by two gypsy households and BA77); screening would appear as an alien feature in the AONB landscape. Evidence from local Gypsy/Traveller households has indicated that small, family plots are generally preferred (around 3 plots). A larger development would be undesirable in landscape terms, impact on residential amenity of adjacent properties and attractiveness to Gypsy/Traveller households in the context of focusing provision on small sites.

Also, the site is in multiple ownerships with no indication from the landowner/s that they wish to bring forward the site/parts of the site for this use.

Recommendations

Not a preferred site.

Site ID

BX88

Site Name

Actons Farm, Buckholt Lane

Site Assessment

This greenfield site is an existing farm with farm dwellings/farm buildings.

The site is physically located very close to Combe Valley Way but there is no existing access point and it would not be appropriate to create a new access point onto Buckholt Lane. The existing access - Buckholt Lane is also unsuitable for access, it is a private, unmade road with narrow width and tortuous form.

Parts of the site are at risk of flooding and therefore there is a presumption against residential development.

The site is owned by East Sussex County Council but not identified on their asset disposal programme and therefore cannot be considered available.

Recommendations

Not a preferred site.

Site ID

BX108

Site Name

Land south east of Cooden Wood

Site Assessment

The south-western part of the site is located in Flood Zone 3 with the southern section of the site being located within Flood Zone 2. There is a pubic footpath which runs along the western boundary of the site. The site is visually exposed in longer views to the Pevensey Levels, particularly in the south west corner, and as such development of this field would be considered an unacceptable intrusion into the countryside, contrary to Policies OSS5 and EN1.

Recommendations

Not a preferred site.

Site ID

BX115

Site Name

Lower Barnhorn Farm and Caravan Park

Site Assessment

This site comprises of an existing farm building complex and existing caravan park with a temporary planning permission (expires in 2024). The loss of an existing tourism use would be contrary to Core Strategy Policy EC6.

The site is relatively well located in terms of access to services in relation to Policies OSS3 and TR3.

Given the presumption to retain tourism uses, this site is not considered suitable for development.

Recommendations

Not a preferred site.

Site ID

BX116

Site Name

Land off Spindlewood Drive

Site Assessment

This greenfield site is adjacent to the development boundary of Bexhill, just south of Barnhorn Road/Spindlewood Drive, Little Common. The site is relatively well located in terms of access to services. The site is relatively close to bus services on Barnhorn Road, but there is no current pedestrian route to access Barnhorn Road directly from the site. Any development should provide for a pedestrian route to Barnhorn Road.

It is relatively well contained from wider views by the adjacent wood (Cooden Wood), and this is important in containing any development at this location. The site levels are higher towards the existing residential development along Barnhorn Road, and any development will have to consider wider views.

The Council's landscape assessment (2008) makes particular reference to the 'block of woodland and trees and hedges' to the west of this site that provide relative enclosure to this area and that this lends the area to some modest development. The adjacent Ancient Woodland to the west of the site is important in containing any potential development. There are two bands of trees that run through the site linking a wooded area to the north with Ancient Woodland to the south. This is an important feature and acts as a wildlife corridor between the two areas of woodland. The area bounded by these trees should remain open and undeveloped as a wildlife corridor/open space feature of the area.

There is a viable access point from Spindlewood Drive through an existing field gate and a recent transport assessment relating to highway capacity of adjoining roads by the landowner is considered acceptable by the Highway Authority.

The site is proposed to be allocated for residential dwellings (Policy BEX9) and does not contain a discrete area for the provision of a site for Gypsies and Travellers and therefore it is not considered suitable for the provision for Gypsy and Traveller pitches.

Recommendations

Not a preferred site.

Site ID

BX124

Site Name

North Bexhill

Site Assessment

This site was identified as part of a broad location in the 2013 SHLAA which was carried forward into the Key Diagram within the Core Strategy, while its Policy BX3 anticipates further development to the north of Bexhill, the scale, timing and locations to be determined.

It is likely that the Gypsy and Traveller site of five pitches at the eastern end of the development area east of Watermill Lane. This area is relatively contained in the landscape and would contribute to the outstanding district-wide need for such pitches. The site should be planned in a comprehensive way alongside the other development provisions made within Policy BEX3, to ensure integration with the surrounding development. As well integrated provision of housing and infrastructure, the green infrastructure and mitigation and/or compensation for any biodiversity losses.

Recommendations

Preferred site (gypsy and traveller site - 5 pitches).

Site ID

BL4

Site Name

Coldharbour Farm estate, Battle Road, Dallington

Site Assessment

The site has been granted temporary planning permission by a Planning Inspector on appeal and it is due to expire 17 July 2018. The siting of the mobile home has been considered by a number of Planning Inspectors who have concluded that this site causes considerable harm of the character and appearance of the landscape and an unacceptable impact on the Area of Outstanding Natural Beauty (AONB). The site is located in an elevated position in the landscape and introduces of a domestic element to this part of the AONB.

The site does have good access to the road network but is poorly located in respect of all other services (some 8km). Therefore, it is considered that this site is not a suitable option as a Gypsy/Traveller site.

Recommendations

Not a preferred site.

Site ID

CC1

Site Name

Cripps Corner highway depot, Cripps Corner

Site Assessment

This East Sussex County Council (ESCC) owned highway depot is still currently in use and this is likely to continue in the short-term. Therefore, the site is not immediately available for use, but it may be reconsidered in the longer-term following a future review of ESCC highway depots.

The site has a dense tree belt on the east/north/west boundaries which restricts the size of the site. The site is level and relatively exposed on the roadside frontage, but there is potential to improve the screening on the roadside boundary. There is a good existing access to a "B" road but the site is considered to be poorly located for access to services and there are no footpaths in the vicinity.

Recommendations

Not a preferred site.

Site ID

CR8

Site Name

Land south of Catsfield Road, Crowhurst

Site Assessment

This is a large area of land north east of Crowhurst village. The areas that have direct road access to Catsfield Road (northern part of the site) could only be considered to have some potential. However, the land is visually prominent in the wider landscape and would be difficult to screen without looking alien in the landscape. It is likely that there will be issues with the suitability of the capacity of the road network to accommodate caravans. The site is poorly located for access to most services. Therefore, it is considered that this site not suitable for development.

Recommendations

Not a preferred site.

Site ID

FL17

Site Name

Land at Cherry Tree Nursery, The Mount, Flimwell

Site Assessment

The site has previously benefitted from temporary planning permissions for Gypsy/Traveller use on part of the site. However, the latest planning appeal decision indicated that the household which owns the site did not meet the national planning definition for Gypsy/Traveller households. It is likely that the owner is unlikely to bring forward the site for other Gypsy/Traveller households.

The site is located within the High Weald Area of Outstanding Natural Beauty (AONB) and located well outside any development boundary. The site is level and the previous siting of the caravan (north-west corner of the site) is largely screened from the road by existing hedges and agricultural buildings on the site. However, there is current enforcement action on the site seeking to remove these agricultural buildings. Previous appeal Inspectors have indicated that a mobile home on this site (in the absence of the agricultural buildings) would thus fail to conserve and enhance the natural beauty of the AONB.

The site lies on the ridgeline which is prominent in the wider landscape. The wider site forms an important gap in the existing ribbon development along Hawkhurst Road. There are good road links, but the site is not considered to be particularly well located in terms of access to services. It is therefore considered that the site is not available or suitable for development.

Recommendations

Not a preferred site.

Site ID

GU4

Site Name

Guestling Green highway depot, Chapel Lane, Guestling Green

Site Assessment

The site is an existing highways depot owned by East Sussex County Council, but identified as surplus to requirements.

This brownfield site is level and well screened from public view by the existing hedging. Although the site is physically separate from the built-up area boundary of the village, it is visually well contained within the ribbon development along Chapel Lane. However, the site would benefit from some additional screening to its eastern boundary (there are some views to the north and east). The site is located within the High Weald Area of Outstanding Natural Beauty.

There would be limited impact on neighbouring amenities and the site is located relatively close to an existing bus route on the A259 (although there is no footway along Chapel Lane to the site). Whilst Guestling Green is not identified as a particularly sustainable location for development (the site is not particularly well located for access to many key services) Government policy focuses on the re-use of brownfield sites for alternative uses.

There is an existing suitable access point off Chapel Lane. However, the lane is narrow, while on-street parking, especially at school drop-off and pick-up times, makes it difficult for vehicles to manoeuvre along the road, particularly for larger vehicles. Given the narrow highway access on Chapel Lane, it is not considered a suitable site for Gypsies and Travellers.

Cross reference is made to Policy GUE1 where the site is considered most suitable for a relocated and expanded doctor's surgery and 'intermediate care facility.

Recommendations

Not a preferred site.

Site ID

RB19

Site Name

Land adjacent to Robertsbridge Traveller Site, Redlands Lane, Robertsbridge

Site Assessment

The site adjoins an existing permanent East Sussex County Council owned Gypsy site, which is segregated from the rest of Robertsbridge by the A21. The site is fairly well located in terms of access to services.

The site is visually well screened from public viewpoints. The site would need to be cleared and levelled and a suitable access achieved. Historically, the site was used as a landfill and further investigation would be needed to ascertain the extent of the contamination. Any associated mitigation would need to be incorporated into any development.

The site is in private ownership.

The adjacent existing site is relatively large and already comprises of 9 pitches. There is some concern that additional pitches in this location may be considered disproportionate in scale to surrounding development.

Recommendations

Not a preferred site.

Site ID

RY45

Site Name

Chippings Depot, Rye

Site Assessment

The site is in multiple public ownerships and is currently occupied. The site has not been identified as surplus to requirements at this present time. A large proportion of the site is located within Flood Zone 3. The site is well located in terms of access to services and has direct access to the A259, but is close to the junction with Harbour Road. The western part of the site is safeguarded for a potential future footpath/cycleway widening scheme. The site is visually prominent from all sides and would be difficult to adequately screen. This site is not considered available for use or suitable for use as a traveller site at this present time.

Recommendations

Not a preferred site.

Site ID

SP6

Site Name

Land north of Bramble Farm, Ewhurst

Site Assessment

The site is in the ownership of a Gypsy household. This site is part of a larger area of land which is adjacent to an existing site which has a temporary planning permission (due to expire 4 July 2019). The site is located within the High Weald Area of Outstanding Natural Beauty (AONB). The site is part of a small-holding. Some areas of flood risk along the access track to the site (outwith the site). The site is not particularly well located in terms of access to services. The site is an area of open countryside which is visually prominent from the road. This wider site forms part of the wider rolling countryside and would be difficult to screen without becoming an alien feature in the wider landscape. Any expansion into this wider area would create an unacceptable erosion of the character and appearance of the AONB.

Recommendations

Not a preferred site.

Site ID

SP7

Site Name

Land to the rear of Bramble Farm, Ewhurst

Site Assessment

The site is located to rear of an existing barn, against a backcloth of established, native trees. The site forms part of a larger area of land being used as a smallholding. The surrounding area is rolling open countryside and is located within the High Weald Area of Outstanding Natural Beauty (AONB). There are a small number of residential properties to the east and south of the site. The site is accessed via a single track off Staplecross Road which is also used to access the wider smallholding. This area is relatively well contained at present and not visually prominent from the main road. Some areas of flood risk along the access track to the site (outwith the site). The site is not particularly well located in terms of access to services, but a small scale site in this location would not place undue pressure on local infrastructure and services. However the predominant means of transport would be by car.

Previous appeal Inspectors have indicated that they are satisfied that taking into account the nature of the vehicular movements associated with the residential use; the separation distances between properties; the nature of the intervening planting; the remote location of the access point; and the small scale nature of the caravan site accommodating a single family group, the residential use does not unacceptably harm the living conditions of the neighbouring residents in respect of noise and disturbance.

The site is in the ownership of a Gypsy household which has a temporary planning permission for 1 pitch (due to expire 4 July 2019).

Some planting (conifers and laurels) has been carried out in front of (west) and beyond (going north) the area where the mobile home/s are currently located. This planting does help to screen the residential element of the site, although it would benefit from a native mix of tree planting to sit more comfortably within the wider landscape. Additional native screening would better reflect the character and appearance of the surrounding AONB countryside.

Notwithstanding the additional screening effects, having regard to previous planning appeal Inspectors' consideration, it is still regarded as an inappropriate site for permanent Gypsy pitches within the High Weald AONB and is in an unsustainable rural location which is not well related to services.

Recommendations

Not a preferred site.

Site ID

WF18

Site Name

Land to east of Down Edge, Main Road, Westfield

Site Assessment

This greenfield site is restricted in size and there is no current access to the land at present. The creation of an access would result in the removal of at least one tree. Any access would need to be via the existing track which is narrow, particularly during the day when it is used as overflow parking for the adjacent doctor's surgery. East Sussex County Council Highways consider that the access with the A28 is considered suitable to serve the site. The landowner has not indicated that the site is surplus to requirements. The site is visually well contained from wider views but would benefit from additional screening along site boundaries, particularly on the southern boundary. The site is adjacent to the development boundary and is well located for access to services. Given the landowner has not indicated that the site is surplus to requirements, this site is not considered available for development at this time.

Recommendations

Not a preferred site.

Site ID

WF19

Site Name

Land south west of Moor Lane, Westfield

Site Assessment

The site is part of an unimplemented element of Policy VL9 from the 2006 Local Plan.

It offers a sustainable alternative link for pedestrians and cyclists by connecting a notable gap in the footpath network and providing a green transport corridor that extends almost the length of the village, connecting to the GP surgery and Westfield Down recreation development.

This greenfield site is level and well contained by existing hedging. The proximity of adjacent residential properties does result in a degree of overlooking.

The site is well located for access to services within Westfield village. The southern part of the site is affected by surface water flooding as identified on the Council's Strategic Flood Risk Assessment (SFRA). This site would be better suited as part of a footpath/cycleway. Cross reference is made to Policy WES4 where the site is considered most suitable for as part of a green corridor and public footpath/cycle-route.

Recommendations

Not a preferred site.

Site ID

MO7

Site Name

Land adjacent to Mountfield household waste site, Mountfield

Site Assessment

The greenfield site is in private ownership, but the owner has indicated that they are willing to put this site forward as a Gypsy and Traveller site. The site is within close proximity to an existing household waste site which is currently in use, as such there are strong concerns regarding contamination on the site. There is also historical use on this site for refuse disposal. There is good access to the road network although improvements would be needed to allow for turning of vehicles into the site.

The site is visually well contained from the main road and not near residential dwellings. Although majority of services would need to be accessed via vehicular transport, there is direct access to an A road/bus route.

The area suffers from surface water flooding. The site is located within the High Weald Area of Outstanding Natural Beauty. Given the serious concerns with potential contamination, an adjacent unneighbourly use which would have a negative impact on residential amenity and distance from services, this site is not considered suitable for development.

Recommendations

Not a preferred site.

Site ID

ML1

Site Name

Land at Felon's Field, Marley Lane

Site Assessment

The site lies on the south side of Marley Lane close to its junction with the A21. It is generally open with a large area of hardstanding, but well-wooded along its edges (all trees protected by a TPO) and a regenerated clump of trees around a protected oak within the site. An industrial site, primarily in use as a highway depot, adjoins the site to the north-east. There is Ancient Woodland to the south-west.  The site falls away to a stream to the south. The north-eastern part of the site lies within a groundwater source protection zone. The site was allocated for industrial/storage purposes in the 2006 Local Plan.

While the site is clearly distant from any settlement, it still offers a very rare opportunity for businesses that would benefit from good access to the strategic road network. A recent planning permission for a highways depot has confirmed the potential for development without undue impact on environmental considerations.

Any development would need to retain protected trees that contain the site and support biodiversity, as well as safeguard against water pollution and high run-off. The developable area should be reduced accordingly.

Recommendations

Preferred site (employment).