Rother Local Plan 2025-2042 Regulation 19 (pre-submission) version September 2026

Parish: Battle

Policy BT1: Land south of Hastings Road, Battle. Comment

12.12This is a large site on the southern fringe of the town of Battle comprising a number of separate land parcels consisting of fields, paddocks and a residential curtilage. It gradually slopes away south from existing built development located adjacent to Hastings Road and Glengorse to the north. The site is located within the High Weald National Landscape; therefore, a sensitive form of development is required in line with Local Plan policies.

12.13The site is within the Historic Towns Area Type, has a site size of 7.6 hectares and an indicative developable area of 5 hectares. It is allocated for some 200 dwellings at an indicative residential density of 40 dwellings per hectare. A small part of the allocation (some 20 dwellings) is carried forward from the Battle Neighbourhood Development Plan.

12.14Environmental and other constraints affecting the site include Priority Habitats, Ancient Woodland and surface water flooding risk to the southern boundaries of the site, and a wildflower meadow contained in the western most field. The policy requirements detailed above reflect these. The western field is within, and the southern boundary borders, Areas that Could become of Importance for Biodiversity as defined by the East Sussex Local Nature Recover Strategy (ESLNRS). Any proposed scheme will therefore be required to take opportunities to provide Biodiversity Net Gain which contributes to the measures and objectives of the ESLNRS. The Glengorse Estate, located to the west of the main body of the allocation, is a non-designated heritage asset within the Battle Neighbourhood Plan, therefore its setting must be protected.

12.15The site is located within the High Weald National Landscape (HWNL) and occupies a sensitive edge-of-settlement location, where development would be experienced both as part of the eastern approach to Battle and as an extension of built form onto land sloping southwards from Hastings Road and Glengorse. It is therefore important that the transition from countryside to town is re-enforced and does not diminish the sense of arrival into Battle from the east. The design response should therefore avoid a hard or generic urban edge to Hastings Road and should instead reinforce a legible, landscape-led threshold into the settlement, with retained hedgerows, trees, green verges, appropriate setbacks, and built form arranged to respond to topography and existing landscape structure. A varied density strategy is considered appropriate, with lower density and stronger landscape structure at the southern, eastern and western interfaces, and any greater density focused only where it can be accommodated without harm to landscape character, heritage setting or the approach to Battle.

12.16While the allocation is likely to be considered major development in the HWNL, it is justified in this location due to its proximity to facilities and services within Battle and having regard to the need to provide housing. Overall, the policy requirements and the mitigation measures required will ensure the development conserves and enhances the natural beauty of the HWNL.

12.17Subject to a sensitive design that addresses the constraints, the site is considered suitable for a larger-scale residential development comprising some 220 dwellings and community uses (as appropriate) together with large areas of green infrastructure, to include public open space and the retention and protection of Priority Habitat. It is anticipated that the open space will be located around the pond in the south-eastern part of the site. The land adjoining the site to the west is a wildflower meadow and should be retained as an undeveloped parcel, potentially to be used for further habitat creation.

12.18Vehicular, pedestrian and cycle access to the site should be via Glengorse and Hastings Road. The entrance at Hastings Road is likely to require some further work, potentially including tree clearing, to ensure a suitable gradient and widening of the access to make it suitable for a vehicular access to serve the level of development set out in the policy.

12.19The sustainability of the site, in terms of its proximity to services and facilities in Battle, graduates from north-west to south-east with the western areas being closer to services and amenities and the eastern areas being less sustainably located. As such, pedestrian and cycle infrastructure must be designed to encourage active travel to the main access points to the site, as detailed through the policy requirements above, in addition to strong linkages to existing bus stops and potentially provision of new stops in consultation with the local Highway Authority. The site is some distance from primary schools in Battle and Crowhurst and mitigation, for example through improved transport links or financial contributions towards off-site infrastructure improvements, will be required at planning permission stage. The size of the site does however lend itself to the inclusion of community uses which could potentially include provision of a community building to be used by an early-years nursery, should this be required.

Policy BT2: Land at Breadsell, Battle. Comment

12.20This site comprises the northern sections of wide, open fields on high ground to the south of the A2100, adjacent to the Hastings Borough boundary. The site forms part of a larger area of land, comprising five fields extending south into Hastings, which has been considered by both Local Authorities in the past for a potential strategic, cross-boundary, mixed-use development, the larger part of which would be in Hastings. The part of the site that lies within Rother comprises two sections of two large fields.

12.21The site is within the Live Well Locally Area Type, has a site size of 6.95 hectares and an indicative developable area of 4.17 hectares. It is allocated for some 145 dwellings at an indicative residential density of 35 dwellings per hectare.

12.22Environmental and other constraints affecting the site include Ancient Woodland and Priority Habitat adjacent to the southern boundary, the High Weald National Landscape adjacent to the west, Local Wildlife Site Beauport Park on the opposite side of the road to the site and surface water flooding to the southern boundary. In addition, the Marline Valley Woods Site of Special Scientific Interest (SSSI) is located adjacent to the south-western boundary and runs along the eastern edge of the wider site within Hastings Borough.

12.23A scoping level hydrological and hydrogeological assessment of a proposed housing development on this site was carried out in 2009 by specialists, Rigare, to investigate the potential effects on the Marline Valley Woods SSSI. This indicated that a development would likely lead to impacts on the SSSI, and set out that significant work, including a lengthy period of ecohydrological monitoring, is required to understand impacts. Consequently, following advice from Natural England, the site was not included in the adopted Hastings Local Plan although the Rother Core Strategy (adopted 2014) does make provision for a sustainable scheme to come forward in the longer term at the site, if the environmental, access to services and transport constraints were satisfactorily addressed.

12.24 The site promoter of the section within Hastings borough has now been in contact with Hastings Borough Council, Rother District Council and Natural England to seek to agree a programme of monitoring that would be sufficient to determine the impact upon the SSSI. Once this programme has been agreed, monitoring of the site will be carried out by the site promoter to determine the impacts of development upon the SSSI and any mitigation measures that could make development acceptable. If the constraints can be satisfactorily addressed, the land within Rother is considered suitable to form part of a strategic scale, cross-boundary, residential-led development.

12.25The land within Rother is not ideally suited for development without the adjoining land within Hastings due to it being too small for a strategic development and being in a relatively unsustainable location. It is also in a sensitive landscape adjacent to the High Weald National Landscape and within the Strategic Gap between Crowhurst, Battle and Hastings, allocated in order to maintain the separate identities of the settlements. In the event of a strategic scale residential-led development coming forward across the wider site, the benefits of the significant level of additional housing are likely to outweigh the impact on the Strategic Gap. In landscape terms, a larger scale development, as indicated, would result in, in effect, a logical extension to the built form of Hastings rather than an isolated pocket of development encroaching into the countryside.

12.26The vehicular access to the wider site would come from the A2100 Hastings Road, within Rother. Initial Highway Authority comments identify that transport assessment and road safety assessment work would be required to determine impacts on the road network. The A2100 only has a footway on one side and derestricted speeds at this point, factors which are not conducive to encouraging active travel. Improvements to bus infrastructure and means of access to bus stops would be required, together with pedestrian links to adjoining land in Hastings to the south-west.

Policy BT3: Beech Farm, Battle. Comment

12.27The site comprises a relatively well-contained undeveloped area to the north of the Beech Estate industrial park in the countryside near Battle, suitable for small scale employment development. It previously had a planning permission granted for this form of development, although this is understood to have now expired.

12.28The site is within the Countryside Area Type, has a site size of 0.91 hectares and an indicative developable area of 0.2 hectares.

12.29It is within the High Weald National Landscape and therefore a sensitive form of development is required in line with Local Plan policies.

12.30Environmental and other constraints affecting the site include historic field boundaries to the north, west and east boundaries including a public right of way running adjacent to the southern boundary, with the policy requirements detailed above to reflect these.

12.31 The site is not within walking distance of town services; however, it adjoins an established business park and is appropriately located for these uses. National planning policy supports the sustainable growth and expansion of all types of business in rural areas, recognising that sites in rural areas may have to be found beyond existing settlements. The allocation provides flexibility in terms of the specific use class of the employment use. The appropriate use class would be for determination at planning application stage, having regard to the nature of the particular proposal and the site constraints.

Policy BT4: Land at Caldbec House, Battle. Comment

12.32The site comprises an existing dwelling and large wrap-around garden space in the town of Battle and within the High Weald National Landscape. The site is well located in relation to services and facilities in Battle.

12.33The site is within the Historic Towns Area Type, has a site size of 0.47 hectares and an indicative developable area of 0.15 hectares. It is allocated for some 5 dwellings at an indicative residential density of 40 dwellings per hectare. The allocation is carried forward from the Battle Neighbourhood Development Plan.

12.34Having regard to existing residential development on Caldbec Hill, it is considered that small scale residential development can be accepted across parts of the site, subject to a sensitive design.

12.35Environmental and other constraints affecting the site include an adjacent historic field boundary to the south-east of the site and the policy requirements detailed above reflect these.

Policy BT5: Rutherfords Business Park, Battle. Comment

12.36The site comprises the existing, but currently vacant, Rutherfords Business Park and an adjoining field to the north, on the fringes of Battle and within the High Weald National Landscape.

12.37The site is within the Countryside Area Type, has a site size of 2.78 hectares and an indicative developable area of 1.39 hectares.

12.38Having regard to the existing development on site, it is considered that a medium scale intensification of the business park is acceptable, subject to a sensitive design and compliance with the policy requirements.

12.39Environmental and other constraints affecting the site include a Historic Fieldscape Assart within the north section, Historic Field Boundary to the south, Priority Habitat encroaching the east boundary, Ancient Woodland and Priority Habitat adjacent to the west boundary and surface water flood risk nearby to the south boundary.

12.40The site is relatively remote in relation to services; however, it includes an established business park (currently vacant) and is appropriately located for business uses. National planning policy supports the sustainable growth and expansion of all types of business in rural areas, recognising that sites in rural areas may have to be found beyond existing settlements. The allocation provides flexibility in terms of the specific use class of the employment use. The appropriate use class would be for determination at planning application stage, having regard to the nature of the particular proposal and the site constraints

Policy BT6: Land north of Sunny Rise, Battle. Comment

12.41This site comprises a well-contained field located to the north of existing residential development at Sunny Rise and is considered suitable for small-scale residential development. It is within the High Weald National Landscape and therefore a sensitive form of development is required in line with Local Plan policies.

12.42The site is within the Historic Towns Area Type, has a site size of 0.58 hectares and an indicative developable area of 0.35 hectares. It is allocated for some 10 dwellings at an indicative residential density of 35 dwellings per hectare.

12.43Environmental and other constraints affecting the site include Ancient Woodland and Deciduous Woodland Priority Habitat located adjacent to the site, with part of the site at risk from surface water flooding, and a Grade II listed building nearby the access to the site, with the policy requirements detailed above reflecting these. The adjacent areas of woodland and habitat are also Areas of Potential Importance for Biodiversity as defined by the East Sussex Local Nature Recover Strategy (ESLNRS). Any proposed scheme will therefore be required to take opportunities to provide Biodiversity Net Gain which contributes to the measures and objectives of the ESLNRS.

12.44The site is well located in relation to amenities and services located in Battle. Vehicular access will be required to come via Sunny Rise, as an alternative access route from the south-east is likely to be unacceptable due to impacts on residential amenity, established woodland and highway safety.

Policy BT7: Land adjacent to 1 Loose Farm Cottages, Battle. Comment

12.46The site comprises the northern section of a gently sloping field, to the south of ribbon development along Hastings Road and close to scattered development along the adjacent private lane, including cottages to the north and a residential care home and historic farmstead to the south, on the southern edge of Battle and within the High Weald National Landscape.

12.47The site is within the Historic Towns Area Type, has a site size of 0.17 hectares and an indicative developable area of 0.11 hectares. It is allocated for some 5 dwellings at an indicative residential density of 35 dwellings per hectare.

12.48Having regard to existing residential development on Hastings Road, it is considered that a small-scale residential development can be accepted subject to a sensitive design.

12.49 The site is located some distance from Battle town centre, however there is a bus service operating along Hastings Road nearby.

Policy BT8: Land east of Coronation Gardens, Battle. Comment

12.50The site comprises a well-contained set of three fields adjacent to existing built development on the edge of Battle, considered suitable for medium scale residential development.

12.51The site is within the Historic Towns Area Type, has a site size of 4.58 hectares and an indicative developable area of 2.29 hectares. It is allocated for some 75 dwellings at an indicative residential density of 35 dwellings per hectare.

12.52Environmental and other constraints affecting the site include an area of surface water flooding to the northern boundary located adjacent to a sewerage works and historic field boundary.

12.53The site is located within the High Weald National Landscape (HWNL) and occupies an edge-of-settlement location which is well enclosed by strong boundary tree and hedgerows. The primary HWNL characteristics present here are the historic boundary hedgerows and glimpsed views from the west of the site towards the north-east. The design response should therefore retain hedgerows and trees to the site boundaries, whilst also taking the opportunity to replace the Leyland cypress to the southern boundary with a hazel hedgerow, whilst establishing a tree belt of dispersed oak and field maples to the south-eastern boundary within the hazel hedgerow. The built form should be arranged to respond to the topography and existing landscape structure with a varied density strategy, which will ensure appropriate vistas are maintained and buffers are secured to the hedgerows. It is anticipated that any greater density is focused only where it can be accommodated without harm to landscape character and hedgerows. Overall, the policy requirements and the mitigation measures required will ensure the development conserves and enhances the natural beauty of the HWNL.

12.54The site is relatively well located in relation to amenities and services available in Battle and to Battle railway station. However, currently there is a lack of pedestrian connectivity due to no footway along this stretch of Marley Lane, and this must be remedied as part of the development in order to make it acceptable. This could either be via a pedestrian link through to Coronation Gardens, or if possible, attaching to the existing nearest pedestrian footpath alongside Marley Lane, opposite Harrier Lane, subject to the requirements of the Highway Authority. Cycle connections will also be required.

Policy BT9: Land adjoining Little Brans, Battle. Comment

12.55The site comprises a well-contained field at the rear of existing built development fronting Hastings Road, on the southern edge of Battle.

12.56The site is within the Historic Towns Area Type, has a site size of 6.24 hectares and an indicative developable area of 2.45 hectares. It is allocated for some 73 dwellings at an indicative residential density of 30 dwellings per hectare.

12.57Environmental and other constraints affecting the site include an area of designated Ancient Woodland and Priority Habitat adjacent to the south-west boundary and areas at risk of surface water flooding to the western half of the site. The area defined as habitat and woodland is also an Area of Potential Importance for Biodiversity as defined by the East Sussex Local Nature Recover Strategy (ESLNRS). Any proposed scheme will therefore be required to take opportunities to provide Biodiversity Net Gain which contributes to the measures and objectives of the ESLNRS.

12.58 The site is located within the High Weald National Landscape (HWNL) and occupies an edge-of-settlement location which is well enclosed by strong boundary tree and hedgerows. The primary HWNL characteristics present here are the areas of Ancient Woodland adjoining the historic boundary hedgerows and the falling landform to the south-west of the site. The design response should therefore retain the falling landform, hedgerows and trees to the site boundaries whilst also providing appropriate buffers comprised of semi-natural habitat. The built form should be contained to the eastern half of the site, and be arranged to respond to the topography, existing landscape structure and surface water flood risk with a varied density strategy. It is anticipated that any greater density is focused only where it can be accommodated without harm to landscape character and hedgerows. Overall, the policy requirements and the mitigation measures required will ensure the development conserves and enhances the natural beauty of the HWNL.

12.59The site is located some distance to amenities and services available in Battle and Battle Train Station. However, there is a bus stop located in close proximity to the entrance of the site, and subject to pedestrian and cycle links being provided as detailed above together with necessary improvements to pedestrian infrastructure, it is considered acceptable in sustainability terms.

Policy BT10: Battle Market Square, Battle. Comment

12.60The site occupies a large corner plot at the northern end of Battle High Street, within the designated Town Centre. It includes a large building, set down and back from Market Road, occupied by retail uses (including a supermarket) with a large public car and coach park to the south, and a market square area to the east. It is considered that re-development of the site to include additional residential and retail uses will enhance its appearance and use, subject to a sensitive design.

12.61The site is within the Historic Towns Area Type, has a site size of 0.9 hectares and an indicative developable area of 0.45 hectares. It is allocated for some 52 dwellings at an indicative residential density of 115 dwellings per hectare.

12.62The policy anticipates a relatively high dwelling per hectare figure. To accommodate this density, the dwellings would need to comprise apartments, with retail on the ground floor of the buildings. Public car parking provision and a market square space would need to be retained, with additional green infrastructure provided, in line with a whole-site masterplan. Within the Rother and Hastings HEDNA (2024) it is shown that there is a need for specialist housing for older people in Rother district over the Plan period. Battle is identified as one of the most sustainable settlements in the district, and given the site’s location, housing for older people could be suitable.

12.63Environmental and other constraints affecting the site include areas to the east and west boundaries being at risk of surface water flooding, the east of the site being within an archaeological notification area and within, and adjacent to, the Battle Conservation Area. In addition, there are several listed buildings nearby to the east, including The Almonry, and the Battle of Hastings Registered Battlefield nearby to the south boundary alongside a public footpath. Additionally, the site is located adjacent to residential development on Market Road, Abbey Way and Woodhams Close.

12.64The site is in close proximity to, and contains, a very good range and level of amenities and services. Improvements to pedestrian and cycle links through the site will further enhance the accessibility of the site within the wider High Street.

Parish: Brightling

Policy BRI1: Coldharbour Farm Estate, Brightling. Comment

12.66The site is located on the southern side of Battle Road (B2096), outside of any settlement and within the High Weald National Landscape. It is currently occupied by redundant agricultural buildings and a car parking area for an adjacent business.

12.67The site is within the Countryside Area Type, has a site size of 0.97 hectares and an indicative developable area of 0.18 hectares.

12.68Planning permission was granted in 2018 for two new business units on the site which have not yet been constructed. Having regard to the existing employment development on site and adjacent to the site, it is considered that the previously permitted development remains acceptable in principle. Nevertheless, the allocation provides flexibility in terms of the specific use class of the employment use. The appropriate use class would be for determination at planning application stage, having regard to the nature of the particular proposal and the site constraints (meaning a new planning permission may be necessary in any event). Development would need to be limited to the western part of the site to limit the effect on the landscape and nearby listed building, as reflected in the planning permission.

12.69Environmental and other constraints affecting the site include being located partly within a Minerals Safeguarding Area. Further, because the site is within the Pevensey Levels Hydrological Catchment Area, mitigation measures to protect against significant effects to the Pevensey Levels SAC/ Ramsar Habitats Site may be required. There are also two Grade II listed buildings (Coldharbour Farmhouse and Barn) nearby to the west boundary of the site with the policy requirements detailed above to reflect these, and the requirement of the planning permission.

12.70The site is not within walking distance of services; however, it is appropriately located for the industrial uses on site. National planning policy supports the sustainable growth and expansion of all types of business in rural areas, recognising that sites in rural areas may have to be found beyond existing settlements.

Parish: Catsfield

Policy CT1: Land West of B2204, Catsfield. Comment

12.71The site comprises an overgrown, undeveloped field at the rear of the White Hart public house and residential properties fronting the B2204 (The Green), which has a frontage to the road. It is within the High Weald National Landscape but is well contained and screened from the wider landscape by mature trees. It is in close proximity to village services and bus stops.

12.72The site is within the Village Area Type, has a site size of 1.66 hectares and an indicative developable area of 0.83 hectares. It is allocated for some 30 dwellings at an indicative residential density of 35 dwellings per hectare.

12.73An area of at least 0.3 hectares of amenity open space should be provided at the front of the site as part of its development. In addition, a thick tree screen and area for biodiversity net gain must be included in the north-west area of the site. In addition to providing a facility for new residents and enhancing the appearance of the development, this will also ensure the protection of the setting of the adjacent public house and cottage, both Grade II Listed Buildings. In terms of its design, the open space should benefit from passive surveillance of residential properties fronting onto it.

12.74Historic field boundaries are present to the south-west, north-west, north-east and south-east of the site, which should be retained and reinforced with buffer planting of native species. The vast majority of the site comprises an Area that Could become of Importance for Biodiversity as defined by the East Sussex Local Nature Recover Strategy (ESLNRS). Any proposed scheme will therefore be required to take opportunities to provide Biodiversity Net Gain which contributes to the measures and objectives of the ESLNRS.

12.75A tree survey will need to inform the future development scheme to ensure the retention of boundary trees, including the provision of a suitable buffer to protect their roots, and to avoid undue overshadowing from trees in the site layout. A new hedgerow of native species should be provided on the south-eastern boundary.

12.76The site has high potential for prehistoric, Roman and medieval archaeological remains. Appropriate archaeological assessment will need to be undertaken in support of a planning application for its future development. The findings of the assessment may need to inform the layout and design of the proposal. A sewer line crosses the eastern part of the site, and this will also need to be considered in planning a development layout.

Policy CT2: Land south of Wilton House Equestrian Centre, Catsfield. Comment

12.77The site comprises a portion of a relatively well-contained field, divided into paddocks, adjacent to existing built development in the village of Catsfield, suitable for small-medium scale residential development. The site is well located in relation to village services.

12.78The site is within the Village Area Type, has a site size of 1.23 hectares and an indicative developable area of 0.6 hectares. It is allocated for some 20 dwellings at an indicative residential density of 35 dwellings per hectare.

12.79The site is located within the High Weald National Landscape and therefore a sensitive form of development is required in line with Local Plan policies. Built development should largely be limited to the north-eastern part of the site, with remaining land retained as public open space and to accommodate Biodiversity Net Gain and sustainable drainage measures.

12.80Environmental and other constraints affecting the site include an area of surface water flooding associated with a small stream the runs along the southern boundary of the site, in addition to Grade II Listed Buildings (Broomham and Barn at Broomham to the South East of the House) being located nearby to the north-west and a public right of way running adjacent to the northern boundary, with the policy requirements detailed above to reflect these. The site has high potential for prehistoric, Roman and medieval archaeological remains. Appropriate archaeological assessment will need to be undertaken in support of a planning application for its future development. The findings of the assessment may need to inform the layout and design of the proposal.

12.81The site’s main constraint is vehicular access. This will not be possible via the existing private lane east of the site due to the narrow width of the lane and there being no scope for widening or improvement. Consequently, the only possible vehicular access route would be via the adjacent allocated site to the north-east (Policy CT1, Land west of the B2204), across the public right of way, which also forms part of the 1066 Country Walk. The route will need to be carefully designed to ensure the safety and protection of amenity of users of the footpath, furthermore, the loss of a section of the mature tree line on the south-western boundary of the adjacent site would need to be minimised and compensated.

Policy CT3: Land south of Church Road, Catsfield. Comment

12.82This site comprises a large field located between Church Road and Powdermill Lane in the southern part of the village of Catsfield.

12.83The site is within the Village Area Type, has a site size of 3.11 hectares and an indicative developable area of 1 hectare. It is allocated for some 35 dwellings at an indicative residential density of 35 dwellings per hectare.

12.84The site lies just outside the High Weald National Landscape although is within its setting. Other environmental and heritage constraints affecting the site include Ancient Woodland and Priority Habitat to the southern boundary and three Grade II Listed Buildings to the northern boundary. The area defined as woodland and habitat is also an Area of Potential Importance for Biodiversity, and the site contains two pockets of Areas that Could become of Importance for Biodiversity as defined by the East Sussex Local Nature Recover Strategy (ESLNRS). Any proposed scheme will therefore be required to take opportunities to provide Biodiversity Net Gain which contributes to the measures and objectives of the ESLNRS.

12.85The northern and western sections of the site are at risk of surface water flooding, and there are high groundwater levels. This means that a careful layout and design, and appropriate sustainable drainage measures will be required, to avoid development in areas at risk of flooding and ensure development is safe from flooding and does not increase flood risks elsewhere. Early consultation with the Lead Local Flood Authority will be required.

12.86The site is well related to the built form of the village, and in landscape terms, can accommodate a medium scale residential development across the south and eastern part of the site only, subject to a sensitive design. The remainder of the site would remain undeveloped and could accommodate sustainable drainage features, public open space and biodiversity net gain.

12.87The site is well located in relation to village services, however, a crossing point from the site would be required to enable occupiers to access the kerbside path on Church Road.

Parish: Battle

Policy NE1: Swallow Barn, Netherfield. Comment

12.89The site comprises a relatively contained site consisting of a dwelling and wrap around land, located adjacent to existing built development in the village of Netherfield, suitable for small scale residential development.

12.90The site is within the Village Area Type, has a site size of 0.43 hectares and an indicative developable area of 0.28 hectares. It is allocated for some 10 dwellings at an indicative residential density of 35 dwellings per hectare. The allocation is carried forward from the Battle Neighbourhood Development Plan.

12.91It is within the High Weald National Landscape and therefore a sensitive form of development is required in line with Local Plan policies. Environmental and other constraints include a strong hedgerow and tree boundary to the east and north boundaries of the site with the policy requirements detailed above to reflect these. Further, because the site is within the Pevensey Levels Hydrological Catchment Area, mitigation measures to protect against significant effects to the Pevensey Levels SAC/ Ramsar Habitats Site may be required.

12.92The site is well located in relation to village services but improvements to pedestrian and cycle infrastructure to encourage active travel are required, particularly to link the site to the nearby recreation area, as detailed above.

Policy NE2: White House Poultry Farm, Netherfield. Comment

12.93The site comprises part of a larger field adjacent to existing built development in the village of Netherfield, suitable for small scale residential development. It is within the High Weald National Landscape and therefore a sensitive form of development is required in line with Local Plan policies.

12.94The site is within the Village Area Type, has a site size of 0.98 hectares and an indicative developable area of 0.68 hectares. It is allocated for some 24 dwellings at an indicative residential density of 35 dwellings per hectare.

12.95Environmental and other constraints affecting the site include being located adjacent to a Grade ll Listed Building (Darwell Beach) to the west of the site with policy requirements detailed above to reflect these. Further, because the site is within the Pevensey Levels Hydrological Catchment Area, mitigation measures to protect against significant effects to the Pevensey Levels SAC/ Ramsar Habitats Site may be required. The site is relatively well located in relation to village services but improvements to pedestrian and cycle infrastructure to encourage active travel are required, as detailed above. The site benefits from an extant planning permission but development has not yet commenced, and the policy requirements reflect the requirements of the planning permission.

Parish: Sedlescombe

Policy SD1: Land at Sunningdale, Sedlescombe. Comment

12.96The site comprises a field in close proximity to existing built development in the village of Sedlescombe and within the High Weald National Landscape.

12.97The site is within the Village Area Type, has a site size of 0.47 hectares and an indicative developable area of 0.32 hectares. It is allocated for some 8 dwellings at an indicative residential density of 35 dwellings per hectare.

12.98Having regard to existing residential development on the opposite site of Gregory Walk, it is considered that a small-scale residential development is acceptable across the eastern part of the site, subject to a sensitive design.

12.99Environmental and other constraints affecting the site include the site being in an archaeological notification area, adjacent to Sedlescombe Conservation Area, being located adjacent to historic field boundaries and small areas on the southern boundary being within Flood Risk Zones 2 and 3 and at risk of surface water flooding with the policy requirements detailed above to reflect these. The site also directly borders to the west and south, Areas that Could become of Importance for Biodiversity as defined by the East Sussex Local Nature Recover Strategy (ESLNRS). Any proposed scheme will therefore be required to take opportunities as part of the Biodiversity Net Gain scheme to contribute to the measures and objectives of the ESLNRS.

12.100The site is well located in relation to village services but improvements to pedestrian and cycle infrastructure to encourage active travel are required, as detailed above. The allocation is carried forward from the Sedlescombe Neighbourhood Development Plan.

Policy SD2: Land at Church Hill Farm, Sedlescombe. Comment

12.101The site comprises a section of a larger field in close proximity to existing built development in the village of Sedlescombe and within the High Weald National Landscape.

12.102The site is within the Village Area Type, has a site size of 0.82 hectares and an indicative developable area of 0.32 hectares. It is allocated for some 12 dwellings at an indicative residential density of 35 dwellings per hectare.

12.103Having regard to the existing village hall to the south of the site, it is considered that a small-scale residential development is acceptable across the southern part of the site, subject to a sensitive design.

12.104Environmental and other constraints affecting the site include the site being in an archaeological notification area, containing Lowland Meadows Priority Habitat to the south-west, being located adjacent to historic field boundaries and small areas on the southern-western boundary being at risk of surface water flooding with the policy requirements detailed above to reflect these. The site is also wholly within an Area that Could become of Importance for Biodiversity as defined by the East Sussex Local Nature Recover Strategy (ESLNRS). Any proposed scheme will therefore be required to take opportunities to provide Biodiversity Net Gain which contributes to the measures and objectives of the ESLNRS.

12.105 The site is well located in relation to village services but improvements to pedestrian and cycle infrastructure to encourage active travel are required, as detailed above. The allocation is carried forward from the Sedlescombe Neighbourhood Development Plan.

Policy SD3: Land at Sedlescombe Sawmills, Sedlescombe. Comment

12.106The site comprises a partially derelict sawmill with open space intertwined by derelict business units and sawmill structures, in close proximity to a vineyard to the west and therapy centre to the north, north of the village of Sedlescombe and within the High Weald National Landscape.

12.107The site is within the Countryside Area Type, has a site size of 1.16 hectares and an indicative developable area of 0.69 hectares. It is allocated for some 8 dwellings at an indicative residential density of 30 dwellings per hectare.

12.108Having regard to existing development referenced above, it is considered that a small-scale mixed-use development can be accepted across the site, subject to a sensitive design.

12.109Environmental and other constraints affecting the site include Ancient woodland adjacent to the south-western boundary, an area of Priority Habitat in the south-west corner, small area at risk of surface water flooding, being within an Archaeological Notification Area, located adjacent to Historic field boundaries and a Public Right of Way nearby, with the policy requirements detailed above to reflect these. The area defined as a Priority Habitat is also part of a wider Area that Could become of Importance for Biodiversity as defined by the East Sussex Local Nature Recover Strategy (ESLNRS). Any proposed scheme will therefore be required to take opportunities to provide Biodiversity Net Gain which contributes to the measures and objectives of the ESLNRS.

12.110The site is not well located in relation to village services; however, the policy encourages a mixed-use scheme to enable sufficient development value to be generated to cross-subsidise a viable employment scheme, which will also provide links to the Public Right of Way. The allocation is carried forward from the Sedlescombe Neighbourhood Development Plan.

Policy SD4: Land adjacent to St John the Baptist Church, Sedlescombe. Comment

12.111The site comprises a well-contained field in close proximity to existing built development in the village of Sedlescombe and within the High Weald National Landscape.

12.112The site is within the Village Area Type, has a site size of 1.16 hectares and an indicative developable area of 0.46 hectares. It is allocated for some 17 dwellings at an indicative residential density of 35 dwellings per hectare.

12.113Having regard to existing residential development on the B2244 (Sandrock Hill), it is considered that a small/ medium scale residential development is acceptable across the site, subject to a sensitive design.

12.114Environmental and other constraints affecting the site include the site being in an archaeological notification area, being located adjacent to historic field boundaries, a Grade II Listed Building (The Parish Church of St John the Baptist) nearby and small areas on the adjacent road being at risk of surface water flooding with the policy requirements detailed above to reflect these. The site also directly borders to the south-east an Area that Could become of Importance for Biodiversity as defined by the East Sussex Local Nature Recover Strategy (ESLNRS). Any proposed scheme will therefore be required to take opportunities as part of the Biodiversity Net Gain scheme to contribute to the measures and objectives of the ESLNRS.

12.115The allocation is carried forward from the Sedlescombe Neighbourhood Development Plan. This emphasises that only the minimum number of units required to deliver the community benefit scheme set out in vii (evidenced by a financial viability appraisal) should be provided on the site, with the overarching aim of development on this site being to secure a financially sustainable church and community services.

12.116The site is relatively well located in relation to village services but improvements to pedestrian and cycle infrastructure to encourage active travel are required, as detailed above.

Policy SD5: Land at Gate Cottage, Sedlescombe. Comment

12.117The site comprises a parcel of land in close proximity to existing built development in the village of Sedlescombe and within the High Weald National Landscape.

12.118 The site is within the Village Area Type, has a site size of 0.39 hectares and an indicative developable area of 0.23 hectares. It is allocated for some 8 dwellings at an indicative residential density of 35 dwellings per hectare.

12.119Development of the site will likely impact on High Weald character features, however, having regard to existing residential development on The Street, it is considered that a small-scale residential development is acceptable across the site, subject to a sensitive design.

12.120Environmental and other constraints affecting the site include the site being located adjacent to a Public Right of Way to the north, being in an archaeological notification area, and small areas on the eastern boundary being at risk of surface water flooding with the policy requirements detailed above to reflect these.

12.121The site is well located in relation to village services but improvements to pedestrian and cycle infrastructure to encourage active travel are required, as detailed above. The allocation is carried forward from the Sedlescombe Neighbourhood Development Plan.

Policy SD6: Land at Church Hill Farm, Sedlescombe. Comment

12.122The site comprises a field in close proximity to existing built development in the village of Sedlescombe and within the High Weald National Landscape.

12.123The site is within the Village Area Type, has a site size of 0.46 hectares and an indicative developable area of 0.32 hectares. It is allocated for some 10 dwellings at an indicative residential density of 35 dwellings per hectare.

12.124Development of the site will impact on High Weald character features, however, having regard to existing residential development on The Street, it is considered that a small-scale residential development is acceptable across the site, subject to a sensitive design.

12.125Environmental and other constraints affecting the site include the site being in an archaeological notification area, a Public Right of Way running through the northern boundary of the site and small areas on the southern boundary being at risk of surface water flooding with the policy requirements detailed above to reflect these.

12.126 The site is well located in relation to village services but improvements to pedestrian and cycle infrastructure to encourage active travel are required, as detailed above. The allocation is carried forward from the Sedlescombe Neighbourhood Development Plan.

Policy SD7: Marley Lane Business Park, Marley Lane. Comment

12.127The site comprises a well-contained business park located on the northern side of Marley Lane, close to its junction with the A21 and outside of any settlement, in the parish of Sedlescombe within the High Weald National Landscape. The Marley Lane Business Park comprises two large industrial buildings and associated car parking and forecourt areas, together with a large, open, grassed area in its eastern section which is surrounded by Ancient Woodland on three boundaries, much of which is protected with a Tree Preservation Order.

12.128 The site is within the Countryside Area Type, has a site size of 2.38 hectares and an indicative developable area of 0.83 hectares.

12.129The undeveloped eastern section of the site is considered suitable for employment development, subject to a sensitive design and appropriate buffers to the Ancient Woodland and Priority Habitat surrounding the site and extending into it, and Tree Preservation Orders on the site’s boundaries.

12.130 While the site is outside any settlement, it has good access to the strategic road network and forms part of an established business estate and is appropriately located for these uses. National planning policy supports the sustainable growth and expansion of all types of business in rural areas, recognising that sites in rural areas may have to be found beyond existing settlements. The allocation provides flexibility in terms of the specific use class of the employment use. The appropriate use class would be for determination at planning application stage, having regard to the nature of the particular proposal and the site constraints

Policy SD8: Land at Felon’s Field, Marley Lane. Comment

12.131 The site comprises an overgrown undeveloped field, with a central part that is hard surfaced. It is well-contained by woodland to the north, west and south boundaries, located in close proximity to an existing industrial area to the east and Marley Lane Business Park located opposite to the west, in the parish of Sedlescombe within the High Weald National Landscape.

12.132The site is within the Countryside Area Type, has a site size of 2.27 hectares and an indicative developable area of 1.02 hectares.

12.133Having regard to nearby industrial development, it is considered that a medium scale industrial development is acceptable, subject to a sensitive design. The allocation provides flexibility in terms of the specific use class of the employment use. The appropriate use class would be for determination at planning application stage, having regard to the nature of the particular proposal and the site constraints.

12.134Environmental and other constraints affecting the site include thick tree belts on all boundaries, other than the north-eastern boundary, including a single Oak in the central part of the site, all of which are protected by a Tree Preservation Order (TPO). A groundwater protection zone and an area of flood risk lie to the south, with evidence of protected species, including dormice, using the site. In addition, the site has potential archaeological interest due to its location within an area of medieval and post-medieval activity.

12.135The site is overgrown and is likely to accommodate wildlife habitats and potentially protected species. Up-to-date ecological surveys and tree surveys will be required to ascertain the precise amount and layout of development at this location.

12.136While the site lies outside any settlement, it has good access to the strategic road network and is appropriately located for business uses. National planning policy supports the sustainable growth and expansion of all types of business in rural areas, recognising that sites in rural areas may have to be found beyond existing settlements.

Policy SD9: Land north of Gorselands, Sedlescombe. Comment

12.137The site comprises a sloping field on the northern edge of Sedlescombe village, within the High Weald National Landscape. The south-eastern section is well contained by boundary trees and ancient woodland, while the western/ northern section is more exposed in the landscape.

12.138The site is within the Village Area Type, has a site size of 2.62 hectares and an indicative developable area of 0.52 hectares. It is allocated for some 15 dwellings at an indicative residential density of 35 dwellings per hectare.

12.139Having regard to adjoining residential development at Gorselands to the south of the site, it is considered that a small/ medium scale residential development is acceptable across the south-eastern part of the site, to be informed by a landscape and visual impact assessment to determine an appropriate layout, form and detailed design.

12.140Environmental and other constraints affecting the site include Priority Habitat woodland (which is also protected by a Tree Preservation Order) to the south-eastern boundary, Lowland Meadows Priority Habitat to the west, Ancient Woodland to the northern boundary, a public right of way that dissects the site from north to south, and historic field boundaries, with the policy requirements detailed above to reflect these. The site also directly borders to the north, west and south-east Areas that Could become of Importance for Biodiversity as defined by the East Sussex Local Nature Recover Strategy (ESLNRS). Any proposed scheme will therefore be required to take opportunities to link these areas as appropriate as part of the Biodiversity Net Gain scheme, which contribute to the measures and objectives of the ESLNRS.

12.141The site is relatively well-located in relation to village services but improvements to pedestrian and cycle infrastructure to encourage active travel are required, as detailed above. The access road would need to be widened to serve a development.

Policy SD10: Land north of Brede Lane, Sedlescombe. Comment

12.142The site comprises approximately half of a large, irregularly shaped field abutted by Ancient Woodland and Priority Habitat on the northern side of Brede Lane, east of Sedlescombe village. There is a well-established hedgerow to the southern (roadside) boundary and the adjoining woodland to the west is protected by a Tree Preservation Order.

12.143 The site is within the Village Area Type, has a site size of 2.76 hectares and an indicative developable area of 1.1 hectares. It is allocated for some 38 dwellings at an indicative residential density of 35 dwellings per hectare.

12.144Environmental and other constraints affecting the site include Priority Habitat adjacent to the western boundary (which is also protected by a Tree Preservation Order), Ancient Woodland to the eastern boundary and small areas at risk of surface water flooding to the south-east of the site. The identified habitat and woodland areas are also Areas that Could become of Importance for Biodiversity as defined by the East Sussex Local Nature Recover Strategy (ESLNRS). Any proposed scheme will therefore be required to take opportunities to link these areas as appropriate as part of the Biodiversity Net Gain scheme, which contribute to the measures and objectives of the ESLNRS.

12.145The site is located within the High Weald National Landscape (HWNL) and occupies an edge-of-settlement location which is well enclosed by Ancient Woodland to the north-east, a Deciduous woodland belt to the south-east and a block of Deciduous woodland to the west with a hedgerow enclosing the south. The primary HWNL characteristic present here is a small, irregular field bound by Ancient Woodland and hedgerows. The design response should therefore retain hedgerows and trees to the site boundaries, whilst taking the opportunity to provide a tree belt of oak and field maple with understorey scrub along the north-western edge of the site to improve connectivity between adjacent woodland blocks and reinforce the deciduous belt to the east along the streamside. The built form should be arranged to respond to the topography and existing landscape structure with a varied density strategy, which will ensure appropriate buffers are secured to the Ancient Woodland and hedgerows. It is anticipated that any greater density is focused only where it can be accommodated without harm to landscape character and hedgerows. Overall, the policy requirements and the mitigation measures required will ensure the development conserves and enhances the natural beauty of the HWNL.

12.146The site is within walking distance of services and facilities in the village although improvements to pedestrian and cycle infrastructure to encourage active travel are required.