P1
It should be noted that all the proposed plans are on green sites. The current land values are based and have been purchased at a market value of arable land, if these plans are approved the sites will then be classified as building land and considerable profit will have been gained. Surely the parish of Broad Oak/Brede should suggest that some of this increase of value should be reinvested into the community. There are currently no sporting facilities such as tennis courts, bowls green and football pitch as seen in the nearby village of Westfield, or even a community allotment. The Draft Plan mentions pedestrian & cycle links towards services; will a cycle path be put in by the developers? It should also be noted; there are not the services and facilities in the village to support so many extra houses and transport links from the village are limited.

P2
BR3 on the map does not show that the northern end of the gardens of Whiteacres Close are classed as agricultural as it was originally an egg farm and cannot be built on (even garden sheds). Our objection is that this development line is being extended on the northern end. As mentioned above there are many other sites in the village which could be built on with a similar unobtrusive building line which will satisfy the number of houses this Draft Plan requires.
There is no main sewer along Chitcombe Road so how would a large development deal with all the sewage and waste water as there is no natural fall on this clay sub-surface.
Parts of the site identified as BR3 have already had planning permission submitted over the last few years and these have been refused by both Rother Planning Department and The Planning Inspectorate.

P3
In both of the above cases environmental objections were raised including Great Crested newts in the pond, protection of ancient woodland, wildlife living in the hedges and surrounding fields which would be disturbed by a large residential development. Therefore, the northern side of BR3 should also be classed as agricultural and not included as part of a residential estate.
It is well known that bats are present & breeding at Bodiam Castle which is only a short distance from our village and we regularly see bats in our garden opposite site BR3.

P4
If this Draft Plan BR3 is approved then the following should be given consideration and conditions added to the Final Plan:-
1.The proposed buffer zone of 15m is only a very narrow strip and not enough to protect wildlife and should be applied to the entire perimeter (except roadway) to lessen the impact on the existing housing to the west and east side should this draft plan be approved. There is no mention of the “The High Weald National Landscape, an Area of Outstanding Natural Beauty – Management Plan which East Sussex Council has agreed to adhere to.

P5
2. A protection area of more than 15m should be put around the existing pond for protection of the wildlife. We would also suggest that covenants are placed on any properties built on this site which would require these properties to maintain the pond and surrounding areas so as not to put the liability on stretched local resources. With Health & Safety in mind the developer would be required to put a new approved path along the very busy main road in front of BR3. At present there is a ditch running in front of BR3, this ditch will obviously be removed so suitable drainage including, an oil interceptor chamber to stop pollution from the road entering the pond. Again, covenants need to be put on the houses to maintain this oil interceptor with agreement of the Environment Agency.

P6
3. The speed limit needs to be reduced to 30mph as per other parts of the village with houses on both sides of the road. This will need Highway and Police approval.
4. One assumes heat pumps & solar panels will be fitted to any houses built, this should be stipulated on any plans approved. The heat pumps should be placed on the inner side of any housing estate as they are noisy and should not disturb the current residents and wildlife.
5. BR3 plan is to allocate 20 new dwellings so therefore there should be a stipulation that approval is given on the condition that the maximum number of dwellings must not exceed the 20 limit. We request this as the developer who owns this site has history of over development and hence the many refused planning applications on this site.

See attached.

See attached.

Objection to BR3. We are a water stressed area for the current residents. We have no main drainage and rely on soak aways. This field has a small soak away which barely copes and generates a terrible smell mid summer. A further 20 houses would cause a torrent of problems with extra dirty water discharge.If allowed, main drainage would be needed for the village which would probably run into millions in costs.
The village has virtually no infrastructure for the current residents.
The local doctor is due to close in the near future. We have no reliable bus service. This field is within an AONB and should be recognised as such.
This government will not be happy until every open space between the coast and London is concreted over.

BR1
This site layout is contrary to DG2 of the High Weald National Landscape Housing Design Guide. Dead ends/Cul de sacs are to be avoided in the design of new developments. This would be allowing a new Cul de sac to be created within a current Cul de sac.
This is only part of the original site allocated here, which was allocated with an intended access via the A28 Northiam Road. Congestion and large vehicle access is already an issue within Oakhill Drive and Tillingham View, a further 29 houses with the additional traffic movements will increase the problems.
Concerns about the impact on services, particularly water supply, drainage and sewerage. The current main sewer goes under the proposed site and is not adequate. Localised flooding in the area from surface water drainage is already a problem, loss of green field will increase this problem.
BR2
This new site of 70 houses, when combined with BR1 would effectively change the settlement of Broad Oak to a semi urban area, making it a small town in a rural parish. This is not in keeping with the High Weald natural landscape objectives.
The poor infrastructure and limited public transport links would necessitate all residents needing their own cars, vastly increasing the traffic.
The access is too close to the crossroads of the A28/B2069, already a concern and an accident blackspot. The proposed access in on a bend and has poor visibility of the crossroads.
The current utility sectors, particularly the water supply and wastewater treatment will be put under immense pressure from a further 70 properties.
BR3
This site is on the fringes of the parish and the proposal for 20 dwellings is out of character with the rural and ribbon development character of the area. This would result in urbanisation of the rural fringes and not be in keeping with the historic pattern and character of the area.
It is in the AONB and the High Weald National Landscape, and development of this size is contrary to the policies contained within them.

1. The proposed development may overlook my property and garden, reducing privacy .

2. The development may increase activity and disturbance affecting nearby residents.

3. The proposal could worsen parking or traffic in the area.

4 Without mains drainage, there is concern that septic tanks, treatment systems, may not be sufficient for that number of properties and could lead to overflow, pollution, or failure.

5 Inadequate drainage arrangements may affect surrounding land, gardens, nearby properties through odour, waterlogging, or contamination.

6. Additional housing will increase hard surfaces and runoff, which may worsen local drainage problems and increase flood risk if no robust drainage strategy is in place.

7. A development of this scale should not proceed without clear evidence that drainage and wastewater infrastructure is adequate and sustainable for the long term.

We object to the BR2 site in the village of Broad Oak. This area is agricultural and green land, it is also an area with flooding and drainage issues. Especially on the boundary side that is along the houses /gardens that go along The Hawthornes and Tillingham View. When the houses here were built there was already drainage problems and more houses will exacerbate this problem. There is also the issue of the infrastructure of the village, the school, doctors, dentist are all at near or over capacity as it is. There will be problems with (as there currently already are) water, electricity, roads, traffic, pollution, telephone & broadband.
The land in this area also is abundant with wildlife, this includes bats, doves, deer, voles, foxes, badgers , various small birds, a variety of woodpeckers, bees, butterflies, wild flowers as well as more. This would have an invasive impact!

Approximately 1/3 of potential site BR3 is made up of my land. In no way is my land available for this development. I have not been consulted about this in any way. This has, quite understandably, lead to bad feelings from my neighbours.
I also am not in support of the other developments. This overdevelopment will ruin our beautiful village and AONB. The crossroads are dangerous and have seen plenty of accidents. Increasing the level of local traffic here would worsen this.

Rother Draft Local Plan Regulation 18b Consultation
Draft Policy BR3 - Land at Broad Oak Lodge, Chitcombe Road, Brede

Please note that a fully illustrated submissions was made to the Rother draft local plan email on 20th March. Below is an extract from that submission:
1) Introduction
1.1 This Statement sets out grounds for objection to a potential housing site allocation under Policy BR3 of the draft Rother Local Plan, which would allocate the site for some 20 dwellings. The site is known as Land at Broad Oak Lodge, Chitcombe Road, Brede.
1.2 The draft allocation boundary is shown below. The site is located on the western side of Brede, some 0.5 miles from the central part of the village. It comprises a transition site between the linear development of the village to the east and the open countryside to the west. The site lies entirely within the High Weald National Landscape and is extremely open and sensitive in character and setting.

2) Draft Policy BR3
2.1 The supporting text for draft Policy BR3 is as follows:
The site includes the residential curtilage of a single dwelling together with a field to the rear, and the southern portion of a separate field to the west, at the western end of Broad Oak village. While development of the entire fields would not be acceptable, as it would extend into the countryside, be out of character with the settlement pattern and would impact on an adjacent area of ancient woodland, extending the existing residential curtilage slightly northwards and into the adjoining field to the west provides an opportunity to achieve an appropriately designed development in keeping with the character of the adjoining small cul-de-sac development (to the east), while retaining an appropriate separation from the existing pond and mature trees at the front of the site. The location is relatively sustainable, accessible via the existing footway on Chitcombe Road to services and bus stops further east in Broad Oak, although improvements to off-site pedestrian and cycle facilities may be required.
Environmental constraints include the site being located within the High Weald National Landscape, ancient woodland adjoining the northern boundary, a pond located near the southern boundary and a nearby listed building.
2.2 The draft Policy would allocate the site for some 20 dwellings. The policy criteria are outlined below.
1. Provide a policy-compliant amount of on-site affordable housing in line with policy HOU2 of the Rother Local Plan.
2. Include a new vehicular access from Chitcombe Road.
3. Include any necessary off-site highway improvements to improve pedestrian and cycle links towards services in Broad Oak including the Primary School.
4. Limit development to the southern part of the site (avoiding the existing pond and mature trees).
5. Include provision for the retention and future management of a buffer zone of semi-natural habitat, at least 15m wide (which does not include residential gardens), on the northern boundary, between the edge of development and the designated ancient woodland Redland Wood.
6. Retain and enhance the existing hedgerow and trees on the southern and eastern boundaries of the site.
7. Retain and enhance the existing pond on the southern boundary part of the site and informed by ecological surveys, provide an appropriate buffer to any built development including roadways.
8. Protect the setting of the Grade II listed building ‘Whiteacres’ to the east of the site.

3) Grounds for the site to be removed from the draft Local Plan
3.1 This section sets out the material planning policy and other considerations which demonstrate that the site should not be allocated for 20 dwellings in the draft Local Plan.
3.2 A deliverable local plan can identify sites that are currently available, suitable, and have a realistic prospect of being developed within five years of adoption. Any sites that do not meet these criteria should not be included and should be removed.
i) Site history
3.3 The site has a recent planning history of three planning applications, with two being subsequently dismissed on appeal. These are summarised below.
RR/2021/1430/P - Demolition of existing outbuildings for the provision of four new 4 bed dwellings and one new 2 bed dwelling. All with associated proposed parking and landscaping.
This application retained the existing dwelling and sought to erect five new dwellings. The application site comprised the residential curtilage of the existing dwelling. The application was refused by the Planning Authority in February 2022 for two reasons relating to the visual and landscape impact.
Refused site layout plan – Drawing no. BA 2054.05
RR/2022/1008/P - Demolition of existing outbuildings for the provision of two new 5-bed dwellings and one new 4-bed dwelling. All with associated proposed parking and landscaping.
This second application sought to retain the existing dwelling and erect three larger dwellings within the curtilage. This application was refused for similar reasons relating to visual and landscape impact. This decision went further and considered this to be a ‘green transition’ between the village to the east and the open countryside to the west.
Appeal decision nos. 3305548 and 3307541
The two refusals were considered as part of the same appeal decision. Both schemes were considered to result in significant harm to the character and setting of the High Weald National Landscape (formerly Area of Outstanding Natural Beauty). The key issues were the quantum of development and amount of engineering required to create the new access and driveways. This decision comprises an important material planning consideration for any new development at this site and on immediately adjoining land.
RR/2024/625/P - Demolition of existing outbuildings for the provision of one new 5-bed dwelling and one new 3-bed dwelling. All with associated proposed parking, landscaping and a new access for the proposed 3-bed.
This application retained the existing dwelling and created one new dwelling on either side. This scheme was considered to comprise a sufficient reduction in quantum and visual impact and it was approved.

3.4 Therefore, the planning history for the front (southern) part of the site (the land comprising
the residential curtilage of Broad Oak Lodge confirms that the land can accommodate a
maximum of three dwellings (including the existing dwelling).
ii) Other planning constraints at the site
3.5 It has already been established that the front part of the site can accommodate a maximum
of three dwellings (including the existing dwelling). This section of the wider site is shown
below.
3.6 The background wording to the draft Policy accepts that there are several important planning
constraints that will significantly restrict and future development potential at the site. These
are listed below and assessed in turn.
• Existing pond to the west of the existing curtilage
• Mature trees across the site
• Ancient woodland to the north of the site
• Grade II listed ‘Whiteacres’ to the east of the site.

3.7 The pond and mature trees are illustratively shown below. The pond is shown in dark green and the trees in light green. These areas, plus an appropriate buffer surrounding these, cannot be developed.
3.8 The woodland (known as Redland Wood) to the north of the boundary is classified as ancient woodland. An extract from the Magic Map system shows the boundary below.

3.9 To ensure that the woodland and important habitats are protected, a 30 metre buffer should be provided between the woodland edge and the new development. This buffer cannot include any built form, including private gardens. The buffer is illustrated on the allocation plan below in blue.
3.10 Whiteacres is a grade II listed dwelling to the south east. A buffer should therefore be provided at the south western corner to protect its setting.
Extract from Historic England listed buildings

3.11 This demonstrates that there are several planning constraints on and surrounding the site which need to be carefully considered, which all significantly reduce the development potential at the site.
3.12 The background wording of the draft Policy accounts for this, stating that the existing residential curtilage can be extended ‘slightly’ to the north and west (while avoiding any harm to the existing pond and trees to the west), with appropriate buffers being retained to protect all heritage and environmental designations.
3.13 Therefore, taking this into account and factoring in the other planning constraints impacting the site, the developable area would be along the lines of that shown below in red.

3.14 Given that a maximum of three dwellings can be provided on the eastern section, there can
only be a maximum of four new dwellings on the western section. On this basis, at the very
least the site allocation should be reduced to ‘up to 7 dwellings’ including the existing
dwelling (a net gain of 6 dwellings).
3.15 However, the creation of a new access road to the western section would still result in
significant landscape and visual harm to the High Weald National Landscape. Therefore, the
Council should carefully consider whether there is any scope of the western section of the
site to be developed at all.
3.16 In the event that the western section is removed from the draft allocation (and as the eastern
section can only accommodate two additional dwellings), this would render the site too small
to be allocated meaning it must be removed from the Plan altogether.
iii) Other more suitable sites available for housing allocations in Brede
3.17 The draft plan has also allocated two other sites in Brede for some 99 houses (sites BR1 and
BR2). These are on two sites which are far more central in the village and are better suited
to housing development compared to BR3. The three sites are shown below.
3.18 Site BR1 forms part of an existing housing allocation which has already been confirmed as
acceptable for major housing development. Site BR2 directly adjoins this site and the main
built form in the central part of the village. The relationship of both sites to the village are
shown below.

3.19 By contrast, Site BR3 is shown in relation to the village below.
3.20 Therefore, there are alternative sites available to deliver some 100 additional houses for
Brede during the new Local Plan period. This is plenty of housing for a village of this size. The
village is also relatively unsustainable, benefitting from a convenience store, public house
and primary school. It does not benefit from a train station and has a fairly limited bus service.
3.21 As such, there is simply no need to include Site BR3 as well, especially as the site can only
deliver around 4 new dwellings (excluding the two additional dwellings already approved).

4. Summary
4.1 Site BR3 lies within a highly sensitive location within the High Weald National Landscape, on
the outskirts of Brede. The village is relatively unsustainable, benefitting from a convenience
store, public house and primary school. It does not benefit from a train station and has a
fairly limited bus service.
4.2 The draft Local Plan seeks to allocate two other sites in Brede (BR1 and BR2) which directly
adjoin the village centre which would deliver some 100 new dwellings. These are far better
located to the village and would deliver more than enough new housing for a village of this size and with its relatively poor sustainability credentials. Therefore, there is simply no need to include Site BR3 as well.
4.3 Indeed, when taking the important planning constraints on and surrounding the site into account, the site can only deliver six additional dwellings. As two dwellings have already been approved, the site allocation would effectively be for just four additional dwellings. As new site allocations must be for a minimum of five dwellings, this makes the site too small to be allocated. Therefore, it does not merit its own allocation and it should be removed from the draft Plan.
4.4 In conclusion, there is no justification for Site BR3 to be included as a site allocation and it should be removed from the next stage of the draft Local Plan.
4.5 However, if it is to be included, careful consideration should be given to significantly reduce the quantum to some 6 additional dwellings.

BR3. Object to development of this part greenfield site within the High Weald National Landscape, being a valuable wildlife site adjoining ancient woodland.
Access onto B2089, Chitcombe Road would increase traffic at a bend with poor visibility and together with the over development of site BR2 also accessing B2089, contribute to the problems at an existing accident prone crossroad with A28 at Broad Oak. Services to the proposed properties are unable to cope with this scale of development. Drainage for the proposed properties will be a problem, with no mains drainage. Waste water and sewage is already beyond the current systems in this area to manage safely. Southern Water supply to this area, is already unable to cope with the current demand. Increasing urbanisation and developments of this size at the rural outskirts of the village will change the nature of this Sussex village.

Commenting on BR1-3 as a totality, the plans allow for 119 new properties and suggest the benefits of a local GP and school. A search of the East Sussex education website shows that the new class size entering Brede School each year is only 20 pupils. I have lived on the Reedswood Estate near the school for eight years and have already noticed a large cohort of young families moving in as the original old owners move on or become deceased. I fail to see how a small village school will have enough places to support these extra 119 properties.

Similarly, the small GP surgery in a residential property (if it does not close as rumours suggest) only has one GP and again will not support the large number of new possible patients.

I attended a recent parish council meeting where existing residents around BR1 commented that surface drainage would become more of a problem given that their properties are already prone to flooding and the loss of the open land to hard standings, roads and properties will only make things worse. Adding BR2 to the plan only makes flooding even more likely. Checking on an OS map shows that from the western end of BR2 to the eastern end of BR1 there is a drop of over 15 metres. I do hope that developers are forced to provide significant mechanisms to either absorb surface water in ponds or underground storage, or safely remove it from BR1 and BR2.

The development near Oakhill Drive and The Hawthornes will directly impact residents, wildlife and various types of infrastructure.
Residents do not live here to be surrounded my new homes. The current access suggestion via Oakhill Drive will not be sustainable for the increase in traffic. The current estate roads aren’t designed to carry the load of construction vehicles, vans and cars that will be using them daily. They simply aren’t wide enough, and current residents already have to park their vehicles on the road because of a lack of off road parking.
The wildlife this will displace will massively affect the area. The fields I use almost daily to walk my dogs through will be reduced to a footpath, displacing the wildlife into fields and trees that are already occupied. The light pollution that will be produced from streetlights and homes will disrupt our beautiful dark night skies.
The local infrastructure will not be able to support the additional homes and people. The roads aren’t designed terrible, the doctors is reducing its hours, the school is small, and the local shop is basic.

See attached.

BR2
Rother District Council should not build a 70-house estate in Broad Oak near Rye as part of the Rother Plan because the local area does not have the infrastructure or employment opportunities to support it. There are very few jobs in Broad Oak and the surrounding rural area, meaning most new residents would have to commute to towns such as Hastings, Ashford or further afield. This would increase traffic, congestion and pollution on already limited rural roads.

In addition, the local water and sewage systems are not designed to handle a large increase in housing. Residents already experience concerns about drainage and capacity, and adding 70 more homes could put significant strain on the system, increasing the risk of sewage overflow and water pressure issues.

Overall, building this estate would put pressure on infrastructure, increase commuting, and harm the rural character of Broad Oak.

BR2 Site diagram appears to take into account land belonging to the adjacent farm yet mentions the demolition of Owls Hollow for access to the land. Hence, the site diagram appears larger than the site of the field described.
This site is not suitable for development of such a small village as Broad Oak Brede. The infrastructure is inadequate, the water supply and drainage would not be sustainable, there would be significant destruction of precious countryside and ecosystems.