Local Plan Supporting Evidence Base Documents

Land north of Brede Lane, Sedlescombe is assessed in the Housing and Economic Land Availability Assessment (HELAA) (April 2024) under reference SED0032. In summary it is identified as ‘not suitable’ on the grounds of landscape impact and accessibility. We do not consider this assessment to be correct and ask the Council to reconsider this site as a housing allocation.

Location and Surroundings

1.39 The site occupies approximately 2.8 hectares and is situated to the east of Sedlescombe with access from Brede Lane. The site is currently an agricultural field bounded by woodland and hedgerow. The site lies to the north of East Terrace View and the settlement edge of Sedlescombe.

Proposed Development

In response to the HELAA assessment we have undertaken a Landscape and Visual Appraisal of the site and this is attached as a separate document. This assessment has carefully considered the site within its landscape context and its capacity to accommodate development.

At this stage an indicative masterplan has been prepared in order to illustrate the type and scale of development envisioned on site. A range of homes would be delivered, with a balance of tenures and sizes to meet local needs, whilst respecting the character of the local vernacular. The proposals work with the typography of the site and the surrounding character to provide a sensitive small scale development of between 35 to 40 dwellings.

The proposal would protect the adjacent woodlands by providing a generous offset in excess of 15m. The topography of the site results in a low density scheme allowing for generous areas of open space as well as green and blue infrastructure providing opportunities for onsite biodiversity net gains and landscaping.

A well connected network of routes for pedestrians, cyclists and vehicles will link to the existing network of footpaths to the north and Brede Lane to provide the necessary connections to public transport, encouraging healthy lifestyles and sustainable travel.

Landscape

According to the HELAA, development at the scale considered through the HELAA would be harmful to the landscape and character of the National Landscape and rural setting of the village. LDA Design has considered the ability of the site and its surroundings to accommodate new residential development, identified where opportunities and constraints exist from a landscape/visual perspective, and how potential impacts could be minimised through a sensitive design response. Consequently, the landscape strategy prioritises preserving and enhancing existing vegetation onsite, ensuring the new development integrates within its surroundings. Particular attention would be given to parts of the site that contain key landscape features or are more visible from the site’s surroundings, ensuring the development can be well integrated. Longer range views are expected to be limited and where visible, the proposed development will appear as part of the broader settlement.

Therefore, it is considered that the site can readily accommodate a sensitively designed development whilst respecting the wider countryside setting without harm to landscape visual impact.

Highways and Access

The HELAA raises accessibility as a further constraint. It concludes the site is some distance from services within the village and accessed via a narrow part of Brede Lane. We disagree with this conclusion. There is a continuous footpath which runs along Brede Lane providing access to the village and public transport links. The recently consented scheme immediately to the south of this site (RR/2022/2619) for 21 units proposed some improvements to footpath links along Brede Lane and was found to be acceptable by both the LPA and the Highway Authority.

In summary, it has been demonstrated that the site represents a viable and sustainable location for developments in transport planning terms.

Ecology & Biodiversity

There are no ecological constraints on site which would prevent the site from being developed. Nevertheless the intention will be to achieve Biodiversity Net Gain including through on-site enhancements. The necessary ecological surveys will be carried out and will inform an ultimate planning application on the site.

Deliverability

The site is considered to be a logical site which can provide a suitable and sensitive small scale development on the edge of a sustainable village. Catesby Strategic Land Ltd have a legal interest in the site and this reflects the landowner’s willingness to make the land available for development. There are no known viability issues, legal or third-party constraints present and there are no impediments to the site being allocated for development commencing early within the Plan period.