Rother Local Plan 2025-2042 – Development Strategy and Site Allocations

Site BW3 (formerly BUR0031) – Land east of Shrub Lane (north), Burwash
We consider this site is NOT suitable for allocation/development
● There would be significant damage to the National Landscape. This location is part of the historic field system which is a High Weald landscape heritage asset.
● The site represents an important green field break between housing which protects the rural settlement pattern and prevents the suburbanisation of a historic route way. As the draft Plan states: “4.61. Large gaps in the street create ‘leakage’ of space and diminish sense of enclosure which may not be appropriate in more urban areas or in village centres.
● It is outside the village development boundary. The site is 0.75 miles from the village centre and there is no footpath to the village. Highway Authority comments have raised concern that any footway would not be continuous and that Shrub Lane may be of an insufficient width to otherwise accommodate a footway.
● The housing is described as ribbon development which it is suggested would be a positive feature in completing the ribbon development of twentieth century housing on the other side of the lane. Ribbon development is not a positive High Weald rural settlement feature; it is a harmful, suburbanising feature and in this case would damage the existing green gap of historic fields which are, in turn, bordered by Ancient Woodlands and a local wildlife site. It intensifies the suburbanising feature of the largely mid-twentieth century housing on the west side of the lane.

Site BW4 (formerly BUR0032) – Land east of Shrub Lane (south), Burwash
We consider this site is NOT suitable for allocation/development
● There would be significant damage to the National Landscape. This location is part of the historic field system which is a High Weald landscape heritage asset.
● The site represents an important green field break between housing which protects the rural settlement pattern and prevents the suburbanisation of a historic route way. As the draft Plan states: “4.61. Large gaps in the street create ‘leakage’ of space and diminish sense of enclosure which may not be appropriate in more urban areas or in village centres.
● It is outside the village development boundary. The site is 0.66 miles from the village centre and there is no footpath to the village. Highway Authority comments have raised concern that any footway would not be continuous and that Shrub Lane may be of an insufficient width to otherwise accommodate a footway.
● The housing is described as ribbon development which it is suggested would be a positive feature in completing the ribbon development of twentieth century housing on the other side of the lane. Ribbon development is not a positive High Weald rural settlement feature; it is a harmful, suburbanising feature and in this case would damage the existing green gap of historic fields which are, in turn, bordered by Ancient Woodlands and a local wildlife site. It intensifies the suburbanising feature of the largely mid-twentieth century housing on the west side of the lane.
Note: Burwash Parish Council discussed the above two sites BW3 and BW4 with RDC in 2016 and received this response from [person details redacted], Principal Planning Officer on 26th April 2016:
“You asked if there was a possibility that the “gaps” along the south-eastern side of Shrub Lane (forming the northern part of the large SHLAA site BU10 that relates to much of the valley) could be infilled. I am aware that one of those gaps have been filled with an "exception site” and was chosen because it related better to the village centre and there was a footway back to the village at this location (i.e. Morris Close). Further east along Shrub Lane the landscape character becomes increasingly rural. The rural setting and character of the village, landscape setting and lack of footways all weigh against development in the gaps further east to the Exception site. The gaps along Shrub Lane provide short and medium views into the valley, which serve to emphasise the rural location.”

Site BW1 (formerly BUR0042) – Land north of Shrub Lane, Burwash

We consider this site is NOT suitable for allocation/development

● Significant harm to the National Landscape. Rother District Council rejected the site in their Decision Notice dated 20th October 2017 because of the impact the proposed development would have on the High Weald Area of Outstanding Natural Beauty (now the High Weald National Landscape). Previously refused permission – see below

● There is no access from Shrub Lane to the site. Inquiries have been made and the access which was available when planning permission was applied for in 2017 (RR/2017/456/P) is no longer available.
● The site is within multiple ownership.
● As the HELAA reports dated April 2024 and January 2026 states there is an Ancient Woodland and Priority Habitat to the west.
● As the HELAA report dated April 2024 and January 2026 states there is surface water flooding in the east and west boundaries.
● Significant development would increase traffic access onto and along Shrub Lane which is a narrow lane with no footpath from the site to the village.
● The site is visible from footpaths, the train and distant ridges albeit currently screened by, non-native, mature leylandi.

Site BWC1 (formally BUR27) The field near Clover Leys Cottage, Heathfield Road, Burwash Common
We consider this site is NOT suitable for allocation/development
● It is an ancient field. The HELAA 2026 and the draft Plan point there would be significant damage to the High Weald National Landscape.
● This site has been designated by Sussex Local Nature Recovery as an “Area that could become Important for Biodiversity (ACIB)”. If developed, this opportunity will be irretrievably lost. It is not clear that a 20% measurable biodiversity net gain could be delivered by any development if, at the same time, the site is lost as an ACIB.
● The site is a raised site and therefore views to the site would become more prominent.
● The risk of surface water run-off would add to local flooding issues on the A265.
● The draft Local Plan suggests the houses would ‘front the road’, so the development would be ribbon development.
● The site sits 400 metres outside the current Burwash Common development boundary. Expanding the boundary to this extent is unlikely to be justified as it will not “promote a sustainable rural economy” or “meet recognised local needs for facilities or affordable housing”.
● The draft Local Plan raises the issue of access and suggests removal of the ancient hedgerow to facilitate a safe access point. A very significant part of the hedge would have to go before there would be sufficient sight lines for safe vehicular access onto the road. It is within a 40mph stretch of the A265, while the speed limit rises to 50mph east of the site’s western boundary.
● The draft Local Plan indicates that a new hedge would have to be created and so the damage to the ancient field system and the ancient hedge would be very substantial.
● The site is not “sustainable’. As the HELAA 2026 states Burwash Common has limited services and development will therefore inevitably be ‘car-led’.
● Initial Highway authority comments raise concern with visibility and footway provision.

Site BWC2 (formerly BUR0039) - The Old Orchard Nursery site, off Heathfield Road, Burwash Common
Deserving consideration for allocation/development
● The site was formerly used as a nursery. It is now redundant. As it had a former commercial use it could be described as a brownfield site. It now forms excess land that lies to the rear of the remaining sections of the business.
● The site is a well screened, infill site with developed areas to the south, the east and north-east, while trees provide dense screening to the west, north and east, which would be important to retain to ensure that the site remains well screened.
● There would be minimal damage to the National Landscape. The site is enclosed and so it would not be visible to others.
● The development would be infilling rather than ribbon development.
● The site is also served by an existing pedestrian footway that connects to a bus stop some 130m beyond the junction to the east.
● The trees need to be retained.
● The East Sussex Highways authority objected to the site at a planning in principle application on the basis of access. The application reference number is RR/2025/185/P. The application, re-submitted, has received a revised decision. .
● Density – there are concerns that the 9 properties proposed for this site represent a significant over-development.
Other factors:
● The major concern is the threat to the café. This is a key asset and not only is it a useful food outlet it also has an important social element. The original plans had the cafe being replaced. Rother District Council said it would not be acceptable. Currently the staff used the provisionally allocated site for parking. If the allocated site became houses there would be potential issues in relation to the availability of car parking. The current car park is currently inadequate for the popular café. The lay by on the road takes few cars. Rother District Council should consider imposing a site requirement that the car parking spaces should be increased by using part of the allocated site.