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

Support

Representation ID: 30852

Received: 22/03/2026

Respondent: Wates Developments Ltd

Agent: Boyer Planning Limited

BT2 is jointly identified by Rother DC and Hastings BC as suitable for residential‑led development, subject to detailed technical assessment. Both authorities recognise the need to understand and protect the hydrology of Marline Valley Woods SSSI. A jointly commissioned hydrological monitoring programme will run over the next year to inform drainage and ensure no adverse effects on the SSSI. A coordinated cross‑boundary scheme is required, with primary access from the A2100 in Rother and most housing within Hastings. Further work is needed on landscape, ancient woodland protection, connectivity and efficient land use. The site is considered deliverable subject to resolving hydrology impacts.

Support

Representation ID: 30853

Received: 22/03/2026

Respondent: Wates Developments Ltd

Agent: Boyer Planning Limited

BT2 spans both Rother and Hastings administrative boundaries, with steeper gradients on the Hastings side. Wates considers that a density above the 35 dph referenced in Policy BT2 is likely achievable while still responding to the landscape sensitivity of the nearby High Weald National Landscape. Based on site levels and physical characteristics, their masterplanner advises that an average density of around 40 dph (net) is feasible when the site is considered as a whole across both authorities.

Support

Representation ID: 30854

Received: 22/03/2026

Respondent: Wates Developments Ltd

Agent: Boyer Planning Limited

Draft Policy BT2 requires the Rother element of Breadsell to form part of a comprehensive cross‑boundary scheme with the larger adjoining site in Hastings. Wates accepts this principle, noting that the rationale is to ensure development is large enough to deliver infrastructure and improve accessibility. The functional relationship between Rother and Hastings is well established in the HEDNA, confirming a shared Housing Market Area. Wates confirms it intends to submit a coordinated, cross‑boundary application and is willing to work with adjoining land interests. Its Vision Document outlines an emerging joint masterplanning approach consistent with the policy requirement.

Object

Representation ID: 30855

Received: 22/03/2026

Respondent: Wates Developments Ltd

Agent: Boyer Planning Limited

The Interim SA for BT2 is high‑level and incomplete, with many “neutral/unknown” scores due to its policy‑off approach. The SA has not yet applied mitigation that will form part of BT2, such as outcomes from ongoing hydro‑ecological monitoring, which is expected to improve biodiversity scoring. Because BT2 depends on linked development within Hastings, larger‑scale growth will also enhance connectivity and sustainable travel performance. As the SA is refined, a combined assessment covering the entire Breadsell Growth Area across both authorities would be more meaningful and assist Inspectors at Examination.

Object

Representation ID: 30856

Received: 22/03/2026

Respondent: Wates Developments Ltd

Agent: Boyer Planning Limited

Draft Policy BT2 - Policy Requirement 2 requires on‑site affordable housing in line with Policy HOU2, but HOU2 has not yet been published, making viability impossible to assess at this stage. Wates agrees affordable housing should be delivered but notes that viability depends on several unresolved issues, including the need for a complex drainage strategy to avoid impacts on the adjacent SSSI, and further investigation of ground levels and stability. Cross‑boundary infrastructure contributions also require coordination between Rother (which uses CIL) and Hastings (which does not). Until affordable housing targets and infrastructure expectations are clarified, it is unclear whether BT2 can meet Requirement 2.

Support

Representation ID: 30857

Received: 22/03/2026

Respondent: Wates Developments Ltd

Agent: Boyer Planning Limited

BT2 - Policy Requirement 3: No objection. Wates agrees that development at Breadsell must be informed by a landscape sensitivity assessment to ensure the setting of the High Weald National Landscape is conserved. The site’s topography and landscape features, including adjacent ancient woodland, require careful design. A full Landscape and Visual Impact Assessment (LVIA) will accompany any planning application and will shape a landscape‑led scheme that responds to the site’s landform, protects sensitive areas and incorporates necessary mitigation.

Support

Representation ID: 30858

Received: 22/03/2026

Respondent: Wates Developments Ltd

Agent: Boyer Planning Limited

BT2 - Policy Requirement 4: Wates agrees that development must comply with recommendations from ecological and hydrological surveys to protect Marline Woods SSSI. A Hydroecological Assessment has been completed, recommending a year‑long water‑monitoring programme and an outline drainage strategy designed to avoid impacts on the SSSI and adjacent ancient woodland. Infiltration testing began in December 2025 and continues throughout the year to gather essential data on groundwater, surface water and soil conditions. Wates supports this requirement and will continue working with Rother, Hastings, East Sussex County Council and Natural England to provide all necessary evidence.

Support

Representation ID: 30859

Received: 22/03/2026

Respondent: Wates Developments Ltd

Agent: Boyer Planning Limited

BT2 Policy Requirement 5: Support. Wates agrees a new vehicular access from the A2100 is essential and has commissioned iTransport to design a safe junction. Their Transport Delivery Note shows that a simple priority T‑junction would operate with ample spare capacity for the scale of development proposed. Although not required for capacity, a ghost‑island arrangement has also been assessed and is feasible with minor widening, improving pedestrian and cycle crossing opportunities. There is sufficient A2100 frontage to provide a separate emergency access. Wates is satisfied that a safe and deliverable vehicular access can be secured for BT2.

Support

Representation ID: 30860

Received: 22/03/2026

Respondent: Wates Developments Ltd

Agent: Boyer Planning Limited

BT2 Policy Requirement 6: Support in principle. Wates agrees that new pedestrian and cycle links to the A2100 and into adjoining Hastings land are important for a sustainable scheme. The emerging masterplan proposes a continuous north–south pedestrian/cycle route, footway widening along Hastings Road and a safer crossing with a dropped kerb and refuge island. Connections between the Rother and Hastings parcels are expected. However, any additional links through or adjacent to Ancient Woodland need further testing due to ecological sensitivity. A final strategy will depend on detailed assessment.

Support

Representation ID: 30861

Received: 22/03/2026

Respondent: Wates Developments Ltd

Agent: Boyer Planning Limited

Policy BT2 Requirement 7 requires development ‘to include any off-site highway improvements
necessary to make the development acceptable'
Wates expects to provide improvements to the footpath on Hastings Road leading into Baldslow as part of a proposed development at the site. The Sustainable Transport Strategy outlined in the TDN also anticipates contributions towards cycle improvements. It is expected that this would benefit routes HS19 and HS23 along The Ridge West and Battle Road, respectively. Wates is willing to contribute to necessary highway improvements, including local bus infrastructure, where these can be demonstrated to meet the tests under the CIL Regulations.