The Local Plan, site ES7
ES7: Ivyhouse Lane, Northern Extension
- For
- Employment
- Minimum Indicative Capacity (minimum floorspace)
- 2,800sqm
- Site area
- 3 hectares
What the plan says about it
The site occupies a prominent position in SIEA2, and is well linked to the B2093 The Ridge with strong links to both the A259 (Brighton-Ashford) and the A21 (London). It is an undeveloped site in close proximity to ES5 and slopes towards the South, with some undulation. A second slope system lies to the East, with evidence of overland flows connecting to a series of watercourses leading to culverts and sinks close to the railway line where it emerges from the Ore Tunnel. A fault line crosses the Northeast corner of the site. The site forms a natural extension to the Ivyhouse Lane estate and is capable of delivering additional units that are sensitive to the setting of the Rock Lane – Ivyhouse Lane area and the adjacent National Landscape as a whole. The site also has strong potential to accommodate low carbon technologies as part of any development, including solar PV.
The site is within the National Landscape. Regard should be had to the High Weald National Landscape Area of Outstanding Natural Beauty (AONB) Unit Management Plan and associated Technical Guidance. Although the site has been allocated to meet strategic employment needs, any development must take full account of the effect on its setting, and views of it from other parts of the National Landscape – in particular from the Rock Lane and Hastings Cemetery areas from which it is visible, and from the Caravan Park to the West. A landscape impact assessment should inform the design of any scheme.
The rest of the plan's explanation (10 more paragraphs)
The National Landscape must be specifically referenced in any Ecological Constraints and Opportunities Plan (ECOP), and the site itself should be thoroughly surveyed to identify constraints and opportunities for delivering biodiversity net gain. Due to the site sitting within the Impact Risk Zone (IRZ) for Hastings Cliffs to Pett Beach SSSI, Natural England should be consulted at the earliest possible stage. Any development proposal must seek to avoid or minimise negative impact on designated areas of landscape or environmental importance during both the construction and occupation phases of the development.
A lighting plan will be required due to the position of the site within the National Landscape and must demonstrate how steps have been taken to reduce light spill that may impact on this area. Additional guidance on lighting plans in this location is provided in the High Weald Unit’s Dark Skies Technical Advice Note.
The site contains a well-defined tree boundary, as well as trees throughout the site. An arboriculture plan must also be provided to set out how existing trees will be either integrated into the proposal, or their loss will be compensated for. The site has a natural tree boundary that should be retained and enhanced where possible, particularly to the Northwest of the site where it borders a holiday park to safeguard the amenity of occupiers. The ECOP, lighting plan and arboriculture plan can form part of the same document if appropriate.
A historic lane runs north-south within the site a provides some separation. Any proposal should ensure that it is sensitive to the setting of the lane itself and seek to incorporate it into the scheme.
To the East of the track, there is an area with high vulnerability to groundwater pollution. The introduction of pollutants to this aquifer or nearby surface water systems or bodies should be avoided during both construction and occupation phases.
Due to the size of the site, a Flood Risk Assessment will be required, which should incorporate recommendations for appropriate SuDS and measures to control surface water. Due to the topography, base geology and water interactions within the site, investigations of ground behaviour and land stability should take into account the hydrology and hydrogeology of the site, and a detailed land stability and drainage report will be required. Given the interactions between existing site hydrological features and the railway line, the potential for impact on the railway infrastructure nearby should be considered as part of this report and National Rail Route Asset Managers for Earthworks and Drainage should be consulted at an early stage.
Transmission lines run to the East of the site, and care should be taken to ensure development of the site does not result in a loss of easements to maintain this infrastructure.
The site falls within an Area of Search (AoS) for waste management facilities Generally, it is considered acceptable for employment land uses to co-exist with waste sites. This is depending on the type of employment use (B2 or B8) and the nature of the waste operation taking place. The agent of change principle would also apply, to ensure that any potential waste operation could successfully operate alongside other business or industrial uses within the site.
Development proposals will need to show consideration of the transport impact along The Ridge, and a Transport Assessment and Travel Plan will be required which set out a vision led and validate approach to transport impacts from the site. Proposals should seek to enhance pedestrian and cycling infrastructure both to local residential areas and to existing links within the National Landscape that may support better connectivity to Rock Lane. This could potentially be delivered in combination with site ES5.
Due to the proximity to the Borough boundary with neighbouring Rother District, relevant policies within their development plan documents will also apply. Assessments of environmental risk including flood risk, pollution and ground behaviour should consider the impacts from or on nearby areas in Rother District where this is relevant.
What a planning application here would have to do
- Demonstrate a landscape-led approach to design and layout, which should follow the advice in the High Weald AONB Housing Design Guide; b. be designed in a way that contributes positively to the intensification of SIEA2
- Be supported by an Ecological Impact Assessment (EcIA) and include an Ecological Constraints and Opportunities Plan (ECOP) and incorporate appropriate conservation and mitigation measures as recommended by the EcIA. The ECOP must make specific reference to the presence of the High Weald National Landscape, Impact Risk Zone, and adjacent Ancient Woodland, and include the results of site surveys of ES7 itself
- Retain the historic sunken lane as a wildlife corridor
- include a landscape impact assessment, taking into account both its setting and long-range views across the National Landscape
- provide an Arboriculture Plan that demonstrates how existing trees on site will be integrated into the development or their loss compensated for
- include a lighting plan to minimise light spill within the National Landscape
- include boundary landscaping appropriate to the setting and taking into account existing trees and vegetation, including to the north east to act as a buffer to the existing holiday park
- ensure drainage schemes, including SuDS, are appropriate for the site and take into account the existing surface water sewer, the Impact Risk Zones, the potential for impact on railway assets, and ground behaviour. Hydrological and hydrogeological monitoring should inform the drainage plans for this site
- preserve existing Rights of Way within the site; k. include appropriate active and sustainable travel infrastructure, including improvement to existing pedestrian and cycling routes and maximising walking, wheeling and cycling links, as well as appropriate access to public transport
- be supported by a Transport Assessment and Travel Plan, following a vision led and validate approach. The Transport Assessment must take account of the site’s proximity to The Ridge. Proposals must also indicate how the conclusions and recommendations of the Assessment have been incorporated within the development proposal and include arrangements to implement a monitor and manage approach to mitigation
- investigate the impact of ground behaviour and land stability and incorporate remediation or mitigation measures as appropriate
- investigate the potential for contamination within or effecting the site, and incorporate remediation or mitigation measures as appropriate
- be designed to avoid or, where this is not possible, mitigate the impact of potential pollution and environmental hazards to the environment, occupiers and neighbours
- ensure easements to transmission lines to the east of the site are maintained during all phases of development
- Provide a connection to the sewerage system at the nearest point of adequate capacity, as advised by Southern Water and ensure future access to the existing sewerage and water supply infrastructure for maintenance and upsizing purposes. Ensure that any necessary reinforcement of the water and/or wastewater network is in place to accommodate the quantum and type of proposed development prior to connection, and that such reinforcement is agreed with Southern Water. This will be secured by condition. Early engagement with Southern Water is also recommended.
- Take account of Southern Water's underground infrastructure in the design of the layout of the site. Easements would be required, which may affect the site layout or require diversion, and these should be clear of all proposed buildings and tree planting.
- provide policy compliant green and blue infrastructure within the site.
What people said in the spring
In the spring 2026 consultation on the draft plan (called Regulation 18), 9 comments were made on this site: 7 objections, 0 in support and 2 other comments.
How to comment
The council hasn't opened the six weeks for comments yet, as far as we can see. When it does, the dates and how to respond will be on our Local Plan page and on the council's own ↗.
Other council papers that mention it
- Appendix 3-2026 Consultation Report Final for Cabinet 26082026 Redacted ↗
Cabinet, Mon 7 Sep 2026
“ES7: Ivyhouse Lane, Northern Extension 1. Ecology.”