The Local Plan, site HS11
HS11: Cinque Ports Way
- For
- Residential
- Minimum Indicative Capacity (net additional dwellings)
- 58
- Site area
- 0.37 hectares
- Density
- 90 - 150 dwellings per hectare
What the plan says about it
Cinque Ports Way has redevelopment potential for a low-rise apartment-led scheme. Any proposals are encouraged to explore opportunities for co- ordinating development with the Seaside Road site (HS2), or allowances made to better enable this, including road and junction improvements.
In relation to archaeological potential, the site lies at least partially over Quaternary deposits which hold potential to preserve significant archaeological and/or paleoenvironmental evidence, including waterlogged organic remains. This below ground historic environment potential should be assessed and recorded.
The rest of the plan's explanation (3 more paragraphs)
The site will require an Ecological Constraints and Opportunities Plan (ECOP), and any proposal must also be informed by an Ecological Impact Assessment (EcIA). Assessments must take into account the adjacent Local Wildlife Site and any nearby areas of wildlife sensitivity and the site itself should be thoroughly surveyed to identify constraints, taking into account the ecological and recreational impact of development. Any development proposal must seek to avoid or minimise impact on ecologically sensitive areas during both the construction and occupation phases of the development. The site is within an ACIB with mapped measures for nature networks. The development would need to ensure that an ecological management plan is developed for the site.
There is a Public Right of Way (and a National Cycle Route) running along the southern boundary, which it will be important to link to. There is a Local Wildlife Site adjacent to the west; and avoidance of harm to it is of high importance and as such an impact assessment will be required.
This is a site that is in a flood risk area (from all types of flooding), protection and mitigation measures must be included in any scheme. Sustainable Drainage Systems (SuDS) are likely to be required along with potential contributions to the maintenance of the existing sea defences.
What a planning application here would have to do
- Provide affordable housing in line with Policy SP2
- Include walking and cycling links to the A259 bus corridor, improve local connectivity, including to local community infrastructure, green spaces and public transport provision, including high-quality bus passenger waiting facilities.
- Be informed by a Transport Assessment and Travel Plan, following a vision led approach, and including provision for ‘monitor and manage’ for transport interventions. The proposals should enhance access to the public right of way and national cycle route that runs along the southern boundary and to the pedestrian walking and cycling routes to West St Leonards Station to improve connectivity.
- Avoid unacceptable harm to the setting of the Grosvenor Gardens Conservation Area, including opportunities for innovative design that responds well to the scale and character of the area.
- Consult relevant historic environment records and assess heritage assets using appropriate expertise including, where necessary, a field evaluation.
- Be supported by an Ecological Impact Assessment (EcIA) and 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 adjacent Bulverhythe Shingle Beach and Cliffs Local Wildlife Site, the results of site surveys, and to other nearby areas of wildlife sensitivity. Opportunities for enhancement should have regard to the LNRS and should include an ecological management plan
- Provide a public realm and promenade that is attractive and inviting to residents and tourists and encourages foot or cycle journeys to the Bexhill Road Local Centre and St Leonards District Centre to the east. h. Assess the ecological and recreational impact of the proposed development on the Bulverhythe Shingle Beach and Cliffs Local Wildlife Site. Proposals should seek to avoid or mitigate any identified impact.
- Be supported by a Flood Risk Assessment and detailed drainage strategy that incorporates measures to address flood risk. This should include improvements to the sea wall and contributions to ongoing maintenance in light of tidal and fluvial flood risk which should be secured by legal agreement. This site has a high groundwater table and drainage design should be informed by onsite monitoring. Any improvements to sea defences should also take account of their impact upon Impact Risk Zones for Dungeness, Romney Marsh and Rye Bay SPA marine area and the Beachy Head East MCZ and mitigate any harms caused.
- Demonstrate that the proposal will be safe from flooding for its intended lifetime taking into account climate change and residual risk and sensitive receptors downstream and show how the layout and mitigation measures will support this while also ensuring that flood risk is not increased elsewhere.
- Have discharge rates agreed with the Pevensey & Cuckmere Water Level Management Board (PCWLMB) prior to granting of permission.
- Ensure future access to the existing sewerage infrastructure for maintenance and upsizing purposes is maintained. It should also 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.
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: 1 objection, 1 in support and 7 other comments.
The issues people raised, as the council's report sums them up:
- Flood risk, coastal change
- Affordable housing
- Transport
- Brownfield development
- Proposed use
- Archaeology
- Active Design
What the council did in response: Policy HS11 amended.
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
“HS11: Cinque Ports Way 1. Flood risk, coastal change, 2.”