The Local Plan, site HS12
HS12: Gambier House, 111 West Hill Road and West House, 115 West Hill Road
- For
- Residential
- Minimum Indicative Capacity (net additional dwellings)
- 20
- Site area
- 0.55 hectares
- SHELAA reference
- HL111
What the plan says about it
The site is a brownfield site, and the existing buildings were vacated by the NHS in July 2011. The site is in a prominent cliff top location that offers a good residential development opportunity.
The site is located within the Grosvenor Gardens Conservation Area, and the retention of the Gambier House building is preferred. Any scheme involving its demolition will need clear and convincing justification to demonstrate the reasoning behind such a proposal. The site has an existing access point that should be taken advantage of.
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 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. It is also important that any adverse impacts on the adjacent Local Wildlife Site are avoided.
The site is within the Western Landslide Activity Risk Area (LARA) as shown on the Policies Map, and has potential for land instability. Development should provide an enhanced land stability report and provide an appropriate buffer zone to the south, the extent of which should be determined by site specific land stability assessments and engineer reports. This buffer zone should include safe and accessible easements for the monitoring and management of any existing or planned cliff stabilisation measures, and the condition of the cliff in general. It is recommended that land stability assessments for this site take into account data derived from any ongoing land stability monitoring and modelling within this area. The primary interest of the adjacent LWS is the soft cliffs and the inverts that are dependent on them. Any stabilisation works will need to take this into account and either allow continued slippage or provide a suitable alternative.
SuDS must be informed by both detailed drainage strategies and land stability assessments. SuDS must demonstrably be appropriate for the complex geotechnical character of the area.
What a planning application here would have to do
- Provide affordable housing in line with Policy SP2.
- Retain and restore Gambier House and incorporate infill development that should be designed to reflect the scale and strong visual architectural character and appearance of retained significant buildings within the site and the wider Conservation Area; Consider the removal of 20th century extensions, particularly the extension to the east of the historic core of West House and the 1½ storey roof extension capped with pyramidal roof.
- Ensure strategic spatial gaps between the built form that are characteristic of the conservation area to ensure a sense of openness.
- Ensure the existing access point is utilised.
- Be informed by land stability reports and a geotechnical report due to the proximity to cliff edge and possible presence of caves or voids within the cliff itself. Reports should take into account both the temporary (construction phase) and operational (occupation phase) condition of the site, proposing mitigations for each state.
- Ensure the layout of the site is arranged so that an undeveloped buffer zone informed by assessments of land stability is created at the southern extents of the site which shall be landscaped with appropriate planting to protect the cliff faces. Easements to safeguard access to maintain any existing or future land stability measures must be provided.
- Ensure SuDS designs are informed by the findings of land stability and detailed drainage reports, and that any new dead or imposed loads to be created by SuDS schemes are incorporated within the land stability and geotechnical assessments. This site also has a high groundwater table and drainage design should be informed by onsite monitoring and not use infiltration SuDS systems and include a new sewer connection for the site.
- 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 Caves Road 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 innovative solutions for any necessary on-site parking that do not dominate the site.
- Have discharge rates agreed with the Pevensey & Cuckmere Water Level Management Board (PCWLMB) prior to granting of permission.
- Include walking and cycling links to ensure local connectivity, including to local community infrastructure, green spaces and public transport provision, taking into account site topography.
What people said in the spring
In the spring 2026 consultation on the draft plan (called Regulation 18), 8 comments were made on this site: 2 objections, 1 in support and 5 other comments.
The issues people raised, as the council's report sums them up:
- Cumulative impacts
- Land stability
- Ecology including designated sites
- Building reuse and demolition
- CPO powers
What the council did in response: Policy HS12 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
“HS12: Gambier House, 111 West Hill Road and West House, 115 West Hill Road 1.”