The Local Plan, site HS23
HS23: Land East of Beaneys Lane, The Ridge
- For
- Residential
- Minimum Indicative Capacity (net additional dwellings)
- 18
- Site area
- 0.40 hectares (7.60 hectares total)
- Density
- 45 - 55 dwellings per hectare
- SHELAA reference
- HL144b
What the plan says about it
Land East of Beaneys Lane is a 7.60ha site that straddles the Hastings – Rother administrative boundary. Approx. 0.40ha is within Hastings.
The site is within the High Weald National Landscape (AONB) and therefore a sensitive form of development is required in line with Local Plan policies.
The rest of the plan's explanation (5 more paragraphs)
Although the Hastings’ portion is relatively flat, the portion of the site that sits within Rother District undulates and then slopes steeply to the north within the northernmost area. Proposals should be supported by an appropriate land stability report for both the temporary (during construction) and permanent (occupation) condition of the site that includes mitigations where appropriate.
Due to the overall area of the site, a Flood Risk Assessment will be required taking into account both the site itself and the potential for impacts downstream. The site includes two areas of watercourse and proposals should seek to incorporate suitable SuDS measures.
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 make specific reference to the High Weald National Landscape, SSSI Impact Risk Zones and nearby Ancient Woodland and 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.
There are TPOs at the southern boundary of the site, which should be retained as part of any proposed scheme. Trees and woodland within the site should be retained to provide connectivity to an area of Ancient Woodland to the North of the site.
Vehicle access to the site must be from The Ridge, and any proposal should be accompanied by a Transport Report, including sustainable and multimodal transport options.
What a planning application here would have to do
- Provide affordable housing in line with Policy SP2
- Be informed by agreed land stability and geotechnical reports for both the temporary and permanent condition of the site
- Allow for a comprehensive scheme that incorporates the adjoining land within the Rother District Council administrative area
- Incorporate opportunities for active and multimodal travel
- Ensure vehicular access to the site from The Ridge meets appropriate highways standards.
- Provide appropriate transport evidence, setting out a clear vision for sustainable and multimodal transport, and an appropriate regime for monitoring the impacts of development to determine whether further transport interventions are necessary.
- Be supported by a Flood Risk Assessment and detailed Drainage Strategy.
- Be informed by a landscape sensitivity assessment to determine an appropriate layout, form and detailed design to ensure the conservation and enhancement of the landscape and character of the High Weald National Landscape.
- Be informed by ecological and hydrological survey work which demonstrates development will have no adverse impact on the integrity of the Maplehurst Wood SSSI
- 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 nearby Ancient Woodland, High Weald National Landscape and SSSI Impact Risk Zones as well as the results of site surveys, and to other nearby areas of wildlife sensitivity. k. Assess the ecological impact of the proposed development, including through an Arboriculture Plan that demonstrates how existing trees on site will be integrated into the development, or how compensation will be made for their loss demonstrating that the proposal has been designed to maximise retention of connectivity to the Ancient Woodland to the North.
What people said in the spring
In the spring 2026 consultation on the draft plan (called Regulation 18), 18 comments were made on this site: 14 objections, 2 in support and 2 other comments.
The issues people raised, as the council's report sums them up:
- Ecology
- Transport and access
- Active design
- High Weald National Landscape Location
- Open space
- Infrastructure and services
- Flood risk and drainage
- Affordable housing
- Land stability
- Housing density
What the council did in response: Policy HS23 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
“HS23: Land East of Beaney's Lane, The Ridge 1.”