The Local Plan, site HS27
HS27: My Way Lodge, The Ridge West
- For
- Residential
- Minimum Indicative Capacity
- 20 dwellings
- Site area
- 1.29 hectares (0.5 hectares net developable area)
What the plan says about it
My Way Lodge is a 1.29ha site close to the borough boundary in north west Hastings. It is currently occupied by an extended 20th Century home, a number of outbuildings and its garden. The site shares a boundary to the west with the Beauport Park holiday village and to the south with The Ridge West.
The site sits within the High Weald National Landscape, and any scheme should be landscape-led and take into account the advice and guidance set out within the High Weald AONB housing design guide. In order to mitigate landscape impacts, reduce noise transfer to and from surrounding areas and manage pollution from The Ridge West appropriate boundary treatments and tree buffers should be incorporated. As the agent of change, the scheme should not prejudice the operation of the Beauport Park holiday village nor allow negative impacts arising from the presence of the village to result in a poor standard of amenity of the eventual occupiers of the My Way Lodge site.
The rest of the plan's explanation (4 more paragraphs)
The site is within the Beauport Park Local Wildlife site and the ACIB, and will require appropriate ecological assessments. Assessments should make reference to surveys of the site itself, the ACIB, the adjacent APIB and the Beauport Park Local Wildlife Site, as well as any other nearby areas of wildlife sensitivity. Due to the location in the HWNL and the presence of wildlife sensitive areas, a lighting plan following the advice of the High Weald National Landscape Dark Skies TAN should be provided for all phases of development demonstrating how light spill will be prevented or mitigated.
There is a deficiency of access to open space and play in this location. In order to ensure future occupiers have appropriate access to open space and play, development should be confined to an approximately 0.5ha area to the west of the site that is currently occupied by the main dwelling, areas of hardstanding and other ancillary structures. The remainder of the site, net of any areas required for SuDS and other ecological obligations should form public open space for the development, and incorporate equipped or structured play space, either fenced or unfenced. A row of WWII anti-tank blocks run along the northern boundary, and schemes that leave these blocks in situ and incorporate them into a unique public realm response will be encouraged. Advice should be sought at an early stage regarding any appropriate asset recording.
The site currently benefits from multiple vehicle accesses to The Ridge West, and a transport assessment and plan should demonstrate whether these may be brought up to an acceptable standard or whether a new access would be required.
In accordance with other policies of this plan and National Planning Policy, schemes must not restrict or otherwise inhibit the upsizing, access or operational functionality of the nearby utilities sites to the south of The Ridge West.
What a planning application here would have to do
- Clearly demonstrate a landscape-led approach to design and layout, which should follow the advice in the High Weald AONB Housing Design Guide
- Retain, enhance and provide appropriate boundary treatments and landscaping, incorporating 15m buffers to existing tree belts
- Provide an Arboriculture Plan that demonstrates how existing trees on site will be integrated into the development, or their loss will be compensated for
- Provide a lighting plan for both the construction and occupation phases of the proposed development, with regard to the High Weald National Landscape Dark Skies TAN. The plan should include measures to prevent overspill from internal lighting. The lighting plan must be agreed before permission is granted
- Provide affordable housing in line with Policy SP2
- Secure the undeveloped, eastern half of the site as public open space incorporating natural, unfenced multifunctional play space in a form which is characteristic of the National Landscape setting. This open space and play provision must be secured in perpetuity, to be secured by legal agreement
- Include a maintenance and management plan for areas of publicly accessible open space and play
- 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 should make specific reference to the High Weald National Landscape, the Beauport Park Local Wildlife Site, surveys of the site itself and any other nearby areas of wildlife sensitivity. Opportunities for enhancement should have regard to the LNRS and should include an ecological management plan
- Provide a sewer connection at the nearest point of sufficient capacity; j. Be supported by a Transport Report. Proposals must also indicate how the conclusions and recommendations of the Report have been incorporated within the development
- Provide connections to the wider walking and cycling network and key transport hubs including Battle Station in neighbouring Rother
- Ensure vehicular access to the site from The Ridge West meets appropriate highways standards
- Must not prejudice the current or future use of the neighbouring holiday park during either the construction or occupation phases of development. Should there be any need to mitigate adverse impacts, the cost of this should be borne by the agent of change prior to completion of development. This will be secured by condition
- Seek to incorporate non-designated heritage assets along the northern boundary of the site into the wider public realm.
What people said in the spring
This site wasn't a policy of its own in the spring draft, so the council's consultation report has no figures for it.
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 ↗.