The Local Plan, site ES1
ES1: Queensway North, Queensway
- For
- Employment
- Minimum Indicative Capacity (minimum floorspace)
- 6,500sqm
- Site area
- 4.70 hectares
What the plan says about it
The site occupies a prominent position in SIEA1 and is accessed from A2690 Queensway with strong links to both the A259 (Brighton-Ashford) and the A21 (London). The site is capable of delivering a range of layouts, including a single larger size unit or a broader mix of small-medium size units. The site also has strong potential to accommodate low carbon technologies as part of any development, including solar PV.
The site is adjacent to a Site of Special Scientific Interest and Local Nature Reserve, with a Local Wildlife Site and Ancient Woodland within the site and nearby. Due to the site sitting within the Impact Risk Zone (IRZ) for the Marline Valley Woods SSSI, Natural England should be consulted at the earliest possible stage. The development of the site must be SuDS-led and maximise onsite greenspace, with proposals informed by an agreed programme of hydrological and groundwater monitoring for minimum 12 months to ensure that development will not negatively impact the local conditions necessary to support the species dependant on the Marline Valley Woods SSSI, either alone or cumulatively with existing or permissioned development.
The rest of the plan's explanation (10 more paragraphs)
Due to the topography of the site, investigations of ground behaviour and land stability should take into account the hydrology and hydrogeology of the site, and a detailed stability report will be required. Proposals for SuDS that include attenuation may be appropriate subject to hydrological, hydrogeological and ground behaviour assessments.
The site itself is undulating with areas of dense scrub and mature trees. These designated areas and Ancient Woodland must be specifically referenced in any Ecological Constraints and Opportunities Plan (ECOP), and any proposal must also be informed by an Ecological Impact Assessment (EcIA). The site itself should be thoroughly surveyed to identify constraints. Any development proposal must seek to avoid or minimise impact on these areas during both the construction and occupation phases of the development, including the hydrological effects of drainage into the Marline Valley Stream. The introduction of pollutants to the highly vulnerable groundwater aquifer within the site should likewise be avoided during both phases and cumulative impacts of development within the IRZ should be considered. Development proposals should seek to avoid breaching the underlying sandstone layer.
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 anticipated that the site will feature an ecology buffer zone to the North West of the site closest to the SSSI, and an area of Ancient Woodland which will require a suitable buffer. Opportunities to deliver green and blue infrastructure and net gain activities in this location should be explored.
A lighting plan will be required due to the close proximity to areas of wildlife sensitivity and must demonstrate how steps have been taken to reduce light spill that may impact on these areas. 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 north of the site where it borders a holiday park to safeguard the amenity of occupiers. The ECOP, lighting plan and arboriculture plan can all form part of the same document if appropriate.
The site falls within an Area of Opportunity (AoO) for waste management facilities. Generally, it is considered acceptable for employment land uses to co-exist with waste sites, depending on the type of employment use (e.g. 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 should be supported by transport evidence, taking a vision led and validate approach with particular consideration of the transport impact along The Ridge.
It is anticipated that the site will be served by a single looped spine road accessed directly off Queensway - with a simple main ‘T’ junction and a secondary ‘emergency only’ junction. Limited improvements to Queensway itself may be required. Proposals should support access to and from the site by public and sustainable travel, including consideration of a pedestrian connection to the adjoining chalet site or the adjacent residential area. There may also be opportunities to improve connections to nearby Rights of Way.
Improvements to better support access to the site through public and sustainable transport may be required. Further advice on transport matters is available from East Sussex County Council.
Where possible, proposals should seek to make connections to the area of open space bordering High Beech Close to enhance the amenity value of the finished development and deliver policy compliant green infrastructure within the site.
What a planning application here would have to do
- Demonstrate an approach that is SuDS-led to design and layout, taking into account the results of any hydrological and groundwater monitoring to ensure negative impacts on the Marline Valley Woods SSSI can be avoided
- be designed in a way that contributes positively to the intensification of SIEA1 while maximising onsite greenspace
- 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 adjacent Site of Special Scientific Interest (SSSI), the results of site surveys of ES1 itself, and to other nearby areas of wildlife sensitivity. Opportunities for enhancement should have regard to the LNRS and should include an ecological management plan
- include a lighting plan to minimise light spill to nearby areas of wildlife sensitivity, including nearby SSSI, Ancient Woodland and Local Wildlife Site
- include boundary landscaping to act as a buffer to the existing holiday park to the north
- provide an Arboriculture Plan that demonstrates how existing trees on site will be integrated into the development, including the existing tree belts running through the centre of the site, and at the western boundary
- ensure drainage schemes, including SuDS, are appropriate for the site and take into account the impact on the Marline Valley Stream, the SSSI and groundwater pollution vulnerability. Hydrological and hydrogeological monitoring using trial pits and/ or boreholes should inform the drainage plans for this site
- include traffic access improvements onto and off Queensway (and an additional emergency access)
- include appropriate active and sustainable travel infrastructure; j. be supported by a Transport Assessment and Travel Plan. 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 and set out a monitor and manage regime to ensure the impact of development can be appropriately mitigated through further transport interventions.
- 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 occupiers, the environment, and neighbours
- investigate the potential to make navigable connections to the area of open space adjacent to the site
- 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), 11 comments were made on this site: 5 objections, 1 in support and 5 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
“ES1: Queensway North, Queensway 1. Ecology 2.”