The Local Plan, site ES10
ES10: Marline Fields, Enviro21 Business Park, Land West of Queensway
- For
- Employment
- Minimum Indicative Capacity (minimum floorspace)
- 550sqm
- Site area
- 1.48 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). This site is the second phase of the Enviro21 Business Park and has been cleared and prepared for development and has good access through the existing spine road. It is capable of accommodating an extension to the existing park. The site also has strong potential to accommodate low carbon technologies as part of any development, including solar PV and the potential for small scale wind generation as part of any scheme may also be explored.
The site is adjacent to a Site of Special Scientific Interest and Local Wildlife Site, with Ancient Woodland and a Local Nature Reserve nearby. These designated areas must be specifically referenced in any Ecological Constraints and Opportunities Plan (ECOP), and the site itself should be thoroughly surveyed to identify constraints. 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 rest of the plan's explanation (5 more paragraphs)
Any development proposal must seek to avoid or minimise impact on these areas during both the construction and occupation phases of the development, particularly 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. The cumulative impacts of development within the IRZ should also be considered. Development proposals should seek to avoid breaching the underlying sandstone layer.
The site slopes away steeply towards the SSSI to the West and occupies a relatively high position within the valley. Due to these characteristics and the base geology, 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.
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. The ECOP, lighting plan and arboriculture plan can all form part of the same document if appropriate.
Due to the size of the site, a Flood Risk Assessment will be required. This must take into account the risk of surface water flooding and incorporate mitigation measures as appropriate.
Development proposals will need to show consideration of the transport impact and provide a transport assessment and a travel plan, following a vision-led approach. Improvements to better support access to the site through public and sustainable transport will be required, including consideration of improvements to the pedestrian connection to Napier Road and footpath Hastings 34a.
What a planning application here would have to do
- Demonstrate an approach that is SuDS-led to design and layout, which should take 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 ES10 itself, and to other nearby areas of wildlife sensitivity.
- include a lighting plan to minimise light spill to nearby areas of wildlife sensitivity, including SSSI, Ancient Woodland and Local Wildlife Site
- 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
- include a Flood Risk Assessment, and demonstrate how the proposal will deliver flood resilient design based on the recommendations of this report, taking into account the impact on the Marline Valley Stream, the SSSI and groundwater pollution vulnerability. Hydrological and hydrogeological monitoring using trail pits and/ or boreholes should inform the drainage plans for this site. Site appropriate SuDS and surface water management measures should be identified as part of this process
- include appropriate active and sustainable travel infrastructure, maximising walking, wheeling and cycling links, as well as appropriate access to public transport
- be supported by a Transport Assessment and Travel Plan, following a vision led and validate approach. 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 proposal and include arrangements to implement a monitor and manage approach to mitigation
- 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 the environment, occupiers and neighbours
- investigate the potential to make navigable connections to Napier Road and the SSSI by improving footpath access and crossing points
- provide policy compliant green and blue infrastructure within the site. 7. Development Management Policies
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: 4 objections, 0 in support and 4 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
“ES10: Marline Fields, Enviro21 Business Park, Land West of Queensway 1.”