The Local Plan, site ES2
ES2: Site PX, Churchfields Estate
- For
- Employment
- Minimum Indicative Capacity (minimum floorspace)
- 1,800sqm
- Site area
- 0.58 hectares
What the plan says about it
The site sits within SIEA1, and is well connected A2690 Queensway with strong links to both the A259 (Brighton-Ashford) and the A21 (London). A modern, low-carbon business centre has been developed on site QX to the North of this location and the site offers potential for a similar style of development. The site also has strong potential to accommodate low carbon technologies as part of any development, including solar PV.
The site is adjacent to an area of Ancient Woodland to the East, and a Local Wildlife Site sits nearby to the South East. The site itself is sloping with areas of dense scrub. The site will require an Ecological Constraints and Opportunities Plan (ECOP), and any proposal must also be informed by an Ecological Impact Assessment (EcIA). The Ancient Woodland 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 and Combe Haven SSSI, Natural England should be consulted at the earliest possible stage. The site is within an ACIB with mapped measures for woodland and nature networks. The development would need to ensure that an ecological management plan is developed for the site.
The rest of the plan's explanation (4 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. The introduction of pollutants to the highly vulnerable groundwater aquifer within the site should likewise be avoided during both phases. Combining or complimenting ecological and SuDS measures with those already implemented through the development of site QX may be appropriate.
The site slopes away steeply to the South and occupies a relatively high position within the valley. A fault line runs close to the Southeast corner of the site, with a watercourse close by. 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, the strata and the potential for subterranean water conduits. A detailed stability report will be required and should inform any potential SuDS design for the site.
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 to the south and east 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.
A Transport Assessment and Travel Plan will be required setting out a vision led and validate approach, prioritising public and sustainable travel. There are a number of potential site access routes, including opportunity to connect to an existing access route at site QX. The choice of access point should be justified, and development proposals will need to show consideration of the transport impact along The Ridge.
What a planning application here would have to do
- be designed in a way that contributes positively to the intensification of SIEA1
- 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 Ancient Woodland, Priority Habitat and the results of site surveys of ES2 itself, and to other nearby areas of wildlife sensitivity including identifying appropriate buffers. 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 adjacent Ancient Woodland and nearby Local Wildlife Site
- include boundary landscaping appropriate to the setting and taking into account existing trees and vegetation
- 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 southern and eastern boundary
- ensure drainage schemes, including SuDS, are appropriate for the site and take into account Impact Risk Zones, the strata, potential for subterranean water conduits and groundwater pollution vulnerability. Hydrological and hydrogeological monitoring should inform the drainage plans for this site
- 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. The Transport Assessment must take account of the site's proximity to The Ridge and set out clear justification for any proposed access to the site, which must be agreed with the Highway Authority. Proposals must also indicate how the conclusions and recommendations of the Assessment have been incorporated within the development and include arrangements to implement a monitor and manage approach to identify whether further transport interventions are required.
- 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
- 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), 3 comments were made on this site: 0 objections, 0 in support and 3 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
“ES2: Site PX, Churchfields Estate 1. Ecology 2.”