The Local Plan, site HS20
HS20: Former West Hill Road Reservoir
- For
- Residential
- Minimum Indicative Capacity (net additional dwellings)
- 30
- Site area
- 0.21 hectares
- SHELAA reference
- HL151
What the plan says about it
The former West Hill Road Reservoir is a former Water Board site unused since 1927 on the North side of West Hill Road. There are structures remaining on the site including a front reservoir, a single aspect derelict brick pump house with a flat roof, the original Victorian waterworks cottage, and the rear reservoir chambers. Due to its former use, there is a potential for some element of pollution to be present.
The earth-mounded front reservoir forms part of the concrete retaining wall running parallel to West Hill Road and site investigation will be required to determine how to safely remove or remediate the front structures without causing ground movement or landslide within the surrounding areas.
The rest of the plan's explanation (7 more paragraphs)
The rear chambers consist of two vast brick-lined, earth-mounded and vaulted tanks with an internal height of about 5 metres. The roof has a row of ventilators visible from the outside within a largely grassed area.
The pumping house is a mono-aspect flat roofed structure in the centre of the site, and together with the Victorian-style waterworks cottage will require demolition or incorporation into any scheme. The site is ineligible for vacant building credit due to the poor condition of the structures.
The topography of the site is obscured by the structures in place within it, which at present result in a stepped site rising South-North. There is potential for the site to be remediated to a predominately flat or gently sloping topography, provided suitable engineered solutions are agreed.
The site will require a full and detailed land stability assessment covering the temporary (during demolition and construction), intermediate (following removal of structures) and permanent (post development) condition of the site. The development of the site may need to be phased accordingly. It is recommended that these reports also take into account drainage design and any potential for pollution.
The site is within the Grosvenor Gardens Conservation Area and there is a bus stop to the South of the site which should be retained and potentially improved by any proposed scheme.
The site contains non-designated heritage assets, and no demolition should take place until the existing structures and buildings have been recorded.
The site is in an overgrown condition with scrubby coverage throughout and will require an Ecological Constraints and Opportunities Plan (ECOP) and any proposal must also be informed by an Ecological Impact Assessment (EcIA). Assessments must 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.
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 covering the temporary, intermediate and permanent condition of the site, taking into account all dead and imposed loads.
- Include a maintenance and management plan for any new, retained or improved land stability mitigation measures to ensure they will be safe for their intended lifetime.
- Retain and enhance or reprovide the bus stop to the South of the site.
- Avoid unacceptable harm or loss to the significance and setting of the Grosvenor Gardens Conservation Area.
- Acknowledge that no demolition shall take place on the site until the existing structures and buildings have been recorded in line with relevant Historic England Guidance. This will be secured by condition.
- Provide appropriate evidence of a vision led and validate approach to transport impacts of the development, to include walking and cycling links to ensure local connectivity to key transport hubs including West St Leonards Station and National Cycle Route 2.
- Ensure vehicular access to the site is attained from West Hill Road and meets appropriate highways standards.
- 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 Caves Road Cliffs Local Wildlife Site, the results of site surveys, and to other nearby areas of wildlife sensitivity.
What people said in the spring
In the spring 2026 consultation on the draft plan (called Regulation 18), 9 comments were made on this site: 4 objections, 3 in support and 2 other comments.
The issues people raised, as the council's report sums them up:
- Housing density
- Ecology
- Drainage
- Visual impact
- Infrastructure capacity
- Land stability
- Transport, access and parking
- Heritage and conservation
- Support for redevelopment in principle
- Active Design
What the council did in response: Policy HS20 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
“HS20: Former West Hill Road Reservoir 1. Housing density, 2.”