The Local Plan, site HS21
HS21: Land East of Rock Lane
- For
- Residential
- Minimum Indicative Capacity (net additional dwellings)
- 20
- Site area
- 0.72 hectares (1.72 hectares total)
- SHELAA reference
- HL153
What the plan says about it
Land East of Rock Lane is a 1.72ha site that straddles the Hastings – Rother administrative boundary. Approximately 0.72ha is within Hastings. The site is a part brownfield site with an existing access road and areas of dense vegetation.
The site shares a south-eastern boundary with site HS13, however a sharp difference in levels and an established drainage ditch and tree belt prevent the two sites from sharing significant transport infrastructure. However, there is potential for a pedestrian and cycle link connecting both sites to provide access to local schools, sports facilities and services in the vicinity of Rye Road.
The rest of the plan's explanation (5 more paragraphs)
The site is within the High Weald National Landscape (AONB) and therefore a sensitive form of development is required in line with Local Plan policies.
The site will require an Ecological Constraints and Opportunities Plan (ECOP), and any proposal must also be informed by an Ecological Impact Assessment (EcIA). Assessments must make specific reference to the High Weald National Landscape and 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.
The site slopes north south and an appropriate assessment of land stability should be provided. Proposals should seek to incorporate existing surface water management measures such as the drainage channels to the north and east of the site into any proposed Sustainable Drainage Systems (SuDS).
Due to the overall area of the site, a Flood Risk Assessment will be required.
Vehicle access to the site must be from Rock Lane in neighbouring Rother District, and any proposal should be accompanied by a Transport Report, prioritising sustainable and multimodal transport options, within a vision led and validate approach.
What a planning application here would have to do
- Demonstrate a landscape-led approach to design and layout, which should follow the advice in the High Weald AONB Housing Design Guide
- Provide affordable housing in line with Policy SP2
- Be informed by agreed land stability and geotechnical reports
- Allow for a comprehensive scheme that incorporates the adjoining land within the Rother District Council administrative area
- Safeguard the Dark Skies of the High Weald National Landscape in line with the Dark Skies Technical Advice Note
- 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 High Weald National Landscape, the results of site surveys, and to other nearby areas of wildlife sensitivity.
- Incorporate foot and cycle path connectivity to Winchelsea Lane and Rye Road
- Ensure vehicular access from Rock Lane to the site meets appropriate highways standards
- Provide appropriate transport evidence, setting out a clear vision led approach for sustainable and multimodal transport, and an appropriate regime for managing and monitoring the impacts of development to identify whether further transport interventions are necessary.
- Take account of Southern Water's underground infrastructure in the design of the site layout. Easements would be required, which may affect the site layout or require diversion, and these should be clear of all proposed buildings and tree planting; k. Be supported by a Flood Risk Assessment and detailed Drainage Strategy
- Provide an Arboriculture Plan that demonstrates how existing trees on site will be integrated into the development, or how compensation will be made for their loss.
What people said in the spring
In the spring 2026 consultation on the draft plan (called Regulation 18), 42 comments were made on this site: 36 objections, 0 in support and 6 other comments.
The issues people raised, as the council's report sums them up:
- Landscape and visual impact
- High Weald National Landscape location
- Flood risk and drainage
- Infrastructure capacity
- Transport and access
- Heritage and archaeology
- Active design
What the council did in response: Policy HS21 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
“HS21: Land East of Rock Lane 1. Landscape and visual impact, 2.”