The Local Plan, site HS5
HS5: Former West St Leonards Primary School, Bexhill Road
- For
- Residential
- Minimum Indicative Capacity (net additional dwellings)
- 50
- Site area
- 3.5 hectares
- SHELAA reference
- HL115
What the plan says about it
Former West St Leonards Primary School is a brownfield site in the west of the borough. The site slopes north to south and is vulnerable to flooding from surface water and river flooding. The site is part of the South Saxons Local Wildlife Site (LWS). In view of this ecological sensitivity, and the need to address flood risk sequentially within the site, the built portion of any development proposal should be confined to the north of the Public Right of Way (PROW) which crosses the site. This site is suited to a low-rise apartment style scheme.
The Hollington Stream runs alongside the eastern boundary. Parts of the site to the south and west are in Flood Zone 3b, and a Flood Risk Assessment taking into account all potential sources of flooding will be required. Mitigation as advised by the report should be incorporated into any potential scheme and maintained for its lifetime. The Hollington Stream to the east and south of the site is an important ecological asset and is also engineered to avoid unacceptable flood risk so close working with the council and the Environment Agency is encouraged. Safe access and exit for all residents must be provided.
The rest of the plan's explanation (7 more paragraphs)
Adequate buffer zones should be incorporated into any proposal that takes into account riparian zones, the impacts of climate change on flood risk, BAP Priority Habitat (deciduous woodland) to the west of the site and Southern Water’s infrastructure to the south-east. Natural Flood Management Measures, such as floodplain restoration, may be appropriate within this site.
Sustainable Drainage Systems (SuDS) for the site may need to be highly bespoke and should ensure that any potential for contamination of sensitive receptors both within and surrounding the site arising from recreational, residential and highway use arising from development is mitigated appropriately. Easements should be provided to allow the monitoring of water quality.
Mitigations should not interfere with the existing hydrological regime of the site due to the potential for impact on wetland habitats. The site will require hydrological monitoring to determine the potential for impact, and this should in turn inform ecological assessment of the site. Any discharge rates must be agreed with the Pevensey and Cuckmere Water Level Management Board before any planning permission is granted.
The site sits within the South Saxons Local Wildlife Site (LWS) and is in the main neutral grassland with a small reedbed in the south-west corner. The LWS and the Hollington Stream must be specifically referenced in any Ecological Constraints and Opportunities Plan (ECOP), and the site itself should be thoroughly surveyed to identify constraints, taking into account the ecological and recreational impact of development. The BNG assessment must include a River Condition Assessment. Any development proposal must seek to avoid or minimise impact on these areas during both the construction and occupation phases of the development.
Proposals for the development of the site should seek to retain and enhance the Public Right of Way (PROW) within the site that connects Edinburgh Road to Filsham Road.
The site was formerly landfill and may still produce landfill gas. There is also a small area of contaminated land in the north-western corner of the site. An assessment of potential contamination will therefore be required.
Vehicle access must meet acceptable highways standards, and a transport report will be required for the site. A t
What a planning application here would have to do
- Provide affordable housing requirement in line with Policy SP2
- Locate and confine the built portion of the proposal to the north of the PROW within the site
- Include a Flood Risk Assessment (FRA) and drainage strategy that informs scheme design and layout, taking into account all sources of flooding, potential for contamination and ground conditions and be informed by appropriate hydrological monitoring. The FRA and its recommendations should fully take into account the engineering of the Hollington Stream
- Proposals must ensure that a sequential approach informed by the FRA is taken within the site to direct more vulnerable uses to the lowest areas of flood risk taking into account (b) above
- The site's drainage strategy must be supported by a maintenance and management plan to ensure it will be managed for the lifetime of the development. This plan must be presented as a standalone document. Where any new, retained or improved flood mitigation or adaptation measures are included within the development an additional standalone maintenance and management plan must be produced.
- Consider the use of Natural Flood Management Measures to help manage flood risk within the site and provide easements to allow continued monitoring of the Hollington Stream
- Have discharge rates agreed with the Pevensey and Cuckmere Water Level Management Board (PCWLMB) prior to granting of permission
- Incorporate buffer zones around watercourses (10m), BAP Priority Habitat to the west (15m) and any necessary allowances for climate change; i. Be supported by an Ecological Impact Assessment (EcIA), a River Condition Assessment 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 Hollington Stream, South Saxons Local Wildlife Site and multiple priority habitats present within the site. The assessment must take into account any additional recreational impacts that may result from the proposal during all phases of development
- Biodiversity Net Gain assessments (BNG) will require a River Condition Assessment (RCA) and buffers in excess of those required for flood risk management
- Retain and enhance the PROW within the site, and support connections to the wider walking and cycling network and key transport hubs including the station at West St Leonards
- Be supported by a Transport Assessment, following a vision-led and validate approach and including a provision for monitor and manage transport interventions. Proposals must also indicate how the conclusions and recommendations of the Report have been incorporated within the development
- Take account of Southern Water's underground infrastructure in the design of the layout of the site. 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
- Ensure vehicular access to the site meets appropriate highways standards, and be capable of providing safe access and exit from the site during flood events.
What people said in the spring
In the spring 2026 consultation on the draft plan (called Regulation 18), 15 comments were made on this site: 7 objections, 0 in support and 8 other comments.
The issues people raised, as the council's report sums them up:
- Flood risk, drainage and water management
- Ecology, designated and priority habitats
- Infrastructure and school place capacity
What the council did in response: Policy HS5 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
“HS5: Former West St Leonards Primary School, Bexhill Road 1.”