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Land Rear of, 461-467 Bexhill Road

Planning application HS/FA/26/00165

Land Rear of, 461-467 Bexhill Road, (Amsterdam Way), St Leonards-on-sea

New homes

What is proposed

In the council’s words, from its weekly list:

Erection of four semi-detached, single storey dwellings

The description states 4 homes.

Where it stands

The council’s file ↗

Conditions attached

The decision notice on the council’s file (published Mon 10 Aug 2026) attaches 21 conditions. In the council’s words, each with the reason it gives:

  1. Time limit to start
    The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

    Reason: This condition is imposed in accordance with the provisions of Section 91 of the Town and Country Planning Act 1990.

  2. Built to the approved plans
    The development hereby permitted shall be carried out in accordance with the following approved plans: 137-23-400A, 137-25-401B, C10500 - A, C10501 A, C10551 - A, J68.86/02.

    Reason: For the avoidance of doubt and in the interests of proper planning.

  3. Biodiversity and ecology
    No development works shall take place (including any ground works/vegetation clearance), until a Precautionary Works Method Statement detailing precautionary mitigation measures has been submitted to, and approved in writing by, the local planning authority. The content of the Statement will include: • The objectives for the proposed precautionary mitigation works, • The extent and location of proposed mitigation works shown on appropriate scale plans, • Proposed timing of mitigation measures in alignment with the development timetable, • Proposed sensitive working methods, such as a precautionary approach to pruning of trees with regard to potential for roosting bats and breeding birds, • Contingency plans should a protected species be encountered during works, • Details of those responsible for implementing the precautionary mitigation. The works shall be carried out in accordance with the approved details for the full duration of the construction period.

    Reason: To protect habitats and species from adverse impacts during construction.

  4. Trees and landscaping
    No development shall take place until temporary tree protection measures as highlighted on drawing J68.86/02 included in the Arboricultural Implications Assessment (Broad Oak Tree Consultants Limited - July 2026) have been provided on site in accordance with the current BS5837:2012: Trees in relation to design, demolition and construction, standards and to the satisfaction of the Local Planning Authority. All such tree protection measures shall be kept in a sound, upright and complete condition until the development has been completed and/or the Local Planning Authority confirm in writing that the works have been sufficiently completed for removal of the tree protection measures.

    Reason: To protect trees and hedges that positively contribute to the visual amenity of the area or contribute to the overall landscaping scheme of the site that forms an essential part of the overall design of the development. To protect trees that are noted as forming part of a habitat or foraging area for priority and protected species.

  5. Construction management
    Prior to commencement of development a Construction Environmental Management Plan, to include a Dust Management Plan and mitigation measures, is to be submitted to, and approved in writing by, the Local Planning Authority. The approved Plan shall be adhered to throughout the construction period. The Plan shall provide for: a) An indicative programme for carrying out the works b) The arrangements for public consultation and liaison during the construction works c) Measures to minimise the noise (including vibration) generated by the construction process to include hours of work, proposed method of piling for foundations, the careful selection of plant and machinery and use of noise mitigation barrier(s) d) Details of any flood lighting, including location, height, type and direction of light sources and intensity of illumination e) the parking of vehicles of site operatives and visitors f) loading and unloading of plant and materials g) storage of plant and materials used in constructing the development h) the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate i) wheel washing facilities j) measures to control the emission of dust and dirt during construction in accordance with the control of dust and emissions during construction and demolition best practice guidance 2006 k) a scheme for recycling/disposing of waste resulting from construction works

    Reason: To limit the impact the development has on the amenity of the locality.

  6. Noise, plant and smells
    Prior to commencement of development, details, including acoustic specifications, of all fixed plant machinery and equipment associated with air moving equipment (including heat pumps, fans, ducting and external openings) installed within the site, which have the potential to cause noise disturbance to any noise sensitive receptors, shall be submitted in writing to and approved by the Local Planning Authority. The development shall be implemented in accordance with the approved details and shall thereafter be retained as approved.

    Reason: To safeguard the amenity of adjoining and future residents.

  7. Biodiversity and ecology
    (i) Prior to any works above slab level, a soft landscaping and Biodiversity Enhancement Plan is to be submitted to and approved in writing by the local planning authority. These details shall include, · A Landscaping Pan which includes native-species appropriate to the site's geography and the proximity of the Bulverhythe Shingle Beach and Cliffs Local Wildlife Site. · Schedules of plants, noting species, plant sizes and proposed numbers/densities where appropriate together with an implementation programme. · Building-integrated features for breeding birds, bats and/or invertebrates. · A long-term management of any public areas of the site. (ii) The development shall then be carried out in accordance with the approved details with all planting seeding or turfing comprised in the approved soft landscaping and biodiversity enhancement plan being completed prior to the occupation of any part of the development, or with the written agreement of the Local Planning Authority, in the first planting and seeding seasons following the occupation of any buildings or the completion of the development, whichever is the sooner. (iii) Any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation.

    Reason: To protect and enhance biodiversity in accordance with the National Planning Policy Framework.

  8. Trees and landscaping
    (i) Prior to any works above slab level, full details of the hard landscape works are to be submitted to and approved in writing by the Local Planning Authority. These details shall include proposed finished levels or contours; means of enclosure; car parking layouts; other vehicle and pedestrian access and circulation areas; hard surfacing materials; minor artefacts and structures (eg refuse or other storage units, lighting etc.); proposed and existing functional services above and below ground (eg drainage, power, communications cables, pipelines etc. indicating lines, manholes, supports etc.); (ii) All hard landscape works shall be carried out in accordance with the approved details. The works shall be carried out prior to the occupation of any part of the development or in accordance with the programme agreed with the Local Planning Authority.

    Reason: In the interests of the visual amenity and to ensure a satisfactory standard of hard landscaping and site layout.

  9. Drainage and flooding
    The development hereby approved shall be carried out in accordance with the Drainage Construction Plan C10551-A, Drainage Specification Notes C10500-A, Drainage Layout C10501-A and the submitted Flood Risk Assessment, ref. 12/06/2026, 25-0453, compiled by BdR, with the following mitigation measures incorporated into the scheme: · Finished floor levels shall be set no lower than 4.48 metres above Ordnance Datum (AOD); · Prior to the first occupation of each dwelling, written flood warning and evacuation information, including details of how to sign up to the Environment Agency flood warning service, shall be provided to the occupiers of that dwelling and retained within the homeowner information pack. The proposed drainage installation and required mitigation measures shall be fully implemented prior to occupation and subsequently in accordance with the scheme's timing/phasing arrangements. The drainage and flood mitigation measures detailed above shall thereafter be retained and maintained throughout the lifetime of the development.

    Reason: To reduce the risk of flooding to the proposed development and to ensure the safety of future occupants.

  10. Biodiversity and ecology
    Prior to the installation of any external lighting, a Lighting Design Plan for biodiversity shall be submitted to, and approved in writing by, the local planning authority. The plan shall show the type and locations of external lighting, demonstrating that areas to be lit will not adversely impact biodiversity. All external lighting shall be installed in accordance with the specifications and locations set out in the plan and maintained thereafter.

    Reason: To limit the impact of light pollution from artificial light in accordance with the National Planning Policy Framework.

  11. Biodiversity and ecology
    The development hereby approved shall be carried out in accordance with the ecological mitigation and enhancement measures set out in the Preliminary Ecological Appraisal prepared by FutureNature Consulting, dated September 2025, except where superseded by details approved under Conditions 3, 7 and 10.

    Reason: To ensure that the measures considered necessary as part of the ecological impact assessment are carried out as specified, to avoid an offence under the Wildlife and Countryside Act 1981, as amended, and The Conservation of Habitats and Species Regulations 2017, as amended, and to provide a net gain for biodiversity as required by paragraph 187 of the National Planning Policy Framework, Section 40 of the Natural Environment and Rural Communities Act 2006.

  12. Trees and landscaping
    All Arboricultural works shall be carried out in accordance with the details contained in the Arboricultural Implications Assessment (Broad Oak Tree Consultants Limited - July 2026) as already submitted with the planning application and agreed in principle with the local planning authority prior to determination.

    Reason: To protect trees and hedges that positively contribute to the visual amenity of the area or contribute to the overall landscaping scheme of the site that forms an essential part of the overall design of the development. To protect trees that are noted as forming part of a habitat or foraging area for priority and protected species.

  13. Parking, access and cycles
    (i) The development hereby approved shall not be occupied until the car parking spaces and turning area have been constructed and provided in accordance with plan 137-25-401B. The areas shall thereafter be retained for that use and shall not be used for any purpose other than the parking and turning of vehicles. (ii) Car parking spaces shall measure 2.5m by 5m (with an extra 50cm on either dimension when the parking space is located adjacent to a wall or fence).

    Reason: To ensure the safety of persons and vehicles within the site, entering and leaving the access and proceeding along the highway.

  14. Parking, access and cycles
    Prior to occupation of the development hereby approved, details of cycle storage shall be submitted to and approved in writing by the Planning Authority. The cycle storage shall then be provided on site prior to occupation and be retained thereafter for that use and shall not be used other than for the parking of cycles.

    Reason: In order that the development site is accessible by non-car modes and to meet the objectives of sustainable development.

  15. Bins and recycling
    Prior to occupation of the development hereby approved, details of bin storage shall be submitted to and approved in writing by the Planning Authority. The bin storage shall then be provided on site prior to occupation and be retained thereafter for that use and shall not be used other than for the storage of bins.

    Reason: In order to secure a well planned development that functions properly.

  16. Parking, access and cycles
    Each individual dwelling hereby approved shall not be occupied until a minimum of one electric vehicle charging point has been installed at each of the houses which have dedicated 'on plot' parking. The electric vehicle charging point shall thereafter be retained for that purpose.

    Reason: To promote the reduction of CO2 emissions through the use of low emissions vehicles in accordance with policies contained in the NPPF.

  17. Materials and design details
    The materials used in the construction of the development hereby approved shall be in accordance with those listed in the Schedule of Materials shown on plan 137-23-400A unless otherwise approved in writing by the local planning authority.

    Reason: To ensure a satisfactory standard of development.

  18. Contaminated land
    (i) In the event that contamination is found at any time when carrying out the proposed development, that was not previously identified, (such as asbestos containing material) works shall cease immediately on site and a scheme of proposed remediation measures must be submitted to and approved in writing to the Local Planning Authority for approval prior to continuation of the works. Works shall not recommence on site until the remediation scheme has been submitted to and approved by the Local Planning Authority in writing. (ii) Once the remediation scheme is approved by the Local Planning Authority, all the measures required within the approved remediation scheme shall be carried out. (iii) In the event that contamination is found to be present, upon completion of the works the developer shall provide written confirmation (verification report) that all works were completed in accordance with the agreed remediation details, this to be approved in writing by the Local Planning Authority.

    Reason: To ensure that the development does not contribute to, and is not put at unacceptable risk from or adversely affected by, unacceptable levels of water pollution from previously unidentified contamination sources at the development site. This is in line with paragraph 196 of the National Planning Policy Framework.

  19. Hours of building work
    Work which is audible at the site boundary and deliveries to and from the premises, during construction, shall not take place before 08:00 and after 18:00 hours Monday-Friday or before 09:00 and after 13:00 on Saturdays and at no time on Sundays or Bank Holidays.

    Reason: To safeguard the amenity of adjoining and future residents.

  20. Something else
    No waste shall be burned on site at any time.

    Reason: To safeguard the amenity of adjoining and future residents.

  21. Permitted development rights removed
    Notwithstanding the provisions of the Town and Country Planning [General Permitted Development] Order 2015 (or any order revoking and re-enacting that Order with or without modification), no extensions or alterations to the roofs of the dwellings, hereby approved, permitted by Classes AA, B & C of Part 1 of Schedule 2 or AC of Part 20 of Schedule 2 of the Order shall be carried out without the prior written consent of the Local Planning Authority.

    Reason: To ensure that any further roof extensions or alterations are subject to detailed assessment in the interests of the character and appearance of the development and the amenities of neighbouring occupiers.

We copy the numbered conditions and their reasons and nothing else from the notice; its notes to the applicant are on the file. The label on each is ours, by rules on the council’s wording. The conditions the council attaches, by kind of application

Conservation and heritage on this street

Measured along the street’s line against the council’s boundaries. Whether a particular building is inside depends on where the boundary runs: each area’s page on the council’s site has its map. All 18 conservation areas

The council’s Article 4 direction on houses in multiple occupation covers the whole town (in force since 2 July 2012): turning a house into a shared house for three to six people needs planning permission. The council’s page ↗

1 listed building is on or beside Bexhill Road: the street’s page lists it.

Conservation areas, Article 4 directions and tree preservation orders: Hastings Borough Council, Open Government Licence v3.0. Street lines © OpenStreetMap contributors. Listed buildings: © Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026.

Flood zones, the coast and protected nature on this street

We place an application by the street in its address, so these say where Bexhill Road runs, not where the site’s boundary is. The application’s own documents on the council’s file show the site.

Flood zones

Part of Bexhill Road is in Flood Zone 3 (rivers and the sea). Part of it is in Flood Zone 2 (rivers and the sea). That is the Environment Agency’s flood map for planning, which shows land that could flood from rivers or the sea, ignoring the benefits of any existing flood defences.

Locations in flood zone 3 have a high probability of flooding.

This means, in any year, land has:

Flood zone 3 developments need a flood risk assessment as part of their planning application.

Locations in flood zone 2 have a medium probability of flooding.

This means, in any year, land has:

Flood zone 2 developments need a flood risk assessment as part of their planning application.

The Environment Agency’s words, from Flood zones and what they mean ↗.

A street’s line is not an address. For a particular address, use the Environment Agency’s Check your long term flood risk ↗; for a planning site, its Flood map for planning ↗. Flood warnings in force now are on Live now.

The coast

The Environment Agency’s erosion map covers this frontage: 4 stretches of policy unit 4C25 Bulverhythe and Glyne Gap ↗ in the Shoreline Management Plan, whose policy is Hold the line (Maintain/replace) in all three periods, 2005 to 2105: “Where protection is currently provided by coastal defence structures or managed beaches, and the intention is to retain a defence along approximately the current alignment. This will involve replacing defences when needed. Defence type, method and standard of protection may be modified over time.”

Part of Bexhill Road’s line is inside the map’s No Future Intervention zone to 2105, and none of it inside the zone to 2105 with the plan delivered.

The figures are the width of the map’s erosion zone, inland from today’s shoreline, on the Higher Central allowance. In the Agency’s words: “Two periods: Medium Term (up to 2055) and Long Term (up to 2105).” “Two management scenarios: With Shoreline Management Plans delivered and No Future Intervention.” “Three climate scenarios: Present Day climate (2020), Higher Central allowance and Upper End allowance. The two allowances use sea level rise data from UKCP18 RCP8.5 70th and 95th percentiles respectively.” “All distances are cumulative over time and given in metres.”

The data and associated information are intended for guidance only - it cannot provide details for individual properties.

The data shows areas of land likely to be at erosion risk but does not show the precise future position of the shoreline.

Erosion may happen faster or slower than what we show, and risk may change over time.

The Environment Agency’s warnings on its erosion map, from its description of the data ↗.

The coast and its plan, unit by unit · On the map

Protected nature

No Site of Special Scientific Interest, Special Area of Conservation, Local Nature Reserve, ancient woodland or country park is within about 100 m of Bexhill Road’s line, and it is outside the High Weald National Landscape. Protected nature in Hastings

Flood zones: © Environment Agency copyright and/or database right 2025. Open Government Licence v3.0. Fetched 2026-10-12.

Coastal erosion and the Shoreline Management Plan: © Environment Agency copyright and/or database right 2025. © Environment Agency copyright and/or database right 2015. Open Government Licence v3.0. Fetched 2026-10-12.

Protected sites: © Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026. Open Government Licence v3.0. Fetched 2026-10-12.

Street lines © OpenStreetMap contributors.

Comments on the application

The council’s file counts 1 comment from the public: 1 objection, 0 in support (as it stood on Wed 14 Oct 2026).

Who the council consulted

The bodies and officers the file lists as consulted, with the day each was asked.

Consultee responses on the file

Responses filed as consultee comments, named as the file names them, with the day each was published. What they say is in each document on the council’s file.

Is a comment public?

The council’s page on commenting says: “All comments will be made available to view online and will be treated in accordance with our privacy policy. Comments will be redacted where they contain personal information or are inappropriate in their content.” It also says: “Please note that we do not accept anonymous comments.” Commenting on an application, on the council’s site ↗ (read 13 October 2026).

We count the comments on the council’s file. We never copy a commenter’s name, address or words, and we don’t list who objected: that is on the file.

Similar applications nearby

Other applications of the same kind (new homes) on Bexhill Road or in West St Leonards ward, decided ones first, since our record starts on 21 April 2026. A refusal is marked; its reasons are in the decision notice on the council’s file. Each application is decided on its own facts.

Elsewhere in West St Leonards

If you think work doesn’t match what was approved

The council’s planning enforcement team looks into building work or a use that may not have permission, or may not follow the approved plans or conditions. Its page explains how to report it and which cases it deals with first: planning enforcement on the council’s site ↗

Our planning record starts on 21 April 2026, from the council’s weekly lists of new and decided applications. We list the site, the proposal, the dates, the decision, the comment counts and a permission’s conditions. We never copy a commenter’s or an individual applicant’s details; an applicant is named only when it is an organisation we can match exactly to a council, a registered charity or a company on Companies House. Planning is decided by the council, not by us.