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Frequently asked Questions

Background and planning context

Design

Transport, Parking and Highways

Infrastructure

Heritage

Ecology, Landscaping and Drainage

Sustainability

Construction

Background and planning context

When did Redrow purchase the Hesmonds Stud site?

Redrow began the process of purchasing the development site in early 2020. Redrow has exchanged contracts and therefore has an interest in the land. 

Will this impact the ongoing judicial review process?

Two procedural matters associated with the outline planning consent are now subject to a judicial review. The review is examining the way the outline decision was reached, and not the merits of the decision itself. This process is ongoing and will not be impacted by the submission of a full planning application.

If the judicial review is successful, will your full planning application be impacted?

No. A full planning application is the most detailed planning application that can be submitted and does not require the approval of an outline planning application first. The full planning application is entirely new and separate from all previous applications and will be considered as such by Wealden District Council.

Hundreds of people objected to this development and no notice was taken of our concerns.

Redrow understands that many local people submitted objections to the outline planning application. Before preparing our draft proposals and starting a public consultation exercise, we reviewed the representations submitted. The local planning authority also carefully considered the representations made by local residents before coming to a decision on the outline planning application, just as it does for comments made by statutory consultees like the highway authority.

While the outline planning permission is subject to a judicial review, Redrow has now submitted a full planning application. Before submitting this application to the local planning authority, we met with local residents, stakeholders and council planning officers to hear feedback on our plans. A public drop-in consultation event was held at East Hoathly Village Hall on 10 November 2021.

All comments submitted during the consultation process were carefully reviewed by the project team. There will also be a further opportunity to comment as part of the Council’s statutory consultation process.

Is there really a need for this much housing in our area?

Tackling the under-supply of housing in England – a briefing paper published by the House of Commons Library in January 2021 – explains that the number of new homes needed in England is estimated to be up to 345,000 per year. The Government’s target is to supply 300,000 new homes per year by the mid-2020s. This is to accommodate new households that are forming, and to help address a backlog of existing need for suitable housing.

Tackling the under-supply of housing in England suggests that the need for more housing can be seen in a variety of ways:

Wealden District Council is required to identify suitable locations to provide new homes and infrastructure.

What about the 3,000 new homes coming forward on land nearby?

Redrow is preparing to submit a full planning application seeking permission for the creation of 205 new homes, on the land identified within our planning application.

Whilst Redrow is aware of local press reports regarding the promotion of new homes in the area, no further information has yet been put into public domain. Should any such material be put into the public domain, this will be done by Wealden District Council following submission to them by the landowner’s agents, as part of the local plan process.

Who did you consult?

In late October, a postcard invitation was distributed, using Royal Mail, to residents and businesses located within East Hoathly (433 addresses in total). Email correspondence was also issued to all those who registered their interest in the consultation process earlier this year.

Redrow is also engaging with local stakeholders, including East Hoathly with Halland Parish Council, district councillors, and Village Concerns.

Redrow’s consultation activities have been documented in a Statement of Community Involvement, which was submitted as part of the full planning application. The Statement sets out the consultation activities undertaken and summarises the feedback received.

Will you be updating surveys, or re-using those from 2016?

Some of the technical information submitted as part of the full planning application has been updated. This includes ecology and arboricultural surveys, which are affected by seasonality and changes in conditions since the last surveys were undertaken. Some surveys, such as traffic, may not require an update. This is because the period elapsed between the previous surveys and our submission is not expected to have seen a noticeable change in data.

Redrow’s project team regularly engages with relevant counterparts, who will be asked to review our application. If new surveys are required, they will be undertaken.

There is an existing Section 106 legal agreement in place which prevents development on this land. Won’t this prevent you from delivering your proposals?

Planning permission (WD/2011/1560/MAJ) was granted on 25th November 2011 to allow continued use of Hesmonds Stud for equestrian activities, as well as ancillary equestrian-related development. This permission applies to the whole Hesmonds Stud, not just the site which is subject of Redrow’s full planning application.

An application (WD/2020/2660/PO) has been submitted which seeks to discharge the 2011 Section 106, which forms part of the WD/2011/1560/MAJ. In essence, this seeks to remove the restriction imposed which only allows equestrian-related development. The application awaits determination.

I have found a Screening Opinion planning application on the Wealden District Council website for this site. What does it mean?

Before submitting a full planning application, it is helpful for developers to submit a request for screening opinion. This is to find out if their project will have significant effects on the environment and therefore require an Environmental Impact Assessment (EIA) to be submitted as part of their full planning application.

We submitted a Screening Opinion planning application in January, prior to submitting our full planning application, to confirm that we would not need to submit an EIA as part of our full planning application. Wealden District Council has agreed that an EIA is not required as part of our full planning application.

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Design 

How many homes are proposed?

Our proposals will deliver 205 new homes, of which 35 per cent (72) will be affordable.

What is the proposed mix of homes?

The proposed development will deliver homes in various sizes, including 15 one-beds, 62 two-beds, 55 three-beds, 59 four-beds and 4 five-beds, complemented by 10 self-build plots.

Within this mix, 72 affordable homes are proposed. These include all of the 15 one-beds, 34 of the two-beds, 19 of the three-beds and 4 of the four-beds.

Are there any self-build homes proposed?

Yes, there will be opportunities for 10 self-build homes.

What has changed from the indicative masterplan approved at outline stage?

Redrow has identified several opportunities to improve the existing indicative masterplan. These include:

Will homes have access to fibre broadband?

Redrow is working with Openreach to ensure fibre broadband is available to every new home. This is likely to be fibre to the premises, or FTTP, the fastest and most reliable service available.

Will street lighting be sensitive, given the proximity of your site to protected areas?

Should planning consent be granted, the Council will impose several conditions on the permission. Some of these conditions will require additional information to be submitted, and lighting plans will likely be one of these. The lighting plans will be guided by the location of trees and the extent of adoptable roads. A lighting strategy for biodiversity may also be required.

Is a pedestrian link proposed along London Road? If so, will the creation of a pavement require the removal of existing landscaping?

A pedestrian link connecting the site to the village centre is proposed. After reviewing feedback submitted by local residents, the location of the footpath was examined in closer detail. The project team’s review concluded that, as a result of hedgerow removal required to facilitate visibility splays for the site access, the relocation of the pedestrian link would not provide an opportunity to maintain any additional hedgerow.

Replacement mixed native species hedgerows, and hedgerow trees, will be planted behind the proposed visibility splays of the new access roads into the site. There are also good opportunities to plant extensive new hedgerows and trees elsewhere within the site, along fencelines and boundaries, around public amenity areas and along footpaths. Species will include hawthorn, oak, field maple, dogwood, holly, hazel, hornbeam, elder, dog rose and apple. These will contribute important linear wildlife habitats to the scheme.

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Transport, Parking, and Highways

Our village can’t cope with this amount of additional traffic.

Our planning application will be accompanied by a transport assessment, which will in turn be assessed by the highway authority (East Sussex County Council). Before a decision is made, the Council will consult with the highway authority to ensure there are no concerns regarding the impact of our development on the local network.

How many parking spaces will be provided?

Redrow provides on-plot parking to serve the new homes it builds. The provision of parking associated with each property relates to the size of the home and accords with planning guidance provided by the local authority. There will also be designated visitor parking spaces, spread throughout the development, to enable visitors to park.

The UK is a multi-car society and private car ownership cannot be restricted, although people can be encouraged and supported to reduce their reliance on cars.

Redrow designs developments so that they are easy to get around. If residents are visiting nearby amenities and attractions, or just enjoying some fresh air; many places can be reached either on foot or by bike so that using a car isn’t a necessity. The company also shares information with residents about the availability and accessibility of public transport services.

In this case, our draft masterplan will provide 432 parking spaces, plus garages. 40 of these spaces are allocated for visitors.

How large will the garages be?

Single detached garages are approximately 3 metres wide by 6 metres deep internally. Double detached garages are approximately 5.85 metres wide by 5.64 metres deep internally.

Single integral garages are generally circa 3 metres wide by 5.8 metres deep internally. Double integral garages are generally circa 5.1 metres wide by 5.2 metres deep internally.

What are your plans for the Waldron Road access?

This access will be for pedestrians and emergency service vehicles only.

Will the public right of way through the site be retained and/or altered?

The existing public right of way will broadly follow its existing route. However, it will need some minor adjustments to its alignment across the frontage to London Road, and where it curves north within the site.

How will you ensure that the junction between London and Waldron Roads is not congested, as it already is, often with HGVs. Will a relief road be considered?

Redrow will be submitting a transport assessment as part of the full planning application. The assessment will incorporate traffic data from surrounding roads, helping to inform the transport strategy for the proposed development.

Our application will be considered carefully by the local highway authority, East Sussex County Council, who will determine whether the development is acceptable in this respect.

Before construction work commences, Redrow will prepare a Construction and Environmental Management Plan (CEMP), which provides detailed information about the management of a wide range of issues including parking, deliveries, storage and security. The CEMP also sets out the measures that will be taken to mitigate the impacts of development. These will include the provision of agreed travel routes for HGVs, wheel washing facilities, measures to minimise the emission of dust and dirt and steps to control noise and vibration. Dedicated telephone numbers and other methods of communication will also be made available to members of the public so that they are able to raise concerns/lodge complaints.

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Infrastructure

Electrical supply is temperamental here, and our drainage infrastructure is at capacity, resulting in frequent flooding. Has Redrow taken these issues into account?

Utility companies are responsible for planning and managing the resources and infrastructure required to deliver essential services, such as fresh water and sewerage. Utility companies are included in the extensive list of organisations and bodies, defined by statute, which local planning authorities are legally required to consult before reaching a decision on relevant planning applications.

As part of the detailed planning process, Redrow’s specialist contractors will design all the relevant infrastructure required within the site and will seek approval from the relevant service providers and industry regulators before this infrastructure is delivered. Redrow will then liaise with the service providers to facilitate and coordinate connections.

The surface water drainage is designed in full accordance with national and local planning policy guidance, which promotes the full use of SuDS. (Sustainable Urban Drainage Systems). Rainwater falling on the site will be collected via gullies and permeable paving and directed to three separate ponds.

The flow from the ponds into existing watercourses will be restricted to greenfield runoff rates, which will be less than the existing flows from the fields to anything more intense than a 1 in 5-year storm return period. The impact on the downstream ditch running under the driveway to the stud will therefore be less than existing for most storms, which should result in a reduction in flooding incidents. There is capacity in the attenuation ponds for all storms up to the 1 in 100-year mark, including a 40 per cent allowance for the impacts of climate change. In summary, Redrow’s plans ensure there is sufficient capacity, and could lead to an improvement upon the current drainage circumstances on-site.

The ponds will provide storage volume in the event of a significant storm. Flow from the site will be restricted via the outfalls from the ponds with flow control devices which will prevent the rate of runoff into the local watercourse exceeding the pre-development rates. There will be a reduction in flows from the site from the current rate on many peak storm events. As the site falls steadily northwards, there is no chance of the site affecting any surface water drainage to the south, where we understand there are currently issues.

The foul drainage system will be collected on site and pumped up to the Southern Water sewer in London Road at a rate to be agreed with Southern Water. Redrow will work with Southern Water regarding the infrastructure capacity and build programme.

Local services are already under pressure, including our local school and GP surgery.

All developers are required to make financial contributions to mitigate the impact of new developments. The development at Hesmonds Stud will generate large financial contributions towards local infrastructure improvements. The vast majority of this will be secured by the Community Infrastructure Levy (CIL), which is expected to total approximately £4,300,000.

Redrow will also be required to enter into a Section 106 Agreement with the local authority. This is expected to secure 72 affordable homes, including a mix of affordable rent and shared ownership, approximately £250,000 towards sports and play facilities, more than £60,000 towards public transport and other financial contributions towards open space management.

Following the public drop-in exhibition, Redrow met with East Hoathly Parish Council. The Parish Council highlighted its ambitions to improve local infrastructure, and Redrow has made clear that it is keen to support these objectives where possible.

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Heritage

How do your plans seek to limit any impact on the conservation area and nearby listed buildings?

Our site lies to the north and west of the East Hoathly Conservation Area, which includes many listed buildings. There are also three listed buildings to the east of the site. The setting and significance of these heritage assets has been considered carefully in our proposals. Measures taken include:

A heritage assessment has been submitted as part of the planning application.

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Ecology, landscaping and drainage

I am concerned about the harm to wildlife living on the site.

All of Redrow’s new developments have plans in place to conserve and enhance wildlife and habitats as much as possible. Before construction begins, a Landscape and Ecology Management Plan will be submitted to the Council for approval. The plan will set out strategy for protecting and enhancing biodiversity.

Work will be undertaken to protect and enhance existing natural features, helping new development to bed-in to its local surroundings.

Redrow also identified opportunities to join-up existing habitats, enabling wildlife to move through the area safely.

Redrow recognises that protecting and enhancing biodiversity on all developments provides benefits to colleagues, customers and communities. The company has developed a strategy, in partnership with the Wildlife Trusts, to help ensure this is done in a meaningful and consistent way. Redrow’s recent initiatives include developing “Hedgehog Highways”. The scheme provides a simple way of making gardens hedgehog friendly, by introducing small squared marked holes into new garden fences to allow hedgehogs to move freely between gardens whilst they forage for food and mates.

Our proposals will seek to deliver biodiversity enhancements wherever this is possible.

The site is bordered by a section of ancient woodland – how do your proposals take this into account?

The proposals include a green buffer between the development and the ancient woodland, which also functions as an area of public open space.

The addition of more pets and domestic animals in the area will affect local wildlife.

Landscape buffers, which are incorporated in several locations around the site, including around the ancient woodland, provide a natural deterrence to domestic pets travelling into surrounding areas.

What is happening to Long Pond?

Long Pond will be retained as part of the proposals and is included within our red line boundary. No homes are proposed in this location.

Will you be retaining existing hedgerows on the perimeter of the site?

In order to facilitate safe vehicular access to the development site, the highway authority (in this case East Sussex County Council) require suitable visibility splays at the site entrances. Whilst Redrow’s proposals seek to retain as much existing landscaping as possible, there is a requirement to remove approximately 340 metres of existing hedgerow along London Road, to ensure we meet the highway authority’s regulations. These access arrangements have not been altered from the outline planning application, which the highway authority was consulted on, and was approved by the local planning authority.

Of course, where existing landscaping is to be removed, our landscaping strategy ensures that suitable replacement planting is identified where appropriate. Along the London Road frontage, replacement dense mixed native species hedgerows, and hedgerow trees, will be planted behind the proposed visibility splays of the new access roads into the site. Alongside the dense mixed native species, other species – such as field maple, hazel, dogwood, dog rose, holly and hornbeam – will be planted behind the visibility splays. A number of oak trees will also be included. This approach will contribute important linear wildlife habitats to the scheme.

There are also good opportunities to plant extensive new hedgerows and trees elsewhere within the site, along fencelines and boundaries, around public amenity areas and along footpaths. Species will include hawthorn, oak, field maple, dogwood, holly, hazel, hornbeam, elder, dog rose and apple.

Where it has been possible to retain existing landscaping on site, our landscape masterplan has sought to achieve this. Existing planting will be reinforced, for example on the western boundary, as well as to the rear of Thomas Turner Drive.

Many of the existing trees and hedgerows within and on the perimeter of the site are to be retained and incorporated into the design, and subsequent management, of the landscape. There are some less attractive conifer species on the site – our proposals provide an opportunity to replace this with more suitable trees species.

Redrow is confident that its landscaping and biodiversity strategy for the wider site will deliver improvements upon the existing features.

The site is frequently waterlogged, particularly the area near the protected woodland. How will you manage surface water run-off?

Redrow has submitted a drainage strategy to accompany the planning application. A key feature of this will be the provision of sustainable urban drainage systems (SuDS), to efficiently manage surface water run-off, as well as providing new aquatic habitats for wildlife.

Will the recently passed Environment Act impact the proposals?

Prior to the introduction of the Environment Act, Redrow was already seeking to deliver a net biodiversity gain on the site. In 2020, the Company launched its ‘Nature for People’ biodiversity strategy, established as part of its long-standing partnership with The Wildlife Trusts.

As residents would expect, Redrow’s project team monitored the passage of the Environment Bill closely prior to its enactment. As such, the proposals already seek to deliver a net biodiversity gain on the site, in line with the requirements of the Act.

Our proposals for a green buffer between the development and adjacent ancient woodland accord with the parameters set out in the Act.

How many trees, shrubs, and hedgerows are included in the plans? Is there scope to plant more?

Landscaping is at the heart of Redrow’s design philosophy for the Hesmonds Stud site.

Is there scope to include allotments on site?

There are no current plans to include allotments within the site. During our pre-application discussions with the Council the categorisation of open space was discussed and there was no request to include allotments.

How will you sustain a low level of light pollution in the area?

The local planning authority is likely to regulate the types of lighting proposed by way of a planning condition. This means that, should planning permission be granted, Redrow will also be obliged to comply with any conditions attached to the permission.

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Sustainability

Are Redrow homes timber-framed?

Redrow employs traditional construction methods for most of the homes it builds. This means brick and blockwork with timber joists. Our market research indicates that this remains the most popular option for customers.

However, market trends and sustainability targets mean Redrow is constantly looking at ways to meet new demands. For example, at Hesmonds Stud, it may be the case that our show homes and affordable homes – which include homes for affordable rent and shared ownership – will be constructed using timber-frames.

Timber-frames offer several advantages, not least the ability to get homes built more quickly. Whilst groundworks are undertaken on site, the timber-frames can be constructed in a controlled setting off-site, delivered when ready, and installed using machinery. The affordable homes built will ultimately be managed by a registered provider of social housing, who typically welcome the increased speed of delivery and the sustainability benefits of timber-framed construction.

Will the new homes be sustainable?

As the UK moves towards a net zero future, the Government is consulting with the construction industry and other stakeholders on changes to existing buildings regulations. The changes would help to ensure that new homes generate fewer carbon emissions, and whilst full details are yet to be confirmed, it is expected that new building regulations will be adopted in 2022.

Whilst the changes to building regulations are yet to come into effect, Redrow is already committed to delivering sustainable new communities, through a combination of design and masterplanning principles. These include a fabric first approach to the development of new homes, encouraging the use of sustainable transport by providing electric car charging points and cycleways, as well as pursuing landscape-led masterplans which help to deliver improvements to biodiversity. These principles are at the heart of our plans for Hesmonds Stud.

In advance of the Government’s introduction of an updated set of building regulations in 2022, Redrow’s sustainability team is reviewing the Company’s current building specifications, with a view to exploring the changes which may be required to ensure our homes meet the updated standards. This work involves researching and trialling new technologies, design features and material choices.

Given our indicative timetable for the delivery of Hesmonds Stud, it is possible that some of these specification changes will be introduced into the development. More information will become available once the Government’s changes to the building regulations are finalised.

What heating system will the new homes use?

Redrow is still considering how the homes at Hesmonds Stud will be heated; this could be via LPG, ground source heat pumps, air source heat pumps or through a combination of methods. There is no requirement for new homes to come with photovoltaic panels (PV) as standard, however, Redrow does offer this as an option on most developments. In 2020, almost a third of Redrow homes were connected to a form of low-carbon heating or renewable energy source, such as PV panels.

Will you be providing electric vehicle charging points?

Redrow will provide electric vehicle (EV) charging points to every home, with dedicated parking as standard. For the apartments, parking courts will feature charging columns for communal use. The capacity of existing substation infrastructure is also being considered as part of the planning process.

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Construction

How does Redrow plan ensure local people are not impacted by the construction and building work as the development progresses?

As with any construction project, unfortunately, there is likely to be a period of disruption for local residents. However, Redrow is employs high standards of construction practice, and will be working to a detailed Construction and Environmental Management Plan (CEMP) during the construction phase.

The CEMP will set out the measures that will be taken to mitigate the impacts of development, such as limiting the hours of construction, employing dust control systems, and measuring vibration levels. The CEMP will be submitted to the local planning authority, Wealden District Council, for approval.

Are the homes you build of quality?

Redrow was awarded a coveted five-star customer satisfaction rating by the Home Builders Federation 2021 survey. 92 per cent of our customers say they’d recommend Redrow to a friend. 

As a housebuilder with an award-winning range of homes and a passion for delivering exceptional schemes, we always react quickly where an issue with a property is identified.

When is construction expected to start?

Subject to planning permission being granted, Redrow hopes to begin construction in the autumn of 2022.

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Redrow has exchanged contracts and therefore has an interest in the land. At the time of the consultation, the exchange process was well underway but had not been concluded.