The latest work on the review of the Rye Neighbourhood Plan was discussed at Rye Town Council on Monday, July 28. The plan’s author, Dr Anthony Kimber, explains what has changed and looks at the latest on planning policy and proposals for hundreds of new homes in Rye.
The neighbourhood plan
Rye Town Council has updated its website to reflect recent progress. The site shows the reviewed neighbourhood plan alongside a “red ink” version which reveals the text that has been revised. The latter is further explained in a new “Statement of Modifications”. The plan draws on a site reassessment document which lists all sites with potential for development and has been discussed recently with Rother planners. As Rother district is under pressure from government to lift target housing numbers, Rye has had to explore raising its numbers by around 20% but have chosen to do that by focusing on certain sites already allocated in the neighbourhood plan. It should be emphasised that the plan framework and much of its policy remains unchanged from 2019 and as agreed by Rye Town Council.
In meetings with other planners, Rye has made a strong case for limited increase to housing numbers, because of all the known constraints: flood risk and climate change sea level rise, environmental protections and its historic environment. We have argued that by accepting higher density on the existing allocated sites, Rye could absorb some increases, but to do otherwise would mean encroaching on to the flood plain and / or environmentally protected land. Naturally higher density means more vehicles (aggravated parking situation?) and more demand on services and utilities. Therefore planning for the future needs careful coordination with professional partners.
All the papers are on the Rye Town Council website. At its meeting, the council agreed that we could press on with the review.
Rother District Council will handle the next stage, after which the reviewed plan will go back to the examiner, who will decide whether the changes and updates mean another referendum. For those with any particular issues, the next stage presents another opportunity to make representations.
Higher level developments
Meanwhile Rye is striving to keep in step with strategic developments elsewhere: new planning policy at both government and district level and proposed English devolution.
The revised National Planning Policy Framework (2024) sets the upper level of planning policy to which all other plans have to conform. There are multiple changes which reverse much of previous government’s stance on matters such as green belt and the so-called grey belt (neither apply to Rye) but importantly a significant increase (by on average 20%) to mandatory housing targets. Rye has planned to conform to this.
Rother District continues to work on its own local plan. What is emerging is linked below. Rye has to conform to this policy and therefore remains in close contact with Rother planners.
Readers will recall that on January 9, Brighton and Hove, with East and West Sussex county councils opted to progress work towards a regional structure of the existing authorities, probably overseen by an executive mayor. One of the responsibilities of any new “devolved” organisation would be housing and planning. Rye Town Council has a working group considering the likely impacts of the English devolution proposals. Any outcome will probably change the planning structure, particularly if Rother district closes.
Emerging details remain uncertain, particularly about how a new planning structure might operate and how it might deliver homes and related infrastructure any better or faster than at present. As part of this work, all the land in the public domain, which is owned and managed by the local authorities, will be reallocated. Who will receive this and how will it affect the Rye Neighbourhood Plan remains unclear. Readers with any interest in this aspect should make representation to the town council.
It is already clear that if successful planning proposals increase, supply lines will have to be improved to meet the greater requirement for building. Some ask: are there enough construction workers, bricklayers and roofers – along with manufacturers and installers of specialist equipment – to deliver a significant increase in volume?
Local proposals
Because of the lack of space, other constraints and high land prices, developers operating in Rye have difficulty seeking agreement for the detail of development proposals allocated in the Rye plan. Invariably, to maximise profit they push to seek maximum numbers of dwellings. On grounds of poor viability (profit), they can argue to be relieved from the “burden” of including affordable homes – most important for those working in the hospitality, education and care industries – as has happened at the lower school site off Ferry Road.
These are proposals coming forward:
The triple proposal – Aldi, homes for the elderly and open market homes – by Decimus for Winchelsea Rd West (former Jempson’s Yard) is now in the final phase of being considered. There is a lot of detail in the hundreds of documents on traffic, drainage, flood risk, environmental impact, design and approaching 400 representations, many in support, from the community. The 1,865 sqm of shopping space fulfils the Rye target of 1,675 sqm target allocated in the Rother Local Plan. Rye Town Council remains concerned that there are 43 retired living apartments, but no affordable homes.
Martello developments have three viable proposals, but the fine detail is awaited, particularly on affordable homes and future accommodation for the Rye Creative Centre. A meeting between the town council and the developer is being sought to discuss the latest intentions.
The emerging Rye Community Land Trust is considering ways to build affordable / social homes for those on minimum wages. This is quite a challenge with the high land prices in Rye, but it is considering potential partnerships and support from the local authority and East Sussex County Council while the latter remains. Ongoing work is producing several potential projects within the neighbourhood plan. These will be reported in due course through Rye Town Council.
Little has been heard recently from Plutus Rye which has proposed 88 dwellings on the former lower school site, off Ferry Road. There are major issues with any development on the site, space, parking, flood risk, protected trees, proximity to the railway line and access, all of which are causing delays.
There are several other small developments under way. The so-called Grist Mill structure on Winchelsea Road, which has been the subject of many adverse comments for several years, is now being refurbished by RX Architects to provide offices for themselves and other space for rent. Further along Winchelsea Road, to the south, Premier Convenience Stores plan to take over the former gymnasium. There is talk of more permanent development of the adjacent buildings.
Other smaller proposals include the refurbishment of the former Rye Club, the developments in Tower Street and on the Strand and the possibility of saving the former Methodist Church for community use.
Other engineering works
At the confluence of three rivers affected by tidal waters and surrounded by ground with often high water levels, work to better defend against flood risk is always likely to be progressing somewhere around Rye.
The work on the Eastern Rother Tidal Walls scheme continues with an estimated completion of autumn 2025. Aggravated by more frequent bouts of extreme rainfall, land instability in places around Rye such as parts of the escarpments of the Citadel, Cadborough Cliff and Military Road, remains of concern. In the aftermath of recent slips in the area opposite the North Salts, there is some significant engineering work under way to better secure the top surface and vegetation.
In conclusion
Having an up-to-date neighbourhood plan continues to be the best way that Rye can agree a framework in which development can take place in a sustainable way that can be influenced by the community. There is some reassurance that nothing emerging from government suggests that neighbourhood plans would be dropped any time soon.
Image Credits: KT Bruce , Anthony Kimber , Martello/RX Architects .
There was also someone camping in a red tent overnight on Tuesday on The Salts!
An interesting photo of the Rye fishing fleet (or what’s left of it) the photo not that old, but most of the fishing boats in the picture are no longer there having been sold. At the last count up there is only 7 fishing boats left at Simmons Quay (the fish market) all now with a very aging work force and no younger ones taking the job up as a fisherman!