Hodsons Mill Northbridge Street, Robertsbridge, TN32 5NY Data via plota.co.uk

Proposal

Hybrid planning application comprising: (1) Full planning permission and Listed Building Consent for works including the demolition of the Grade II listed Oast House and the construction of a new building on its site incorporating retained or reused historic fabric to provide residential dwellings; together with the conversion of the existing mill building (a non designated heritage asset) to provide residential dwellings, with the ground floor accommodating either community, commercial, or retail floorspace; and the formation of the primary vehicular and pedestrian access, associated highway works, floodplain compensation, and enabling infrastructure; and (2) Outline planning permission (with all matters reserved except access) for residential dwellings, together with access, landscaping, drainage, and public open space Data via plota.co.uk

View original council record ↗Last checked

Application progress

✓
Received
11 May 2026
✓
Validated
27 May 2026
Decision
Expected by 26 Aug 2026

Under consideration

No decision has been issued yet. Plota predicted a decision around 9 Oct 2026; it is now day 135.

Documents 127

Statements & assessments 46

PDF Flood-Risk-Assessment-and-Drainage-Strategy-Part-3 Supporting Information · 13 May 2026 View ↗ PDF Flood-Risk-Assessment-and-Drainage-Strategy-Part-2 Supporting Information · 13 May 2026 View ↗ PDF Flood-Risk-Assessment-and-Drainage-Strategy-Part-1 Supporting Information · 13 May 2026 View ↗ PDF Geotechnical-and-Geoenvironmental-Risk-Assessment-Part-2 Supporting Information · 13 May 2026 View ↗ PDF Geotechnical-and-Geoenvironmental-Risk-Assessment-Part-1 Supporting Information · 13 May 2026 View ↗ PDF Flood-Risk-Assessment-and-Drainage-Strategy Supporting Information · 13 May 2026 View ↗ PDF Flood-Risk-Assessment-and-Drainage-Strategy-Part-7 Supporting Information · 13 May 2026 View ↗ PDF Flood-Risk-Assessment-and-Drainage-Strategy-Part-6 Supporting Information · 13 May 2026 View ↗ PDF Flood-Risk-Assessment-and-Drainage-Strategy-Part-5 Supporting Information · 13 May 2026 View ↗ PDF Flood-Risk-Assessment-and-Drainage-Strategy-Part-4 Supporting Information · 13 May 2026 View ↗ PDF Health Impact Assessment Supporting Information · 11 May 2026 View ↗ PDF Transport Assessment Supporting Information · 11 May 2026 View ↗ PDF Lighting Baseline Assessment Supporting Information · 11 May 2026 View ↗ PDF Ecology and Landscape Management Plan Supporting Information · 11 May 2026 View ↗ PDF Ecological Desk Study Supporting Information · 11 May 2026 View ↗ PDF Landscape Assessment Supporting Information · 11 May 2026 View ↗ PDF East Sussex Landscape Character Assessment Supporting Information · 11 May 2026 View ↗ PDF BNG report Supporting Information · 11 May 2026 View ↗ PDF Otter and Water Vole Survey Report Supporting Information · 11 May 2026 View ↗ PDF Reptile Survey Report Supporting Information · 11 May 2026 View ↗ PDF Aboricultural Impact Assessment Supporting Information · 11 May 2026 View ↗ PDF Habitat Survey Report Supporting Information · 11 May 2026 View ↗ PDF Historic Baseline Assessment Supporting Information · 11 May 2026 View ↗ PDF Invertebrate Survey Report Supporting Information · 11 May 2026 View ↗ PDF Dormouse Survey Supporting Information · 11 May 2026 View ↗ PDF Bat Survey Supporting Information · 11 May 2026 View ↗ PDF Archaeological Desk Based Assessment Supporting Information · 11 May 2026 View ↗ PDF Geotechnical and Geoenvironmental Risk Assessment Supporting Information · 11 May 2026 View ↗ PDF Air Quality Assessment Supporting Information · 11 May 2026 View ↗ PDF ES-Appendix-12_1-Flood Risk Assessment and Drainage Strategy Part-6 Supporting Information · 11 May 2026 View ↗ PDF ES-Appendix-12_1-Flood Risk Assessment and Drainage Strategy Part-5 Supporting Information · 11 May 2026 View ↗ PDF ES-Appendix-12_1-Flood Risk Assessment and Drainage Strategy Part-4 Supporting Information · 11 May 2026 View ↗ PDF ES-Appendix-12_1-Flood Risk Assessment and Drainage Strategy Part-3 Supporting Information · 11 May 2026 View ↗ PDF ES-Appendix-12_1-Flood Risk Assessment and Drainage Strategy Part-2 Supporting Information · 11 May 2026 View ↗ PDF ES-Appendix-12_1-Flood Risk Assessment and Drainage Strategy Supporting Information · 11 May 2026 View ↗ PDF ES-Appendix-12_1-Flood Risk Assessment and Drainage Strategy Part-7 Supporting Information · 11 May 2026 View ↗ PDF ES-Appendix-12_1-Flood Risk Assessment and Drainage Strategy Part-1 Supporting Information · 11 May 2026 View ↗ PDF ES-Appendix-11_1-Geotechnical and Geoenvironmental Risk Assessment Part-2 Supporting Information · 11 May 2026 View ↗ PDF ES-Appendix-11_1-Geotechnical and Geoenvironmental Risk Assessment Part-1 Supporting Information · 11 May 2026 View ↗ PDF ES-13-Transportation Supporting Information · 11 May 2026 View ↗ PDF ES-09-Noise and Vibration Supporting Information · 11 May 2026 View ↗ PDF ES-07-Biodiversity Supporting Information · 11 May 2026 View ↗ PDF Walking Cycling and Horse Riding Assessment Review Supporting Information · 11 May 2026 View ↗ PDF Statement of Community Involvement Supporting Information · 11 May 2026 View ↗ PDF Planning Statement Supporting Information · 11 May 2026 View ↗ PDF Energy Statement Utilities Strategy and Sustainability Statement Supporting Information · 11 May 2026 View ↗

Consultation & comments 10

PDF Commenter’s name hidden Show Planning Document Public · 24 Jun 2026 View ↗
PDF Commenter’s name hidden Show Planning Document Public · 23 Jun 2026 View ↗
PDF Commenter’s name hidden Show Planning Document Public · 22 Jun 2026 View ↗
PDF Commenter’s name hidden Show Planning Document Public · 17 Jun 2026 View ↗
PDF Commenter’s name hidden Show Planning Document Public · 11 Jun 2026 View ↗
PDF Commenter’s name hidden Show Planning Document Public · 10 Jun 2026 View ↗
PDF Commenter’s name hidden Show Planning Document Public · 4 Jun 2026 View ↗
PDF Commenter’s name hidden Show Planning Document Public · 3 Jun 2026 View ↗
PDF Natural England Consultation Correspondence In · 11 May 2026 View ↗ PDF Rother District Council Consultation Supporting Information · 11 May 2026 View ↗

Other documents 53

PDF Newspaper Public Notice Press Notice · 5 Jun 2026 View ↗ PDF Hodsons-Mill-DAS-11of15 Supporting Information · 14 May 2026 View ↗ PDF Hodsons-Mill-DAS-10of15 Supporting Information · 14 May 2026 View ↗ PDF Hodsons-Mill-DAS-15of15 Supporting Information · 14 May 2026 View ↗ PDF Hodsons-Mill-DAS-8of15 Supporting Information · 14 May 2026 View ↗ PDF Hodsons-Mill-DAS-4of15 Supporting Information · 14 May 2026 View ↗ PDF Hodsons-Mill-DAS-3of15 Supporting Information · 14 May 2026 View ↗ PDF Hodsons-Mill-DAS-7of15 Supporting Information · 14 May 2026 View ↗ PDF Hodsons-Mill-DAS-6of15 Supporting Information · 14 May 2026 View ↗ PDF Hodsons-Mill-DAS-2of15 Supporting Information · 14 May 2026 View ↗ PDF Hodsons-Mill-DAS-1of15 Supporting Information · 14 May 2026 View ↗ PDF Hodsons-Mill-DAS-14of15 Supporting Information · 14 May 2026 View ↗ PDF Hodsons-Mill-DAS-13of15 Supporting Information · 14 May 2026 View ↗ PDF Hodsons-Mill-DAS-9of15 Supporting Information · 14 May 2026 View ↗ PDF Hodsons-Mill-DAS-5of15 Supporting Information · 14 May 2026 View ↗ PDF Hodsons-Mill-DAS-12of15 Supporting Information · 14 May 2026 View ↗ PDF Outline Lighting Strategy Supporting Information · 11 May 2026 View ↗ PDF Photomontages Photographs · 11 May 2026 View ↗ PDF Production of Photomontages Supporting Information · 11 May 2026 View ↗ PDF Waste Management Supporting Information · 11 May 2026 View ↗ PDF Technical-Note-on-Proposed-Scope-of-the-ES Supporting Information · 11 May 2026 View ↗ PDF Meeting Minutes Supporting Information · 11 May 2026 View ↗ PDF RDC Correspondence Correspondence In · 11 May 2026 View ↗ PDF High Weald Character Mapping Supporting Information · 11 May 2026 View ↗ PDF NCA Profile Supporting Information · 11 May 2026 View ↗ PDF Historic Building Record Supporting Information · 11 May 2026 View ↗ PDF Great Crested Newt Report Supporting Information · 11 May 2026 View ↗ PDF Breeding Bird report Supporting Information · 11 May 2026 View ↗ PDF Appendices Contents Supporting Information · 11 May 2026 View ↗ PDF Plant List Table Supporting Information · 11 May 2026 View ↗ PDF Traffic Data Tables Supporting Information · 11 May 2026 View ↗ PDF OAsthouse Structural Report Supporting Information · 11 May 2026 View ↗ PDF ES-03-The Site Supporting Information · 11 May 2026 View ↗ PDF ES-02-EIA-Methodology Supporting Information · 11 May 2026 View ↗ PDF ES-01-Introduction Supporting Information · 11 May 2026 View ↗ PDF ES-12-Water Environment Supporting Information · 11 May 2026 View ↗ PDF ES-11-Geology and Soils Supporting Information · 11 May 2026 View ↗ PDF ES-10-Air Quality Supporting Information · 11 May 2026 View ↗ PDF ES-08-Historic Environment Supporting Information · 11 May 2026 View ↗ PDF ES-Volume 2 Contents and Glossary Supporting Information · 11 May 2026 View ↗ PDF ES-17-Summary and Conclusions Supporting Information · 11 May 2026 View ↗ PDF ES-16-Climate Change Supporting Information · 11 May 2026 View ↗ PDF ES-15-Lighting and Night Time Supporting Information · 11 May 2026 View ↗ PDF ES-14-Socio-Economics Supporting Information · 11 May 2026 View ↗ PDF ES-06-Landscape and Visual Amenity Supporting Information · 11 May 2026 View ↗ PDF ES-05-Alternatives and Design Evolution Supporting Information · 11 May 2026 View ↗ PDF ES-04-Proposed Development and Construction Programme Supporting Information · 11 May 2026 View ↗ PDF Outline Public Rights of Way Strategy Supporting Information · 11 May 2026 View ↗ PDF Illustrative Masterplan Supporting Information · 11 May 2026 View ↗ PDF Framework Design Guidance Supporting Information · 11 May 2026 View ↗ PDF Technical Summary Supporting Information · 11 May 2026 View ↗ PDF 3D Visuals Photographs · 11 May 2026 View ↗ PDF Additional Info Supporting Information · 11 May 2026 View ↗

All documents on the council site ↗

Associated applications 2

Site constraints 8

12 listed buildings within 150 m of the postcode pin
Nearest: Merry Cottage Millfarm Cottage Plough Cottage, Grade II, about 7 m from the postcode pin · 1 Grade II*, 11 Grade II
The site itself is not listed. Listed building consent is needed for work that affects the special interest of a listed building, inside or out, on top of planning permission. Setting can be a consideration for buildings nearby; there is no fixed radius.
Show all 12 with distances
Historic England ↗
Flood zone 2, rivers and sea
Medium chance: between a 1 in 100 and 1 in 1,000 annual chance from rivers, or 1 in 200 to 1 in 1,000 from the sea. Any development here needs a flood risk assessment. Defences are not counted.
The Environment Agency flood map for planning. Homes in zone 3 must also pass the sequential test. Surface water flooding is a separate map.
Flood map ↗
High Weald National Landscape
Great weight to conserving the landscape; major development restricted.
Previously an area of outstanding natural beauty, which is still the designation in law. Since 2023 authorities must seek to further its purpose, not merely have regard to it.
Robertsbridge & Northbridge Street conservation area
Demolition needs planning permission and permitted development is restricted.
The council must give weight to preserving or enhancing the area's character and appearance. Not every council has published its boundaries as open data.
Council document ↗
Article 4 direction
Town and Country Planning (County of East Sussex) Direction, 1959. Named permitted development rights are withdrawn here.
An Article 4 direction withdraws particular permitted development rights, so work that would normally need no application needs one here. Not every council has published its directions.
Agricultural land, grade 3a
Best and most versatile land (grades 1, 2 and 3a). Source: the Predictive Agricultural Land Classification Map (Defra and Natural England, 2025; the Welsh Government's Predictive ALC Map 2 in Wales), a model rather than a site survey. Natural England's Provisional ALC map (1:250,000, 1970s) agrees.
Where development of farmland is needed, policy prefers poorer land over the best and most versatile (grades 1, 2 and 3a). Three sources: Natural England's post-1988 field surveys, which are definitive where they exist; the Defra predictive map for England (2025) and the Welsh Government predictive map, modelled from the soil map with 3a and 3b split; and the 1970s provisional map, which planners and other services still show, coarser and with grade 3 undivided. Where the provisional and predicted grades disagree, treat the predicted grade as the current estimate and expect an application to carry its own survey.
Habitat network: Network Enhancement Zone 2
Where habitat is joined up enough to work as a network. Context, not a constraint on its own.
Also on the record
Flood defence about 49 m from the postcode pin (natural high ground, designed for a 1 in 5 year flood).
Not affected
Not green belt · No scheduled monument at the site

Checked on 6 October 2026. The pin for this application is the centre of its postcode rather than the building, so distances to nearby designations are measured from the postcode and can be out by the width of the postcode area. Historic England, the Environment Agency, Natural England and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

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Important details

Council
Rother
Application type
Outline Planning Permission
Postcode
TN32 5NY
Received
11 May 2026
Validated
27 May 2026
Parish
Salehurst
Case officer
Show
Target decision
26 Aug 2026
Decision level
Delegated decision
Applicant
Show
Agent
WSP

Decision outlook

Day 135, past the statutory target. 42% of changes of use in Rother are decided within thirteen weeks; extensions of time are common, and the council need not decide on the day. Last seen undecided on 7 Oct 2026.

Day 13579 days past the 56-day target
17%decided within 8 weeks
79%approved
108decided in the last year

Plota live figures for changes of use decided by Rother in the last twelve months, from validation. Rother decision record →

Consultation & key dates

Statutory expiry
26 Aug 2026
Rother
Planning Authority Score
2.5/10
Poor
#252 of 296 councils
Relevant to this application:
Major dwellings

Rother is one of the slowest councils in England for householder decisions, ranking #292 out of 296. The council extends the time limit on 71% of applications - one of the highest rates in England. Expect your application to take longer than the standard deadline. Householder applications are slightly more likely to be approved here (95%) than the national average (90%).

Among the slowest councils in England
for householder decisions
These figures are council-wide context, not a prediction for this application. View full council performance
Rother decision statistics
Based on MHCLG data, the year to March 2026
89%
Overall approval rate
Above avg (87%) #141 of 296
95%
Householder approved
Above avg (90%) #88 of 296
25%
Decided in 8 weeks
Below avg (63%) #292 of 296
71%
Extended time limit
Above avg (41%) #287 of 296
72%
Minor dwellings approved
127 decided (1-9 homes)
89%
Major dwellings approved
9 decided (10+ homes)
86%
Change of use approved
36 decided
739
Total decisions
84 refused in the year to March 2026