Toads Hole Valley – New planning application proposes replacing school site with further homes and sports facilities

A new planning application has been received by the council for development at Toads Hole Valley. The 42-hectare site just south of the A27, near King George VI Avenue in Hove, is privately owned and is the largest greenfield development site in the city.

In June of this year the council granted planning permission for a new neighbourhood at Toads Hole Valley. The application included plans for 880 new homes, the provision of a site for a new secondary school, community/sports facilities, offices and light industry, retail space, a community centre and doctors’ surgery, and enhanced local wildlife sites.

Additional homes and sports facilities

A new application has now been made seeking permission to replace the secondary school approved as part of the development with a further 182 homes and outdoor sports facilities. These consist of a 3G pitch and multi-use games area with associated changing rooms and car parking. The sport facilities replace those that would have been delivered as part of the school and shared with the neighbourhood.

This application has been made for the 5-hectare school site only. As was the case with the application approved in June, the proposals are in ‘outline’ form, and permission is not sought for detailed design at this stage. The new housing would not be delivered in isolation, however. It would only come forward for approval as part of the detailed design proposals for all housing on the site.

40% of the homes would meet the government’s definition of affordability.

Planning policy

The application has been publicised as a departure from council policy and from the allocated uses for this site detailed in City Plan Part 1. 

The applicants have put forward the case that there are exceptional circumstances relating to the proposed secondary school. The argument is that a new school is no longer required by the city given falling pupil numbers and capacity at nearby schools, and that further homes should be given priority considering the city’s housing shortage.

Transport impact

An updated Transport Assessment has been submitted with the application. This makes the case that the traffic impact of the additional 182 homes, compared to that of a school, would be negligible. The developers also make a case that no changes to the approved junctions onto King George VI Avenue or other transport measures are required as a result of this application.

The council’s Education Team and the Local Highway Authority have been consulted for their views. National Highways have also been consulted regarding impacts on the trunk road network. Their comments will be available to be viewed on the council’s Planning Register when they have been received.

View and comment online

Comments on the application can be made in writing by 9 October 2022 via the Planning Register by searching for application reference BH2022/02534.