Article 4 Directions (Landslide risk areas)

An Article 4 Direction is a mechanism that allows the council to withdraw specific permitted development rights, meaning certain works that previously didn’t require planning permission would now need it. This is important in areas where risks to residents have been identified.

The primary goal is to manage and mitigate risks associated with potential land instability, ensuring that any development or alterations do not make existing issues worse or create new hazards, and will be safe for anyone using them.

These Article 4s will apply to the following addresses:

Cliff Stability Area 1:

26-52 (inclusive), including Caves Mews, Royal Mews 
Caves Road Workshop and Premises Keats Close 
1-25 (inclusive) Grosvenor Crescent  
77-79 (Odd), 99-121 (Odd), Kariam, Aethalia West Hill Road

Cliff Stability Area 2: 

St Leonards Parish Church 
Victoria Court 
69-109 (inclusive) Marina  
1 to 7 (inclusive) West Ascent  
The Bath House 
1A, 1-71 (odd) and Sol E Mar, West Hill Road. 

Links to maps - Cliff Stability Area 1.pdf; Cliff Stability Area 2.pdf

These addresses are all within West St Leonards, Central St Leonards and Maze Hill wards.

The Secretary of State encourages local authorities to apply Article 4 Directions to small, well-defined areas rather than large or blanket areas of land. The two areas have been identified due to:

• Localised geological conditions 

• Steep slopes and cliffs prone to landslides

• Unstable ground due to underlying soil, rock, or historical mining activity

• The council have scientific or engineering evidence (e.g., geo technical surveys) indicating that this area is at significant risk. An Article 4 Direction must be supported by evidence

• Community Concerns. 

The permitted development rights that have been removed relate to development within the curtilage of a dwellinghouse:

• the enlargement, improvement, or other alteration of a dwellinghouse (Class A) or, 

• the enlargement of a dwellinghouse consisting of the construction of (a)up to two additional storeys, where the existing dwellinghouse consists of two or more storeys; or (b)one additional storey, where the existing dwellinghouse consists of one storey (Class AA),

• or the enlargement of a dwellinghouse consisting of an addition or alteration to its roof (Class B) 

• or any other alteration to the roof of a dwellinghouse (Class C) 

• or the erection or construction of a porch outside any external door of a dwellinghouse (Class D) 

• or the provision within the curtilage of the dwellinghouse of (a)any building or enclosure, swimming or other pool required for a purpose incidental to the enjoyment of the dwellinghouse as such, or the maintenance, improvement or other alteration of such a building or enclosure; or (b) a container used for domestic heating purposes for the storage of oil or liquid petroleum gas (Class E) 

• or the development consisting of (a)the provisions within the curtilage of a dwellinghouse of a hard surface for any purpose incidental to the enjoyment of the dwellinghouse as such; or (b)the replacement in whole or in part of such a surface (Class F) 

• Part 20 construction of new dwellinghouses - Class AC - new dwellinghouses (flats) on terrace buildings in use as dwellinghouses and Class AD - new dwellinghouses (flats) on detached buildings in use as dwellinghouses.

For ease, if you are thinking of adding to or removing anything from your property or garden, it is likely you would need planning permission to do so.

This is not designed to stop development in these areas but to ensure we are offering residents and businesses support to deliver safe developments. Applicants in the designated areas will need to submit planning applications for specific works previously classified as permitted development. This process allows the council to assess potential impacts on land stability and without risk to themselves, their contractors and their own or other properties.

Standard planning application fees apply. Information on our Planning Fees can be found on our Planning fees in Hastings page.

Please refer to the maps and full list of addresses outlining the areas covered by the Article 4 Directions. 

These Article 4 Directions apply to the following addresses:

Cliff Stability Area 1:

26-52 (inclusive), including Caves Mews, Royal Mews 
Caves Road Workshop and Premises Keats Close 
1-25 (inclusive) Grosvenor Crescent  
77-79 (Odd), 99-121 (Odd), Kariam, Aethalia West Hill Road  

Cliff Stability Area 2: 

St Leonards Parish Church 
Victoria Court 
69-109 (inclusive) Marina  
1 to 7 (inclusive) West Ascent  
The Bath House 
1A, 1-71 (odd) and Sol E Mar, West Hill Road. 

Unauthorised developments may be subject to enforcement action, which could include requirements to reverse the changes or other penalties.

Once implemented, an Article 4 Direction remains in effect indefinitely unless the council decides to modify or withdraw it. The Cliff Stability Area 1 and Cliff Stability Area 2 Directions have come into immediate effect as of 30 January 2025, and will be confirmed, subject to the outcome of consultation, within six months of this date.

For detailed guidance and advice visit Hastings Borough Council's Planning service. There is also general advice and guidance on land stability matters in Hastings, including how to report a landslide and what to do if you are concerned you or your property is at risk.