Sussex County Council approved the Creekside housing development in Long Neck on May 20, but not without enforcing new environmental safeguards. 

The 116-home cluster development on 30.6 acres by Rudder Road LLC was greenlit with a list of strict erosion control measures aimed at protecting Guinea Creek and Rehoboth Bay.

Councilwoman Jane Gruenebaum voiced concern over ongoing forest loss and nitrogen pollution impacting Sussex waterways. 

Although she opposed the development, she acknowledged that denying the proposal would only lead to a less-regulated alternative.

Stronger Environmental Protections Enforced

Council approved three key amendments to the project’s conditions:

• Developers must implement an enhanced stormwater sediment-control plan.
• Soil disturbance is limited to 10 acres at a time until areas are stabilized.
• A third-party company must be hired to monitor sediment-control compliance.

In addition, a 20-foot-wide natural resource buffer will be added to the existing creek buffer. 

All plans will be reviewed and enforced by the Sussex Conservation District and county engineers.

Impact on Inland Bays and Future Developments

Guinea Creek, which feeds into Rehoboth Bay, is already suffering from high nitrogen levels. 

Gruenebaum emphasized that runoff from new construction (rooftops, roads, and lawns) could further pollute the ecosystem.

Vice President John Rieley echoed these concerns and hoped the newly approved conditions would become the model for future developments near waterways:

• More robust sediment and erosion plans
• Continuous compliance monitoring
• Increased natural buffer zone

He also highlighted recent investments in Inland Bays restoration, including potential oyster bed projects led by the University of Delaware.

A Shift in County Development Policy

While developers still have land-use rights, this move marks a shift in how the county balances growth with environmental protection. 

County leaders intend to monitor Creekside closely and issue penalties for any violations.

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Source: Cape Gazette