Wealden District Council Local Development Framework Strategic Sites Development Plan Document Background Paper
Chapter 7 Heathfield
January 2012 How to Contact Us
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Chapter 7
SDA 11: Land at North West Heathfield
Contents
7.1 Introduction 777 7.2 Area of interest 777 7.3 Land availability 777 7.4 Site Appraisal 779 7.5 Core Strategy Objectives 790 7.6 Opportunities 792 7.7 Constraints 794 7.8 Strategic Infrastructure requirements 796 7.9 Additional local infrastructure required to support the 796 development of SDA 11: Land North of Heathfield 7.10 Sustainability Appraisal Summary 797 7.11 Guiding Principles for the development of SDA 11. 798 7.12 Options for the development of SDA 11 : Land north 799 of Heathfield 7.13 SA of Options for SDA 11: Land North East of 809 Heathfield
Strategic Sites Development Plan Document
SDA 11: Land at North West Heathfield
7.1 Introduction
7.1.1 This document forms one of the area based background papers for the Strategic Sites Development Plan Document (SSDPD) Regulation 25 Consultation. The Strategic Sites DPD will form part of Wealden District Council's Local Development Framework and will identify the key strategic sites, for both housing and employment development, and will identify a number of principles to guide development to ensure that future development meets the policies and spatial objectives detailed in the Proposed Submission Core Strategy.
7.1.2 This background paper relates to SDA 11: Land at North West Heathfield. This area has been identified in the Core Strategy as an area considered critical to the delivery of the Core Strategy, as shown on Figure 13.1: SDA 11 North West Heathfield Core Strategy Strategic Sites Context Plan. The Core Strategy identified a need for an additional 160 homes and identified land at North West Heathfield to be the most suitable and sustainable location for housing provision within the Heathfield area.
7.1.3 This background paper will provide an overview of the Heathfield Strategic Development Area, identify land that can deliver housing development, outline the Core Strategy objectives and provide a summary of the sustainability appraisal in relation to the site, provide a comprehensive appraisal of the site including detail relating to opportunities, constraints and infrastructure requirements, identify a number of guiding principles and present a number of options for the development of the strategic development area.
7.2 Area of interest
7.2.1 The strategic development area SDA 11 is located to the north west of Heathfield town centre, between woodland located to the north, Heathfield High Street to the south and extends west towards Cross in Hand. The site is well located in relation to existing services, local facilities and also public transport provision. Immediately to the south of the broad location lies existing residential development and the A265, which is the main road running through Heathfield, from Tunbridge Wells to Hurst Green. The broad location contains a small element of previously developed land, which is currently in residential use. The majority of the site is greenfield land. The majority of the strategic development area lies within the High Weald AONB which extends northwards from the SDA.
7.3 Land availability
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 777 7.3.1 The Wealden District Council Strategic Housing Land Availability Assessment (SHLAA)1, which was carried out as part of the evidence base for the Core Strategy, identified a number of sites within the Heathfield area that could potentially be suitable, available and achievable sites for housing development. The Sustainability Appraisal for the Core Strategy subsequently identified that land to the north west of Heathfield was the most suitable and sustainable location for future housing development.
7.3.2 A total of six sites located to the north west of Heathfield have been identified as potentially deliverable and developable housing sites. The individually submitted SHLAA sites located within the broad growth area of SDA 11 are shown on Figure 13.2: SDA 11 North West Heathfield Land Availability Plan and Figure 13.3: SDA 11 North West Heathfield Sub Areas and on the table below:-
Table 7.1: Details of available land within SDA11: Land North East of Heathfield
Site SHLAA ref Location Greenfield/ Gross Area Brownfield or (Hectares) Previously developed land (PDL) Site A 155/1210 Land to the rear of Part Greenfield 4.54 ha. Heathfield Police Station (including Reynards, and Part Woodhatch) * Brownfield
536/1210 Holmhurst ** Part Greenfield 0.17 ha
Part Brownfield
519/1210 Lavender Cottage ** Part Greenfield 0.19 ha
Part Brownfield
Site B1 525/1210 Land at Part Greenfield 1.80 ha Rothershaw** Part Brownfield Site C 307/1210 Land at Tilsmore Greenfield 1.45 ha. Nurseries
1 Wealden SHLAA Report (March 2010) and Addendum Report to the Wealden SHLAA (October 2010) Strategic Housing Land Availability Assessment (SHLAA) - Wealden District Council
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 778 Site D1 111/1210 Land to the rear of Greenfield 1.87 ha. Tilsmore Lodge Total 10.02 ha * The brownfield element of this site relates to the inclusion of office buildings and housing within the site. ** The brownfield element of this site relates to the inclusion of a residential property within the site.
7.3.3 Subsequent to the SHLAA, two additional sites have been put forward for consideration, of which both are considered to be suitable for housing. This includes:-
Site SHLAA ref Location Greenfield/ Gross Site Brownfield (Hectares) or Previously developed land (PDL) Site B2 TBC Rutherford** Part Greenfield 0.26 ha
Part Brownfield Site D2 TBC Tilsmore Lodge** Part Greenfield 0.10 ha.
Part Brownfield Total 0.36ha ** The brownfield element of this site relates to the inclusion of a residential property within the site.
7.3.4 When considered together, the sites which fall within the broad growth area of SDA 11 provide an approximate gross area of land of 10.38 hectares. This area may be impacted by constraints on and off site, which may reduce the amount of land that is developable.
7.4 Site Appraisal
Adjoining housing/employment uses
7.4.1 Existing residential development exists to the south of the SDA as shown on Figure 13.4: SDA 11 North West Heathfield Site Appraisal. The housing consists of predominately detached two storey properties of low to medium density, organised either in a linear formation (properties located on the A265) or a Culs de Sac formation (Nursery Way/Pages Close). Properties located on the A265 were built post-war in the late 1950s/1960s.
7.4.2 Nursery Way, located directly south of Site C, consists of smaller detached two storey properties of medium density. The housing is post war, built in the 1980s. The housing located south of the A265 (Pages Hill and Pages Close - a Culs de Sac) is of a similar form, scale and age. Other than the Police Station, Fire Station and retail opportunities at the Co-op Supermarket and along, the High Street, there are no other employment uses adjoining the site. The nearest
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 779 employment uses are located to the south of the site, at Ghyll Road (approximately 1.3 km from the site) and east of the site at Station Road (approximately 0.68 km from the site).
Current uses
7.4.3 The strategic development area comprises mostly green field land with a mix of agricultural land and woodland. No visible agricultural practices appear to be taking place. Land at Tilsmore Nurseries (Site C) is currently managed and used as an amenity area by a number of local residents who own the site.
7.4.4 The north, east and western boundary of the SDA is bordered by woodland including Ancient Woodland on both the eastern and western boundary of the SDA. Ancient woodland also extends into the SDA at its most northern tip (Site B1). The SDA also includes seven residential dwellings, each with a varying but generally large residential curtilige, located to the south of the area. A large proportion of the area is situated within the High Weald Area of Outstanding Natural Beauty (AONB), which has a typical land use of small agricultural fields and hedgerows.
Access to the site
7.4.5 The eastern part of the SDA (Site A) is currently accessible via a 5 metre wide track/field gate located in the south eastern corner of the site, adjacent to the Police Station. This is currently suitable for pedestrian access only. The central area (Sites B1 and B2) can currently be accessed via a driveway. This access is currently only suitable for vehicular access for the residents of the properties/pedestrian access to the SDA.
7.4.6 Although currently gated, the central part of the SDA (Site C) can also be accessed from a fairly steep access point via Nursery Way. A driveway located to the west of Tilsmore Lodge provides a 5 metre wide access point to the most western section of the SDA. Again this access is currently only suitable for vehicular access for the residents of adjoining properties/pedestrian access to the site.
Local Road Network
7.4.7 The SDA is well related to Heathfield's local road network. The area is situated just north of the A265 which runs east to west from the north of Heathfield to Hurst Green where it joins the A21 leading to Hastings/Tunbridge Wells. This is the main road running through Heathfield forming Heathfield High Street.
7.4.8 The A265 and A267 junction is located 1km to the east of the SDA providing access to Hailsham and Eastbourne in the south and Tunbridge Wells to the north. The A267 also provides access to the A272 towards Uckfield/Haywards Heath. The B2203 runs north east of Heathfield to the south west to Horam where it joins the A267.
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 780 7.4.9 In relation to more local roads, Tilsmore corner lies to the south of the SDA providing access to Tilsmore Road and Mill Road. Tilsmore Road runs north to south and provides access to Ghyll Road which joins the B2203 to the south of Heathfield. Mill Road runs north east to south west and meets Sheepsetting Lane providing access to the A267 to the west and Ghyll Road/B2203 to the south.
Open space
7.4.10 Despite the proximity and accessibility to open countryside, there is an overall deficit in terms of quantity, quality and accessibility of open space provision in the area.
7.4.11 In summary, in the Heathfield area there are currently deficiencies in the provision, quality or accessibility to:- allotments; play facilities; youth facilities; outdoor sports and recreation facilities; publicly accessible tennis courts; multi courts; and Parks and Gardens.
7.4.12 There are no allotments within the recommended threshold distance of SDA 11, the nearest allotments being 6km to the east of the site at Punnetts Town. Overall there is currently a clear deficiency in the quantity and accessibility to allotments within the Heathfield area, and a requirement for around 50 - 60 additional plots. Although Heathfield and Waldron Parish Council have recently announced proposals to provide allotments in the parish area, the future development of the site should seek to improve accessibility to allotments within the area. This could be through the provision of further allotments either within the SDA or within 600m of the SDA.
7.4.13 There are bowling greens within the area which are within the recommended threshold distance of the western part of the SDA and also within a 15 min cycle ride of the rest of the site.
7.4.14 There is a current deficit of play provision for the under 8's and 8 -12 year olds in the Heathfield area, and no provision within the recommended threshold distance of SDA11, the nearest being over 900m away to the east of the site.
7.4.15 Provision and accessibility to play space for both age groups should be addressed through the development of the site and would meet particular deficiencies in provision and accessibility of play facilities to the north west of Heathfield.
7.4.16 Although the Heathfield skate park is located within the recommended threshold distance of the site, the PPG 17 report identifies a need for an additional two teenage areas within the Heathfield area.
7.4.17 There are adequate cricket and rugby pitches within the recommended threshold distance of SDA 11, however facilities could be improved in terms of quality and value. Although the football pitch at Sheepsetting Lane is within the recommended threshold distance, the Parish Council have identified a need for
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 781 more adult and junior football pitches within the area. In addition, public access to local school pitches would improve provision and access to facilities.
7.4.18 There are no multi-courts within the recommended threshold distance of SDA 11. The PPG 17 assessment and the Parish Council have identified a need for an additional two multi-courts.
7.4.19 Although there are a number of tennis clubs within the general area, there are no publicly accessible tennis courts within Heathfield. There is a current deficit of approx two courts.
7.4.20 The PPG 17 assessment identifies that there is an adequate amount of green space within the Heathfield area, but notes that this is disjointed in nature. In addition, the assessment notes that there is a need for more 'park like' spaces within the area although the Millennium Green is located adjacent to SDA 11, and is within 5 mins walk of the site.
7.4.21 In summary, any development within SDA 11, should consider how it may contribute to the provision of open space and recreation provision in the area, either through new provision, or through enhancement of the quality, value or accessibility of existing provision.
Other adjacent commercial and public land uses
7.4.22 There are no commercial land uses located directly adjacent to the SDA.
7.4.23 Heathfield Police Station is located adjacent to the path to the south east of the SDA. In addition, the town centre (located less than 1km to the east of the SDA), provides a range of facilities within walking distance.
7.4.24 The Heathfield Millennium Green is located directly east of the SDA. This area is a public open space providing wooded walks and public amenity space. Markly Wood is located to the north of the area. A public footpath exists at the junction of the A265 and A267. However, there is currently no direct access or public footpaths to the woodland from the SDA.
Historic buildings, ancient monuments and settings
7.4.25 There are no Listed Buildings or Ancient Monuments located within or adjacent to the SDA.
Views into the site
7.4.26 There are direct views into the SDA from the residential properties situated along the northern side of the A265 and Nursery Way. To the north, east and west the SDA is bounded by woodland and no direct views into the area exist from these directions. However, the south eastern part of the SDA (Site A) has far reaching views across the woodland to the north which is located within the AONB. These views diminish towards the middle and northern part of the site due to the downward sloping nature of the land.
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 782
Landscape character
7.4.27 The landscape character of the SDA is described within the Landscape Character Assessment and Development Option evaluation study of February 20092 as:
'Area between built up ribbon development on A265 and Tilsmore Wood. Enclosed by wood but sites on ridge top so potential open areas. Some degraded areas. Large radio mast dominates. Feature woods - pines. Millennium Green and Cuckoo Trail. Accessible woodland.'
7.4.28 The area is predominately green field/wooded areas with a stream, pond and a number of field drainage ditches. The central part of the SDA (Sites B1 and C) is bordered by a ghyll at its northern boundary. The eastern part of the SDA (Site A) is fairly open in character whilst the rest of the SDA is closed by surrounding woodland. The central and western part of the SDA is less visually sensitive in landscape terms due to the close proximity of surrounding woodland.
7.4.29 Most of the area (minus the residential properties and the southern part of site D1) lies within the High Weald AONB which is characterised by small ancient woodlands, ghylls and shaws, and small, irregularly shaped and productive fields. Old High Weald field boundaries are evident within the SDA.
7.4.30 The SDA lies on the north side of a local ridge and is located on the boundary of the Upper Rother Valley Landscape Character Area and the Heathfield Urban Area. It is noted that a detracting feature within this landscape is the housing edge of Heathfield, where its relatively modern housing does not reflect the quality of the surrounding countryside. This is especially the case as the Rother Valley Character Area is characterised by fine views from settlement to settlement.
7.4.31 The Landscape character assessment considers the sensitivity to change moderate, and the visual sensitivity to be low, and recommends the management of woodland, the retention of landscape buffers to the woodland and the need to create/retain an open area or new planting as a green network in any development.
Trees and hedgerows
7.4.32 Arboriculture assessments were undertaken for Sites A, B1, C and D1, submitted through SHLAA as part of the consideration of sites as part of SDA 11 by WDC's Tree officer. Arboriculture assessments have not yet been carried out for the two sites submitted for consideration after the SHLAA was published,
2Wealden District Council - Local Development Framework - Landscape Character Assessment and Development Option Study - February 2009 - Wealden District Council Landscape and Biodiversity LDF Evidence Base
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 783 namely Sites B 2 and D2. An assessment of these sites will be conducted in due course.
7.4.33 In summary, Site A (Land adjacent to the Police Station including, Reynards, Woodhatch, Holmhurst and Lavender Cottage) was the largest of the sites assessed and contains a number of 'ancient' field boundaries and trees of distinction, as well as woodland bordering on the edge of Ancient Woodland. Of particular note is the western boundary with a number of significant and distinctive trees, which are considered worthy of retention, an old field boundary line running north south through the centre of the site, and an area of regenerating woodland to the north west of the site.
7.4.34 In addition to these main features there are a number of individual trees, some with Tree Preservation Orders (TPO's), some young oaks to north east of the site, a line of TPO Oak trees between the boundaries of Reynard and Woodhatch, a group of Scots Pine, some Oak and Douglas Fir along the road frontage of Holmhurst, Lavender Cottage and Oaksdown and a large Monterrey cypress tree to the rear of Lavender Cottage and an Oak to the rear of Oaksdown, all of which are considered worthy of retention.
7.4.35 Site B1 (Land to the rear of Rothershaw) is a largely open site to the rear of the property known as Rothershaw, and bounded to the north by Ancient Woodland and an area of broadleaved woodland which it is considered should be retained as a buffer to the Ancient Woodland.
7.4.36 In addition, to the western boundary nearer to the property, there is stand of mixed boundary trees including two good oaks within this stand, which are considered worthy of retention.
7.4.37 A small stand of Sitka Spruce exist to the centre of the site, which although not considered significant, would be beneficial as a feature if established as part of a landscape scheme for an amenity area within the site.
7.4.38 The assessment of trees within Site C (Land at Tilsmore Nurseries) notes that the site is quite sloping but is a well maintained and appropriately managed mixed habitat amenity area. There are many trees within the site, although mostly birch of the same age with nothing of individual significance, that provide suitable woodland buffer areas
7.4.39 The site boundaries are considered to be worthy of retention either as a whole or through the selection of individual trees of merit. Stands of trees exist along the eastern boundary contiguous with Site B1, and along the northern boundary. Both of these contain predominantly birch, with some aspen also along the northern boundary.
7.4.40 In addition, there is an oak to the east of the entrance point, which is considered worthy of retention, along with a good medium sized alder with good form and a long future potential, 2 medium sized oaks with good potential amenity value and a thick twin stemmed feature birch tree along the southern boundary of the site.
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 784
7.4.41 Site D1 (land at Tilsmore Lodge), contains a small group of TPO trees comprising oak and beech trees adjacent to the highway at the entrance of the site, which have high group amenity value and high public visibility.
7.4.42 To the north west of the site is a small area of mixed broadleaf woodland including some sweet chestnut coppice, which is connected to an area of Ancient Woodland. The small area of woodland has not been managed for some time and contains a number of Ancient Woodland indicator species and is considered by WDC's tree inspector to be 'better' than the adjacent Ancient Woodland and should be retained.
7.4.43 There are a number of field boundaries crossing the site with mature oak and birch and which are believed to be old hedgerows representative of the old High Weald field system. Their amenity value is currently limited as public access is limited, but in any future development the partial or full retention of these linear features as a group would be desirable and of much benefit to future residents.
7.4.44 To the northern corner of the site is a group of small young oak, which are not considered to be significant currently, but are considered to have future potential.
7.4.45 The north eastern boundary of the site forms part of the woodland edge with many significant oak trees along the whole length of the boundary, which should be retained.
7.4.46 Along the south eastern boundary with adjoining houses - White Gables and Hefflecot - is a large group of tall mature oak tress which are considered to be a significant amenity feature and worthy of retention.
7.4.47 Further to the south, in the field adjacent to the boundary with Woodroffes and Meadowlands is an area of willow and birch scrub which is not considered to be significant or worthy of retention. More detailed assessments of trees should be undertaken prior to any planning submission.
Ecology and Biodiversity
7.4.48 A phase 1 ecological assessment was `undertaken of the site on behalf of WDC by The Ecology Consultancy3. The work undertaken by the Ecology Consultancy relates to Site A, B1. C and D1. Sites B2 and D2 were included in the consideration of the SDA after the consultancy work had been undertaken, so have not been included in their assessment. Subsequent ecological survey work may be undertaken at a later date.
7.4.49 In summary, the SDA comprises irregularly shaped parcels of land, broadly orientated from west (Site D1) to east (Site A), north of residential properties along the A265. Four residential properties and their associated grounds are
3 Wealden District Council - Ecological Assessment of the Strategic Sites Development Plan Document - The Ecology Consultancy - 2011- add web link when available
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 785 included within the SDA sites considered. All four of these houses front onto the A265. The remaining SDA sites have houses adjacent to part of their southern boundaries.
7.4.50 The majority of the SDA forms part of the statutory designated High Weald Area of Outstanding Natural Beauty (AONB) whose boundary cuts across the southern extent of the SDA. The southern part of Site D1 and Site A are situated outside, but adjacent to the AONB. There are no statutory or non- statutory designated nature conservation sites within or adjacent to the SDA boundary. There is a small area of Planted Ancient Woodland present within the SDA (Site B1) with Ancient Woodland along other parts of the SDA boundary.
7.4.51 The SDA is not subject to any statutory or non-statutory nature conservation designations. The nearest statutorily designated site for nature conservation is Heathfield Park SSSI located to the east of the SDA. The nearest non-statutory designated nature conservation site is Oaken and Furlong Woods SNCI located to the north east of the SDA. It is considered highly unlikely that there will be any impacts on the integrity of either of these sites as a result of any proposed future development.
7.4.52 Habitats present within the overall strategic development survey area include a moderate range of grassland types consisting of unimproved acid, semi- improved acid, marshy, poor-semi-improved and improved grassland. The external and internal boundaries of the SDA comprise woodland and scattered tree, scrub and hedgerow habitats. These are dominated by native species, but with mixed woodland present in Site B1, including a small area of planted Ancient Woodland. Other habitats present include; running and standing water, dry ditches, earth banks, bracken, tall ruderal vegetation, hard standing, buildings and private gardens with introduced shrubs.
Site A - Ecology and Biodiversity
7.4.53 The land to the rear of Heathfield Police Station (including Reynards, and Woodhatch, Holmhurst and Lavender Cottage) is considered to be of low ecological value within the local context. Approximately 95% of the site comprises improved grassland which is typically a habitat of low ecological value. It has potential to support a low to moderate range of common, rare and BAP species
7.4.54 All parts of the Site A (with exception to the entrance track and the northern half of residential curtiliges) fall within the boundaries of the statutory designated High Weald AONB.
Site B1 - Ecology and Biodiversity
7.4.55 Land at Rothershaw, Site B1, borders both Site C to the west and Site A to the east. The southern boundary includes the garden and wider grounds of Rothershaw. The northern part of the site includes part of Markly Wood Planted Ancient Woodland. Habitats present within the site included; unimproved acid,
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 786 semi-improved acid and marshy grassland, mixed woodland, scattered trees and scattered scrub.
7.4.56 Site B1 is considered to be of ecological value within the district context. It has potential to support a moderate range of common, rare and Biodiversity Action Plan species. This interest is strongly associated with mixed woodland in the northern half of the site and scattered tree/scrub habitats along the western and eastern boundary that are connected to the larger woodland complex positioned to the east, north and west of the site. This is supported by a grassland resource which occupies approximately 50% of the area and comprises both unimproved and semi-improved mildly acid grassland with flushes dominated by marshy grassland. In addition, the northern half of the site comprises planted Ancient Woodland and ghyll woodland, which are habitats of national/regional importance.
7.4.57 Much of the sites current ecological value can be attributed to its rural location, and the relatively undisturbed nature of its on-site habitats. However, opportunities for enhancing the site for wildlife do exist, particularly in the northern half where the woodland is unmanaged.
7.4.58 Acid/marshy grassland and ghyll/planted Ancient Woodland are the most ecologically important habitats present within the site and development proposals should seek to retain and enhance these features. From a Green Infrastructure perspective, the retention of marshy grassland will ensure that the natural drainage system for the site continues to function.
Site C - Ecology and Biodiversity
7.4.59 This site is part of the former Tilsmore Nurseries site which is currently owned and managed by local residents. The grassland is cut once per year in July/August with grass cuttings removed. An adjacent pond has recently been created to the north of the site.
7.4.60 Site C is considered to be of ecological value within at least a district context, due to its potential to support a wide range of common, rare and BAP species. This value is attributed to the grassland resource which covers approximately 75% of the site and comprises mildly acid/neutral unimproved grassland and an area of marshy grassland. These habitats are botanically diverse and (in conjunction with standing water and tree/scrub habitat present on-site) likely to support a moderately diverse range of invertebrates.
7.4.61 Much of the site’s current ecological value can be attributed to its rural location, the relatively undisturbed nature of its on-site habitats and active management from its owners.
7.4.62 Unimproved mildly acid/neutral grassland with a central area of marshy grassland is the most ecologically important habitat present within the site and development proposals should seek to retain it.
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 787 Site D1 - Ecology and Biodiversity
7.4.63 Tilsmore Lodge, forms part of the Tilsmore Estate and is currently unmanaged. Planted Ancient Woodland forms the northern and western boundary of the site. Broad-leaved semi-natural woodland forms the northern and eastern boundary of the site and gardens of properties on the A265 delimit the southern boundary. It is connected to Site C via off-site woodland in the eastern corner, which includes the head of a ghyll.
7.4.64 Habitats present within the site include; unimproved acid, marshy and poor-semi- improved grassland, broad-leaved semi-natural woodland, scattered trees, continuous and scattered scrub, tall ruderal vegetation and bracken.
7.4.65 Site D1 is considered to be of ecological value within at least the Wealden district context due to its grassland which includes a mosaic of unimproved mildly acid grassland, marshy grassland and tall-ruderal/bracken vegetation. This grassland mosaic (with associated edge habitats) is likely to support widespread species of reptile and a moderately diverse range of invertebrates. In addition, there are also a good number of mature pedunculate oak trees present, both of which are features of value at the local level.
7.4.66 The northern half of Site D1 falls within the boundary of the statutory designated High Weald AONB
7.4.67 Much of the site’s current ecological value can be attributed to its rural location within the High Weald and the relatively undisturbed nature of its on-site habitats. However, opportunities for enhancing the site for wildlife do exist as it has remained unmanaged for a number of years.
7.4.68 All sites within the SDA provide a secondary and supporting role to the network of ecological receptors surrounding it, primarily by;-
.Buffering Markly Wood Planted Ancient Woodland which is present along its eastern boundary. .Providing wildlife corridors for species moving between the urban areas of Heathfield and the wider Wealden countryside.
7.4.69 From a Green Infrastructure perspective they act therefore as important corridors for wildlife moving both within the site and across the wider landscape. Development proposals should seek to retain and enhance these features.
7.4.70 The following UK BAP habitats/species are or have potential to be present within the SDA:-
.Reptiles, including slow-worm, common lizard, grass snake and adder; .Birds such as house sparrow, starling, dunnock and song thrush; .Amphibians such as Great Crested Newts; .Invertebrates such as stag beetle; .Small mammals such as hedgehog and dormice; and
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 788 .Bats, such as soprano, noctule bat and brown long eared bat.
7.4.71 The retention of the ditches and associated lines of trees and scrub should form part of the Sustainable Urban Drainage System (SuDS) for the SDA. This system should maximise the use of existing wetland features (ditches) and base any new design/engineered features on semi-natural wetland habitats.
7.4.72 Where the loss of the scattered trees, scrub and ditches are unavoidable it will be necessary to carry out any required protected species surveys and mitigation prior to their removal and provide compensation for their loss.
7.4.73 Specific habitat retention, restoration and compensation measures are outlined for each Site within the SDA in the Ecological Assessment.
7.4.74 Potential new habitats that could be included within any development proposals are listed below.
.Ponds .Species rich native hedgerows .Artificial bird and bat boxes .Green roofs and walls .Native tree and shrub planting .Species of known wildlife value in landscape schemes
7.4.75 The ecology assessment study made a number of recommendations for further surveys for bats, badger, dormice, Great Crested Newts, reptiles, invertebrates, ghyll flora and plants. These additional surveys will need to be undertaken by the developer as part of the overall site appraisal and master planning prior to development.
Adjacent (and other relevant) designations
7.4.76 As previously mentioned the SDA predominantly lies within the High Weald AONB. The area also abuts Ancient Woodland lying to the east, west and north of the site (extending into the northern boundary of Site B1). The Heathfield Habitat Link Biodiversity Opportunity Area (BOA No 72) is located to the north of the SDA and extends into the centre of the area on the boundary of sites B1 and C. This area has been identified as an opportunity area to promote the northward migration of species in response to climate change and to continue the habitat link east and west of the Cuckoo Trail NCR. The purpose of the BOA is to increase the permeability of the landscape for wildlife.
Landmark buildings
7.4.77 There are no landmark buildings visible from the site.
Archaeological features
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 789 7.4.78 There are no visible or known archaeological features of archaeological significance located either on or adjacent to the SDA.
Consultation areas emanating off site which will affect the SDA
7.4.79 There are no known consultation areas either within or adjacent to the SDA. However, the High Weald AONB Unit should be consulted upon any development proposals for the SDA area.
Rights of way
7.4.80 There are no rights of way leading into or surrounding the SDA.
Pedestrian points of access
7.4.81 Pedestrian access to the site can be gained from those access points previously described. Whilst there are no public rights of way into the site, a field gate exists on the eastern boundary of the site which leads into the Heathfield Millennium Green public amenity area and leads to the Cuckoo Trail NCR.
Cycle Routes
7.4.82 The Cuckoo Trail which forms part of the National Cycle Route (NCR): 21 - is located to the east of the SDA, and provides access to Horam, Hailsham and Polegate to the south. There are no cycle routes leading into or surrounding the site.
Nearest public transport routes
7.4.83 There are a number of bus services that run through the town to the wider areas of Tunbridge Wells, Uckfield and Eastbourne. There is a bus stop located to the south east of the site on the High Street (A265) located outside the Police Station and also outside Holmshurst (which forms part of site A). Bus stops are also located on the A265 towards the western part of the SDA, opposite Pages Hill and Tilsmore Lodge. The nearest railway stations to Heathfield are Buxted on the Uckfield Line, and Stonegate which is on the Hastings/Charing Cross line.
7.5 Core Strategy Objectives
7.5.1 The Core Strategy identifies a vision for the District together with 15 Spatial Planning Objectives, that:-
'By 2030 Wealden will have successfully accommodated growth to meet future needs whilst protecting and enhancing its essential rural character and high quality environment and promoting the countryside as a resource for recreation and tourism. Its market towns will have been regenerated providing opportunities for residents to access suitable housing, local jobs, services, facilities
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 790 and recreational opportunities and a number of its villages and rural settlements will have enhanced their sustainability through successful growth including provision of affordable housing.'
7.5.2 Potential exists for the Heathfield SDA to positively contribute to meeting the objectives relevant to the site. The Heathfield SDA has been identified to provide 160 homes and will therefore contribute to the provision of 9,600 homes across the District. The provision of a mix of dwellings in this urban edge location will assist in meeting the identified housing need in the town, strengthen the role of the town centre and attract and stimulate investment and contribute to improving the provision of local jobs. The provision of housing in this location will therefore contribute to Spatial Objective SPO3 and accords to Planning Policy Statement 1: Delivering Sustainable Development4, Planning Policy Statement 3: Housing5; and Planning Policy Statement 4: Planning for Sustainable Economic Growth6.
7.5.3 Locating development in an area with access to public transport affords the opportunity for people to access services and facilities both within the town, in neighbouring settlements and outside the District. With no train service and an infrequent bus service, public transport in Heathfield is considered to be limited. However, bus stops are located in good proximity to the SDA offering a range of destination services thus providing the opportunity for people to easily access a sustainable form of transport. The close proximity of the SDA to the town centre and public transport services will reduce reliance on the car and will therefore support Spatial Objective SPO 7.
7.5.4 Although the majority of this site is green field, seven residential properties form part of this strategic development area in the southern extent of the site. Maximising the use of this previously developed land and a location close to the amenities and facilities of the town centre and public transport routes, would therefore contribute to Spatial Objective SPO14 and accord with PPS 3: Housing and PPS 1: Delivering Sustainable Development.
7.5.5 The location of the Heathfield SDA lies predominately within the High Weald AONB and is situated between the existing urban edge of Heathfield and surrounding woodland. The provision of housing in this location and its relationship in the wider landscape context will be fully considered as part of any development policy/scheme to contribute to Spatial Objective SPO 1. In consideration of no suitable alternative locations for housing in Heathfield and the identified housing need within the town the provision of housing in this location accords with PPS 7: Sustainable Development in Rural Areas7.
4 Planning Policy Statement 1 (PPS1): Delivering Sustainable Development - ODPM (2005) - Planning Policy Statement 1.pdf 5 Planning Policy Statement 3 (PPS 3): Housing - DCLG ( November 2006) - Planning Policy Statement 3.pdf 6 Planning Policy Statement 4 (PPS 4): Planning for Sustainable Economic Growth - DCLG (2009) - Planning Policy Statement 4.pdf 7 Planning Policy Statement 7 (PPS 7): Sustainable Development in Rural Areas - ODPM (August 2004) - Planning Policy Statement 7.pdf
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 791 7.5.6 The promotion of a high quality, inclusive, safe and attractive living environment will be key to the design of any development in this location to create a distinctive and sustainable development which addresses climate change and offers people an attractive place to live. This accords with Spatial Objective SPO 13 and Planning Policy Statement 1: Delivering Sustainable Development.
7.5.7 Recognising, protecting and enhancing existing biodiversity attributes both within and surrounding this SDA will be an integral part of its development. The SDA is surrounded by established woodland including belts of Ancient Woodland. The area is located adjacent to the Millennium Green and just west of the Cuckoo Trail green corridor/National Cycle Route. Also, the Heathfield Habitat Link Biodiversity Opportunity Area extends into and borders the SDA. The consideration of the surrounding environment and biodiversity attributes as part of the development of the SDA will contribute to the Districts Green Infrastructure network. The purpose will be to better support wildlife and reduce the effect of climate change. This will contribute to meeting Spatial Objective SPO 11 and PPS9: Biodiversity and Geological Conservation8.
Opportunities and Constraints
7.6 Opportunities
Previously Developed Land
7.6.1 There is an opportunity to optimise the use of previously developed residential land and to minimise the amount of greenfield land take through the development of the SDA.
Road access
7.6.2 The SDA is well related to the A265 and opportunities exist to provide points of access from the A265 via the residential properties that form the south eastern part of the SDA and also via the existing residential access/property located adjacent to Tilsmore Lodge. An access opportunity also exists from Nursery Way where there is an access spur leading to the centre of the SDA. This access point is of a sufficient width to suitably upgrade.
Footpath/cycle routes
7.6.3 The SDA is well related to the footpaths/walks located within Heathfield Millennium Green and the Cuckoo Trail National Cycle Route which runs from London to Eastbourne and runs north to south through the District.
7.6.4 Opportunities exist within the SDA to encourage walking and cycling through the provision of attractive footpaths and cycle routes to create linkages with the existing provision of access routes and also to the town centre towards the east of the SDA.
8 Planning Policy Statement 9 (PPS 9): Biodiversity and Geological Conservation - ODPM (August 2005) - Planning Policy Statement 9.pdf
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 792
7.6.5 The potential to provide a cycle lane on the A265 should also be explored. This will strengthen and enhance the connectivity between the development and the surrounding valued countryside, increase accessibility and connectivity to Heathfield town centre and to surrounding locations via the Cuckoo Trail.
Open space, leisure and recreation
7.6.6 The site provides an opportunity to improve accessibility to open space, leisure and recreation facilities to support the development through the provision of additional open space, leisure and recreation facilities. Whilst on-site provision may be limited and dependant on the amount of land available/allocated for development, opportunities for off-site provision or enhancement of existing open spaces, leisure/recreational facilities close to the strategic development area/within the town should be explored.
Public transport
7.6.7 Should it be required, there is an opportunity to upgrade the nearby bus stops as part of the development.
Landscape character opportunity
7.6.8 A sympathetic and carefully designed development which optimises the use and provision of Green Infrastructure and tree planting provides an opportunity to improve and soften the visual impact of Heathfields urban edge and strengthen and improve both its physical and visual relationship with the surrounding AONB landscape.
Biodiversity opportunity
7.6.9 The site is bordered by and partially includes a section of land identified as a biodiversity opportunity area. In addition, the SDA includes a number of mature tree lines. Trees and hedgerows exist within the SDA as do some smaller wooded areas, a spring, pond and a number of drainage ditches. The central (Sites B1 and C) and western half (Site D1) of the SDA has been identified as unimproved acid grassland. This is an uncommon and declining habitat and is considered to be of ecological value at a district level.
7.6.10 These surrounding and on site habitats/features provide an ideal opportunity for development to consider climate change and incorporate biodiversity in its design. Through protection, enhancement and positive management, the SDA can positively contribute to the Green Infrastructure network and biodiversity resource of the District by strengthening wildlife corridors and through habitat enhancement/management, to better support wildlife. Such management and consideration could jointly assist the necessary consideration of the site in its wider landscape context of the High Weald AONB given the close and integrated relationship between landscape and biodiversity.
Water bodies/drainage
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 793
7.6.11 The SDA forms part of the upper catchment area that drains northwards to feed into the River Rother.
7.6.12 There are a number of water features located within the SDA including drainage ditches, wet flushes/springs (associated with marshy grassland) and a recently created pond. These water features drain into two ghyll woodlands (which run adjacent to the northern boundary of Sites B1 and C and the other adjacent to Site A). An opportunity exists to incorporate and enhance the function of these on-site existing drainage systems to form part of SUDs. This will assist climate change adaptation. In consideration that the SDA forms part of the upper catchment area that drains northwards and feeds into the River Rother there is also an opportunity through the provision of SUDs to assist in contributing to water quality objectives.
7.7 Constraints
7.7.1 There are a number of both policy and physical constraints relating to this strategic development area.
Highways
7.7.2 Existing capacity on the A265 will need to be investigated and confirmed in discussions with East Sussex County Council Highways Division.
Access constraints
7.7.3 Visibility is considered to be poor at the existing Tilsmore Lodge access point and is currently not of sufficient width. However, it is likely that this access could be improved and widened. A number of TPO trees which form part of a woodland TPO exist to the west of the existing entrance. This group of trees are of high amenity value and should be retained as far as possible.
7.7.4 Similarly, a number of trees including TPO trees are located at the front of the residential properties located to the south east of the SDA (within site A). These TPO trees should also be retained as far as possible.
7.7.5 A water source feeds the pond located to the east of site C. This may need to be addressed if access in the form of pathways is to be required/provided through the strategic development area.
Policy constraints
7.7.6 The majority of the site is located within the designated High Weald AONB. Concern has been expressed from the High Weald AONB Unit that development in this location has the potential to compromise the integrity of the AONB boundary and have significant impacts on the character of the AONB.
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 794 7.7.7 Planning Policy Statement 7: Sustainable Development in Rural Areas9 (PPS7) affords AONBs a high level of protection in relation to landscape character and scenic beauty and confirms that conservation should be given great weight in planning policies/development management decisions. Notwithstanding this, PPS 7 identifies that suitably located and designed development, which facilitates the economic and social well-being of an area including the provision of housing to meet identified local needs, can be supported in exceptional circumstances. In this regard, the design of any development will need to be fully considered in relation to its wider AONB landscape setting.
Ancient Woodland
7.7.8 Ancient Woodland borders the SDA to the east and west and a section of Ancient Woodland extends into the SDA to the north (Site B1). In accordance with Natural England standing advice the Ancient Woodland will require a 15 metre buffer zone.
Open Space, Leisure and Recreation
7.7.9 The opportunity to provide open space, leisure/recreational facilities may be limited due to other on-site priorities (such as biodiversity protection and enhancements/the protection of AONB landscape/SUDs).
Topography
7.7.10 The SDA is situated on the north side of a local ridge and is approximately 150m O.D. at its highest point along its southern limit and slopes northwards to approximately 115m O.D. at its lowest point. It is likely that due to topography constraints that the northern parts of Sites A and B1 would be unsuitable for development. There is also a significant drop in ground levels between the northern part of Site B1 and Site C. Site C is also a sloping site especially towards its north-east boundary, as is Site D1. Housing density will need to be reduced in steeply sloping areas to account for development constraints, road safety and vehicular access.
Landscape/biodiversity
7.7.11 Given the landscape and biodiversity habitats/features both within and surrounding the SDA any development of the site will need to consider how best to protect, retain, enhance and potentially compensate the loss of habitat/trees and reduce potential impacts arising from the development of the site. In addition, a buffer between 10 - 15 metres will need to be provided to protect the Ancient Woodland located on the northern boundary of the SDA.
Water bodies/drainage
9 Planning Policy Statement 7 (PPS 7): Sustainable Development in Rural Areas - ODPM (August 2004) - Planning Policy Statement 7.pdf
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 795 7.7.12 Measures will need to be taken to mitigate any hydrological impacts resulting from the development of the SDA. These measures will need to be established prior to development taking place to ensure the protection of both on-site and off-site habitats. On-site drainage will also need to be fully considered.
Noise
7.7.13 Noise from traffic on the A265/A267 can be heard on the site. However, this may not be any greater than experienced by existing properties. The need for any noise attenuation measures required, should be determined through a noise survey.
7.8 Strategic Infrastructure requirements
7.8.1 The Core Strategy Infrastructure Delivery Plan10 (IDP) identifies the key critical infrastructure required to support the objectives, policies and spatial strategy set out in the Core Strategy. The IDP is a living document and will be further developed and refined and subject to modification throughout the plan period. At this current time no critical Strategic Infrastructure requirements resulting from the identification of SDA 11 have been identified for the Heathfield area.
7.9 Additional local infrastructure required to support the development of SDA 11: Land North of Heathfield
7.9.1 Additional requirements which will be specific to the SDA, which may be provided on or off site, may include:-
.New vehicular access(es) into the site from the A 265 High Street/Cross in Hand Road and/or Nursery Way, subject to Highways approval. .New crossing facilities and signage (to local facilities, footpath and cycle routes) within the site and along the A265 and from Heathfield High Street. .Provision of footpath and cycling facilities within the site and suitable linkages to existing footpaths and cycle routes and the High Street, to enhance accessibility to facilities and the regeneration of Heathfield High Street. .Provision of additional children's play facilities for the under 8's and 8-12 year olds and new teen facilities to cater for the increased population, and to increase the variety, choice and accessibility to these facilities. .Provision of new open space and recreation provision in the form new allotments, additional adult and junior football pitches, provision of 2 multi- sports and 2 tennis courts and the provision of multi-functional green space - particularly 'park-like' space. Some of this provision may need to be provided off site. .Contributions towards the improvement and/or enhancement of existing recreational facilities in the local area.
10 Wealden Core Strategy Background Paper: Infrastructure Delivery Plan (August 2011) - Core Strategy Infrastructure Delivery Plan.pdf
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 796 .Provision of sustainable drainage solutions within the site, associated with open space/Green Infrastructure provision. This may include possible existing drainage ditches and ponds on site. .Provision of Green Infrastructure, landscaping and biodiversity habitat creation.
7.10 Sustainability Appraisal Summary
7.10.1 Sustainability appraisal of the whole SDA has been undertaken to assess the overall sustainability of the site and to identify both sustainability issues and opportunities. In addition, an appraisal of each of the individual sites, which form the SDA, has also been undertaken to identify particular issues and opportunities which are relevant to individual sites.
7.10.2 Overall, the development of this SDA for housing is supported by the sustainability appraisal. Whilst the majority of the SDA is greenfield land and located predominantly within the High Weald AONB the sites close proximity to the town centre, strategic road network and public transport routes presents a sustainable location for future housing development for the purpose of addressing Heathfield’s identified housing need.
7.10.3 The High Level Sustainability Assessment of the Core Strategy Spatial Development Options, identified land North of Heathfield as a broad location for development and stated that the SDA:-
'.... is well located in relation to the town centre providing opportunities for good connectivity. The option offers relatively minimal landscape impacts.'
7.10.4 The provision of a mix of dwellings in this urban edge location provides the opportunity to stimulate economic growth in the town centre and contribute to improving local job provision and reducing the need to travel to alternative destinations for services and facilities. Providing strong connections to the town centre through the provision of pathways and cycle ways will assist in strengthening the town centre role, increase accessibility and reduce reliance on the car. Opportunities also exist to provide a link to the Millennium Green to provide sustainable access to the Cuckoo Trail NCR and wooded walks. This will improve accessibility to the surrounding countryside and wider area.
7.10.5 The surrounding woodland screens the western and central sections of the SDA from distant views from the AONB. There is an opportunity to incorporate green roofs/walls and new planting as part of the design to soften the visual appearance of the urban edge of Heathfield especially in the south eastern part of the SDA, and create a development which has close connections to its surrounding landscape.
7.10.6 The surrounding woodland including Ancient Woodland will need to be protected by the provision of a suitable buffer. Additionally, biodiversity will need to be considered as an integral part of the design of any development
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 797 maximising the protection, retention, enhancement and management of habitats, trees and features considered to be of value.
7.10.7 The provision of SuDS incorporating existing natural and man-made features to address drainage, water quality/quantity issues and the strengthening of wildlife corridors will also assist in meeting climate change objectives. Suitably located open space, recreation or leisure facilities will improve accessibility and increase provision to meet the needs arising from the development. On-site Green Infrastructure enhancements and the provision of footpaths and cycle routes have the potential to strengthen the relationship between the surrounding countryside and town centre and create a distinctive and sustainable place for people to live.
7.11 Guiding Principles for the development of SDA 11.
7.11.1 The general guiding principles for the development of the site, are as follows;
.To provide 160 new homes, whilst providing a range of dwelling types and tenures, .A minimum of 50% of the dwellings to be affordable housing. .The provision of Section 106/CIL contributions towards the strategic infrastructure provision identified in the Core Strategy Infrastructure Delivery Plan, and towards the provision/enhancement of social, community and green infrastructure provision, both on and off site.
7.11.2 The site specific guiding principles for the development of the site are shown on Figure 13.5: SDA 11 Guiding Principles for development of North West Heathfield, and as follows;
.To provide improved and suitable vehicular, pedestrian and cycle access to the site from the A265 and Nursery Way. .To provide footpaths and cycle paths through the development to maximise connectivity and improve accessibility to the town centre, surrounding countryside / green spaces and existing cycle links (namely the Cuckoo Trail National Cycle Network Route 21). .To optimise the use of Previously Developed Land/land in residential use situated outside the designated AONB. .To optimise the use of green infrastructure including green roofs/walls, tree retention and tree planting to soften and improve the visual impact of the development and improve its relationship including visual relationship with the surrounding AONB landscape. .To provide a suitable 15 metre landscape buffer to the surrounding Ancient Woodland and a minimum of a 10 - 15 metre landscape buffer to the surrounding woodland. .To incorporate biodiversity as an integral part of the design of the development taking into account on and off site biodiversity opportunity areas, protecting, retaining, restoring and enhancing existing biodiversity resources including the retention of valuable habitats, the retention of significant TPO trees, enhancing existing linear tree features/wildlife
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 798 corridors and where necessary compensating for the loss of habitats and trees through the enhancement of existing habitats and tree replacement. .To incorporate SuDS as part of the green infrastructure planning on the site incorporating where possible existing water features, addressing possible existing drainage issues and reducing/mitigating the impact of development on local water courses especially those located in the adjacent woodland/Ancient Woodland. .To provide or contribute towards the improvement, quality and accessibility of open space, leisure and recreation facilities including children's play facilities as part of the development of the site. This may be either on or off site provision or both.
7.12 Options for the development of SDA 11 : Land north of Heathfield
7.12.1 A range of options have been considered in relation to the possible development of the Heathfield SDA. The options are based on the provision of 160 homes to meet Heathfield's identified housing need, the provision of green infrastructure, the protection and enhancement of biodiversity, the protection of surrounding woodland and the surrounding and on site designated AONB.
7.12.2 The options presented relate to the area suitable for housing development.
7.12.3 The preferred option will be dependant upon feasibility testing and will be the most feasible and best combination of all aspects which can deliver the optimum sustainable development. The final preferred option will look in more detail at how development can be best accommodated on site, whilst minimising or mitigating constraints and incorporating opportunities for new initiatives, especially improving connectivity and considering climate change adaptation.
7.12.4 The North of Heathfield SDA consists of approximately 10.38 hectares of land. The majority of this land is situated within the designated AONB.
7.12.5 Using a range of densities, the following land take would theoretically be required to deliver 160 dwellings:
.30 dph - 5.33 hectares; .35 dph - 4.57 hectares; .40 dph - 4 hectares
7.12.6 Taking these ranges therefore, not all of the land is required for development. A range of options have been explored in relation to the possible development of this SDA. The options are based on the provision of 160 new homes, as an extension to the urban area of Heathfield for the purpose of meeting Heathfield's housing need, as detailed in the Core Strategy. It is recognised that there are a number of possible ways of making the best use of the land available as well as reducing land take within this AONB location.
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 799 7.12.7 The option generation relates primarily to the land available for development, the provision of green infrastructure, the protection and enhancement of the SDAs biodiversity resource, the protection of surrounding woodland and the surrounding and on site designated AONB.
7.12.8 The preferred option will be dependant upon feasibility testing and will be the most feasible and best combination of these aspects which can deliver the optimum sustainable development. The preferred option will look in more detail at ways of minimising or mitigating constraints and incorporating opportunities. These opportunities and constraints will be dependant on the preferred option taken but it is envisaged that biodiversity, open space and climate change initiatives will need to be considered, in detail, as part of any future development.
7.12.9 The Guiding principles detailed above, are the key principles to be considered in relation to the development of the site.
7.12.10 The options presented relate to the developable area suitable for housing development and the size, mix and range of accommodation required as part of any development.
7.12.11 The amount of land required to deliver 160 new homes is very much determined by the overall density of development and the ability to overcome constraints. In particular, the SDAs AONB location and the north sloping topography of the site. Based on a density of 35 dph, 4.6 ha of land would be required to accommodate the residential development. This means that just over half of the available land may not be built upon or required for the provision of new housing.
7.12.12 It may also be possible to increase the housing density in certain areas to reflect the sites town centre location. Therefore, the overall layout design for the area may employ a range of densities to achieve variety, distinctiveness and sense of place in the form and layout of development.
7.12.13 There may also be opportunities to increase the amount of land required for housing for the purpose of providing Green Infrastructure. This could be in the form of creating formal/informal open spaces and/or for the enhancement of biodiversity. Key to the provision of green infrastructure is connectivity and the creation of links to the surrounding countryside, town centre and existing cycle and pathways to improve accessibility and to also enhance links between the urban area of Heathfield and surrounding habitats for wildlife. This should be integral to the overall master planning and design for the site.
Option 1 - Focus development on sites closest to the Town Centre within the east of the SDA , whilst retaining open land to the west and centre of the SDA.
7.12.14 This option uses the site closest to the town centre only and includes four residential properties located to the south of the area as shown on Figure 13.6: SDA 11 North west Heathfield Option for development 1.
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 800
7.12.15 This option seeks to provide new housing at the site which is located adjacent to the town centre and the Heathfield Millennium Green. Vehicular access to the site would be gained from the main A265 via existing accesses to residential property/properties (subject to Highways Approval). Pedestrian/cycle access may also be gained from this point as well as via the pathway located to the south east of the site adjacent to the Police Station. There is also potential to create links to pathways located within Heathfield Millennium Green and connect the site with The Cuckoo Trail NCR No. 21, via an access point located on the eastern boundary of the site.
7.12.16 The total amount of land available for this option would be approximately 4.9 ha, however, the most northern part of the site is quite steep towards the woods at its northern boundary and is not considered to be suitable for housing. In addition, the provision of a 15m buffer to the Ancient Woodland located on the eastern boundary of the site would be required and a minimum of a 10m buffer would be required to protect the woodland located on the sites northern boundary. Linear tree lines and a number of trees considered to be of significant amenity value would also need to be retained and enhanced as part of the development. The drainage of the site and the provision of an element of open space and/or recreational provision would also need to be considered as part of the overall design of the site. In considering these factors, to achieve 160 new homes on this site would require development to be at a minimum of 40dph.
Pros and cons of Option 1:
7.12.17 The pros in relation to Option 1 include:
.Optimises the town centre location providing a medium density development with easy and sustainable access to existing services, facilities and public transport points. .The potential to create a positive frontage to the Heathfield Millennium Green and assist in increasing the use of this green space. .The potential to increase footpath and cycle path provision to link with the town centre, Heathfield Millennium Green and The Cuckoo Trail NCR No. 21. .The potential to maximise housing density in locations closest to the town centre. .Reduces the amount of land take for development in the North West of Heathfield and specifically avoids developing the most ecologically sensitive areas within the SDA (namely Sites B1, C and D1) by maximising development closest to the town centre. .The potential to use/re-develop previously developed land consisting of residential properties situated outside the designated AONB. .Provides an opportunity for the provision of green infrastructure including woodland buffers and the enhancement of linear tree lines to improve connectivity for wildlife as part of the development.
7.12.18 The cons in relation to Option 1 include:
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 801 .The development of greenfield land which is designated as an AONB. .The development of land which is visually sensitive with far reaching views across the AONB (especially in the southern part of the Site due to its ridge top location). .Green infrastructure provision in relation to open spaces and recreational provision may be limited on site due to the majority of land being required for the provision of 160 new homes, and .Development would be at a much higher density than the immediate residential area.
Option 2 - Focus development on the sites closest to the Town Centre but with slightly lower densities and extending further westwards.
7.12.19 Option 2 seeks to focus development close to the town centre, as shown on Figure 13.7: SDA 11 North West Heathfield Option for development 2 but includes additional land for the purpose of providing a development with a lower housing density when compared to Option 1. The total amount of land that would be available for this option would be approximately 7 ha, however, the developable area would need to be reduced to account for topography, on-site Ancient Woodland/woodland located within the northern part of site B1, woodland buffers, linear tree features and trees considered to be of significant amenity value. It is considered that a density of approximately 30 - 35 dph could be achieved to deliver 160 new homes. Vehicular access would need to be achieved via Site A as part of a comprehensive development but there would be an opportunity to provide an additional pedestrian/cycle access to the A265 via an existing driveway that currently serves Site B1 and Site B2.
Pros and cons of Option 2.
7.12.20 The pros in relation to Option 2 include:
.Optimises the town centre location providing a lower density development (than in Option 1) with easy and sustainable access through the site to existing services, facilities and public transport points. .The potential to maximise housing density in locations closest to the town centre. .The potential to create a positive frontage to the Heathfield Millennium Green and assist in increasing the use of this green space. .The potential to increase footpath and cycle path provision to link with the town centre, Heathfield Millennium Green and The Cuckoo Trail NCR No 21. .Reduces the amount of land take for development in the North West of Heathfield and avoids developing some of the most ecologically sensitive areas within the SDA (Site C and Site D1) by maximising development closest to the town centre. .The potential to maximise the use of previously developed land situated outside the designated AONB in relation to the redevelopment of land containing six residential properties. .There is an opportunity to provide a sympathetic development which is in keeping with the character of the surrounding area and more sympathetic to the surrounding AONB landscape.
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 802 .There is an opportunity to provide ecological enhancements/positive management in areas identified as being of ecological value (Site B1) and an opportunity to enhance existing green corridors to improve connectivity for wildlife. .The potential to provide on site green infrastructure in relation to recreational facilities as part of the overall development. .The provision of an additional link (than that detailed in Option 1) to the A265 for pedestrians and cyclists extending from Site B1 and Site B2.
7.12.21 The cons in relation to Option 2 include:
.The development of land (the majority of Site A and northern part of Site B1) which is designated as an AONB. .The development of land which is visually sensitive with far reaching views across the AONB (in the southern part of Site A only) due to its ridge top location. .The potential loss of land which has been identified as being of ecological value in relation to its grassland habitat (the northern section of Site B1).
Option 3 - Focus development on sites closest to the Town Centre but with lower densities and including the central section of the SDA.
7.12.22 The total amount of land that would be available for this option would be approximately 8.4 ha, as shown on Figure 13.8: SDA 11 North West Heathfield Option for development 3. However, the overall developable area would need to be reduced for the same reasons as set out in Options 1 and 2. In addition, topography and drainage would also need to be considered for Site C. The inclusion of Site C would provide a degree of flexibility in relation to the overall design and layout of development within the SDA as part of a comprehensive development. Furthermore, this option would enable the provision of a lower density development where development at 30dph could be achieved. The remaining land to be utilised to improve the Green Infrastructure network through biodiversity enhancements, habitat management and the provision of open space as part of the overall development. There is a suitable vehicular access point via Nursery Way and opportunities exist to provide both vehicular, pedestrian and cycle links to link Site C with Site B and Site A as described above.
Pros and cons of Option 3:
7.12.23 The pros in relation to Option 3 include:
.The provision of housing on land located close to the town centre with easy and sustainable access through the site to existing services, facilities and public transport points. .The potential to provide a range of housing density including an opportunity to maximise housing density in locations closest to the town centre. .The potential to reduce housing density in locations which are more visually sensitive in regards to the surrounding AONB landscape.
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 803 .The potential to create a positive frontage to the Heathfield Millennium Green and assist in increasing the use of this green space. .The potential to increase footpath and cycle path provision to link with the town centre, Heathfield Millennium Green and The Cuckoo Trail NCR No. 21. .The potential to maximise the use of previously developed land situated outside the designated AONB in relation to the redevelopment of land containing six residential properties. .There is an opportunity to provide a sympathetic development which is in keeping with the character of the surrounding area and the surrounding AONB landscape. .There is an opportunity to provide ecological enhancements/ positive management in areas identified as being of ecological value (Site B1 and Site C) and an opportunity to enhance existing green corridors to improve connectivity for wildlife. .The potential to provide on site Green Infrastructure in relation to recreational facilities as part of the overall development. .Provides more flexibility in relation to the provision of green infrastructure and enhancement/management of biodiversity as part of the overall development. This includes the enhancement of a strip of land bordering Site B and Site C which has been identified as a Biodiversity Opportunity Area to improve connectivity for wildlife. .The provision of an additional vehicular/pedestrian link (other than that identified in option1 and 2) from Site C to the A265 via Nursery Way; Flexibility in relation to the design and layout of the overall SDA. .The development of sites which are visually contained in terms of the surrounding landscape (Sites B1, B2 and C).
7.12.24 The cons in relation to Option 3 include:
.The development of land (the majority of Site A, northern part of Site B1 and the whole of Site C) which is designated as an AONB. .The development of land which is visually sensitive with far reaching views across the AONB especially in the southern half of Site A due to its ridge top location. .The potential loss of land which has been identified as being of ecological value in relation to its grassland habitat (Sites B1 and C). .The provision of land for development which is not considered to be necessary to achieve 160 new homes.
Option 4 - Focus of development split between the eastern and western sections of the SDA whilst retaining open land in the central section.
7.12.25 Similar to Option 3, this option would enable the provision of a development at 30dph. The total amount of land that would be available for this option would be approximately 8.93 ha, as shown on Figure 13.9: SDA 11 North West Heathfield Option for development 4. Similar to previous options, the overall developable area would need to be reduced to account for topography, woodland buffers, linear tree features and trees considered to be of significant amenity value.
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 804
7.12.26 In addition, there is an element of woodland which naturally buffers the adjacent Ancient Woodland located on the western boundary of Site D1 as well as significant old field boundaries dividing the site. Both the woodland and linear tree features should ideally be retained. The remaining land to be utilised to improve the Green Infrastructure network through biodiversity enhancements, habitat management and the provision of open space as part of the overall development. Similar to Option 3, the inclusion of Sites D1 and D2 would provide a degree of flexibility in relation to the overall design and layout of development within the SDA. Access to Sites D1 and D2 could be achieved independently via the A265.
Pros and cons of Option 4
7.12.27 The pros in relation to Option 4 include:
.The provision of housing on land located close to the town centre with easy and sustainable access through the site to existing services, facilities and public transport points. .The potential to create a positive frontage to the Heathfield Millennium Green and assist in increasing the use of this green space. .The potential to increase footpath and cycle path provision to link with the town centre, Heathfield Millennium Green and The Cuckoo Trail NCR No. 21. .The potential to maximise the use of previously developed land situated outside the designated AONB in relation to the redevelopment of land containing all seven residential properties within the SDA. .There is an opportunity to provide a sympathetic development which is in keeping with the character of the surrounding area and the surrounding AONB landscape. .The potential to provide a range of housing density including an opportunity to maximise housing density in locations closest to the town centre. .The potential to reduce housing density in locations which are more visually sensitive in regards to the surrounding AONB landscape. .There is an opportunity to provide ecological enhancements/positive management in areas identified as being of ecological value (Sites B1 and D1) and an opportunity to enhance existing green corridors to improve connectivity for wildlife. .The potential to provide on site Green Infrastructure in relation to recreational facilities as part of the overall development. . Flexibility in relation to the design and layout of the overall SDA. .The development of sites which are visually contained in terms of the surrounding landscape (Sites B1, B2, D1 and D2).
7.12.28 The cons in relation to Option 4 include:
.The development of land (the majority of Site A, northern part of Site B1 and northern half of Site D1) which is designated as an AONB.
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 805 .The development of land which is visually sensitive with far reaching views across the AONB especially in the southern half of Site A, due to its ridge top location. .The potential loss of land which has been identified as being of ecological value in relation to its grassland habitat (Sites B1 and D1). .The provision of land for development which is not considered to be necessary to achieve 160 new homes. .In terms of accessibility to the town centre, the development of sites (Site D1 and Site D2) which are not considered to be as sustainable as other sites which form part of the SDA. .Sites D1 and D2 would be stand alone sites and it would not be possible to link these sites with Sites A and B1/ B2.
Option 5: Focus development on the western and central sections of the SDA whilst retaining open land to the east.
7.12.29 This option seeks to locate development on those sites located to the west of SDA 11 with the aim of retaining Site A as urban fringe greenfield land and retaining the existing residential frontage to the A265, as shown on Figure 13.10: SDA 11 North West Heathfield Option for development 5. The total amount of land available for this option is approximately 5.48 ha. However, the developable area would need to be reduced to account for topography, drainage, Ancient Woodland/woodland buffers, woodland including Ancient Woodland located in the northern extent of Site B, linear tree features, old field boundaries and trees considered to be of significant amenity value, Ancient Woodland located on the western boundary of Site D1 as well as significant old field boundaries dividing Site D1.
7.12.30 Both the Ancient Woodland/woodland linear tree features and old field boundaries should ideally be retained. An element of open space and/or recreational provision would also need to be considered as part of the overall design of the site. In considering these factors, to achieve 160 new homes on this site would require development to be at a minimum of 40dph.
7.12.31 Access to the site (Sites B1/ B2 and C) could be achieved via an access point located in Nursery Way and access to Sites D1 and D2 could be achieved via the A265. There is also potential to provide a pedestrian/cycle access connecting Sites B1 and B2 with the A265 via the existing driveway located to the south of the site.
Pros and cons of Option 5
7.12.32 The pros in relation to Option 5 include:
.Reduces the amount of land take for development in the North West of Heathfield and specifically avoids developing the most visually sensitive/open greenfield AONB site within the SDA (namely Site A). .The development of sites which are visually contained in terms of the surrounding landscape (Sites B1, B2, C, D1 and D2).
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 806 .The potential to incorporate an element of previously developed land situated outside the designated AONB as part of the development, in relation to the redevelopment of land containing three residential properties. .The provision of a link to the A265 for pedestrians and cyclists extending from Sites B1 and B2. .There is an opportunity to provide ecological enhancements/positive management in areas identified as being of ecological value (Sites B1/C and Site D1) and an opportunity to enhance existing green corridors to improve connectivity for wildlife. This includes the enhancement of a strip of land bordering Sites B1 and C which has been identified as a Biodiversity Opportunity Area to improve connectivity for wildlife.
7.12.33 The cons in relation to Option 5 include:
.The development of greenfield land which is designated as an AONB (Site C and northern part of Sites B1 and D1). .The development of land which has been identified as being of ecological value in relation to its grassland habitat (Sites C, D1 and the northern section of Site B1). .Development will be located on those sites located furthest away from the town centre. .In terms of accessibility to the town centre, the development of sites (Sites D1 and D2) which are not considered to be as sustainable as other sites which form part of the SDA. .Sites D1and D2 would be stand alone sites and it would not be possible to link these sites with Sites B1/ B2 and Site C. .It will not be possible to link the SDA directly with the Heathfield Millennium Green and associated pathways and cycle links. .Green infrastructure provision in relation to open spaces and recreational provision would be limited on site due to the majority of land being required for the provision of 160 new homes; and .Development would be at a much higher density than the immediate residential area.
Option 6: Focus development on the land outside of the designated AONB area.
7.12.34 It is not considered that there will be enough land within this SDA to provide 160 new homes fully outside the designated AONB due to on-site constraints. This option therefore aims to focus development on land situated outside the designated AONB but includes the southern half of Site A only (of which the northern section of this land is located within the AONB) as shown on Figure 13.11: SDA 11 North West Heathfield Option for development 6. The total amount of land available for this option is approximately 5.29 ha. The developable area would need to be slightly reduced, to account for on-site woodland located at Site D1 and Ancient Woodland buffers. Linear tree features/old field boundaries should ideally be retained. An element of open space and/or recreation provision would also need to be considered as part of the overall design of the site. It is considered that the provision of 160 new homes could be achieved at 30dph.
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 807
7.12.35 Vehicular access to the eastern part of the SDA would need to be achieved via Site A and extend into Site B as part of a comprehensive development but there would be an opportunity to provide additional pedestrian/cycle access to the A265 via the existing driveway that currently serves Sites B1 and B2 and also via the existing access in the south eastern corner of Site A. Vehicular access could be achieved from the A265 in respect to sites D1 and D2.
Pros and cons of Option 6
7.12.36 The pros in relation to Option 6 include:
.Protection of the majority of land within the SDA located within the designated AONB. .Optimises the town centre location providing an overall low density development with easy and sustainable access to existing services, facilities and public transport points. .Provides housing density options including an opportunity to maximise housing density on the sites closest to the town centre or alternatively to reduce housing density in locations which are more visually sensitive in regards to the surrounding AONB landscape. .The development of sites which are visually contained in terms of the surrounding landscape (Sites B1, B2, D1 and D2). .The potential to create a positive frontage to the Heathfield Millennium Green and assist in increasing the use of this green space. .The potential to increase footpath and cycle path provision to link with the town centre, Heathfield Millennium Green and The Cuckoo Trail NCR No 21. .Reduces the amount of land take for development in the North West of Heathfield and specifically avoids developing the most ecologically sensitive areas within the SDA (namely Sites B1, C and the northern part of Site D1). .The potential to maximise the use of previously developed land consisting of all residential properties within the SDA situated outside the designated AONB. .There is an opportunity to provide a sympathetic development which is in keeping with the character of the surrounding area and more sympathetic to the surrounding AONB landscape. .There is an opportunity to provide ecological enhancements/positive management in areas identified as being of ecological value (Sites B1 and D1) and an opportunity to enhance existing green corridors to improve connectivity for wildlife. .The potential to provide on site green infrastructure in relation to recreational facilities as part of the overall development. .The provision of an additional link to the A265 for pedestrians and cyclists extending from Sites A, B1 and B2. .The development of sites which are visually contained in terms of the surrounding landscape (Sites B1, B2 and Sites D1 and D2).
7.12.37 The cons in relation to Option 6 include:
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 808 .The development of greenfield land which is designated as an AONB (northern part of Site A). .The development of land which is visually sensitive with far reaching views across the AONB (the southern part of Site A due to its ridge top location). .The potential loss of land which has been identified as being of ecological value in relation to its grassland habitat (Site D1). .In terms of accessibility to the town centre, the development of sites (Sites D1 and D2) which are not considered to be as sustainable as other sites which form part of the SDA. .Sites D1 and D2 would be stand alone sites and it would not be possible to link these sites with Sites A and B1/ B2.
7.12.38 There are numerous variations for the arrangement of key elements mentioned above, some of which may be preferable or more sustainable regarding the use of land and opportunities arising, than others. The purpose of this exercise is to test a range of different solutions through the generation of options for the location of key elements of the development, which are presented for consideration and further assessment through the consultation process. It is anticipated that the final preferred development option will be a variation on the options presented and may include additional concepts and solutions. As the location, mix and density of affordable and market housing are not key determinants in the spatial configuration of the site, they are not considered in any of the options at this time.
7.13 SA of Options for SDA 11: Land North East of Heathfield
7.13.1 An assessment of the development options presented for SDA 11 against the 22 Sustainability Appraisal objectives, has been carried out and is attached in full at Appendix B.
Table 7.2: Summary of Sustainability Appraisal of Options for SDA 11: Land North East of Heathfield
Potential Benefits Potential Problems and Mitigation .Option 1 and Option 4 make the .Option 4 develops one of the most effective use of land. most biodiversity rich and .Option 6 limits the use of sloping sensitive part of the SDA (site land and the margins of the D1), furthest from the town biodiversity rich area (ancient centre. woodland and Biodiversity .Option 1 proposes development Opportunity Area) thereby on a sloped site, that requires minimising impact on biodiversity greater land take to ensure a and deliverability. suitable design. .Option 1 is the most accessible .Sites D1 and D2 are the most land in terms of proximity of the isolated from the existing Town Centre. community and therefore .Option 3 takes into account the Options 4, 5 and 6 are not as sloping nature of the site and the inclusive. need to provide greater amounts .All options will require mitigation of land to ensure an effective in terms of drainage in order to
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 809 design and in close proximity to protect the ghyll streams in the the Town Centre. However the ancient woodland. option does include biodiversity sensitive land (Site c). .Option 4 makes effective use of land next to the Town Centre, taking into account the land require to develop on sloping sites, whilst avoiding the biodiversity sensitive Sites C and D2. .Option 6 minimises AONB incursion. .Option 6 seeks to minimise the impact of development on biodiversity sensitive area D1 and D2.
7.13.2 In comparing options it is clear that there are a number of advantages and disadvantages to each option, as shown in the summary table above. This summary table will be included in the main Strategic Site DPD consultation document to aid consideration of the most suitable option for the development of SDA 11.
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 810 Figure 13.1: SDA 11 North West Heathfield Core Strategy Strategic Sites Context Plan
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 811 Figure 13.2: SDA 11 North West Heathfield Land Availability Plan
Figure 13.3: SDA 11 North West Heathfield Sub Areas
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 812 Figure 13.4: SDA 11 North West Heathfield Site Appraisal
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 813 Figure 13.5: SDA 11 Guiding Principles for development of North West Heathfield
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 814 Figure 13.6: SDA 11 North West Heathfield Option for development 1
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 815 Figure 13.7: SDA 11 North West Heathfield Option for development 2
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 816 Figure 13.8: SDA 11 North West Heathfield Option for development 3
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 817 Figure 13.9: SDA 11 North West Heathfield Option for development 4
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 818 Figure 13.10: SDA 11North West Heathfield Option for development 5
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 819 Figure 13.11: SDA 11 North West Heathfield Option for development 6
SDA 11: Land North West of Heathfield - SSDPD Background Document - December 2011 820
Appendix A
SA of Strategic Sites - Constraints & Opportunities Sustainability Appraisal
Key
Development will support sustainability objectives
Sustainability issues, mitigation required but achievable Absolute sustainability constraints
821
822 Appendix A
SA of Strategic Sites - Constraints & Opportunities Analysis SDA 1 : Land west of Uckfield
Constraints Constraint Notes Appraisal Comments First Tier Constraints & Opportunities Flood risk The site lies within the In line with guidance from the catchment area of the Adur Environment Agency, and in order to and Ouse Rivers.Much of assess Flood Zone 2 and climate the western boundary of change scenarios, a 50m buffer zone the site and part of the will be applied to the existing Flood south of the site is within Zone 2 outline. Flood Risk Zones 2 and 3. Development for housing or employment would need to avoid this area and avoid increasing flood risk in this area, though the implementation of SUDS.
Parts of the area may be suitable for open space or as part of the Green Infrastructure network for the site and wider area. AONB The site is not within the No constraints. AONB. Natura 2000 / The site is within 7 km of The site lies within 7 km of the Ramsar site the Ashdown Forest SPA, a Ashdown Forest, which is to the Natura 2000 site. north west of Uckfield.
The Appropriate Assessment carried out for the Ashdown Forest recommends that a SANG (Suitable Alternative Natural Green space) is provided to mitigate the impact of potential visitors from the SDA on the Ashdown Forest.
The SANG may be provided on site, if appropriate space can be provided or alternatively off -site, subject to the acquisition of appropriate land by the developers.
In addition to the provision of the SANG, the Appropriate Assessment for the Ashdown Forest requires that the development contributes towards on-site mitigation and Air Quality Monitoring within the area. SSSI The site is within 7 km of Development on the site will have to the Ashdown Forest SSSI consider possible impacts on the area . Ashdown Forest SPA and SSSI and include means of enhancing biodiversity and Green Infrastructure on the site. This should be provided
823 irrespective of the location (on-site or off-site) of the SANG required as part of the Appropriate Assessment.
Opportunities Reduce flood risk and The site presents the opportunity to surface water run off. incorporate a range of sustainable drainage systems to reduce flood risk and surface water run off.
Enhance biodiversity. The provision of a SANG together with creative and sustainable design Enhance recreational layout could increase and enhance provision and the creation biodiversity and green infrastructure of a green infrastructure networks. network.
Key Issues:
Flood risk and environmental - with part of the site being within Flood Zones 2 and 3 requiring the implementation of a 50m buffer zone, this will need to be taken into account in the master planning of the Site, but may provide opportunities to incorporate a range of SUDS and in addition, promote opportunities to enhance the biodiversity and green infrastructure network.
SANG - The Appropriate Assessment carried out for the Ashdown Forest recommends that a SANG (Suitable Alternative Natural Green space) is provided to mitigate the impact of potential visitors from the SDA on the Ashdown Forest. The SANG may be provided on site, if appropriate space can be provided or alternatively off -site, subject to the acquisition of appropriate land by the developers. In addition to the provision of the SANG, the Appropriate Assessment for the Ashdown Forest requires that the development contributes towards on-site mitigation and Air Quality Monitoring within the area.
Biodiversity - being within 7km of the Ashdown Forest SPA and Natura 2000 site and SSSI, any development on the site will have to be considered in relation to potential impacts on biodiversity within the levels, and assess opportunities to enhance biodiversity within the area, in addition to the provision of a SANG. Second Tier Constraints & Opportunities Open Space Despite the proximity and The development of the site presents accessibility to open opportunities to increase the level countryside, there is an and quality of publicly accessible overall deficit in terms of open space through the provision of quantity, quality and improved linkages to existing accessibility of open space facilities immediately adjacent to the provision in the area. SDA - such as the Victoria Pleasure Ground and Playing fields, and In the Uckfield area there through the provision of additional are deficiencies in the community facilities, open space and provision, quality or green infrastructure, to address accessibility to:- Parks and some of the deficits in recreation and Gardens; Natural and open space provision within the Semi-natural greenspace; area. amenity greenspace; play facilities; allotments; By improving connectivity through cemeteries and the provision and improvement of churchyards. physical linkages to the wider area and better signage, the accessibility to recreational and open space facilities will be greatly improved
824 Ground water The site is not within or No constraints protection adjacent to any EA zones designated Ground Water Protection Zones. Listed There are no listed No constraints buildings buildings within or adjacent to the site
Conservation The site is not within or No constraints. Area adjacent to any designated Conservation Area Ancient There are no Tree The development of the site will Woodland Preservation Orders need to avoid the areas of Ancient attached to the site. Woodland on the site and take into account areas of Ancient woodland However, there are two immediately abutting the site, though small areas of designated the implementation of a 15m buffer Ancient Woodland within zone (recommended), and should be the site. One is located just incorporated, where appropriate into to the south of the the Green Infrastructure network of Ridgewood farm in the the site. centre of the site, and the other is located adjacent to Lewes Road along the southern boundary of the site.
In addition, a large area of Ancient Woodland - Boothland Wood, is located immediately adjacent to the eastern boundary of the site, to the north of Ridgewood Farm, which will have an impact on any development adjacent to this area.
A small areas of Ancient Woodland also exists just outside of the site boundary, to the south west of the site near to the A22/A26 roundabout on the Uckfield by-pass. Local The is described within the The sensitivity to change is landscape Landscape Character considered moderate. significance Assessment and Development Option Visual sensitivity is also considered evaluation study of moderate, but high on the ridge. February 2009, as 'land sloping away from the The Landscape Character urban edge to the Uck Assessment study recommends the valley and A26 Uckfield by- need to provide well defined pass. Strong field structure boundaries close to the urban edge with arable and pasture. and avoidance of development on Some large fields. the high ground.
825 Sewerage works a detractor'. The scope for enhancement and mitigation is described as moderate The study also identifies a in the main, but low on the ridge and need to provide a well suggests a need to retain open defined edge to fields. The study also suggests development to avoid potential to soften the urban edge, 'urban creep'. create a green network and to relocate the existing recreation ground. However, the reasons behind these suggestions is not given
The capacity to accept change for housing, is considered to be moderate, and suggests that there is no capacity for business development, however, the reason for this conclusion is not clear. SNCI, The site is not within SNCI No Constraints ecological a designated area importance Agricultural The majority of the site is The development of the site will land currently farmed and is result in the loss of Grade 3 classification shown on the Agricultural Agricultural land in the Uckfield Land Classification Map as area. Grade 3 agricultural land. However, the site lies between the Uckfield By-pass and the main urban area of Uckfield.
There is a lack of available brown field land in the area to provide the number of homes required through the Core Strategy. The provision of housing, employment and associated social, community, leisure and green infrastructure facilities, with good connectivity to the Town Centre and railway station, would enable the development of a sustainable extension to Uckfield. Archaeological The site is not within a No Constraints features designated area of archaeological interest nor are there any records of finds nor any visible archaeological features on site. Rights of Way There are a two public No constraints. footpaths crossing the site linking with other footpath Opportunities to increase routes. connectivity through enhancing existing rights of way and provision Footpath connects to the of new linkages within the site and to existing residential areas to neighbouring areas, particularly the the north east of the site, Town Centre.
826 through an area of ancient woodland. The footpath Opportunities to provide links which crosses the central part of encourage the use of various the site and divides to form alternative modes of transport to the two footpaths, one car through the provision of better continuing beyond the by- linkages from the site to the wider pass into countryside to the public footpath and cycle network west and the other going and wider public transport (bus and towards the by-pass further rail) facilities. to the north west of the site. Opportunities Enhance and improve open The site provides the opportunity to space provision. provide additional open space, leisure and recreation facilities to Enhance the biodiversity support the development and wider value of the site. area, possibly as part of the Green Infrastructure of the site. Create/enhance Green Infrastructure network, Opportunities exist through the improve careful layout and development of connectivity/accessibility the site and careful plant selection in and enhance integrated various locations as part of the transport networks. Green Infrastructure provision to improve the biodiversity and ecological value of the site.
The footpaths provide a great opportunity to increase connectivity as part of the Green Infrastructure network of the site, and form part of an integrated transport network serving the site, through linking footpath, cycle and bus and rail services.
Improving connectivity through the enhancement of existing and provision of new walking and cycling networks from the developments on site to new facilities on site and linkages to existing facilities particularly within the Town Centre will provide access to a range of employment, social and community facilities, open space and recreational facilities and to the west, to extensive tracts of open countryside.
This could be achieved as part of the Green Infrastructure network and creative development layouts. Key issues:
Ancient woodland: The development of the site will need to avoid the areas of Ancient Woodland on the site and take into account areas of Ancient woodland immediately abutting the site, though the implementation of a 15m buffer zone (recommended), and should be incorporated, where appropriate into the Green Infrastructure network of the site.
827
The loss of agricultural land - The site will involve the loss of agricultural land which is currently used for grazing.
The location of the site adjacent to the established urban area of Uckfield, the lack of brownfield land, the natural 'edge' to the town formed by the Uckfield by-pass and the close proximity to the Town Centre and employment areas of the Bellbrook industrial estate, mean that it's value as agricultural land is diminished, particularly given the pressure for housing in the District given the availability of suitable sites for development and numerous landscape and ecological constraints.
Open Space provision - Despite the proximity and immediate accessibility to open countryside, there is an overall deficit of formal and informal open space provision in the area. Through the provision of new facilities, particularly a SANG as part of the Appropriate Assessment mitigation measures for the Ashdown Forest and through careful layout design which includes the provision of a Green Infrastructure network - incorporating existing and new footpath and cycle routes, the provision of and accessibility to a range of open spaces will be afforded, addressing some of the current deficiencies.
Third Tier Constraints & Opportunities Accessibility, for example to schools, a GP surgery, public transport points (usually considered at the third tier) is specifically covered by the Infrastructure Development Plan Water The site is within the Adur River 41 (River Uck) flows adjacent Framework and Ouse catchment area. to and within 1km of the site - current Directive overall status for River 41 is River 40 (River Uck) flows moderate with an objective of good just to the north of the site. by 2027. The ecological status is currently moderate with an objective River 21 (Ridgewood of good by 2027. Stream) flows along the western boundary of the River 21 (Ridgewood Stream) flows site and through the along the western boundary and southern part of the site. through the south of the site - the current status is moderate, objective River 40 (Uck/Ridgewood - good by 2027. The Ecological confluence to ford) is status is moderate with an objective located within 1km to the of good by 2027. south west of the site. River 40 (Uck/Ridgewood confluence .. River 50 (Framfield Stream) to ford) - flowing within 1 km of the is located within 1km to the south west of the site - the current east of the site. status is good with an objective of good by 2027. The Ecological status is moderate with an objective of good by 2027.
River 50 (Framfield Stream) is located within 1km to the east of the site. The current status is good with an objective of good by 2015. The Ecological status is good with an objective of good by 2015. Climate The site has a The site presents some opportunities Change predominantly west/south- to utilise passive solar gain, through westerly aspect. optimising building and site layout and design. Considerable tree cover, particularly in the form of Retention of and the addition of
828 Ancient Woodland exists appropriate tree/hedge retention and adjacent to the site, planting, will assist Urban Cooling particularly to the north and carbon reduction through east, and to the south west. creating local carbon 'sinks' as well as supporting biodiversity and the Part of the site is within provision of green infrastructure. Flood Zones 2 and 3 and a precautionary approach to Development of the SDA will be development adjacent to subject to Building Regulation these areas should be requirements for new homes and adopted. non domestic buildings in relation to Zero carbon reduction by 2016. Renewable The site is predominantly Through careful building orientation, Energy west and south facing with design and site layout, the site could higher land to the north and support the use of solar panels or east of the site. photovoltaic energy generation.
Small scale wind generation may be possible, through the use of vertical wind turbines, subject to availability of appropriate wind speeds and direction, and given the extent of tree cover in the area.
Opportunities exist to investigate micro CHP, biomass, ground source heating and cooling as part of the overall strategic development of the SDA.
Opportunities exist through creative layout of the development of the site, to optimise Urban Cooling through the design of space and careful landscaping design and tree planting Opportunities Opportunities to improve The use of sustainable drainage rate and quality of systems will assist climate change discharge to water courses objectives through reducing surface within the Adur and Ouse water flow and absorption, and catchment area, in line with reducing the level of run off to local Water Framework Directive streams and rivers within the Adur objectives. and Ouse catchment area.
Opportunities to address The site presents good opportunities climate change issues. to address climate change issues thorough the design and layout of Opportunities for including the development through optimising renewable energy as part a south facing orientation through of the development of the building design and housing layout to site maximise passive solar gain.
Retention of and the addition of appropriate tree/hedge retention and planting, will assist Urban Cooling and carbon reduction through creating local carbon 'sinks' as well as supporting biodiversity and the
829 provision of green infrastructure.
Development of the SDA will be subject to Building Regulation requirements for new homes and non domestic buildings in relation to Zero carbon reduction by 2016 and water efficiency measures for new homes to Sustainable Homes Code Level 3 or 4.
Subject to building design and the layout of the development on site to optimise south facing orientation, the site could support renewable energy sources such as solar panels or photovoltaic energy generation.
Opportunities exist to investigate micro CHP, biomass, ground source heating and cooling as part of the overall strategic development of the SDA.
Visual impacts, particularly in relation to the possible use of wind turbines and to the use of solar panels along buildings on the ridge line, may prove an issue, but opportunities exist to utilise renewable energy and creative design to provide exemplar landmark buildings, particularly development for social and community provision. Key Issues:
Drainage/Water Framework Directive:- A number of water courses exist on or adjacent to the site which are within the Adur and Ouse catchment area. Mitigation measures will be required on site through the use of sustainable drainage systems, to ensure development contributes to objectives to achieve a 'good' overall standard by 2027 (2015 for River 50 - Framfield Stream). Additional Contextual Information:
Vehicular Access - Current vehicular access to the East of the SDA is currently available from a Old Timber Lane, a narrow single track lane with no footways, a steep gradient and with poor visibility onto Lewes Road. Access to the north of the site is through the adjoining housing estate via Forge Rise. Neither access would be currently adequate to facilitate the number of vehicles that would be generated by the development.
ESCC have previously advised that access to the site would need to be via a new roundabout off the A22, and that the potential widening of Old Timber road and access onto Lewes road and the use of the Old Sandpits road with access onto Lewes Road, to serve some of the development. All options are subject to further studies and agreement of ESCC as Highways Authority.
Public transport The site is located in close proximity to the bus and railway station in Uckfield Town Centre, potentially 15 mins walk from the centre of the site. The Bus Station provides services to 7 locations with 18 bus stops in the Lewes Road, High Street and Eastbourne Road areas, providing
830 access to a further 4 destinations. Additional service provision may be possible/required subject to review of the development proposals, with improvements to local connectivity to facilitate accessibility to a range of public transport services.
Uckfield Railway station is also potentially within 15 mins walk from the centre of the site, with 19 departures per day to London Victoria, serving 11 stations in-between.
The Railway and River Uck - The railway line and the River Uck are both located to the north of the site, between the site and the Town Centre retail and employment facilities. Improving direct connectivity to the town centre and facilities from the site would require the provision of a fully accessible footbridge, which would have to be funded by the development.
Sewerage treatment works and Odour/Air Quality issues - There are air quality issues impacting upon the development of the site, caused by the odours emanating from the Sewerage Treatment Works to the north-west of the site. Further studies are required to identify odour contours and mitigation measures required.
Increased emissions from the A22 to the west of the site impact upon Air Quality levels. A further study to assess air quality impact and mitigation measures will be required.
Potential contamination - There may be some localised contamination on site associated with the agricultural buildings and the silage tanks, which may require further detailed investigation.
Noise impact - Noise form the A22 may be an issue for the development of the site. A further study and investigation of appropriate acoustic mitigation measures will be required.
831 Analysis:
The role of this site as a strategic development area is supported by the sustainability appraisal. Whilst it is currently agricultural land the location of the site adjacent to the urban area of Uckfield it provides opportunities to diversify the housing type and tenure in the area to meet local housing need, as well as providing opportunities to increase employment, community and open space facilities in the local area.
Connectivity to the wider area, particularly public transport routes, residential and open space areas and commercial and community facilities can be easily and effectively achieved through strengthening footpath and cycle linkages and extending linkages to the wider area particularly to Uckfield Town Centre, Uckfield Railway and Bus stations, recreational facilities, employment areas, and local schools and community facilities. Additional signage highlighting accessibility to facilities will improve the perception of the relative proximity and accessibility to the site and its opportunities. Green travel plans for companies locating to new employment areas within the SDA should make particular reference to the sites attributes in this respect. Linkages, particularly to the local footpath routes, enabling alternative forms of transport to be used, and linking various modes, i.e. foot, bus, cycle and train travel, will contribute to a wider integrated transport network and could also be part of the wider Green Infrastructure network.
The protection of ancient woodland on and adjacent to the site, and the provision of additional planting along boundaries and along existing tree/hedgerows on site, will provide landscape screening, some noise attenuation from the A22 and enhance the sense of place, distinctiveness as well as the biodiversity value of the area. These features could be incorporated into the Green Infrastructure of the area, alongside landscaped areas and open spaces as part of the development of the site, and enhance biodiversity opportunities and climate change through providing opportunities for urban cooling.
The site presents opportunities to address climate change and increase the use of renewable energy, through orientating buildings and site layout to maximise passive solar gain, the use of solar panels and photovoltaic cells, the use of sustainable urban drainage, appropriate drought loving landscaping, and in the building design through the use of sustainable building materials and appropriate water efficiency measures.
Additional renewable sources of energy should be explored, including biomass, micro CHP, ground source heating and cooling.
The site has the potential to become an exemplar sustainable urban extension through utilising best practice and latest innovations in building and layout design to address and showcase climate change and renewable energy measures whilst enhancing the connectivity, biodiversity and Green Infrastructure provision of the area.
832
Appendix B
Sustainability Appraisal of Options
Key
Code Indicator Option moving towards achievement of SA Objective Unknown: depend on how option will be implemented Option moving away from Achievement of Objective Neutral: no relationship with SA Objective.
833
834 Sustainability Appraisal of Options for SDA 11 Land at North West Heathfield Options 1, 2 and 3
Wealden District Effect Option 1 Effect Option 2 Effect Option 3 Council Sustainability Appraisal Objective 1 Ensure that Although the development Development would take Development would take everyone has the is concentrated on one site, place across sites B1, B2 place across sites A, B1, opportunity to live the option is in control of and A. Topography B2 and C. Topography in a good quality, one landowner and constraints are reduced by constraints are sustainably infrastructure delivery is this which improves significantly reduced by constructed and likely to be less complicated deliverability and so the this which improves affordable home which improves delivery likelihood of achieving deliverability and so the opportunities for affordable affordable housing provision likelihood of achieving housing. is increased. affordable housing 835 However, there are some provision is increased. site topography constraints which may inhibit the delivery of 160 units on the site. 2 Improve the health The option is well located in Although extending Although extending and well being of closest proximity to the westwards into site B1, the westwards into site B1 the population town centre and would option still provides the ad C, the option still encourage walking and opportunities presented by provides the cycling. The potential to option 1 and development opportunities presented increase footpath and cycle could be concentrated to by option 1 and 2 with path provision to link with the east, towards the town more flexibility to the town centre, Heathfield centre, with footpath and increase density towards Millennium Green and the cycle provision through the the town centre and NCR 21: The Cuckoo Trail site allowing east to west provide a range of access to provide new densities and land use pedestrian and cycle links options towards the to the Millennium Green west. and the NCR 21: The As with options 2, the
Cuckoo Trail in close option provides for proximity for existing footpath and cycle residents in the north west provision through the Heathfield area. site allowing east to west access to provide new pedestrian and cycle links to the Millennium Green and the NCR 21: The Cuckoo Trail in close proximity for existing residents in the north-west Heathfield area. 3 Promote social The site is well located in The site is well located in The site is well located inclusion and close proximity to the town close proximity to the town in close proximity to the create/ sustain centre and village facilities. centre and village facilities. town centre and village vibrant It is also likely to be It is also very likely to be facilities. It is also very communities deliverable and so will deliverable and so will likely to be deliverable 836 encourage on site encourage on site and so will encourage on affordable housing. affordable housing. site affordable housing.
4 To ensure a safe Not relevant to this environment option including reducing Not relevant to this option Not relevant to this option crime and the fear of crime 5 To provide The option provides the The option provides the The option provides the accessible and potential to create a positive potential to create a positive potential to create a high quality public frontage to the Heathfield frontage to the Heathfield positive frontage to the services and Millennium Green and Millennium Green and Heathfield Millennium facilities assist in increasing the use assist in increasing the use Green and assist in of this green space. This is of this green space. increasing the use of this moderated by the possibility green space. that on site open space and The option provides the green infrastructure provision of an additional The option provides the opportunities may be limited link (than that detailed in provision of an additional by the high density of Option 1) to the A265 for link (than that detailed in
development which is pedestrians and cyclists Option 1 and 2) to the required. extending from sites B1 and A265 for pedestrians B2 which will open up the and cyclists (as well as site and the recreation vehicles)extending from areas beyond to new and sites B1 and B2 and C existing residents in the which will open up the area. site and the recreation areas beyond to new On site open space and and existing residents in green infrastructure the area. opportunities are likely to be more deliverable than in On site open space and option 1 given the green infrastructure increased land availability. opportunities are likely to be more deliverable than in option 1 and 2 given the increased land availability 837 6 To reduce the risk All sites will have to avoid All sites will have to avoid All sites will have to of flooding and the increasing flood risk either increasing flood risk either avoid increasing flood consequential on site or off site. on site or off site. risk either on site or off damage to Development can avoid Development can avoid site. Development can property and flood risk areas which have flood risk areas which have avoid flood risk areas public well being been identified accounting been identified accounting which have been for climate change for climate change identified accounting for predictions. No issue predictions. No issue climate change subject to mitigation subject to mitigation predictions. No issue including the including the subject to mitigation implementation of implementation of including the Sustainable Urban Sustainable Urban implementation of Drainage Systems. Drainage Systems. Sustainable Urban Drainage Systems. 7 Make the most Option 1 provides the Option 2 provides the Option 3 provides the efficient use of potential to maximise potential to maximise potential to maximise land by prioritising housing density in locations housing density in locations housing density in Brownfield sites closest to the town centre. closest to the town centre. locations closest to the for development, Due to the need to preserve The larger site provides town centre. The larger
the re-use of landscape and biodiversity more flexibility in order to site provides more existing buildings features, development achieve housing densities flexibility in order to and promoting would need to be built at of 30-35 dwellings per achieve housing higher 40dwellings per hectare if hectare. The inclusion of densities of 30 dwellings development 160 houses are to be The potential to maximise per hectare. The density densities achieved. There is potential the use of previously is lower than option 1 to maximise the use of developed land situated or2.The inclusion of The previously developed land outside the designated potential to maximise the situated outside the AONB in relation to the use of previously designated AONB in redevelopment of land developed land situated relation to the containing six residential outside the designated redevelopment of land properties. AONB in relation to the containing four residential redevelopment of land properties. containing six residential properties; Site C is not specifically required to achieve 160 units in the SDA and so could be 838 viewed as unnecessary despite the advantages its inclusion carries. 8 Reduce air Option 1 performs well by Option 2 performs well by Option 3 performs well pollution and providing strong providing strong by providing strong ensure local air connections to the town connections to the town connections to the town quality continues centre through the provision centre through the provision centre through the to improve of pathways and cycle ways of pathways and cycle ways provision of pathways will assist in strengthening will assist in strengthening and cycle ways will the town centre role, the town centre role, assist in strengthening increase accessibility and, increase accessibility and, the town centre role, by providing housing in the by providing housing in the increase accessibility closest proximity to bus close proximity to bus hubs, and, by providing hubs, reducing reliance on reducing reliance on the housing in the close the car. car. proximity to bus hubs, reducing reliance on the car. It provides additional car access at Nursery Way which will
reduce the risk of congestion in close proximity to the town centre. 9 Reduce emissions Development will not Development will not Development will not of greenhouse reduce overall emissions of reduce overall emissions of reduce overall emissions gases greenhouse gases. Mitigate greenhouse gases. Mitigate of greenhouse gases. through sustainable through sustainable Mitigate through construction, construction, sustainable construction, energy/thermal efficiency, energy/thermal efficiency, energy/thermal renewable energy. renewable energy. efficiency, renewable energy. 10 Conserve and Overall, Sub-area 4 is Overall, Sub-area 4 is Overall, Sub-area 4 is enhance the considered to be of considered to be of considered to be of biodiversity of the ecological value within a ecological value within a ecological value within a District local context. local context. local context. Sub-areas 5 and 6 are likely to be of importance at a Sub-areas 5 and 6 are likely Sub-area 1 is 839 local level. to be of importance at a considered to be of This option has the least local level. ecological value within at ecological impact. least a district context Overall, Sub-area 3 is considered to be of Large areas of the site ecological value within a will require to be district context protected from development in order to Overall, the northern provide buffer areas for section of site B1 is the vegetation including most bio-diverse area of the adjacent ancient option, but development woodland. here is likely to be significantly constrained Sub-areas 5 and 6 are anyway by the topography likely to be of importance of the area so would be at a local level. unlikely to significantly detract from the area. Overall, Sub-area 3 is considered to be of
ecological value within a district context.
Overall, the northern section of site B1 a large part of site C are the most bio-diverse areas of the option. Development on B1 is likely to be significantly constrained anyway by the topography of the area. Development on a large part of site C is likely to be constrained by the ecological constraints.
840 11 Conserve, None of the options None of the options None of the options enhance and make propose developing on high propose developing on high propose developing on accessible for quality agricultural land. quality agricultural land. high quality agricultural enjoyment, the land. District’s There are no historic There are no historic countryside (in constraints affecting any of constraints affecting any of There are no historic particular the options. the options. constraints affecting any protecting the best of the options. and most versatile The northern half of site A The northern halves of sites agricultural land), falls within the boundary of A and B1 are within the The northern halves of landscape, historic the statutory designated AONB. Concern has been sites A and B1 are within and built High Weald AONB expressed from the High the AONB. Concern has environment Weald AONB Unit that been expressed from the Concern has been development in this location High Weald AONB Unit expressed from the High has the potential to that development in this Weald AONB Unit that compromise the integrity of location has the potential development in this location the AONB boundary and to compromise the has the potential to have significant impacts on integrity of the AONB
compromise the integrity of the character of the AONB. boundary and have the AONB boundary and significant impacts on have significant impacts on The development of land the character of the the character of the AONB. which is visually sensitive AONB. with far reaching views As with option 1 and The surrounding woodland across the AONB (in the option 2, the option screens the western and southern part of Site A only) involves the central sections of the SDA due to its ridge top location. development of land (the from distant views from the majority of Site A and AONB. As further The surrounding woodland northern part of Site B1) mitigation, there are design screens the western and which is designated as opportunities to soften the central sections of the SDA an AONB. It is also impact of development on from distant views from the therefore affected by the the AONB. AONB. As further development of land Opportunities also exist to mitigation, there are design which is visually provide a link to the opportunities to soften the sensitive with far Millennium Green to impact of development on reaching views across provide sustainable access the AONB. The lower the AONB (in the 841 to the Cuckoo Trail and density should allow for a southern part of Site A wooded walks. This will more sympathetic layout of only) due to its ridge top improve accessibility to the development than is location. surrounding countryside available in option 1. and wider area. However option 3 Opportunities also exist to provides more scope Development would have to provide a link to the than options 1 or 2 to take place at a high density Millennium Green to provide a sympathetic and offers less chance for provide sustainable access development which is in mitigation than other to the Cuckoo Trail and keeping with the options which are available. wooded walks. This will character of the improve accessibility to the surrounding area and surrounding countryside more sympathetic to the and wider area. surrounding AONB landscape.
Opportunities also exist to provide a link to the Millennium Green to provide sustainable
access to the Cuckoo Trail and wooded walks. This will improve accessibility to the surrounding countryside and wider area. 12 Reduce the need Given the relatively small Given the relatively small Given the relatively to travel by car scale of development, scale of development, small scale of and promote options perform very options perform very development, options alternative similarly to that of objective similarly to that of objective perform very similarly to methods of 2. The option is well located 2. The option is well located that of objective 2. The transport in closest proximity to the in closest proximity to the option is well located in town centre and would town centre and would closest proximity to the encourage walking and encourage walking and town centre and would cycling. cycling. encourage walking and cycling. 13 Minimise waste, Not relevant to this maximise the re- option 842 use of materials, Not relevant to this option Not relevant to this option recycling and composting 14 Maintain and The provision of SuDS The provision of SuDS The provision of SuDS where appropriate incorporating existing incorporating existing incorporating existing improve quality of natural and man-made natural and man-made natural and man-made groundwater and features to address features to address features to address surface waters in drainage, water drainage, water drainage, water the District and quality/quantity issues. quality/quantity issues. quality/quantity issues. promote water efficiency 15 Promote energy The site is on a north facing The site is on a north facing The site is on a north efficiency slope which reduces the slope which reduces the facing slope which measures and opportunity for solar power opportunity for solar power reduces the opportunity encourage the use generation and increases generation and increases for solar power of renewable exposure to northerly exposure to northerly generation and energy winds. In addition the winds. In addition the increases exposure to AONB status may reduce AONB status may reduce northerly winds. In the possibility for such the possibility for such addition the AONB
micro energy generation. micro energy generation. status may reduce the However, the site is likely to However, the site is likely to possibility for such micro be sheltered by surrounding be sheltered by surround energy generation. woodland. woodland and the However, the site is contiguous site likely to be sheltered by arrangement enhances the surround woodland and opportunity for the provision the contiguous site of a district heating scheme. arrangement enhances the opportunity for the provision of a district heating scheme.
16 Reduce the global, Not relevant to this option Not relevant to this option Not relevant to this social and option environmental impact of consumption of resources by 843 using sustainably produced and local products 17 Maintain and Not relevant Not relevant Not relevant enhance the prosperity of the District and increase the vitality of villages and the rural economy 18 Promote Not relevant Not relevant Not relevant sustainable tourism 19 Ensure high and Not relevant Not relevant Not relevant stable levels of employment and provide support for small firms and
local businesses 20 Develop and While the SDA does not While the SDA does not While the SDA does not maintain a skilled contain employment land, contain employment land, contain employment workforce to the development will cater the development will cater land, the development support long term for new population growth for new population growth will cater for new competitiveness for the town, and therefore for the town, and therefore population growth for the workforce. There is no workforce. There is no town, and therefore discernable difference discernable difference workforce. There is no between the options in this between the options in this discernable difference respect. respect. between the options in this respect. 21 Stimulate All options provide an All options provide an All options provide an regeneration of opportunity to redirect opportunity to redirect opportunity to redirect town centres growth towards Heathfield growth towards Heathfield growth towards town centre. Option 1 is the town centre. Heathfield town centre. closest to the town centre and will do most to achieve this objective. 844 22 Develop a Not relevant Not relevant Not relevant dynamic, diverse, and knowledge based economy
Sustainability Appraisal of Options for SDA 11 Land at North West Heathfield Options 4, 5 and 6
Wealden District Effect Option 4 Effect Option 5 Effect Option 6 Council Sustainability Appraisal Objective 1 Ensure that Development would take Development would take Development would take everyone has the place across sites D1, D2, place across sites D1, D2, place across sites A, opportunity to live B1, B2 and A. Topography B1, B2 and C. Removing B1,B2, D1, D2. in a good quality, constraints are reduced by site A, reduces the more However, only certain sustainably this which improves easily developed areas. This sections of these are to constructed and deliverability and so the reduces the likelihood of be developed. This affordable home likelihood of achieving delivering affordable housing reduces the options affordable housing provision compared to the available and so reduces 845 provision is increased. other options. the likelihood of delivering affordable housing provision compared to the other options. 2 Improve the health Although extending Development is located on Broadly optimises the and well being of westwards into site B1, the sites furthest from the town town centre location the population option still provides the centre, this means improving the likelihood opportunities presented by residents will have to travel of pedestrian and cycle option 1 and development further for essential travel to the services could be concentrated to services. Site D1 and D2 offered in teh town the east, towards the town could not be connected to centre. Offers the centre, with footpath and sites B and C. The absence potential to increase cycle provision through the of site A removes the ability footpath and cycle path site allowing east to west to link the development with provision to link with the access to provide new the Millennium Green and town centre, Heathfield pedestrian and cycle links the Cuckoo Train. Both Millennium Green and to the Millennium Green these aspects reduce the NCR 21: The and the NCR 21: The pedestrian connectivity for Cuckoo Trail.
Cuckoo Trail in close new and existing residents. However, this is proximity for existing tempered by the residents in the north west requirement to develop Heathfield area. However, on site D which is site D stands alone and dislocated and is the cannot be linked to sites B furthest of the sites from and A. In reality this site will teh town centre. remain isolated and although close to the town centre in the context of Heathfield, is the furthest from the town centre of the options. 3 Promote social The attributes of sites A and The option is least likely to The attributes of sites A inclusion and B apply to this option, as achieve this objective and B apply to this create/ sustain they do to site Options 1 because development is option, as they do to site vibrant and 2, but the detached site dislocated from the existing Options 1 and 2, but the communities D may lead to problems of settlement and deliverability detached site D may 846 isolation for residents. The issues which might be lead to problems of delivery of affordable caused by the lack of site isolation for residents. housing on site is still likely options may hinder the The delivery of though. delivery of affordable affordable housing on housing. site is still likely though. 4 To ensure a safe Not relevant Not relevant Not relevant environment including reducing crime and the fear of crime 5 To provide The option removes the The option provides the accessible and The option provides the potential to create a positive potential to create a high quality public potential to create a positive frontage to the Heathfield positive frontage to the services and frontage to the Heathfield Millennium Green and Heathfield Millennium facilities Millennium Green and assist in increasing the use Green and assist in assist in increasing the use of this green space. increasing the use of this of this green space. green space. However, on site open The likelihood of on-site However, on site open space and green green infrastructure space and green
infrastructure opportunities provision would be reduced infrastructure may be limited by the high as the limited development opportunities may be density of development area is likely to be required limited by the high which is required. for housing and density of development The option provides an safeguarding of biodiversity which is required. additional link (in the same areas rather than new The option provides an way as option 2) to the provision. additional link (in the A265 for pedestrians and same way as option 2) cyclists extending from sites to the A265 for B1 and B2 which will open pedestrians and cyclists up the site and the extending from sites B1 recreation areas beyond to and B2 which will open new and existing residents up the site and the in the area. recreation areas beyond to new and existing residents in the area. On site open space and green infrastructure On site delivery on site 847 opportunities are likely to be D would be of limited more deliverable. However, value given its on site delivery on site D dislocation from the would be of limited value other development given its dislocation from areas. The option does the other development not provide scope for areas. increasing the connectivity of the site to the existing residential areas due to limited pedestrian access opportunities. 6 To reduce the risk All sites will have to avoid All sites will have to avoid All sites will have to of flooding and the increasing flood risk either increasing flood risk either avoid increasing flood consequential on site or off site. on site or off site. risk either on site or off damage to Development can avoid Development can avoid site. Development can property and flood risk areas which have flood risk areas which have avoid flood risk areas public well being been identified accounting been identified accounting which have been for climate change for climate change identified accounting for
predictions. No issue predictions. No issue climate change subject to mitigation subject to mitigation predictions. No issue including the including the subject to mitigation implementation of implementation of including the Sustainable Urban Sustainable Urban implementation of Drainage Systems. Drainage Systems. Sustainable Urban Drainage Systems. 7 Make the most Option 4 provides the Option 5 provides scope for Option 6 provides the efficient use of potential to maximise the use of previously potential to maximise land by prioritising housing density in locations developed land on three housing density in Brownfield sites closest to the town centre. properties. locations closest to the for development, The larger site provides It would involve town centre or the re-use of flexibility in order to achieve development at 40dwellings alternatively to minimise existing buildings housing densities of 30 per hectare and in these development in the and promoting dwellings per hectare. The terms performs well. AONB. However, this higher density is lower than option means developing at 30 development 1 or2. Option 4 provides the dwellings per hectare. densities potential to maximise the 848 use of previously developed Provides the potential to land situated outside the maximise the use of designated AONB in previously developed relation to the land situated outside the redevelopment of land designated AONB in containing six residential relation to the properties; Site D is not redevelopment of land specifically required to containing six residential achieve 160 units in the properties. SDA and so could be viewed as unnecessary despite the advantages its inclusion carries. 8 Reduce air Option 4 provides strong Option 5 does not provide Option 4 provides strong pollution and connections to the town new cycle and pedestrian connections to the town ensure local air centre through the provision connections to the town centre through the quality continues of pathways and cycle centre. It is also dislocated provision of pathways to improve ways. It will assist in as a site and so does not and cycle ways. It will strengthening the town promote internal assist in strengthening
centre role, increase connectivity. These factors the town centre role, accessibility and, by may encourage car use. increase accessibility providing housing in the For these reasons the site and, by providing close proximity to bus hubs, does not score well in terms housing in the close reduce reliance on the car. of this objective. proximity to bus hubs, However, it also includes reduce reliance on the the relatively dislocated site car. However, it also D which will remain isolated includes the relatively from surrounding dislocated site D which development. will remain isolated from surrounding development. 9 Reduce emissions Development will not Development will not Development will not of greenhouse reduce overall emissions of reduce overall emissions of reduce overall emissions gases greenhouse gases. Mitigate greenhouse gases. Mitigate of greenhouse gases. through sustainable through sustainable Mitigate through construction, construction, sustainable construction, energy/thermal efficiency, energy/thermal efficiency, energy/thermal 849 renewable energy. renewable energy. efficiency, renewable energy. 10 Conserve and Overall, Sub-area 4 (site D) Overall, Sub-area 4 (site D) The option specifically enhance the is considered to be of is considered to be of avoids development in biodiversity of the ecological value within a ecological value within a the ecologically sensitive District local context. local context. northern section of site B1, site C and the Sub-areas 5 and 6 are likely The central (Sites B1)of the northern section of D1. to be of importance at a SDA has been identified as Instead development local level. having ecological value at a would take place on the district level. sites of only local Overall, Sub-area 3 is significant on site A and considered to be of Sub-area 1 is considered to the less significant ecological value within a be of ecological value within section of site D1. The district context, due to its at least a district context. southern section of site potential to support a B1 and the whole area moderate range of Large areas of the site will of the small site B2 have common, protected and require to be protected from not been subject to the BAP species development in order to phase 1 ecological
provide buffer areas for assessment but are Sub-area 1 is considered to vegetation including residential gardens. be of ecological value within adjacent ancient woodland. Overall, option 6 at least a district context. performs best of all the The option will have the options. Large areas of the site will most detrimental impact on require to be protected from this objective. This means development in order to significant areas will have to The areas which are of provide buffer areas for remain undeveloped. There ecological value, B1 and vegetation including are opportunities for D1 can be retained and adjacent ancient woodland. positive management in the provide ecological most sensitive areas (B1, C enhancement, but there While the option avoids site and D) in order to improve is a trade off required C, the central (Sites B1)and green corridors, but this because development western half (Site D1) of the does not outweigh the would then be likely to SDA has been identified as negative implications of the have to increase on site unimproved acid grassland. option. A. This is an uncommon and 850 declining habitat and is considered to be of ecological value at a district level. 11 Conserve, None of the options None of the options None of the options enhance and make propose developing on high propose developing on high propose developing on accessible for quality agricultural land. quality agricultural land. high quality agricultural enjoyment, the land. District’s There are no historic There are no historic countryside (in constraints affecting any of constraints affecting any of There are no historic particular the options. the options. constraints affecting any protecting the best of the options. and most versatile The northern halves of sites The northern half of site B agricultural land), A and B1 are within the is within the AONB. The option provides the landscape, historic AONB. Concern has been Concern has been opportunity for and built expressed from the High expressed from the High development to focus on environment Weald AONB Unit that Weald AONB Unit that site B1, B2 and D1 and development in this location development in this location D2. These are the least has the potential to has the potential to visually intrusive. The
compromise the integrity of compromise the integrity of northern section of site A the AONB boundary and the AONB boundary and is still included in the have significant impacts on have significant impacts on option and is in the the character of the AONB. the character of the AONB. AONB. However, development could be As with option 1 and option However, option 5 avoids reduced or ruled out on 2 the option involves the development on site A this section given the development of land (the which is the most visually availability of land within majority of Site A and intrusive site. Therefore it is the option. northern part of Site B1) likely to have the least which is designated as an impact on the landscape Similarly to objective 10, AONB. It is also therefore and views from the AONB. if site A were to be affected by the Sites B, C and D are saved in order to reduce development of land which relatively well screened by visual impact, is visually sensitive with far woodland. development would have reaching views across the to focus on sites B1 and AONB (in the southern part D1 which would have a of Site A only) due to its greater biodiversity 851 ridge top location. impact.
However option 4 provides more options than 1 or 2, and is similar to option 3 in that it provides a sympathetic development which is in keeping with the character of the surrounding area and is more sympathetic to the surrounding AONB landscape.
12 Reduce the need Given the relatively small Given the relatively small Given the relatively to travel by car scale of development, scale of development, small scale of and promote options perform very options perform very development, options alternative similarly to that of objective similarly to that of objective perform very similarly to methods of 2. 2. that of objective 2.
transport 13 Minimise waste, Not relevant Not relevant Not relevant maximise the re- use of materials, recycling and composting 14 Maintain and The provision of SuDS The provision of SuDS The provision of SuDS where appropriate incorporating existing incorporating existing incorporating existing improve quality of natural and man-made natural and man-made natural and man-made groundwater and features to address features to address features to address surface waters in drainage, water drainage, water drainage, water the District and quality/quantity issues. quality/quantity issues. quality/quantity issues. promote water efficiency
15 Promote energy The option is broadly on a The option is less north The option is broadly on efficiency north facing slope which facing than the other a north facing slope measures and reduces the opportunity for options, so improves in this which reduces the 852 encourage the use solar power generation and respect. However the opportunity for solar of renewable increases exposure to AONB status of parts of the power generation and energy northerly winds. In addition site, as well as the increases exposure to the AONB status may surrounding area may northerly winds. In reduce the possibility for reduce the possibility for addition the AONB such micro energy micro energy generation. status may reduce the generation. possibility for such micro While sites A and B are energy generation. likely to be sheltered by While sites A and B are surrounding woodland. likely to be sheltered by surrounding woodland. 16 Reduce the global, Not relevant Not relevant Not relevant social and environmental impact of consumption of resources by using sustainably produced and
local products 17 Maintain and Not relevant Not relevant Not relevant enhance the prosperity of the District and increase the vitality of villages and the rural economy 18 Promote Not relevant Not relevant Not relevant sustainable tourism 19 Ensure high and Not relevant Not relevant Not relevant stable levels of employment and provide support for small firms and local businesses 853
20 Develop and While the SDA does not While the SDA does not While the SDA does not maintain a skilled contain employment land, contain employment land, contain employment workforce to the development will the development will land, the development support long term provide new population provide new population will provide new competitiveness growth for the town, and growth for the town, and population growth for the therefore workforce. There therefore workforce. There town, and therefore is no discernable difference is no discernable difference workforce. There is no between the options in this between the options in this discernable difference respect. respect. between the options in this respect. 21 Stimulate All options provide an All options provide an All options provide an regeneration of opportunity to redirect opportunity to redirect opportunity to redirect town centres growth towards Heathfield growth towards Heathfield growth towards town centre. Site D, town centre. Site D, Heathfield town centre. however, does not however, does not Site D, however, does maximise this opportunity. maximise this opportunity. not maximise this opportunity.
22 Develop a Not relevant to this option Not relevant to this option Not relevant to this dynamic, diverse, option and knowledge based economy
854
Published by Wealden District Council Council Offices Pine Grove Crowborough East Sussex TN6 1DH Tel: 01892 653311 Fax: 01892 602777 e-mail: [email protected] Website: www.wealden.gov.uk