Wealden District Council Local Development Framework Strategic Sites Development Plan Document Background Paper

Chapter 2 Uckfield

January 2012 How to Contact Us

Head of Planning and Environmental Policy Wealden District Council Council Offices, Pine Grove, Crowborough, East Sussex TN6 1DH Website: www.wealden.gov.uk E-mail: [email protected] Telephone 01892 602007

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Contents

SDA 1: Land West of Uckfield

2.1 Introduction 15 2.2 Area of Interest 15 2.3 Land Availability 15 2.4 Site Appraisal 16 2.5 Core Strategy objectives 25 2.6 Opportunities 27 2.7 Constraints 29 2.8 Strategic Infrastructure Requirements 30 2.9 Additional Local Infrastructure required to support the 31 development of SDA 1: Land to the west of Uckfield 2.10 Sustainability Appraisal Summary 32 2.11 Guiding Principles for the development of SDA 1: Land West of Uckfield 34 2.12 Options for the development of SDA 1 - Land West of Uckfield 36 2.13 SA of Options for SDA 1: Land West of Uckfield 43

Strategic Sites Area Based Background Document Chapter Two

SDA 1: Land West of Uckfield

2.1 Introduction

2.1.1 This document forms one of the area based background documents to the Strategic Sites Development Plan Document (SSDPD). The SSDPD forms part of the Local Development Framework for Wealden District Council and provides greater detail about the development of strategic areas for growth across the District up until 2030, as shown in the Core Strategy.

2.1.2 This part of the Strategic Sites background document relates to Strategic Development Area 1: Land to the West of Uckfield

2.2 Area of Interest

2.2.1 The location of the SDA is shown in relation to the rest of Uckfield on Strategic Development Area 1: Land West of Uckfield (SDA 1), and is shown on Figure 5.1 - SDA 1 West Uckfield Core Strategy Strategic Sites Context Plan. The site lies to the south west of Uckfield Town Centre and east of the A22.

2.2.2 The site is bounded to the west by the A22 trunk road, with Bellbrook Industrial Estate to the north, residential development and recreation grounds (Victoria Pleasure Grounds) and an Ancient Woodland (Boothlands Wood) to the east. The A22/A26 roundabout and Lewes Road is located to the south of the site with two smaller areas of Ancient Woodland - Ridgewood Shaw located adjacent to the southern boundary and Ridgewood Bridge Shaw - along the south-east boundary of the site.

2.2.3 The majority of the site (84.65 hectares) is actively farmed for both arable and livestock grazing. Uckfield Town Centre is approximately 1.3 kilometres (0.8 miles) to the north east of the centre of the site.

2.2.4 The site is large with a range of character areas, with differing topography, views and relationship to the existing built form of Uckfield. Ridgewood Stream flows along the western boundary and through the southern part of the site.

2.3 Land Availability

2.3.1 The land available for consideration as part of SDA 1 has been drawn from the Strategic Housing Land Availability Assessment1 (SHLAA) carried out as part of the evidence base to the Core Strategy. The sites submitted through the SHLAA, have been assessed in relation to their suitability, availability and

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 1: Uckfield - SSDPD Background Document - November 2011 15 achievability for housing (i.e. whether given all considerations they can be developed).

2.3.2 This area of land comprises of two individual SHLAA sites with one of the sites comprising the majority of the land (approximately 80 hectares).

2.3.3 The sites are detailed in Table 2.1: Details of available land, below.

Table 2.1: Details of available land within SDA 1: Land West of Uckfield

Site Character SHLAA Location Greenfield/ Gross area Reference Brownfield/ area Previously (Hectares) Developed Land (PDL) 1 A - North 346/1410 Ridgewood Greenfield 80.80 ha B - Central Farm, C - South Lewes Road 2 B - Central 006/1410 Thorncrest, Part 2.13 ha Lewes Road Greenfield ** Part Brownfield Total 82.93 ha ** The brownfield element of this site relates to the inclusion of a residential property within the site.

2.3.4 The overall gross area of land submitted through the SHLAA for the two sites is approximately 83 hectares and indicated on Figure 5.2 - SDA 1 West Uckfield Land Availability Plan. The larger of the two SHLAA sites (Ridgewood Farm) comprises the majority of the land within the SDA (approximately 81 hectares).

2.4 Site Appraisal

2.4.1 A visual appraisal of the site surroundings is shown on the Figure 5.3 - West Uckfield Site Appraisal

Adjoining housing

2.4.2 Housing is located to the north east (Bridge Farm Road) and to the south eastern boundaries of the SDA. Housing to the north east comprises two storey detached, semi-detached and terraced housing, built as part of a comprehensively planned residential development circa 1960's to 1980's. Housing to the south-east comprises linear development fronting Lewes Road. These dwellings were built predominantly between the 1950's and 1980's, although some dwellings date back to earlier periods (including a short terrace of Listed Buildings). This group of dwellings varies considerably in scale, design and density.

SDA 1: Uckfield - SSDPD Background Document - November 2011 16 2.4.3 A row of detached dwellings, set within generous plots, front onto the existing Ridgewood Farm access lane, to the south-east of the SDA. These five dwellings vary significantly in scale and design with construction dating from the post war era to the1970's.

Adjoining employment

2.4.4 Bellbrook Industrial Estate is located close to the north-western boundary of the site, to the north of the Uckfield Wastewater Treatment Works and to the north of the disused railway line and River Uck. The Bellbrook Industrial estate comprises 152 units, with the majority medium to large premises spanning a range of employment uses (business uses including office space, general industrial and storage and distribution). The industrial estate dates from the 1960's to the 1980's.

2.4.5 Employment is also provided in the retail and service sectors in Uckfield Town Centre, to the north east of the SDA.

Current uses

2.4.6 The majority of the SDA (approximately 81 hectares) is currently in agricultural use (both livestock grazing and arable crops). The remaining part of the site (2 hectares) comprises a dwelling house set within a generous sized garden, part of which comprises of a former quarry.

Current access to the site

2.4.7 Vehicular access to both of the sites is currently via an existing single width farm lane, accessed off Lewes Road close to the junction with Highview Lane. Vehicular access to the Victoria recreation ground (located adjacent to the northern part of the site) is via a narrow single track lane (Old Timber Lane), which provides access to the site via the public footpath network.

2.4.8 Pedestrian access to the site is via Public Footpath (No.10a) which extends from the High Street, across the Victoria recreation ground, through Boothland Wood and across the site to the A22 trunk road, and to the countryside beyond, although no facilities for crossing under or over the road exist. Whilst there is no current pedestrian access into the site from the north, pedestrian access to the Victoria Pleasure Ground (located adjacent to the site) is via both Old Timber Lane and also a pedestrian link into Forge Rise, to the north-east of the site.

Local road networks

2.4.9 The A22 trunk Road flanks the western boundary of site, connecting onto a Class B road (B2101) at Bell Farm Road roundabout to the north west of the site. To the south west of the site, the A22 trunk road connects onto Lewes Road (unclassified southern approach road into Uckfield), the A26 trunk Road (towards Lewes) and A22 south bound (towards Hailsham). A class B road (B2101) is located to the north of the site (beyond the railway embankment, River Uck and Bellbrook Industrial Estate) and extends from the A22 trunk road

SDA 1: Uckfield - SSDPD Background Document - November 2011 17 in a east/west direction into and through the town centre, thereafter heading eastbound towards Framfield and Heathfield.

2.4.10 With respect to local roads, Lewes Road is located to the east of the site and extends in a north and south direction, joining the A22/A26 Ridgewood roundabout to the south of the site and connecting to the B2102 at a traffic light controlled crossroads providing access to Framfield Road//High Street and Bridge Farm Road. Bridge Farm Road is located to north of the site which comprises a narrow, circuitous estate road.

Open space

2.4.11 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 Uckfield area.

2.4.12 There are deficiencies in the provision, quality or accessibility to:- bowling greens, play facilities; youth facilities, artificial sports pitches, multi-courts, tennis courts and multi-functional greenspace, particularly park like spaces.

2.4.13 SDA 1 is located within a 15min cycle ride of Uckfield Bowls club, but not within the recommended walking threshold distance of the site. A need has been identified in the Uckfield area for 1 additional bowling green (7 rinks) and should this be considered a location within or near to SDA 1 would improve accessibility. Uckfield Bowling Green currently has only 4 rinks and increasing the number of rinks at this location could also be explored.

2.4.14 There is a current surplus of children's play provision within the Uckfield area, however, only the north-eastern and south-eastern tip of SDA 1 is within the threshold distance for play provision for both the under 8's and 8 -12 year olds. Development of the area therefore should include the provision of new and accessible play facilities for the Under 8's and 8 - 12 year olds as part of the development and Green Infrastructure provision.

2.4.15 The whole of SDA 1 is within the recommended threshold distance of the teenage facilities located within the Victoria Pleasure Grounds. However the PPG 172 assessment identifies a need for more teenage facilities in the area, which is also recognised by Uckfield Town Council. The development of SDA 1 should provide new teenage facilities and also provides opportunities to provide more variety in comparison to surrounding provision.

2.4.16 Uckfield Town Council have recognised the need for an artificial sports pitch within the area, which could be considered as part of the development of SDA 1.

2.4.17 There is a current deficit of multi-court provision within the Uckfield area, with a need for one additional court, which could be located on or off site, away from

2 Wealden Open Space Study (PPG 17 Assessments) - December 2008 with April 2010 amendments - Kit Campbell Associates Recreation - Wealden District Council

SDA 1: Uckfield - SSDPD Background Document - November 2011 18 residential areas to avoid noise impacts, but where accessibility can be maximised.

2.4.18 The PPG 17 assessment identifies a need for more park like spaces within the Uckfield area, which could be provided as part of the development.

2.4.19 In addition to requirements for new provision, there are requirements overall to improve and enhance the quality of and accessibility to existing recreational facilities in the area, particularly football pitches, rugby pitches and existing park like spaces. There are opportunities through the development of the area, to address some of these needs and deficits.

Other adjacent commercial and public land uses

2.4.20 Uckfield town centre is located approximately 1.3 kilometre (0.8 miles) from the centre of the site, providing a good range of retail and other commercial services.

Historic buildings/ ancient monuments, and settings

2.4.21 There are no listed or historic buildings within the SDA area. However a number of Listed Buildings are located in close proximity to the site;

.Nos. 18, 19 and 20 Lewes Road, comprise a terrace of three dwellings (Grade II Listed Buildings). This terrace is located close but not directly adjacent to the eastern boundary of the site, fronting onto Lewes Road. .Ridgewood House (Grade II Listed Building) comprises a large detached period dwelling circa 18th century, set within generous sized grounds. The property is situated on the eastern side of Lewes Road, opposite the south- eastern corner of the site.

Views into the site

2.4.22 The SDA presents three distinct areas, with markedly differing topography, views and relationship to the existing town of Uckfield. As such and for ease of reference with respect to describing the views into/out of this large SDA, the land comprising the SDA has been subdivided into three character areas, which are illustrated on Figure 5.7 - SDA 1 Character areas within West Uckfield.

Views into/from character area A

2.4.23 This part of the site (northern part of the SDA) slopes from high ground on the eastern boundary (adjacent to the Victoria Pleasure Ground) down to the Ridgewood Stream on the western boundary. From the higher ground in the east, long range views to the north and west over Bellbrook Industrial Estate, the Wastewater Treatment Works and beyond over the A22 trunk road are presented. Mature planting alongside the A22 trunk road screens the lower parts of this site from views from the A22 trunk road, although views into the higher parts of the site to the east are visible intermittently from the A22 trunk road to this part of the site.

SDA 1: Uckfield - SSDPD Background Document - November 2011 19

Views into/from character area B

2.4.24 Character area B presents relatively contained short range views over this smaller part of the SDA. The combination of the topography of this site, which slopes down from the ridgeline to the south, together with the screening afforded by the adjacent Boothland Wood, restricts views into and from this part of the SDA to short range views only.

Views into/from character area C

2.4.25 Character area C presents the most prominent and exposed part of the SDA. The land slopes down to the south and south west from the ridgeline, presenting long range views over the southern parts of site, the adjacent Ridgewood roundabout and the open countryside beyond. Planting alongside the A22 trunk road is sparse in places, affording good views into the southern part of the SDA. The area of land to the south of the Ridgewood Stream and adjacent to the A22 trunk road and Lewes Road are more contained, with only short range views into the site. This is attributable to the topography of this part of the site, which slopes down to the Ridgewood Stream together with the screening afforded by the two areas of Ancient Woodland in the south of the site, located adjacent to the A22 trunk road and Lewes Road.

Landscape character

2.4.26 The Wealden Landscape Character Assessment and Development Option evaluation study of February 20093 described these three character areas together, describing the land as:

'Land sloping away from urban edge to Uck valley and A26/A22 Uckfield by-pass. Strong field structure with arable and pasture. Some large fields. Sewage works detractors. Few focuses of character. Development would need a well defined edge to prevent creep.'

2.4.27 The study assessed the sensitivity to change of the SDA to be moderate, with visual sensitivity to change considered to be moderate increasing to high along the ridgeline. The scope for enhancement and mitigation is described in the study as presenting low potential for development on the ridgeline, with potential for the provision of a soft urban edge and the re-creation of a green network.

2.4.28 The capacity to accept change for housing, mixed uses and business development however, is considered by the assessment to be moderate, with the need to provide well defined boundaries close to the urban edge and to avoid development on the higher ground. The study considered that there was no capacity to accept change for business purposes. Given the nature of land

3 Wealden District Council - Local Development Framework - Landscape Character Assessment and Development Option Study - February 2009 - Wealden District Council Landscape and Biodiversity LDF Evidence Base

SDA 1: Uckfield - SSDPD Background Document - November 2011 20 uses adjoining the northern boundary of the SDA however, and the need for new employment space in Uckfield, employment uses are being considered as part of the comprehensive development of this SDA.

2.4.29 In relation to the three distinct character areas described above and delineated on Figure 5.7- SDA 1 Character areas within West Uckfield., the different areas can be described as follows:-

Character area A

2.4.30 The landscape character of this part of the SDA comprises an open, greenfield site. The topography of the site incorporates high ground to the eastern boundary, with the land sloping down to the Ridgewood Stream along the western boundary adjacent to the A22 trunk road. Whilst the northern part of character area A is open, with few field boundaries or variation in landscape character, the southern part of the area presents a more varied character, derived from the presence of two small copses, a small lake, well stocked hedgerows and the undulating topography of the landscape.

Character area B

2.4.31 This character area is visually contained and presents a more secluded and contained site compared to character areas A and C. This is afforded by the screening from the adjacent Ancient Woodland to the north and east (Boothland Wood) and because the level of this site lies below the prominent ridgeline.

Character area C

2.4.32 The landscape character of this part of the SDA comprises an open and in parts, exposed predominantly greenfield site. The topography of the site incorporates high ground to the northern boundary of the area, extending to a ridgeline (north-west/south-east direction), with the land thereafter sloping down to the Ridgewood Stream. The higher parts of this character area are open and exposed to long range views from the A22 and A26 trunk roads located to the south west of the SDA. The area of land to the south of the Ridgewood Stream and adjacent to the A22 trunk road and Lewes Road present a more contained part of this character area. This is attributable to the gradient of this part of the site which slopes down to the Ridgewood Stream and the screening afforded by the two groups of Ancient Woodland located adjacent to the A22 trunk road and Lewes Road.

Trees and hedgerows

2.4.33 Arboriculture surveys were undertaken for both sites being considered as part of the SDA by WDC's Tree officer.

2.4.34 In summary, the prominent landscape feature is Boothland Wood, the area of Ancient Woodland to the east of the site which comprises coppiced hornbeam, ash and hazel, with three mature oaks along the southern boundary visible from the footpath, which are considered worthy of retention.

SDA 1: Uckfield - SSDPD Background Document - November 2011 21

2.4.35 To the north west of Boothland Wood, is a line of semi mature oak, ash and silver birch which cross the site and extend down to the A22. This line of trees is very visible from the Victoria Pleasure Ground to the north, and from the south. These are considered to be of limited landscape value, and would not have a detrimental impact on the landscape if removed. However, this line of trees may have ecological value which should be assessed.

2.4.36 A group of 8 mature oaks to the south of Boothland wood, alongside the access road to the farm, are all prominent and should be retained and incorporated into any development scheme.

2.4.37 To the north west of the farm buildings is a short line of trees with no landscape amenity value, which would not have a negative impact on the landscape if removed, but which should be assessed regarding ecological value.

2.4.38 Immediately to the north of this line of trees, in the centre of the site, is a group of tress around a pond, adjacent to a copse, which could become prominent features in any development and are worthy of retention.

2.4.39 To the south of the farm buildings is a small area of Ancient Woodland, with a hedgerow running from this to the farm track. These features should be retained and incorporated into any development scheme, in addition to appropriate buffer zones.

2.4.40 To the south east corner of the site, north of the stream, are four mature oaks, which are visible from the Lewes Road to the south east and are worthy of retention. More detailed assessments of trees should be undertaken prior to any planning submission.

Ecology and biodiversity

2.4.41 A phase 1 ecological assessment was undertaken of the site on behalf of WDC by The Ecology Consultancy4. In summary, the study assessed the SDA as including a working farm, comprising a moderate diversity of grassland types consisting of amenity, improved, poor-semi-improved and semi-improved marshy grassland. The external and internal boundaries of the SDA comprise broad leaved semi- natural woodland, scattered trees, scrub, and hedgerow habitats, dominated by native species and includes two areas of Ancient Woodland. Other habitats present included; arable, tall-ruderal, ephemeral/short perennial, standing water (ponds), running water (streams), exposed rock (in the quarry), earth banks, bare ground, marginal vegetation, private gardens with introduced shrubs, buildings, bare ground and hard standing.

2.4.42 There are no statutory or non-statutory designated nature conservation sites within or adjacent to the SDA boundary. There are two areas of Ancient Woodland

4 Wealden District Council - Ecological Assessment of the Strategic Sites Development Plan Document - The Ecology Consultancy - 2011- add web link when available

SDA 1: Uckfield - SSDPD Background Document - November 2011 22 present within the SDA and two areas of Ancient Woodland adjacent to the eastern and southern boundary.

2.4.43 Approximately 90% of the Sub-area comprised improved grassland and arable fields which are typically habitats of low ecological value. Areas of highest ecological value on site were strongly associated with the network of streams, woodland belts and hedgerows which were concentrated along internal and external boundaries and habitats associated with the quarry that provide opportunities for a wide range of species and that have some connectivity with offsite habitats. Features of interest are all at the site boundaries, indicating that they could be retained within the development of the majority of the site.

2.4.44 The majority of SDA 1 is considered to be of ecological value at the local level. This is due to the presence of small areas of UK BAP habitats of which ponds and inland rock are likely to be uncommon locally, as well as hedgerows and woodland that support some typical ground flora species adjacent to Ancient Woodland.

2.4.45 However, part of SDA 1 is considered to be of ecological value at the district level due to the presence of Ridgewood Stream (a tributary of The River Uck). and Ridgewood Shaw (Ancient Woodland). Other small Ancient Woodlands are considered to be of lesser intrinsic value but they are connected to tree lines, streams (some with ghyll characteristics) and hedges, and associated ponds and small areas of semi improved grassland, all of which are of local value. Together these habitats provide corridors and stepping stones within the local landscape and are likely to provide additional habitat for a variety of species

2.4.46 The SDA may also provide an important secondary and supporting role to the network of ecological receptors surrounding it, primarily by buffering the adjacent off site Boothland Wood and Poundpit (Ancient Woodland habitats of national importance); linking off-site areas of Ancient Woodland with on-site areas of Ancient Woodland and Ridgewood Stream; and by providing wildlife corridors for species moving between the urban areas of Uckfield and the wider Wealden countryside.

2.4.47 The key ecological receptors are restricted to field margins and woodland at the boundaries. There are opportunities therefore for general enhancement of the site for wildlife as well as opportunities for retaining and increasing connectivity as part of the green infrastructure network as part of the overall development of the SDA.

2.4.48 To provide sufficient baseline data and mitigate against any potential impact on declining, BAP and protected species/habitats further surveys for reptiles, bats, badger, great crested newts and dormice are recommended. These additional studies will need to be undertaken by the developer as part of the overall site appraisal and master planning prior to development.

2.4.49 Development proposals should seek to retain, buffer and enhance the area of on- site woodland (UK and Sussex BAP priority habitat), mature pedunculate oak trees

SDA 1: Uckfield - SSDPD Background Document - November 2011 23 and linear boundary features such as tree/scrub lines and hedgerows (UK BAP habitat).

2.4.50 From a green infrastructure perspective, these areas buffer the adjacent Boothland Wood Ancient Woodland and act as corridors for wildlife present both on-site and moving across the wider landscape. Where the loss of woodland, tree/scrub lines, hedgerows and mature trees is 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.

2.4.51 Detailed proposals for habitat enhancement, compensation and mitigation are provided within the ecological assessment.

Adjacent (and other relevant) designations

2.4.52 The site includes land to the south of the Victoria Pleasure Ground which is designated within the Wealden Local Plan (adopted 1998) as public open space (Policy UC 7). This was carried through to the Wealden non statutory Local Plan - 2005 (unadopted) as Policy UC 6. Policy UC7 of the Wealden Local Plan has been 'saved' for development management purposes. It is anticipated that this level of open space provision will be retained as shown on the plan or appropriately incorporated within the master plan and layout of the new development.

2.4.53 The western fringe and the southern part of the SDA, passing under the adjacent Lewes Road are located within Flood Zones 2 and 3 associated with the Ridgewood Stream, part of the River Uck catchment.

2.4.54 The site is within 7 kilometres of the Ashdown Forest Special Protection Area and Special Area of Conservation. Any development of the site may have potential impacts upon the nature conservation and biodiversity value of the Ashdown Forest, requiring appropriate mitigation measures involving the provision of a SANGS (Suitable Alternative Natural Green Space).

Landmark buildings

2.4.55 There are no landmark buildings within the site. The existing agricultural buildings are however, highly prominent buildings within landscape.

Rights of Way

2.4.56 There are a number of statutory footpaths, bridleways and byways in the general area providing good accessibility to the surrounding countryside. There are three footpaths that cross the SDA. Footpath No.10a extends from the High Street, across the recreation ground, through Boothland Wood and across the site to the ridgeline in the centre of the site. At this point, the footpath divides into Footpaths No 10 and No.11. Both extend in a westerly direction across the site and to the A22 trunk road and beyond, although no crossing facilities exist across the A22 at this point.

SDA 1: Uckfield - SSDPD Background Document - November 2011 24

Nearest public transport routes

2.4.57 The site is well served by existing public transport routes with frequent bus services available from Uckfield bus station (located 1km to the north east of the site), together with services along Lewes Road, High Street and Bellbrook Industrial Estate.

2.4.58 A total of 11 bus stops are located within 10 minutes walking distance from the centre of the site (and 18 bus stops within 15 minutes walking distance).

.Uckfield Bus Station - is served by routes 31, 54, 245, 246, 249, 261, 318 and 319 - providing services to destinations such as Bolnore, Eastbourne, Fletching, Fairwarp, Forest Row, East Grinstead, Hurst Green and routes within Uckfield. .High Street - is served by routes 28, 54, 29, 29a, 29b, 29c and 246 - providing services to destinations such as Brighton, Tunbridge Wells, Eastbourne and Fletching. .Lewes Road - is served by routes 29, 29a, 29b, 29c and 249 - providing services to Brighton and Tunbridge Wells and Fairwarp.

2.4.59 Frequent train services are available from Uckfield railway station (located approximately 1km from the site) to London Bridge and London Victoria, stopping at Buxted, Crowborough, Eridge, Ashurst, Cowden, Hever, Edenbridge, Hurst Green, Oxted and East Croydon (travel time from Uckfield - London is between 1 hr 15 mins - 1 hr 30 mins).

2.5 Core Strategy objectives

2.5.1 The Proposed Submission Core Strategy Document outlines 15 Spatial Planning Objectives to achieve our vision for the District.

2.5.2 Through the careful design, implementation and phasing of development within Strategic Development Area 1 at land west of Uckfield, it is considered that a number of the Core Strategy Spatial Planning Objectives could be achieved. In particular the provision of up to 1000 new homes will contribute to achieving Spatial Objective SPO 3; in line with Planning Policy Statement 1: Delivering Sustainable Development5, and Planning Policy Statement 3: Housing6.

2.5.3 The provision of approximately 12,650 sq metres (net) of new employment space sq m of employment floorspace as part of the development of the SDA, local employment opportunities will be supported in line with Spatial Objective SPO 6; the provision of new educational provision, as part of the development of the SDA, will be supportive of Spatial Objective SPO 5. This would be in

5 Planning Policy Statement 1 (PPS1): Delivering Sustainable Development - ODPM (2005) - Planning Policy Statement 1.pdf 6 Planning Policy Statement 3 (PPS 3): Housing - DCLG ( November 2006) - Planning Policy Statement 3.pdf

SDA 1: Uckfield - SSDPD Background Document - November 2011 25 accordance with Planning Policy Statement 4: Planning for Sustainable Economic Growth7.

2.5.4 Flood Zones 2 and 3, impact upon part of the SDA. Through avoiding development within the Flood Zone area and taking account of climate change issues, we will seek to ensure the safety of residents and reduce the economic impacts of Flooding in accordance in accordance with Planning Policy Statement PPS 25: Development and Flood Risk8 and Spatial Objective SPO 10.

2.5.5 The provision of Green Infrastructure, leisure and recreational facilities (including through the provision of a SANGS, mitigation measures against the impact of development upon the Ashdown Forest SAC/SPA) is important to the well being of the community, will be included as an integral part of the development of the SDA. This will contribute to a coherent network of green infrastructure across the District, whilst enhancing the geodiversity and biodiversity and reducing the impact of climate change. This will be in accordance with Planning Policy Statement 9: Biodiversity and Geological Conservation9 and achieve our Spatial Objective SPO 11.

2.5.6 Promoting high quality, inclusive, safe and attractive design, whilst retaining and promoting local distinctiveness, is important to the local community, will accord with Spatial Objective SPO 13.

2.5.7 The development of SDA 1, will support the viability of Uckfield Town Centre, local shopping parades, leisure, cultural and community facilities, though increasing the potential footfall and use by future residents, in accordance with Spatial Objective SPO 4 and Planning Policy Statement 4: Planning for Sustainable Economic Growth10.

2.5.8 Encouraging more sustainable forms of transport and an integrated transport network will support Spatial Objective SPO 7 in line with Planning Policy Statement 1: Delivering Sustainable Development. Through the implementation of the Hailsham /Eastbourne Quality Bus Corridor, outlined in the East Sussex County Council Local Transport Plan 3 (LTP3)11 and other integrated transport and Green infrastructure measures.

2.5.9 Utilising the natural south facing aspects of large parts of this site in the design and orientation of buildings will optimise passive solar gain and urban cooling, together with the introduction of water efficiency measures, will support the

7 Planning Policy Statement 4 (PPS 4): Planning for Sustainable Economic Growth - DCLG (2009) - Planning Policy Statement 4.pdf 8 Planning Policy Statement 25 (PPS 25): Development and Flood Risk - DCLG (December 2006) - Planning Policy Statement 25.pdf 9 Planning Policy Statement 9 (PPS 9): Biodiversity and Geological Conservation - ODPM (August 2005) - Planning Policy Statement 9.pdf 10 Planning Policy Statement 4 (PPS 4): Planning for Sustainable Economic Growth - DCLG (2009) - Planning Policy Statement 4.pdf 11 East Sussex County Council Local Transport Plan 3 (LTP 3) (2011) - ESCC Local Transport Plan 3 (2011).pdf

SDA 1: Uckfield - SSDPD Background Document - November 2011 26 achievement of Spatial Objective SPO 9 and accord with Supplement to Planning Policy Statement 1: Planning and climate change12.

2.5.10 Working with Infrastructure providers across the District to ensure that the required infrastructure is provided at the right time to support development (both on site and off site), with financial contributions from developers as appropriate, will support the achievement of Spatial Objective SPO 15. This is in accordance also with Planning Policy 12:Local Spatial Planning13.

2.5.11 Working with partners, to ensure that the development of the SDA, will help to ensure that Wealden remains a safe place as outlined in Spatial Objective SPO12 in line with Planning Policy 12: Local Spatial Planning.

Opportunities and Constraints

2.6 Opportunities

Opportunities to secure odour mitigation measures

2.6.1 Securing odour mitigation measures at Uckfield wastewater treatment works as part of the development of the SDA will benefit existing and new residents of the area by improving air quality. In addition, the occupiers of the Bell Brook Industrial Estate employment area, and existing employees in the vicinity of the wastewater water treatment works, will also benefit.

Opportunities for improving connectivity to the local area

2.6.2 The existing footpaths that cross the site, together with the location of the site adjacent to the town centre, the bus and railway stations and the adjacent Victoria Pleasure Grounds, provide a great opportunity to increase connectivity, as part of the Green Infrastructure network of the site as well as forming part of an integrated transport network, through linking footpath, cycle and bus services. Connectivity could be improved through creative design within the development layout, the provision of new pedestrian and cycle link across the River Uck and the disused railway line to the town centre, retail, employment and public transport facilities. Through the enhancement of existing footpath links through the development site to link to new facilities on site, improve accessibility to existing facilities adjacent to the site, including the Millennium Park and the Victoria Pleasure Ground, access to a range of open space and recreational facilities in the area will be provided.

Enhance biodiversity value of the site and reduce flood risk and surface water run off

12 Supplement to Planning Policy Statement 1( PPS 1) on Planning and Climate Change - DCLG (December 2007) - Supplement to Planning Policy Statement 1.pdf 13 Planning Policy Statement 12 (PPS 12): Local Spatial Planning - DCLG (2008) - Planning Policy Statement 12.pdf

SDA 1: Uckfield - SSDPD Background Document - November 2011 27 2.6.3 Opportunities exist through the design and layout of the development to enhance biodiversity and the ecological value of the site through the retention, protection and enhancement of existing features of ecological value and through incorporation of a number of SUDS options such as swales, balancing ponds, open watercourses and attenuation ponds.

Vehicular Access

2.6.4 Opportunities exist for the provision of a new vehicular access from the A22. In addition, the exploration of the potential of the existing vehicular access (through the Eversfield development, off Lewes Road) to support a limited proportion of the development, supported by a traffic assessment of the ability of the A22, Bell Farm Road, the High Street and Framfield Road (and their junctions) to accommodate traffic arising from the development, could be further explored.

Opportunities to address climate change issues and include renewable energy

2.6.5 The site is predominately south and west facing and could support the provision of solar panels or photovoltaic energy generation. Opportunities exist to investigate micro Combined Heat and Power (CHP), biomass, ground source heating and cooling together with small scale wind generation, through the use of vertical wind turbines, as part of the overall strategic development of the SDA.

Creating open space/green infrastructure provision (including the provision of a SANG and/or the enhancement of existing green infrastructure)and enhancement of existing green infrastructure in close proximity to the SDA.

2.6.6 The site provides the opportunity to provide additional open space, leisure and recreational space to support the development as part of the green infrastructure (GI) provision for the site. The development should provide a SANG (Suitable Alternative Natural Green Space), either on-site or off-site, subject to the requirements and agreement of Natural England, to mitigate the impacts of potential visitors from the development area on the Ashdown Forest.

Removal of visually prominent buildings and use of Previously Developed Land

2.6.7 Opportunities exist to remove the existing prominently located agricultural buildings on the ridgeline. The removal of these buildings, together with the redevelopment of other agricultural buildings and the three dwellings located within this SDA, would optimise use of this small part of previously developed land within the site.

Retention of good landscaping elements

SDA 1: Uckfield - SSDPD Background Document - November 2011 28 2.6.8 The site comprises a landscape incorporating a varied topography, with a significant range of existing strong landscape features. This includes two small groups of Ancient Woodland within the site, a number of small woodland/copse, a number of water courses (including a pond and the Ridgewood Stream passing through the southern part of the site), together with (in places) well stocked/mature hedgerows. Creative and sensitive design can incorporate the existing structural features to provide a distinctive mixed used development with a strong sense of place and identity, and contribute to the development of a strong Green Infrastructure.

2.7 Constraints

Proximity of wastewater treatment works

2.7.1 The level of odour, vehicular movements and noise/operational disturbance emanating from the Wastewater Treatment Works located adjacent to the site represent a constraint to the development of the north western part of the SDA. Mitigation measures to reduce the level of odour emanating from the plant and a buffer zone (separation distance) will be required to safeguard the future amenities of the occupants of the homes and users of the green infrastructure. In addition, it will also provide benefits to the users, occupiers and employees of the Bellbrook industrial estate and town centre It is anticipated that the costs of the feasibility study and mitigation costs should be funded through the site development.

Proximity of A22 trunk road and adjacent industrial estate

2.7.2 The potential for noise from the A22 trunk road (which skirts the western boundary of the site) and the Bellbrook Industrial Estate (to the north of the site) represent a constraint to the development of the site. A noise survey and any appropriate noise/acoustic mitigation measures recommended through this study would need to be incorporated within the layout/design of the development.

Loss of agricultural land

2.7.3 The development of the site will involve the loss of agricultural land, which is currently used for grazing. However the value of the land is already diminished, given the location of the site adjacent to the established urban area of Uckfield.

Vehicular access

2.7.4 The existing vehicular access to the site does not have capacity to accommodate either additional pedestrian or vehicular traffic. As such, new vehicular access points (or point) will be required with potential for a new vehicular access directly from the A22 trunk road. Furthermore, subject to further investigation, potential exists for use of the existing vehicular access (through the Eversfield development, off Lewes Road) to support a limited proportion of the development. However, whilst potential exists to physically provide new vehicular accesses to the SDA, the development will be required to

SDA 1: Uckfield - SSDPD Background Document - November 2011 29 be supported by a traffic assessment of the ability of the A22, Bell Farm Road, the High Street and Framfield Road (and their junctions) to accommodate traffic arising from the development.

Ancient Woodland

2.7.5 The existence of two groups of Ancient Woodland within the southern part of the site and Boothland Wood (adjacent to the central part of the site) will require a 15 metre buffer zone to be set aside from the built form of the development. This will impact upon the development of the site.

Flood zone

2.7.6 Ridgewood Stream, which is within the River Uck catchment, runs along the western boundary of the site and through the southern part of the SDA. Flood Zones 2 and 3 associated with this river system take account of climate change and therefore, no additional climate change buffer zone is currently considered necessary. There is sufficient remaining land however outside of the Flood Zone areas of the site, to present adequate potential to provide a mixed use development. The Ridgewood Stream corridor could potentially be incorporated as a positive feature of the development, contributing to the green infrastructure/biodiversity provision within the site. Whilst the Environment Agency have not raised an objection to this site being promoted for development, development would be required to adhere to the relevant guidance in PPPS25; Development and Flood Risk and be supported by a Flood Risk Assessment.

Exposed/prominent site within the landscape

2.7.7 The southern part of the SDA is exposed to long range views over the A26/A22 and towards the countryside beyond. Creative master planning and building design together with creative landscaping would be required to reduce the visual impact of the development. Supplementary planting to the prominent ridgeline, to provide a satisfactory quality of development on the more prominent and exposed parts of the site, would also be desirable.

Ecology and Biodiversity

2.7.8 Retention of habitats and features of ecological importance at the District and Local level, as recommended through the ecology assessment, will have an impact on the overall planning and design of the site.

2.8 Strategic Infrastructure Requirements

2.8.1 Through the preparation of the Proposed Submission Core Strategy and accompanying Infrastructure Delivery Plan, a number of key infrastructure elements have been identified as being required to address the increased growth proposed in Uckfield. The development will be expected to incorporate provision of these infrastructure requirements or provide land and/or financial

SDA 1: Uckfield - SSDPD Background Document - November 2011 30 contributions towards the provision of infrastructure where this is to be provided either on or off site.

Nature Conservation and Biodiversity .Due to the proximity of Uckfield to the Ashdown Forest Special Protection Area and Special Area of Conservation, provision of avoidance and mitigation measures against the impact of existing and proposed development will be required, including visitor management and the provision of a local SANG (Suitable Alternative Natural Green Space) at Uckfield.

Transport .Addressing congestion issues at the junction of the High Street with Bell Lane together with improvements to the Uckfield town centre road network. These improvements form part of the preferred masterplan for the town centre.

Schools .New land and buildings for 1 Form Entry Primary School (210 spaces) in the south west of the town together with nursery provision of 60 spaces. .Provision of an additional 200 places at secondary school level as an extension of existing provision or in the form of new land and buildings, off site.

Emergency Services .Contributions will be required towards addressing the requirement to relocate the existing fire station on the B 2102 north of the site, out of the floodplain to a location further north of the current location. Delivery of the new fire station should take place 'simultaneously' with housing occupation. . Flood Defences .SUDS (Sustainable Urban Drainage Systems) to be incorporated within the layout of the new development, possibly as part of the Green Infrastructure provision.

2.9 Additional Local Infrastructure required to support the development of SDA 1: Land to the west of Uckfield

2.9.1 Additional requirements which will be specific to the site, which may be provided on or off site, may include:-

.Provision of appropriate odour mitigation measures and buffer zone (separation distance) in relation to the emissions from the Uckfield Waste Water Treatment works, subject to further investigation. .Provision of a new vehicular access from the A22 and the exploration of the potential of the existing vehicular access (through the Eversfield development off Lewes Road) to support a limited proportion of the development, subject to Highways Agreement. .Provision of Green Infrastructure (GI), landscaping and biodiversity habitat creation.

SDA 1: Uckfield - SSDPD Background Document - November 2011 31 .Provision of footpath and cycle routes throughout the development as part of the green infrastructure of the site, providing linkages to the town centre and neighbouring areas, including a new pedestrian/cycle link over the disused railway line/River Uck to the north of the site towards the town centre. .Provision of enhanced screening and noise mitigation measures (where required - subject to a noise survey) along the western, south-western and northern boundary of the site, to mitigate against traffic noise from the A22 trunk road and Bellbrook Industrial estate. .Provision of sustainable urban drainage solutions such as balancing ponds and swales as part of the green infrastructure of the site. .New crossing facilities and signage (to local facilities, footpath and cycle routes) within the site and along Lewes Road, Ridgewood Road and within the town centre. .As part of the provision of GI and biodiversity requirements on site - the provision of appropriate landscaping and habitat enhancement measures, children's playspace, leisure and recreation facilities to address future need and some of the deficiencies in the local area.

2.9.2 NB: Off site provision is not included in the land take calculations for the Site - although some facilities may be provided within the SDA, through increasing density of development or off site, within reasonable proximity to the development area.

2.10 Sustainability Appraisal Summary

2.10.1 The High Level Sustainability Assessment of the Core Strategy Spatial Development Options14, identified land at Uckfield as a broad location for development and stated that:-

'...part of the area is located in close proximity to the centre of the Town and is encompassed within the community of Uckfield. Offers potential to benefit the new and existing community through the provision of new facilities and services, including community infrastructure.

- Potential for creating good access to services and facilities within the town centre and for the delivery of new facilities with a comprehensive development strategy.

- development of SDA has potential to minimise impacts on air pollution through proximity to the town centre services and facilities and the creation of good links by foot and cycle into the town and the creation of a comprehensive development strategy that would deliver community and employment opportunities.

- potential landscape issues as the area (part) is on high ground. Good access to countryside and green network opportunities as well

14 Wealden Sustainability Appraisal of the Core Strategy Spatial Development Options - July 2009 - Core Strategy Spatial Development Options Sustainability Appraisal.pdf

SDA 1: Uckfield - SSDPD Background Document - November 2011 32 as landscaping fringe areas as part of a comprehensive development strategy.'

2.10.2 A further Sustainability Appraisal (SA) of Opportunities and Constraints was undertaken of SDA 1 in accordance with the methodology provided in the Sustainability Appraisal/Strategic Environmental Assessment of the Strategic Site Allocations DPD, Scoping Report - April 201115.

2.10.3 The Sustainability Appraisal of constraints and opportunities for SDA 1: Land to the West of Uckfield is attached as Appendix A.

2.10.4 In summary, the role of SDA 1 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, 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.

2.10.5 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 existing footpath and cycle linkages (and providing new linkages) extending linkages particularly to the town centre, recreational facilities, employment areas, local schools, community facilities and the public transport hubs at Uckfield railway station and bus station. 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 extensive existing and proposed 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.

2.10.6 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 enhance the sense of place and distinctiveness as well as contributing to 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.

2.10.7 The site presents considerable opportunities to address climate change and increase the use of renewable energy, through maximising 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

15 Sustainability Appraisal/Strategic Environmental Assessment of the Strategic Site Allocations DPD, Scoping Report - April 2011

SDA 1: Uckfield - SSDPD Background Document - November 2011 33 through the use of sustainable building materials and appropriate water efficiency measures.

2.10.8 Additional renewable sources of energy should be explored, in particular to be located in proximity to the Wastewater Treatment Works, including biomass, micro Combined Heat and Power (CHP), ground source heating and cooling.

2.10.9 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 and developing a sense of place.

2.11 Guiding Principles for the development of SDA 1: Land West of Uckfield

2.11.1 The general guiding principles for the development of the SDA include;

.Provision of 1000 homes, whilst providing a range of dwelling types and tenure, .A Minimum of 35% of the site being developed for affordable housing; .Provision of up to 12,650 sq metres (net) of new employment space. .Provision of educational provision (if required - subject to confirmation with the Education Authority). .Provision of appropriate green infrastructure including the provision (outside the Strategic Development Area if necessary) of a suitable alternative natural green space (SANGS) and/or the enhancement of existing green infrastructure to mitigate the potential impacts of additional population growth on the Ashdown Forest

2.11.2 The site specific guiding principles for the development of the site are Shown on Figure 5.4 - SDA 1 Guiding Principles for the development of West Uckfield and include;

.Mitigation measures at Uckfield wastewater treatment works to ensure that the new development is not exposed to an unacceptable level of odour. The mitigation measures are to be funded by developer contributions with the identification of the necessary measures following the conclusions of a developer funded feasibility study. The feasibility study should seek to quantify the risk of the new development being subject to an unacceptable level of odour from Uckfield Wastewater Treatment Works together with the required/recommended mitigation measures. .Notwithstanding the employment of mitigation measures, the exclusion of housing and employment from land adjacent to the Wastewater Treatment Works, will be required. The use of the land for green infrastructure and/or for renewable energy provision, together with the provision of visual landscaping/screening of the wastewater treatment works, would be appropriate and should be investigated further. .Provision of a new vehicular access from the A22 and the exploration of the potential of the existing vehicular access (through the Eversfield

SDA 1: Uckfield - SSDPD Background Document - November 2011 34 development off Lewes Road) to support a limited proportion of the development, subject to Highways agreement. This would need to be supported by a traffic assessment of the ability of the A22, Bell Farm Road, the High Street and Framfield Road (and their junctions) to accommodate traffic arising from the development. .Provision of appropriate buffers (15 metres) between the built form of new development and the three existing Ancient Woodlands within or adjacent to the Strategic Development Area. .The provision of additional planting to supplement the existing landscaping along the ridgeline within the southern part of the Strategic Development Area will be required. Creative and sensitive building design together with the provision of enhanced landscaping along the western boundary will help to provide additional screening to the proposed development. .Provision of footpath and cycle routes throughout the development as part of the green infrastructure of the site, including a new pedestrian/cycle link over the disused railway line/River Uck to the north of the site towards the town centre (subject to undertaking an engineering feasibility study). .Provision of enhanced screening and noise mitigation measures (where required - subject to a noise survey) along the western, south-western and northern boundary of the site, to mitigate against noise emanating from traffic on the adjacent A22 trunk road and industrial estate respectively. Appropriate acoustic mitigation measures which maximise the potential of the site for development, whilst maintaining a high standard of design, will be sought. .Incorporate the existing public right of ways that run through the site into the layout and design of the development, to enhance the connectivity and accessibility to the services and facilities in Uckfield town centre, to the existing pedestrian and cycle linkages, green infrastructure and the proposed SANGS (and/or enhance existing green infrastructure provision) within close proximity of the Strategic Development Area. .Provision of adequate parking to support the development whilst supporting and encouraging use of a variety of sustainable transport modes. Incorporation within the site layout to encourage slower traffic speeds and encourage a pedestrian/cycle/play friendly environment. .Provision of open space and amenity land along the Ridgewood Stream corridor within the Green Infrastructure provision of the site, to provide biodiversity corridors, provision of appropriate habitat and landscaping enhancement measures, children's play space, leisure and recreation facilities, together with the employment of measures to facilitate the improvement of the water quality to Ridgewood Stream to reach a 'good' standard. .Provision of sustainable drainage solutions such as balancing ponds and swales as part of the green infrastructure of the site. .Optimising within the site layout and building design the southerly and westerly aspect to enable passive solar heating and cooling and the reduction of carbon production through the provision of renewable sources of energy. As the site is scheduled for development post 2016, the development should comply with proposed Building Regulation measures for energy consumption and water efficiency.

SDA 1: Uckfield - SSDPD Background Document - November 2011 35 .Retention of existing mature hedgerows and trees (where possible), to strengthen the new landscape structure and green infrastructure, as recommended through the arboriculture and ecological assessment.

2.12 Options for the development of SDA 1 - Land West of Uckfield

2.12.1 SDA 1: Land West of Uckfield, is constrained by a number of factors, including flood risk, the need for buffer zones adjacent to areas of Ancient Woodland on site, the protection, retention and enhancement of important trees, hedgerows and ecological habitats and the need to mitigate against odour emanating from the Uckfield Waste Water treatment works, adjacent to the SDA. These factors constrain the land available for development within the SDA.

2.12.2 The development needs to avoid areas of possible, flood risk to the west and south west of the SDA. In addition, an odour buffer zone (distance of separation from the Wastewater Treatment Plan) will be required. The recommended distance needs to be ascertained through a detailed odour survey, but is likely to be in the region of 400m radius and will reduce the net developable area considerably in the northern parts of the SDA.

2.12.3 The requirements in the Core Strategy in relation to SDA 1; Land west of Uckfield, are the provision of 1000 new homes, 12,650 sq metres (net) of new employment space and possibly new education provision (subject to further investigation).

2.12.4 A considerable amount of land - 82.93 ha - is available within SDA 1. However, taking the requirement to provide 1000 new homes, working on rough density calculations, at 30 dph for example this would equate to a residential land take requirement of 34 ha, at 35 dph would equate to a residential land take of 29 ha at 40dph it would equate to a residential land take of 25 ha.

2.12.5 For the purposes of this exercise, a density of 30 dph is adopted, as this equates most closely to the density of surrounding areas. This would require approximately 34 ha of land to accommodate the residential development.

2.12.6 However, taking into account the impact of accommodating the known constraints within the SDA, it is estimated that the actual land available for residential development is around 55 ha, however this includes approximately 4 ha of land to the south of the flood zone area adjacent to Ridgewood roundabout in the south of the site, which may not be easily accessible. This means that just under half of the land available within the SDA will be required for the residential development. Taking this land out of the equation as well, leaves approximately 51 ha of land available for development within SDA1.

2.12.7 In addition to the residential allocation however, there is a need to provide 12,650 sq m (net) of new employment space. Taking account of land take required for car parking and landscaping, the provision of 12,650 sq m (net) of employment space could be accommodated on around 7.5 ha. There is also a possible need for land for education provision. To accommodate this 5ha has been allocated for education/community facilities, which gives a total

SDA 1: Uckfield - SSDPD Background Document - November 2011 36 development land take requirement of 46.5 ha, leaving around 4.5 ha of the site not developed although additional land will be required to provide environmental or ecological mitigation and any open space/recreational facilities required on site.

2.12.8 There are no options available therefore in relation to the land take for the development of the urban extension to the west of Uckfield, as all land will be required for the development, mitigation or to support the development of the strategic development area.

2.12.9 There are opportunities however with regards to the possible location of employment and education/community provision within the SDA. The option generations in SDA 1 therefore, relate solely to:-

.The location of employment uses .The location of education and community uses

2.12.10 The preferred location of employment and education/community uses, will be dependant upon site master planning, feasibility testing and the density of development across the site and will be the most feasible and best combination of these aspects that can deliver the optimum sustainable development. Master planning of the site will also look in more detail at access to the site, density ranges, at how the new uses might be best accommodated on site, ways of minimising or mitigating constraints and incorporating opportunities for improving connectivity, introducing climate change initiatives and the use of renewable energy.

2.12.11 The provision of Green Infrastructure should be integral to the overall master planning and design of the site, and should include a range of formal and informal open spaces, capable of providing a range of facilities for residents, but also enhance the bio-diversity value of the site through selected landscaping and habitat creation. Key to the provision of Green Infrastructure is connectivity and the creation of links to the wider network of spaces, to improve accessibility to a range of facilities and enhancing links between habitats for wildlife.

SDA1 - Options on the location of employment development

2.12.12 Three options are presented for the location of employment provision on site, allowing the remainder of the site to be developed for residential development at various densities to provide a range of accommodation to meet local affordable and market housing needs, with appropriate social and community facilities. The three options (Options 1 - 3) for the broad location of employment provision are shown on Figure 5.5: SDA 1 West Uckfield Options for development 1, 2 & 3.

Option 1 - Adjacent to Bellbrook Industrial Estate.

2.12.13 This option focuses employment land uses within the northern part of the SDA, in close proximity to the existing employment uses at Bellbook Industrial Estate

SDA 1: Uckfield - SSDPD Background Document - November 2011 37 and would enable employment opportunities to be easily accessible to new and existing residents within the area.

2.12.14 This option would provide a central focus of employment land uses within Uckfield creating synergies with the adjacent existing industrial and business uses.

2.12.15 The employment provision would be located in close proximity to the existing public transport hubs provided by both the railway and bus stations (both located within less than 1km of the northern part of the site).

2.12.16 In addition, the provision of a foot bridge/cycle route over the river and railway will improve connectivity and accessibility from the site to the employment areas of Bellbrook, retail, commercial and leisure facilities situated within the town centre, and the public transport hubs, whilst concentrating employment in a distinct and accessible part of the site for new residents.

Pros and cons of Option 1.

2.12.17 The pros in relation to Option 1 include:-

.Enables synergy with the Bellbrook industrial estate to the north of the site, creating a central focus for employment uses in Uckfield and locates potential noise emanating uses together. .Proximity to the town centre, railway and bus stations, will help to encourage access to the employment opportunities, by those living elsewhere, by more sustainable means. .Will provide employment opportunities for residents of the site, within sustainable walking/cycling distance. .Ensures that the employment uses are not within the most visually sensitive southern part of the site.

2.12.18 The cons in relation to Option 1 include:-

.Access most likely to be from a central point along the A22, shared by residential traffic. This location will involve a long access road to the employment area through residential areas. Careful and creative design will be required to ensure that any potential issues are addressed. .Will lack visibility from the main A22 which may impact upon viability and deliverability of the employment floorspace.

Option 2 - South of the Waste Water Treatment works.

2.12.19 This option focuses employment land uses within the central part of the SDA, south of the Waste Water Treatment works and in close proximity to the existing employment uses at Bellbook Industrial Estate, but further to the south west than in Option one. This location would enable employment opportunities to be easily accessible to new residents.

SDA 1: Uckfield - SSDPD Background Document - November 2011 38 2.12.20 A foot bridge/cycle route over the river and railway will improve connectivity and accessibility from the site to the employment areas of Bellbrook, retail, commercial and leisure facilities situated within the town centre, and the public transport hubs, and could provide linkages and connections to the new employment opportunities on site.

2.12.21 This option would concentrate employment in a distinct and accessible part of the site for new residents providing a central focus for employment land uses within the development area.

Pros and cons of Option 2.

2.12.22 The pros in relation to Option 2 include:-

.Provides employment in a distinct central location accessible to residents of the site. .Allows the provision of higher density housing to abut the northern boundary of the site, adjacent to the town centre, bus and rail services, leisure, employment and retail facilities, aiding the regeneration of the town centre. .May provide some visibility to the employment area from the A22, potentially aiding viability and marketing of business/employment opportunities. .Greater separation from the Bellbrook industrial Estate may enhance the provision of a 'different' offer of employment, creating healthy competition, or alternative sectors. .The access road from the A22 could be shorter, reducing potential issues and conflicts with residential traffic. .The employment area could provide some noise buffering from the A22, to residential areas to the east of the site. .Ensures that the employment uses are not within the most visually sensitive southern part of the site, but careful design attention would be required for any development close to the ridgeline.

2.12.23 The cons in relation to Option 2 include:-

.Does not have the same potential to create synergies with the existing employment area at Bellbrook as in Option one. .Focus for employment in Uckfield is split as potential to have a central focus is reduced.

Option 3 - South Eastern part of the site.

2.12.24 This option focuses employment uses to the south of the SDA, south of the proposed access road from the A22.

2.12.25 The provision of employment uses in this particular location within the SDA would take advantage of the 'visual exposure' that this end of the site offers, in the marketing of the site for employment provision.

2.12.26 In addition, a location nearer to the access road would enable greater separation of employment and residential traffic, whilst still being accessible by

SDA 1: Uckfield - SSDPD Background Document - November 2011 39 foot, cycle and public transport, to new residents and existing residents in the neighbouring area.

2.12.27 This option would provide a focus of employment land uses adjacent to the main road, concentrating the less neighbourly uses within a distinct but more easily accessible part of the SDA from the main A22.

Pros and cons of Option 3.

2.12.28 The pros in relation to Option 3 include:-

.Provides employment in a distinct highly visible and accessible part of the site from the A22, aiding potential viability and marketing of business/employment opportunities. Employment would form a 'gateway' to Uckfield from the south of the District. .Allows the provision of higher density housing to the north and central areas of the site, abutting the northern boundary adjacent to the town centre, bus and rail services, leisure, employment and retail facilities, aiding the regeneration of the town centre. .Greater separation from the Bellbrook industrial Estate may enhance the provision of a 'different' offer of employment, creating healthy competition, or alternative sectors. .The access road from the A22 would be shorter, reducing potential issues and conflicts with residential traffic. .The employment area could provide some noise buffering from the A22, to residential areas to the north and east of the site.

2.12.29 The cons in relation to Option 3 include:-

.Would be within a visually 'sensitive' area of the site. .The 'gateway' nature of employment provision in this location may not be seen positively as an 'advertisement' for the town. .Does not have the same potential to create synergies with the existing employment area at Bellbrook as in Option one or Option two. .Provision of a central focus for employment in Uckfield is reduced. .Further from sustainable transport provision in Uckfield Town Centre than the locations in Option one and Option two.

SDA1- Options on the location of land for education and community uses (if required).

2.12.30 There is a possible requirement for the provision on site of 1 Form Entry (1FE) Primary School and nursery provision of 60 spaces. Taking account of land take required for playgrounds/playing fields and car parking, the requirement to provide new land and buildings for primary and nursery provision could be around 5 hectares.

2.12.31 There is also a need for an additional 200 places at secondary school level as an extension of existing provision off site, but probably not within the SDA.

SDA 1: Uckfield - SSDPD Background Document - November 2011 40 There will be a requirement for the development to contribute financially towards this provision also.

2.12.32 Three possible options (options 4, 5, and 6) for the location of Primary and nursery education facilities/community uses within the SDA are shown on Figure 5.6: SDA 1 West Uckfield Options for development 4, 5 & 6.

Option 4 - Adjacent to the Victoria Pleasure Grounds, North West of the site.

2.12.33 This option would site the new primary and nursery education provision together with any new community provision, within the northern part of the SDA adjacent to the existing Victoria Pleasure Ground. This would create a focus for the community adjacent to existing open space provision, whilst enabling the new educational and community provision to be easily accessible by foot, by cycle and nearby bus routes, from new housing and existing residential development areas within the SDA.

Pros and cons of Option 4.

2.12.34 The pros in relation to Option 4 include:-

.Could enable synergies with local schools in close proximity to this location. .Would be accessible to new residents and existing residents, and close to existing play and recreational facilities at the Victoria Pleasure Ground, and within walking distance of facilities within the town centre. .Located away from the main A22 in a potentially quieter part of the site. .Located to the north of the ridgeline and would avoid more visually sensitive areas. .The relatively flatter land in this location, may be more suitable for the provision of playing fields associated with the school.

2.12.35 The cons in relation to Option 4 include:-

.This location is towards the north and rear of the site so may reduce the capacity of the education/community facilities to become a central focus for the whole community. .This location is some distance away from southern parts of the site, so may encourage more parents from within the site to drive to the school.

Option 5 - Centrally located within the site.

2.12.36 This option would seek to integrate and connect the new education and community facilities provision more directly within the new residential development, helping to create a strong identity and sense of place within the new development. The new education and community facilities provision would be accessible by foot, cycle, car and potential new bus routes from existing housing and new residential development areas, with dedicated footpath and cycle routes.

SDA 1: Uckfield - SSDPD Background Document - November 2011 41 2.12.37 The location would be around and to the west of the current farm buildings, which are currently very visible from the A22, however, careful and creative layout planning and design could ensure that education buildings are set within the landscape, optimising the location of playing fields to reduce any potential visual impact.

Pros and cons of Option 5.

2.12.38 The pros in relation to Option 5 include:-

.This location would be accessible to all new residents and relatively close to existing play and recreational facilities at the Victoria Pleasure Ground, but still within reasonable walking distance of facilities in the town centre. .Provision would be located close to the main A22 in a central part of the site enabling it to become a central focus for the wider community. .Although close to the ridgeline careful and creative design could optimise the location of playing fields associated with the school, to minimise any potential visual impact, although the location of playing fields would also have to take into account the topography in this location.

2.12.39 The cons in relation to Option 5 include:-

.Although more centrally located than Option 4, this location is further away from existing housing and may reduce options for integration with the wider community.

Option 6 - Southern part of the site.

2.12.40 This option would seek to locate the new education and community facilities provision further to the south within the development area, where scope exists to retain some of the current open views of the site though the careful location of the school buildings and playing fields to retain an open aspect. The new education and community facilities provision would be accessible by foot, cycle, car and potential new bus routes from existing housing and new residential development areas, with dedicated footpath and cycle routes.

Pros and cons of Option 6.

2.12.41 The pros in relation to Option 6 include:-

.Locates community facilities, school buildings and associated playing fields within the most visually sensitive part of the site, thereby reducing the impact that residential development may have in this area . .Careful and creative design could optimise the location of playing fields associated with the school, to minimise any potential visual impact, although the location of playing fields would also have to take into account the topography in this location.

2.12.42 The cons in relation to Option 6 include:-

SDA 1: Uckfield - SSDPD Background Document - November 2011 42 .Would not be as accessible to residents to the north of the SDA and further away from existing play and recreational facilities at the Victoria Pleasure Ground and facilities in the town centre. .Ability to provide a strong community focus may be reduced more by this location, than in Options 4 and 5. .Located closer to the main A22 and Ridgewood roundabout in a potentially noise impacted part of the site. .Some distance away from northern parts of the site, so may encourage more parents from within the site to drive to the school.

2.12.43 There are numerous variations for the arrangement of key elements mentioned above, some of which may be preferable or more sustainable than others. The purpose of this exercise is to test a range of different solutions through the generation 'reasonable alternative' 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 of the options presented and may include additional concepts and solutions not presented here. 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.

2.13 SA of Options for SDA 1: Land West of Uckfield

2.13.1 An assessment of the development options presented for SDA 1 against the 22 Sustainability Appraisal objectives, has been carried out and is attached in full at Appendix B.

Table 2.2: Summary of Sustainability Appraisal of Options for SDA 1:Land West of Uckfield

Potential Benefits Potential Problems and Mitigation .Option 1 proposes employment .Access to Option 1 from current provision in close proximity to the housing estate could cause existing Bellbrook Industrial conflict on small residential roads Estate, which is not currently .Option 1 is very close to existing directly accessible housing and may create potential .Option 2 develops close to the noise impact potential access off the A22, .Option 1 may be subject to odour allowing ease of access and issues which may require supporting such employment uses mitigation/ investigation with less conflict with new .Option 5 proposes community residents facilities at the centre of the site, .Option 4 proposes community and together with Option 6 facilities close to existing housing focuses community facilities to and recreational facilities with the new community only opportunities to enhance provision for existing as well at the new community

SDA 1: Uckfield - SSDPD Background Document - November 2011 43

2.13.2 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 1.

SDA 1: Uckfield - SSDPD Background Document - November 2011 44 Figure 5.1: SDA 1 West Uckfield Core Strategy Strategic Sites Context Plan

SDA 1: Uckfield - SSDPD Background Document - November 2011 45 Figure 5.2: SDA 1 West Uckfield Land Availability Plan

SDA 1: Uckfield - SSDPD Background Document - November 2011 46 Figure 5.3: SDA 1 West Uckfield Site Appraisal

SDA 1: Uckfield - SSDPD Background Document - November 2011 47 Figure 5.4: SDA 1 Guiding Principles for the development of West Uckfield

SDA 1: Uckfield - SSDPD Background Document - November 2011 48 Figure 5.5: SDA 1 West Uckfield Options for development 1, 2 & 3

SDA 1: Uckfield - SSDPD Background Document - November 2011 49 Figure 5.6: SDA 1West Uckfield Options for development 4, 5 & 6

SDA 1: Uckfield - SSDPD Background Document - November 2011 50 Figure 5.7: SDA 1 Character areas within West Uckfield

SDA 1: Uckfield - SSDPD Background Document - November 2011 51

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

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53 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

54 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

55 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.

56 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.

57 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.

58

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

59 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

60 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

61 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.

62 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.

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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.

65 Sustainability Appraisal of Options for SDA 1 Land at West Uckfield

Wealden District Council Sustainability Effect Comment Appraisal Objective 1 Ensure that everyone has the opportunity to live in a The western extension offers enough land for 1000 houses good quality, sustainably constructed and affordable which will be required to deliver 35% affordable housing. There home is a single land owner involved and a large scale greenfield site in an accessible location, this improves deliverability and viability.

The town centre site offers the potential to provide additional housing units in an attractive location. 2 Improve the health and well being of the population The site offers good access to existing sports facilities and potential for networks of walking and cycling links to the town centre and around Uckfield. The development itself provides the opportunity to incorporate new leisure and other community facilities, some of which could be delivered through education provision on the site.

66 Constraints on the site which currently exist can be mitigated. The town centre site offers the most accessible location for walking and cycling to retail facilities. Retail as well as mixed use development would improve the vibrancy of the town centre making it a more attractive location than car based alternatives. The town centre offers the most accessible location for new GP facilities. 3 Promote social inclusion and create/ sustain vibrant The western extension offers the most deliverable large scale communities opportunity for on site affordable housing, promoting the development of a mixed income community.

The western and town centre sites offer the best opportunity to strengthen the vibrancy of the town centre and provide facilities in the most accessible location possible. Shared school and community facilities are most deliverable on the western site, and remain in close proximity to the town centre.

There could be a perception that with development focused on the west and town centre, more peripheral locations are loosing out. However, the strategy offers the most accessible and suitable sites.

4 To ensure a safe environment including reducing crime Not relevant at this stage. and the fear of crime 

5 To provide accessible and high quality public services This objective will be aided by the location of facilities in the and facilities most accessible locations: the town centre and the development at west Uckfield being located in close proximity to the town centre. High quality services are likely to be most deliverable on these sites as the scale of development will reduce uncertainty in their delivery. 6 To reduce the risk of flooding and the consequential All sites will have to avoid increasing flood risk either on site or damage to property and public well being off site. Development can avoid flood risk areas which have been identified accounting for climate change predictions. No issue subject to mitigation including the implementation of Sustainable Urban Drainage Systems. 7 Make the most efficient use of land by prioritising The town centre will move towards this objective and will be Brownfield sites for development, the re-use of existing appropriate for high density development. The western buildings and promoting higher development densities extension site will involve Greenfield development. Higher density development could be developed on the western site, when compared to the type of development which has taken

67 place in Uckfield in recent decades, but height and massing are issues on certain prominent areas of the site. 8 Reduce air pollution and ensure local air quality The locations of development provide the ‘least bad’ options continues to improve with the best opportunities for reducing the level of increase in air pollution. The west of Uckfield site could provide rapid access onto the A22 for traffic and could provide towards a major new green infrastructure opportunity for pedestrian and cycle links. The town centre site offers the best opportunity for pedestrian and cycle transport methods. Both provide the best choice for avoiding the predominantly westward traffic movements in Uckfield, reducing cross town movements for external journeys. 9 Reduce emissions of greenhouse gases Development will not reduce air pollution levels in quantitative terms. This is the case for development in any location. Development can mitigate the harmful effects though through sustainable construction, energy, thermal efficiency, renewable energy. The large site at the west of Uckfield offers the best opportunity for the provision of a neighbourhood district heating scheme and the implementation of other renewable and low carbon opportunities due to its scale. 10 Conserve and enhance the biodiversity of the District The town centre site has low biodiversity, but it still has potential for biodiversity improvement provided by linking areas of

wildlife, especially along the River Uck. The west Uckfield site has areas of ancient woodland which would have to be protected. The scale of development in Uckfield may increase pressure on Ashdown forest: this will have to be mitigated by SANGS. The west Uckfield site offers good scope for this. Overall, the level of development which can be achieved on sites with relatively few biodiversity issues means that the options move towards the achievement of the objective.

11 Conserve, enhance and make accessible for The town centre site will have no impact on this objective. The enjoyment, the District’s countryside (in particular west Uckfield site contains areas of higher ground where the protecting the best and most versatile agricultural land), impact of development will have to be mitigated. A significant landscape, historic and built environment amount of productive grazing land will be lost to development on the west Uckfield site. There are no historic designations or listed buildings on site, but there are listed buildings in close proximity to the site. 12 Reduce the need to travel by car and promote The central and western location can move towards this through alternative methods of transport their ability to deliver car free development (town centre) as well as good access to services, facilities and transport. The western 68 site is located within close proximity to the town centre. 13 Minimise waste, maximise the re-use of materials, Not applicable. Details will become available at the planning recycling and composting  application stage. 14 Maintain and where appropriate improve quality of There is no particular issue relating to the sites, but there are groundwater and surface waters in the District and adjacent water ways which will have to be protected via promote water efficiency mitigation measures. 15 Promote energy efficiency measures and encourage the use of renewable energy A district heating system to serve development at west Uckfield should be investigated given the scale of the site. The west Uckfield site offers relatively good scope for the generation of micro renewable energy and the conservation of energy as it is west facing with sections of south facing topography. The town centre sites offers less scope for this, but high density development is likely to be more energy efficient than lower density development. 16 Reduce the global, social and environmental impact of Not relevant to this option consumption of resources by using sustainably  produced and local products 17 Maintain and enhance the prosperity of the District and Not relevant to this option increase the vitality of villages and the rural economy 

18 Promote sustainable tourism  Not relevant to this option 19 Ensure high and stable levels of employment and Western site has particularly good links with existing provide support for small firms and local businesses employment areas and contains significant amounts of flat developable land with the capacity for a new access onto the A22. Town centre and western site provide the opportunity for local small and medium enterprises to expand in the area. 20 Develop and maintain a skilled workforce to support Similar to above. Education facilities will be improved new long term competitiveness school provision on the western site. This provides a chance to deliver higher quality facilities in the town. 21 Stimulate regeneration of town centres Central location will regenerate town centre. The western site is in close proximity to the town centre and can improve this as well. 22 Develop a dynamic, diverse, and knowledge based Uckield and the two sites in particular offer good scope for the economy provision of high speed broadband and viable sites for employment development.

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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