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

Chapter 5 Stone Cross

January 2012 How to Contact Us

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Contents

SDA 6: Land to the East and South East of Stone Cross and SDA 7: Land to the North of Stone Cross

5.1 Introduction 289 5.2 Area of Interest 290 5.3 Land Availability 290 5.4 General Characteristics of the Stone Cross area, common 292 to all sites within SDA 6 and SDA 7 5.5 Strategic Infrastructure Requirements for Stone Cross 295 5.6 Additional Local Infrastructure requirements to support the 296 development of sites within SDA 6 and SDA 7 5.7 Site Appraisal - Site A - Land at Friday Street 298 5.8 Core Strategy Objectives 302 5.9 Opportunities 305 5.10 Constraints 306 5.11 Additional infrastructure requirements to support the 307 development of SDA 6: Land at Friday Street - Site A 5.12 Sustainability Appraisal Summary 307 5.13 Guiding Principles for Site A - Land at Friday Street 308 5.14 Site Appraisal - Site B - South of Rattle Road, Stone Cross 310 5.15 Core Strategy objectives 313 5.16 Opportunities 315 5.17 Constraints 316 5.18 Additional infrastructure requirements to support the 317 development of SDA 6: South of Rattle Road - Site B 5.19 Sustainability Appraisal Summary 317 5.20 Guiding Principles for Site B - South of Rattle Road 318 5.21 Site Appraisal - Site C - Land North of Rattle Road 320 5.22 Core Strategy objectives 323 5.23 Opportunities 325 5.24 Constraints 326 5.25 Additional infrastructure requirements to support the 326 development of SDA 6: Land North of Rattle Road - Site C 5.26 Sustainability Appraisal Summary 327 5.27 Guiding Principles for the development of Site C - Land 328 North of Rattle Road 5.28 Site Appraisal - Site D - Land to the North of Dittons Road 330 and North of Barn Close 5.29 Core Strategy Objectives 333 5.30 Opportunities 335 5.31 Constraints 336 5.32 Additional infrastructure requirements to support the 337 development of SDA 7: Land to the north of Dittons Road and north of Barn Close - Site D 5.33 Sustainability Appraisal Summary 337 5.34 Guiding Principles for Site D - Land to the north of Dittons 338 Road and north of Barn Close 5.35 Site Appraisal - Site E - Land off Hailsham Road and 340 Peelings Lane. 5.36 Core Strategy Objectives 343 5.37 Opportunities 345 5.38 Constraints 346 5.39 Conclusion re the development of SDA 7: Land off 348 Hailsham Road and Peelings Lane - Site E 5.40 Site Appraisal - Site F - Land south of Dittons Road 349 adjacent to Golden Jubilee Way 5.41 Core Strategy Objectives 352 5.42 Opportunities 354 5.43 Constraints 355 5.44 Additional infrastructure requirements to support the 356 development of SDA 7: - Land south of Dittons Road adjacent to Golden Jubilee Way - Site F 5.45 Sustainability Appraisal Summary for Site F 356 5.46 Guiding Principles for Site F - Land south of Dittons Road 357 adjacent to Golden Jubilee Way 5.47 Site Appraisal - Site G - Dittons Nursery 359 5.48 Core Strategy Objectives 363 5.49 Opportunities 365 5.50 Constraints 365 5.51 Additional infrastructure requirements to support the 366 development of SDA 7: Dittons Nursery - Site G 5.52 Sustainability Appraisal Summary 367 5.53 Guiding Principles for Site G - Dittons Nursery Site 367 5.54 Options for the development of SDA 6 & SDA 7 at Stone 369 Cross 5.55 SA of Options for SDA 6: Land East of Stone Cross and 376 SDA 7: Land North of Stone Cross

Strategic Sites Strategic Development Document Land at Stone Cross

SDA 6: Land to the East and South East of Stone Cross and SDA 7: Land to the North of Stone Cross

5.1 Introduction

5.1.1 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.

5.1.2 This background document relates to Strategic Development Area 6: Land to the East and South East of Stone Cross and Strategic Development Area 7: Land to the North of Stone Cross, which have been identified in the Submission Core Strategy as being suitable for the development for up to 650 homes with SDA 6 (Land to the east and south east of Stone Cross) allocated provisionally around 220 homes and SDA 7 (north of Stone Cross) allocated provisionally 430 homes, with flexibility between SDA 6 and SDA 7, as to how this provision is met.

5.1.3 Our SHLAA 1identified sites providing a wide range of opportunities within and on the edge of the settlement of Stone Cross. The Proposed Submission Core Strategy seeks to enhance the role of Stone Cross as a service centre serving the local community and surrounding area and supporting the wider economic growth and regeneration of the south Wealden and Eastbourne area.

5.1.4 This document provides a general introduction to the Strategic Development Areas (SDAs); highlights the land which is suitable, available and achievable for development; outlines the relevant Core Strategy objectives and provides a summary of the sustainability appraisal in relation to each site; provides a comprehensive appraisal of each site - opportunities and constraints and known infrastructure requirements and identifies guiding principles for each site. For SDA 6 and SDA 7, individual site appraisals are carried out with the opportunities and constraints identified with a sustainability appraisal carried out for each site.

5.1.5 In order to determine the most appropriate distribution of growth for the area, the options for development are considered across the whole of Stone Cross. This allows comparison of all sites, and consideration of all the available

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 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 289 options. From this assessment a number of alternative options for the development of SDA 6 and SDA 7 have been put together.

5.2 Area of Interest

5.2.1 SDA 6 and 7 are both shown in relation to the area of Stone Cross in Figure 10.1: SDA 6&7 Stone Cross Core Strategy Strategic Sites Context Plan. SDA 6 is located to the east of Stone Cross and comprises four key sites, one at Friday Street, one to the north of Rattle Road and two to the south of Rattle Road.

5.2.2 The SDA 6 differ markedly in topography and landscape character. All of the land is greenfield and most in agricultural use (grazing) or used for equestrian grazing, with a small element of brownfield land within the site in the form of agricultural buildings which now house B2 type uses.

5.2.3 The sites fronting Rattle Road (north and south of Rattle Road) are within 10 minutes walking distance of the services and facilities provided within Stone Cross. Stone Cross is classified in the Core Strategy as a Service Centre providing a range of services and facilities, serving predominantly the local community and the wider rural area. However, the sites have good accessibility to the wider range of services and facilities available within Eastbourne. The remaining site - Friday Street, is within 15 minutes walking distance of the services and facilities provided at Langney shopping centre, on the edge of the town of Eastbourne. The Rattle Road north site includes a small proportion of brownfield land in the form of residential properties.

5.2.4 SDA 7 relates to sites located in the north and west of Stone Cross and comprises four sites in total, two to the north of Dittons Road, one to the south of Dittons Road and one to the east of Hailsham Road.

5.2.5 The four sites all vary markedly in topography and landscape character. Three of the sites are greenfield and currently in agricultural use (grazing). The fourth site is a brownfield site (in part) currently in use as a plant nursery/garden centre with a small golf course and a residential property included within the site.

5.2.6 All sites are within 5 -15 minutes walking distance of the services and facilities provided within Stone Cross. Stone Cross is classified as a Service Centre providing a range of services and facilities, serving predominantly nearby communities and the wider rural area, and with good accessibility to the wider range of facilities and services in Eastbourne.

5.3 Land Availability

5.3.1 The land considered as part of SDA 6 and SDA 7 has been drawn from the Strategic Housing Land Availability Assessment (SHLAA) which was carried out as part of the evidence base to the Local Development Framework. Land identified as suitable, available and achievable in SDA 6 comprise five individual

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 290 SHLAA sites. There are also five individual SHLAA sites identified for consideration through the SHLAA in SDA 7.

5.3.2 The sites comprising SDA 6 are shown on Figure 10.2: SDA 6 Stone Cross East and South East Land Availability Plan, and the sites comprising SDA 7 are shown on Figure 10.3: SDA 7 Stone Cross North Land Availability Plan. The sub areas within each SDA are shown on Figure 10.4: SDA 6&7 Stone Cross Sub Areas and detailed in Table 6.1: Details of available land, below.

Table 5.1: Details of available land within SDA 6: Land to the East of Stone Cross and SDA 7: Land to the north of Stone Cross

SDA Site SHLAA Location Greenfield/ Gross SHLAA Reference Brownfield/ Site area Previously (Hectares) Developed Land (PDL) 6 Site A 206/1620 Land at Friday Part 62.48 ha Street * Greenfield (Only between (includes site 1.62ha and for 38 Part 14.02ha dwellings Brownfield proposed for currently development under through construction) options) 6 Site B 143/3280 Land south of Greenfield 3.93ha Rattle Road 6 Site B 342/3280 Land South of Greenfield 22.15ha Rattle Road (only 3.72 ha adjacent to the to the west of railway the site, proposed) 6 Site C 388/3280 Inglenook, North Part 1.40ha of Rattle Road** Greenfield

Part Brownfield 6 Site C 415/3280 The Oaks, North Part 1.95ha of Rattle Road Greenfield

Part Brownfield Sub Between total 14.24 and SDA 6 23.07ha depending on options. 7 Site D 195/3280 Land North of Greenfield 3.53ha Dittons Road 7 Site D 051/3280 Land to the Greenfield 1.38ha

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 291 Rear of Barn Close 7 Site E 187/3280 Land at Greenfield 4.44ha Hailsham Road, adjacent to Pickens Wood 7 Site F 114/3280 Land South of Greenfield 3.71ha One Stack, south of Dittons Road 7 Site G ??? Dittons Part 7.76ha (Only Nursery*** Greenfield 2.51ha to 5.96ha Part proposed for Brownfield development depending on option) Sub Between total 15.57ha and SDA 7 19.02 ha depending on options. Total Max 42.09 ha available

* The brownfield element of this site relates to the inclusion of Farm Buildings and residential property within the site. * The brownfield element of this site relates to the inclusion of residential property within the site. *** Nursery sites are generally considered as Greenfield sites, the brownfield element of this site relates to the inclusion of a residential property within the site.

5.3.3 The overall gross site area of the SDA 6 Sites being considered is between 14.24 and 23.07ha depending on options out of a possible 154.39 hectares.

5.3.4 The overall gross site area for SDA 7 Sites being considered is 15.57ha and 19.02 ha depending on options out of a possible 20.82 hectares.

5.4 General Characteristics of the Stone Cross area, common to all sites within SDA 6 and SDA 7

5.4.1 There are number of aspects that are common to all of the sites under consideration in Stone Cross. These relate to physical aspects and the provision of facilities and a summary is provided below. Aspects specific to each individual site, are provided in the Site Appraisals for each site

The Local road network

5.4.2 The settlement of Stone Cross is effectively bounded to the north by the main A27 Trunk Road. This is the east - west South Coast arterial route serving

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 292 settlements and towns from Portsmouth to Hastings. The road is elevated in part along the Stone Cross section. To the east Stone Cross is bounded by the A22 - Golden Jubilee Way, which provides access from the A27 to Eastbourne.

5.4.3 The local road network comprises the B2247 Dittons Road, which leads west onto a roundabout accessing the A22 - Golden Jubilee Way and beyond onto a roundabout accessing the A27. To the east, Dittons Road joins a staggered crossroads (traffic light controlled) providing access to the unclassified Rattle Road to the east, and to Hailsham Road to the north and Lion Hill leading south into Eastbourne. Both Hailsham Road and Lion Hill form part of B2104 between Hailsham and Eastbourne.

5.4.4 All of the Stone Cross sites, are accessed via this local road network, except in the case of Friday Street (Site A) which would be accessed of a residential access road, Penrith Way, which is accessed from the B2104 Friday Street, leading to Eastbourne.

Open Space

5.4.5 In the wider Stone Cross area, the PPG 17 outlines that there are deficiencies in the provision, quality or accessibility to equipped play space for under 8 yrs and 8 - 12 year olds, the quality of existing teenage facilities and quality and accessibility to allotments.

5.4.6 There are no allotment plots within the recommended distance threshold of SDA 6 or SDA 7. The nearest allotments are located within Westham, which is more than a 10 min cycle ride away. There is a clear deficiency in the quantity and accessibility to allotments within the Stone Cross area. Future provision should seek to improve accessibility to allotments through new provision, ideally within SDA 6 or 7 or within 600m of the area.

5.4.7 The nearest play facilities for the under 8's are at Stone Cross Recreation Ground. There are no facilities to cater for children's play for the 8 - 12 year olds within the recommended walking distance.

5.4.8 There is a need therefore to address the provision and access to play provision for both age groups, preferably through on site provision. The value of existing provision at Stone Cross Recreation Ground may also be improved through the provision of facilities for the 8 -12 year old group.

5.4.9 The teen facilities at Stone Cross are within the recommended threshold distance, however, the existing facility is considered to be of low value and could be enhanced through developer contributions.

5.4.10 There is currently no bowling green provision within the Stone Cross and Westham Parish area, nor within the recommended threshold distance. However, although there is no provision within the immediate area, the PPG17 report identifies a good level of provision within Eastbourne, the nearest provision being at Saffrons in Eastbourne. The PPG 17 report concludes that additional provision in this area would not be viable.

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 293

5.4.11 The PPG 17 assessment concludes that there are adequate cricket, football and rugby pitches within the area, which are accessible within a 10 - 15 min cycle ride or drive, however, the assessment also identifies a need for new rugby pitch provision within the Herstmonceux, Pevensey and Westham area.

5.4.12 There are no multi-courts within the recommended threshold distance, the nearest being located in Hailsham which is 10 -15 mins drive away, although there may be courts within the Eastbourne area which are closer. There is a need therefore for the provision of one multi-court within the area, which should be located to improve accessibility to future development in the Stone Cross area.

5.4.13 There are no tennis courts within the immediate area, however, Eastbourne is well served by tennis court provision and it is expected that residents may be attracted to these facilities.

5.4.14 The PPG 17 assessment identifies that the Stone Cross area has adequate green spaces, although notes that all green spaces within the Stone Cross area require enhancement, and that accessibility to these spaces could be improved.

Other adjacent commercial and public land uses

5.4.15 Most of the SDA 6 and 7 sites have reasonable access to a range of amenities and facilities in Stone Cross, including a GP Surgery, Stone Cross Primary School, St Luke's Church and Church Hall and the Stone Cross Local Shopping Centre which includes a sizable convenience store. In addition, the sites (especially Site A at Friday Street) are within close proximity of a wider range of retail facilities and services at Langney Shopping Centre (on the north eastern fringe of Eastbourne).

Employment provision

5.4.16 There are numerous local employment opportunities available within the Stone Cross and Langney area through the retail and service outlets, pubs and Dittons Garden centre. The main employment areas adjacent to the SDA are the Mountney Industrial estates at Westham, the Dittons Employment Area, Chaucer Business Park and the Chaucer Industrial estate in Polegate, which are within 5 - 10 mins cycle ride or drive of the SDA sites. Further afield are the retail and service outlets and industrial estates in Hailsham and Eastbourne.

Nearest public transport routes

5.4.17 Stone Cross is well served by existing public transport routes with frequent bus services available along all key routes.

5.4.18 Frequent train services are available from Pevensey and Westham railway station (located approximately 3 km to the east of Stone Cross) from which frequent train services are available to Brighton (via Eastbourne and Lewes)

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 294 and to London Victoria, Gatwick and Croydon, with less frequent (every two hours) services to Hastings and Ore to the east.

5.4.19 Frequent train services are also available from Polegate railway station approximately 3 km to the west of Stone Cross, towards Eastbourne (links to Hastings and Ashford) towards Brighton and towards Lewes and London Victoria. Rail. Services are also available from Hampden Park railway station approximately 4 km to the south - west of Stone Cross, as well as from Eastbourne mainline station, approximately 6 km to the south.

Bus Stops

5.4.20 In relation to SDA 6 Sites, along Pennine Way and Friday Street serving Stone Cross East, there are:-

.9 bus stops located within 5 - 10 minutes walking distance of Site A Friday Street with destinations to Eastbourne, Hailsham and Pevensey. .18 bus stops located within 15 minutes walking distance of Site A - Friday Street, with destinations to Eastbourne, Hailsham and Pevensey and Lewes.

5.4.21 Along Rattle Road, Lion Hill, Hailsham Road and Dittons Road, there are:-

.6 bus stops located within 5 minutes walking distance of Sites B and C, with destinations to Eastbourne and Pevensey Bay .9 bus stops located within 10 minutes walking distance of Sites B and C, with destinations to Eastbourne, Pevensey Bay and Lewes .12 bus stops located within 15 minutes walking distance of Sites B and C, with destinations to Eastbourne, Pevensey Bay, Lewes and Hailsham

5.4.22 In relation to SDA 7 sites, frequent bus services available along Dittons Road, Hailsham Road, and Lion Hill, there are:-

.10 bus stops located within 5 - 10 minutes walking distance of Sites D, E, F and G with destinations to Eastbourne and Uckfield .15 bus stops located within 15 minutes walking distance of Sites D,E, F and G with destinations to Eastbourne, Uckfield, Hailsham and Lewes

5.5 Strategic Infrastructure Requirements for Stone Cross

5.5.1 In addition to the aspects above, which are common to all sites, the strategic Infrastructure requirements identified in the Core Strategy area also relate to each site and to the development option selected. These are outlined below. Local infrastructure requirements specific to each site are provided within each site summary, and in relation to the options generated.

5.5.2 The Core Strategy Infrastructure Delivery Plan identifies three key critical infrastructure items that are required to support the proposed growth for the Strategic Development Areas of Stone Cross and Polegate. These requirements relate to SDA 6 (east of Stone Cross), SDA 7 (north of Stone Cross) and also for the proposed growth at SDA 4 (south of Polegate and east

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 295 of Willingdon) for employment provision at SDA 5 (Dittons Road, Polegate). These requirements are common to all the Stone Cross sites and to the Options generated.

Transport .the provision of traffic light signals at Cophall Roundabout .Improvements at the roundabout junctions of A22/Jubliee Way with the A27/Dittons Road .Junction improvements at A22/A27/A2270 signalised junction .Junction improvements at the A2270/Polegate High Street/Wannock Road Junction .Implementation of the Quality Bus Corridor along Eastbourne Road

Education .requirement for new land and buildings for 1 FE nursery provision (60 places) and 1 FE primary school (210 school places) as an extension of existing provision in the Stone Cross area.

Waste Water .a study into alternative discharge locations and /or additional infrastructure required to Hailsham North and South Wastewater Treatment Works, to accommodate growth in addition to that allocated in the Core Strategy.

5.6 Additional Local Infrastructure requirements to support the development of sites within SDA 6 and SDA 7

5.6.1 Additional infrastructure requirements which may be required to support the development within SDA 6 and SDA 7, which are common to all sites but which may be provided on or off site, may include:-

.Provision or contributions towards the provision of new open space and recreation facilities in the form of new allotments, and the provision of a multi-court. .Contributions towards the improvement or enhancement and accessibility to existing green spaces in the local area, .Provision of additional children's play facilities for the under 8's and 8 -12 year olds and new teen facilities, providing greater variety and accessibility, to cater for the increased population. .Improvements to local bus services, bus stops and routes. .Provision of footpath and cycling facilities within the sites and suitable linkages to the existing footpaths and cycle routes within the area and to Stone Cross centre, to enhance accessibility to facilities in the general area and the regeneration of Stone Cross. .Contributions towards or provision of new crossing facilities and signage (to local facilities, footpath and cycle routes) within the general area. .Provision of sustainable drainage solutions within the sites associated with open space/Green Infrastructure provision. .Provision of Green Infrastructure, landscaping and biodiversity habitat creation.

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 296

5.6.2 NB: Off site provision is not included in the land take calculations for the Options - although may be provided in other parts of the SDA outside of the preferred development area.

5.6.3 Local Infrastructure requirements specific to the individual sites, is provided in the individual Site Appraisals below.

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 297 Individual Site Appraisals

SD6: Land East of Stone Cross Sites

5.7 Site Appraisal - Site A - Land at Friday Street

5.7.1 A visual appraisal of the site surroundings is shown on Figure 10.5: SDA 6&7 Stone Cross Site A - Site Appraisal. In addition to the general site characteristics outlined on pages 4 - 7 above, the following aspects relate to consideration of the site for development:-

Site Location

5.7.2 Site A comprises an individual site submitted under SHLAA (gross site area 62.48 ha), and comprises a predominantly greenfield site currently in agricultural use (arable and pasture). Site A includes a group of agricultural buildings centrally located within the site. Part of the submitted SHLAA site comprises a triangular parcel of land to the south-west of the site of 1.62 ha. This site has planning permission for 38 dwellings, which is currently under construction (Application reference WD/2010/2218/MAJ).

Adjoining housing and employment

5.7.3 Existing housing located to the south and south-west of Site A, comprises medium density, family sized two storey semi-detached and detached dwellings, within comprehensively planned residential estates (circa 1990s).

Current uses of adjoining land

5.7.4 The land to the north of Site A is currently in agricultural use, laid to pasture, with the Southern south coast railway line and Rattle Road beyond. A caravan park (Eastbourne Heights) is located to the west of Site A and includes 100 static chalets/caravans. An unclassified road (Pennine Way) is located to the south of the site with housing adjacent. To the east of the site lies open countryside with the settlement of Westham to the north east.

Current access to the site

5.7.5 Current vehicular access to the sub-area is via a farm track, leading off Oak Tree Lane, accessed via the local residential estate off Buttermere Way and Helvellyn Drive, which in turn are accessed off Friday Street (B2104). In addition, a field gate currently exists within the south western part of the site, onto Pennine Way which comprises a distributor road with a footway on the southern side. Current pedestrian access to the site is via a public footpath into the site from the east (Public Footpath No. 24, Oak Tree Lane to Westham).

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 298

Historic buildings/ancient monuments and settings

5.7.6 There are no historic buildings or ancient monuments on or immediately adjacent to the site.

The views into the site

5.7.7 The topography of the site incorporates a high point (a spur/ridgeline) within the central part of the site, with the land sloping away at a moderate gradient to the south, southeast and north.

5.7.8 Long range views from the higher ground along the ridgeline on the site exist across open countryside to the north and over the Pevensey Levels - some 3 kilometres to the north-east.

5.7.9 The south and western part of the site slopes down to the south at a moderate to steep gradient, affording short range views over the existing residential developments of Eastbourne. This section of the site sits opposite a similarly sloping site where a planned extension of Langney has taken place over the last 20 years. This extension is apparent from this part of the site, but is obscured from longer range views from the north and east by the ridgeline at Friday Street Farm which runs along its eastern and northern perimeter.

5.7.10 The north western part of the site is generally level with a proportion of it sitting below the Friday Street Farm ridgeline and a sizeable section sitting within a plateau. Thereafter the site slopes down to the north, forming a vale opposite Site B (Land South of Rattle Road) This section of the site can be viewed from parts of Westham, but is relatively tucked away and cannot be viewed from the open landscape at Mountney Levels or from Pevensey.

5.7.11 The section of the site to the east of Friday Street Farm, is formed along the gently rising slopes from the Mountney Levels. It is exposed and is very apparent from a wide range of distances, lacking any real definition or natural boundary.

Landscape character

5.7.12 The Friday Street site is described within the Landscape Character Assessment and Development Option evaluation study of February 20092 in two parts, which relate to the topography and relationship of the site within the landscape. The south western part of the site, south of the ridge and adjacent to the existing housing is described as:

'....a high open strip of land.. which is the side of the ridge separating Mountney levels from the very urban edge of Langney. It slopes very steeply to the south west. It overlooks and is visually overwhelmed by

2Wealden District Council - Local Development Framework - Landscape Character Assessment and Development Option Study - February 2009 - Wealden District Council Landscape and Biodiversity LDF Evidence Base

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 299 the raw edge of the existing housing. It is in turn highly visible from the scarp of the Downland further to the west.'

5.7.13 The other side of the ridge, which comprises the majority of the Friday Street site is described as:-

'.... providing a gap between Stone Cross/Langney and Westham... the peaceful, low, gently-sloping pasture blends into the Mountney Levels. There are large, open, angular meadows for sheep and hay, with low hedges, wire fences, and only small willow and thorn trees. The landscape is surrounded by housing and light industry, but the scale of the fields, the views to the sea and the openness gives a feeling of pleasant rural space, unspoiled by pylons.'

5.7.14 The study assesses the two areas differently with regards to the potential for change. The area adjacent to the existing housing, is considered to be of poor quality and low value, with moderate sensitivity to change although the visual sensitivity to change is assessed as high.

5.7.15 However, the scope for enhancement and mitigation is described as low although it is considered suitable for low density housing (up to 30 dph). The study recommends that any development would need to be to the west of the ridge, keeping the ridge open and redefining the urban edge with planting.

5.7.16 The study assesses areas to the north and east of the ridge as good landscape of medium value, with high sensitivity to change and high visual sensitivity. The potential for mitigation is considered to be very low, as the land is very exposed and blends with the levels. Recommendations for this part of the site are that the landscape structure should be restored where degraded, but considers that there is not capacity in the landscape to accept change.

5.7.17 Given the nature of the slope and topography of the site adjacent to Pennine Way however, the area to the north and east of the ridge has been examined in more detail in relation to possible development. Our conclusions are that parts of the areas to the north and east are less sensitive to change as viewed from the Mountney levels and areas to the west of Westham, they are seen against the backdrop of the existing settlement of Stone Cross. We consider therefore that these, less steeply sloping areas are suitable for development, with the addition of appropriate landscaping to soften the edge of the development area.

Trees and Hedgerows

5.7.18 Arboriculture assessments were undertaken for all sites being considered as part of SDA 6 and 7.

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 300 5.7.19 In summary, the site is bounded by mixed hedgerows along the eastern and northern sides. Along the western boundary of the site, there are seven oaks, which are subject of a Tree Preservation Order. Two additional oak trees are present on site to the rear of the farm buildings located on the ridge, however due to their size and form these are considered to be of limited value to the surrounding landscape.

5.7.20 There are a number of semi mature deciduous trees within the highway verge along Pennine Way to the south of the site. These provide partial screening to the existing dwellings to the south of the site. It is recommended however, that more detailed assessments of trees should be undertaken prior to any planning submission.

Ecology and Biodiversity

5.7.21 A phase 1 ecological assessment was undertaken of the site on behalf of WDC by The Ecology Consultancy3. The conclusions of the assessment were that overall SDA 6 was not considered to be of high ecological value, with the majority of the area consisting of improved, or species poor semi-improved grassland. However, the area has the potential to support more widespread protected and Biodiversity Action Plan (BAP) species, principally for birds, bats, great crested newts, other amphibians and reptiles.

5.7.22 In relation to Land at Friday Street however, the most ecologically important features were considered to be the semi-improved grassland and pond to the east of the site and boundary habitats, including scattered trees, scrub and hedgerows. In addition, it was considered that this site may have a 'buffering function' to the coastal and floodplain grazing marsh to the east. The hedges and other linear habitats, are considered to contribute to a local habitat network, and worthy of retention and enhancement.

5.7.23 The study also made a number of recommendations for further studies for bats, badger, dormice, reptiles and Great Crested Newts, within the Friday Street area. These additional studies will need to be undertaken by the developer as part of the overall site appraisal and master planning as part of a planning application.

Adjacent (and other relevant) designations - policy and environmental

5.7.24 The site does not have any specific policy designations within either the Wealden Local Plan4 - adopted 1998 or the Wealden Non Statutory Local Plan5 - 2005.

5.7.25 The eastern part of the site is located within fluvial and tidal Flood Zones 2 and 3. Tidal Flood Zone 2 and 3a (without defences) extends into the southern

3 Wealden District Council - Ecological Assessment of the Strategic Sites Development Plan Document - The Ecology Consultancy - 2011- add web link when available 4 Wealden Local Plan - Adopted December 1998 - Adopted Wealden Local Plan 5 Non Statutory Wealden Local Plan - December 2005 - Non Statutory Wealden Local Plan

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 301 parcel of the sub-group. Drainage is into the adjacent Mountney Levels located to the east of the site.

5.7.26 The recently designated South Downs National Park is located approximately 4.5 km to the west of the centre of the site.

5.7.27 Site A drains into the Mountney Levels through a series of drainage ditches. Mountney Levels are not designated, but consideration will be needed in terms of the impact of development on the hydrology of the receiving ditches and watercourses as well as water quality.

5.7.28 The Pevensey Levels are located some 2 kilometres from Site A, to the north and north east. Long range views from the higher points within the site extend over the open countryside to the north and east with the Pevensey Levels beyond. The Pevensey Levels is a RAMSAR site and a proposed Special Area of Conservation.

5.7.29 The site is located within the Pevensey Levels Biodiversity Opportunity Area (No. 53), thereby presenting opportunities (if this area of land was selected for future growth), to improve the biodiversity and ecological value of the site through careful plant selection as part of the Green Infrastructure provision.

Landmark buildings

5.7.30 There is an existing group of agricultural buildings within the central part of the site. These have no visual or architectural merit but currently represent a prominent agricultural feature in the landscape, as viewed from the south and south-east.

Any consultation areas emanating off site which will affect on site

5.7.31 Development on site will drain to Hailsham South Waste Water Treatment Works, which has limited consented capacity due to the impact of the discharge of treated waste water into the Pevensey Levels Ramsar Site and candidate SAC. Another impact which will need to be considered is the impact of surface water run off from the development onto the site into the Pevensey Levels. As the site is within the hydrological catchment area of the Pevensey Levels a Habitats Regulations Assessment will be required in consultation with the Environment Agency and Natural England.

Rights of Way

5.7.32 Public footpath No. 24 leads from Oak Tree Lane to Westham.

5.8 Core Strategy Objectives

5.8.1 The Proposed Submission Core Strategy Document proposes 15 Spatial Planning Objectives, detailed in Section 4 of the document, to achieve our vision for the District, that:-

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 302 'By 2030 Wealden will have successfully accommodated growth to meet future needs whilst protecting and enhancing its essential rural character and high quality environment and promoting the countryside as a resource for recreation and tourism. Its market towns will have regenerated providing opportunities for residents to access suitable housing, local jobs, services, facilities and recreational opportunities and a number of its villages and rural settlements will have enhanced their sustainability through successful growth including provision of affordable housing'.

5.8.2 Through the careful design and implementation of development within Strategic Development Area 6 at land east of Stone Cross, a number of key Spatial Objectives would be achieved.

5.8.3 The Pevensey Levels are located some 2 kilometres from this site. As such, Spatial Objective SPO1 of the Proposed Submission Core Strategy is relevant in so far as development of this site will be required to be undertaken sensitively to ensure that the biodiversity and geodiversity attributes of the Pevensey Levels are protected.

5.8.4 The provision of housing on this site would contribute to the provision of 9,600 homes across the District, as indicated in Spatial Objective SPO3 of the Proposed Submission Core Strategy, Planning Policy Statement 1: Delivering Sustainable Development6, and Planning Policy Statement 3: Housing7, with the consequence of stimulating the socio-economic regeneration of the south Wealden and Eastbourne area.

5.8.5 Encouraging more sustainable forms of transport and an integrated transport network will be an important part of the development of the District in line with Planning Policy Statement 1: Delivering Sustainable Development8. Housing provision on this site would be provided with good access to public transport, with a high level of frequency and destinations reaching predominantly to the south (Eastbourne) and to the north (Hailsham) and beyond to Lewes. Potential opportunities exist to enhance sustainable forms of transport supporting Spatial Objective SPO7.

5.8.6 Parts of this site are south-facing or on elevated level ground, therefore optimising the potential to incorporate within the design opportunities for passive solar gain and renewable energy generation, together with the introduction of water efficiency measures would support Spatial Objective SPO9 and accord with the supplement to Planning Policy Statement 1: Planning and climate change9.

6 Planning Policy Statement 1 (PPS1): Delivering Sustainable Development - ODPM (2005) - Planning Policy Statement 1.pdf 7 Planning Policy Statement 3 (PPS 3): Housing - DCLG ( November 2006) - Planning Policy Statement 3.pdf 8 Planning Policy Statement 1 (PPS1): Delivering Sustainable Development - ODPM (2005) - Planning Policy Statement 1.pdf 9 Supplement to Planning Policy Statement 1( PPS 1) on Planning and Climate Change - DCLG (December 2007) - Supplement to Planning Policy Statement 1.pdf

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 303

5.8.7 Flood Zone 3a (fluvial, excluding defences) impacts upon part of the site. 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 impact of flooding in accordance with Planning Policy Statement PPS2510; Development and Flood Risk and Spatial Objective SPO10.

5.8.8 The provision of Green Infrastructure, leisure and recreation facilities is important to the well being of the community and will be included as an integral part of the development of the SDA, contributing to a coherent network of green infrastructure across the District, whilst enhancing geodiversity and biodiversity and reducing the impact of climate change. This will achieve our Spatial Objective SPO11 and be in accordance with Planning Policy Statement PPS911: Biodiversity and Geological Conservation.

5.8.9 Promoting high quality, inclusive, safe and attractive design, whilst retaining and promoting local distinctiveness, is important to the local community and will contribute to creating spaces and places which are sustainable, distinctive, where people want to live whilst addressing climate change. This will accord with Spatial Objective SPO13 Planning Policy Statement 1: Delivering Sustainable Development and the supplement to Planning Policy Statement 1: Planning and climate change.

5.8.10 Working with partners to ensure that Wealden remains a safe place, as outlined in Spatial Objective SPO12, will support the development of the SDA and the creation of safe, balanced and sustainable communities, in line with Planning Policy Statement 12: Local Spatial Planning12.

5.8.11 Whilst the majority of this site is greenfield, the incorporation and redevelopment of the existing group of agricultural buildings located within part of the sub-group area would incorporate a small element of development on previously developed land, drawing relevance to Spatial Objective SPO14 which seeks to maximise the use of brownfield and previously developed land for new development where possible, in accordance with Planning Policy Statement 1: Delivering Sustainable Development.

5.8.12 Through partnership working across the District and in relation to the development of Stone Cross (within both SDA6 and SDA7), we will achieve Spatial Objective SPO15 by working with Infrastructure Providers to ensure that the required infrastructure is provided at the right time to support development (both on site and off), with financial contributions from developers as appropriate. This is also in accordance with Planning Policy Statement 12: Local Spatial Planning.

10 Planning Policy Statement 25 (PPS 25): Development and Flood Risk - DCLG (December 2006) - Planning Policy Statement 25.pdf 11 Planning Policy Statement 9 (PPS 9): Biodiversity and Geological Conservation - ODPM (August 2005) - Planning Policy Statement 9.pdf 12 Planning Policy Statement 12 (PPS 12): Local Spatial Planning - DCLG (2008) - Planning Policy Statement 12.pdf

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 304

Opportunities and Constraints

5.9 Opportunities

Vehicular, pedestrian and cycle access

5.9.1 Opportunities exist to provide vehicular access into the site from Penrith Way and Pennine Way. Through creative design, potential exists to increase connectivity from the site to the existing routes providing pedestrian/cycle access to the services and facilities at Stone Cross and Langney Shopping Centre, including the incorporation of the existing Public Right of Way that runs from Oak Tree Lane across existing open countryside to Westham.

Creating open space/green infrastructure provision

5.9.2 The site provides opportunities to provide additional play space, amenity space and recreation space and opportunities to increase the level and quality of publicly accessible open space through the provision of green infrastructure. By improving connectivity through the provision and improvement of physical linkages to the wider area, the accessibility to recreation and open space facilities could be improved.

Opportunities to address climate change issues and include renewable energy

5.9.3 Given the predominantly south facing aspect of this site, good opportunities exist for passive solar gain, the provision of solar panels or photovoltaic cells, and renewable energy generation to be incorporated into the design of dwellings and the site layout. Furthermore, the topography of the site presents potential for the incorporation within the layout of Sustainable Urban Drainage Systems (SUDs).

Enhance biodiversity value of the site

5.9.4 Opportunities exist through the design and layout of the development to enhance biodiversity and ecological value of the site, through the incorporation of SUDS options such as swales together with the retention of boundary hedges, trees and enhancement of planting with native species within the site to increase the biodiversity value.

Removal of utilitarian agricultural buildings/Previously Developed Land

5.9.5 Opportunities exist through the development of the site to remove/replace the existing prominently agricultural buildings located on the ridgeline. The existing agricultural buildings are clearly visible from the residential areas of Eastbourne and Pennine Way to the south and the public footpath which extends to the east.

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 305 5.10 Constraints

Vehicular access

5.10.1 Whilst potential exists to physically provide a new vehicular access onto Penrith Way and Pennine Way, transport modelling would be required to determine the scale of development that would be acceptable from a highway perspective.

5.10.2 Although access may be possible from Pennine Way, the topography of the site may cause problems in achieving access, particularly where access needs to be taken across the contours. This may impact upon the density of development available in certain options. In addition, the access will need to cross the stream within the Flood Risk Zone areas.

5.10.3 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 PPS25: Development and Flood Risk and be supported by a Flood Risk Assessment. Any culverting of water courses associated with providing access to the site, may need to be mitigated in relation to the impact upon the hydrology of the surrounding levels.

5.10.4 Whilst the site is close to good bus services, pedestrian crossings and traffic calming, it is likely that these will need to be enhanced.

Topography

5.10.5 The topography of the site presents some challenges, particularly in relation to provision of access from Pennine Way. The gradient of the site to the western part adjacent to Pennine Way is quite steep and access at this point would be at 90° to the slope. Going with the contours may be preferable but may not be possible in all options. This constraint has been taken into account in relation to the possible land take required, in the generation of options and density considered achievable.

Exposed/ prominent site within the landscape

5.10.6 Whilst the south western part of the site are subject to short range views, these are from within the built up areas of Eastbourne to the south of the site. However, the more elevated eastern and north-eastern parts of the site are exposed to long range views within the wider landscape and towards the Pevensey Levels located some 2 kilometres to the north and north-east. Creative building design together with creative landscaping would be required to provide a satisfactory quality of development on the more prominent and exposed parts of the site.

Loss of agricultural land

5.10.7 The development of the site will involve the loss of agricultural land, which is currently used for grazing. However, given the location of the site on the edge of

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 306 the built up area of Stone Cross and adjacent to the town of Eastbourne, the value of the site for agriculture has already been diminished.

Potential for Coalescence of the built up areas of Stone Cross and Eastbourne

5.10.8 Concern has been expressed by Eastbourne Borough Council to the Proposed Submission Core Strategy, regarding the potential for the development of this Strategic Development Area, and in particular this site closest to the Eastbourne boundary, to result in the coalescence of the built up areas of Stone Cross and Eastbourne.

5.11 Additional infrastructure requirements to support the development of SDA 6: Land at Friday Street - Site A

5.11.1 Additional requirements which may be required to support the development of the site, may include:-

.New access onto Pennine Way (subject to Highway approval), with the provision of bus stops, cycle and pedestrian infrastructure in the vicinity of the site will require upgrading. .Any mitigation that may required in relation to the provision of a culvert to provide access over the water course adjacent to Pennine Way to meet the requirements of PPS 25, subject to a Flood Risk Assessment. .Provision of footpath and cycling facilities within the site and suitable linkages to existing footpaths and cycle routes and to the centres of Stone Cross and Langney, to enhance accessibility to facilities in the general area and the regeneration of Stone Cross and Langney Centres. .Provision of sustainable drainage solutions within the site, to include possible solutions to address issues relating to any culverting required to provide road access from Pennine Way, which should be the subject of further investigation. .Provision of additional landscape screening to mitigate against visual impact of the site from Mountney Levels and Westham.

5.12 Sustainability Appraisal Summary

5.12.1 The High Level Sustainability Assessment of the Proposed Submission Core Strategy13 identified land to the north, west and east of Stone Cross as broad locations for development and stated that;

'...... Stone Cross is a particularly sustainable location and has potential to accommodate around 900 dwellings. However, the piecemeal land availability and the location does not suit employment development. To provide for some flexibility between Polegate, Willingdon and Stone Cross and to ensure for sustainable economic

13 Wealden District Council - High Level Sustainability Assessment of the Proposed Submission Core Strategy - February 2011 - Sustainability Appraisal of the Proposed Submission Core Strategy

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 307 development in Polegate and Willingdon, the maximum number of homes of 1350 is split between Polegate and Willingdon at 700 dwellings and Stone Cross at 650 dwellings.'

5.12.2 The Sustainability Appraisal (SA) of constraints and opportunities for SDA 6 (Land to the east of Stone Cross) is attached as Appendix A.

5.12.3 In summary, the role of Site A as part of the larger SDA 6 (land to the east of Stone Cross) is supported by the sustainability appraisal. The location of the site adjacent to the urban area of Stone Cross and Eastbourne would provide opportunities to diversify the housing type and tenure in the area to meet local housing need.

5.12.4 This site is located within reasonable walking distance (within 10 minutes) of the retail and service facilities at Stone Cross and the local primary school and 15 minutes walking distance from the Langney Shopping Centre on the northern fringe of Eastbourne. Connectivity to the wider area, particularly public transport routes, open space areas and commercial and community facilities could be easily and effectively achieved through strengthening footpath and cycle linkages and extending linkages particularly to the commercial/retail services; Employment opportunities in, Polegate, Hailsham, Westham and Eastbourne; the local school; and recreational and community facilities at Stone Cross and Eastbourne.

5.12.5 The predominantly south facing aspect of the site presents good potential for passive solar power to be incorporated into the design of development. The topography of site also presents potential for SUDS. The use of sustainable building materials and appropriate water efficiency measures in the design of buildings also provides opportunities to address climate change.

5.12.6 The one sustainability theme which presents potential conflict with the development of this site is that of loss of agricultural land. The site is classified as grade 3 agricultural land and therefore, the development of part this site would fail to protect this quality and versatile agricultural land. Notwithstanding this aspect, the site is located adjacent to the railway line to the north and the built-up areas of Stone Cross and Eastbourne and as such, it is considered that its value as agricultural land is already diminished.

5.13 Guiding Principles for Site A - Land at Friday Street

5.13.1 The general guiding principles for the development of the site include;-

.Provision of between 38 - 224 new homes, depending upon the land take and density applied, whilst providing a range of dwelling types and tenure, with at least 35% of the site being developed for affordable housing; .The provision of Section 106/CIL contributions towards the strategic infrastructure provision identified in the Core Strategy Infrastructure Delivery Plan, and towards the provision and enhancement of social, community and green infrastructure provision, both on and off site.

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 308 5.13.2 The site specific guiding principles for the development of the site are shown on Figure 10.6: SDA 6&7 Guiding Principles for development of Stone Cross Site A and include;-

.At least 35% of the site being developed for affordable housing .Provision of a new vehicular access from Pennine Way. This needs to be supported by traffic modelling to assess the likely traffic impact of the development of the site on the local area and any mitigation required. .Incorporate the existing public right of way that runs through the site into the layout and design of the development, to enhance the connectivity of the site with the existing pedestrian and cycle linkages and to enhance accessibility into the services and facilities in Stone Cross and the wider countryside. .Provision of adequate parking to support the development whilst supporting and encouraging the 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. .The redevelopment of the existing ridgeline agricultural buildings with single storey development and/or the provision of green infrastructure (open space and/or recreational space) in this particular location, where the chosen option allows. .Provision of appropriate habitat and landscaping enhancement measures, children's play space, leisure and recreation, as part of the provision of the green infrastructure and biodiversity requirements on site. .Provision of a 'soft' landscaping edge along the eastern and northern boundary of the developable area including the retention and planting of trees and hedgerows where possible, to provide an appropriate natural screening from the wider landscape to the north and east. .Optimising within the site layout and building design, the potential within the site for incorporating passive solar heating and cooling and the reduction of carbon production through the provision of renewable sources of energy. The development should comply with the proposed Building Regulation measures for energy consumption and water efficiency. .Provision of sustainable drainage solutions and the setting aside of suitable land for infiltration SUDS, balancing ponds and swales as part of the green infrastructure on this site. .Retention and enhancement of existing mature hedgerows and trees where possible, to strengthen the new landscape structure and green infrastructure and enhance biodiversity. .Provision of an appropriate buffer between new development and the existing protected belts of trees within and bordering the site. .Provision of open space and amenity land adjacent to the Flood Zone, incorporating a climate change buffer to protect new development in proximity of the flood zone, supported by a Flood Risk Assessment.

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 309 5.14 Site Appraisal - Site B - South of Rattle Road, Stone Cross

5.14.1 A visual appraisal of the site surroundings is shown on Figure 10.7: SDA 6&7 Stone Cross Sites B, C & E Site Appraisal. In addition to the general site characteristics outlined on pages 4 - 7 above, the following aspects relate to consideration of the site for development:-

Site Location

5.14.2 This site comprises two sites submitted under the SHLAA, a smaller site comprising 3.93 ha abutting Rattle Road and a larger site to the south adjacent to the railway, which comprises 22.15ha of land. However, only part of this site 3.72 ha, is being considered. Both sites are greenfield and in agricultural use (pasture). The two sites have a gross site area of 7.65 hectares.

Adjoining housing and employment

5.14.3 An existing linear pattern of housing, comprising a mix of single and two storey detached dwellings (circa 1950') is situated adjacent to part of the northern boundary, along Rattle Road. Existing housing to the western boundary comprises medium density housing, family sized two storey detached dwellings, within comprehensively planned residential estates (circa 1980's - 1990's).

Current uses of adjoining land

5.14.4 The northern part of the site abuts Rattle Road together with a linear pattern of single and two storey dwellings, with residential development beyond and Site C. The site abuts a cluster of detached dwellings to the north eastern boundary, with a mix of open countryside, a small scale caravan site with Uplands Farm beyond, adjacent to the eastern boundary. The land adjacent to the western boundary is a mix of linear residential development along Rattle Road, low density detached development surrounding the Stone Cross windmill, and a comprehensively planned modern housing estate. The 'Marshlink'14 railway line skirts the full length of the southern boundary with planted woodland providing an extensive buffer between the site and the railway.

Current access to the site

5.14.5 Current vehicular access to the site is via a field access from Rattle Road. There is no pedestrian access to site. Whilst there may be potential to provide pedestrian access to north-west of the site via Beggers Lane, this potential would need to be explored further due to the private legal status of Beggers Lane.

Historic buildings/ancient monuments and settings

14 The 'Marshlink' Railway Line is a cross county railway link operated by Southern Railways , from Ashford to Brighton, which serves coastal towns including Pevensey Bay, Pevensey and Westham Stations.

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 310 5.14.6 In close proximity to the western boundary is a Grade II* listed building Windmill. Any development would have to take into account the setting of the listed windmill. There are no ancient monuments on or immediately adjacent to the site.

The Views into the site

5.14.7 The northern section of the site is bounded by hawthorn hedging adjacent to Rattle Road and by housing development to the north west. The site undulates from slightly below to slightly above the road level. While the southern section, beyond the ridge of hedging and mature tree belt separating it from the northern site, is out of view and slopes steadily down to the railway line. As such views of most of the site from the north and the west are limited.

5.14.8 The site can be viewed from elevated parts of a new development of housing south of the railway, from Friday Street farm to the south and some sections of it can be viewed from the open Mountney Levels and parts of Westham to the east. The site is formed along the northern slopes of a small vale which opens up to Pevensey Levels at Westham, along which Stone Cross and Westham have developed. As such it is relatively 'tucked away' when viewed from the immediate surroundings but parts of the site become more apparent from the east at greater distances.

Landscape character

5.14.9 The Land south of Rattle Road site is not specifically described within the Landscape Character Assessment and Development Option evaluation study of February 200915. However it is within the Mountney Character Area which is described as:-

'..... forming a gap between Stone Cross/Langney and Westham'

5.14.10 The site is a greenfield site, located on the edge of the settlement of Stone Cross, with views of the elevated site from Rattle Road when approaching Stone Cross from the east and exposed to long range views to the east towards the Pevensey Levels.

5.14.11 Whilst the western part of the site is to a degree contained by existing residential development to the north and south-west, the western part of the site is situated on higher ground. The sloping nature of the site down towards the south and east and the elevated levels of the majority of the northern perimeter of the site above Rattle Road, presents a landscape character with prominent sections to the north when viewed from close proximity and prominent southern slopes which become apparent when viewed from longer ranges to the east. However, this must be read in context with housing partially surrounding the site on the higher levels of land, providing a backdrop to the site.

15 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 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 311 Trees and Hedgerows

5.14.12 Arboriculture assessments were undertaken for all sites being considered as part of SDA 6 by WDC's Tree officer.

5.14.13 In summary, the northern boundary of the site consists predominantly of a hawthorn hedge. At the western end of the hedge are three mature oaks which are quite prominent when viewed from adjoining fields. In addition, there is a line of young mature alder trees which are considered to have limited amenity value. The hedgerow along the southern boundary acts as a screen to the adjacent highway.

5.14.14 Apart from the boundaries of the two sites comprising Site B, the site does not have any trees of significant value that warrant retention. The development of the site presents the ideal opportunity to enhance the landscape value of the site through new planting. It is recommended that more detailed assessments of trees should be undertaken prior to any planning submission.

Ecology and Biodiversity

5.14.15 Only the northern section of Site B was subject to the Ecology and Biodiversity study. A phase 1 ecological assessment was undertaken of the site on behalf of WDC by The Ecology Consultancy16. The conclusions of the assessment were that overall SDA 6 was not considered to be of high ecological value, with the majority of the area consisting of improved, or species poor semi-improved grassland. However, the area has the potential to support more widespread protected and Biodiversity Action Plan (BAP) species, principally for birds, bats, great crested newts, other amphibians and reptiles.

5.14.16 However, the most ecologically important features were considered to be the scrub, scattered trees and boundary habitats, which were considered worthy of retention and enhancement.

5.14.17 The study also made a number of recommendations for further studies for bats, badger, dormice, reptiles and Great Crested Newts, within the land south of Rattle Road site. These additional studies will need to be undertaken by the developer as part of the overall site appraisal and master planning prior to the submission of a planning application.

5.14.18 An initial ecology survey of the southern section of the site will be required, this should be supplemented by a full survey in the spring/summer. However, the site is of a very similar nature to the northern section, forming grazing land with planted tree belt and hedging field boundaries likely to contain the areas of greatest ecological interest.

Adjacent (and other relevant) designations - policy and environmental

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

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 312 5.14.19 The site does not have any specific designations within either the Wealden Local Plan (adopted 1998) or the Wealden Non Statutory Local Plan - 2005.

5.14.20 The recently designated South Downs National Park is located approximately 4.5 km to the west of the centre of the site. The site does not have any specific scientific or environmental sensitivities nor designations attached to any part of it. There are no biodiversity sites within the site.

5.14.21 The Pevensey Levels are located some 1.5 kilometres from this site, to the north and north east. Long range views from the higher points within the site extend over the open countryside to the north east with the Pevensey Levels beyond. The Pevensey Levels are a recognized RAMSAR site and a candidate Special Area of Conservation.

5.14.22 The site is located within the Pevensey Levels Biodiversity Opportunity Area (No. 53), thereby presenting opportunities (if this area of land was selected for future growth), to improve the biodiversity and ecological value of the site through careful plant selection as part of the Green Infrastructure provision.

Landmark buildings

5.14.23 Stone Cross Windmill (Listed Building, Grade II*) is located adjacent to the western boundary of site. Whilst the windmill does not form a prominent landmark viewed from within the eastern parts of this site, the windmill does represent a prominent landmark building within the wider landscape, notably from the views towards the locality from the south. However, this building is surrounded by development and protection of the setting of the listed windmill must be read in that context.

Any consultation areas emanating off site which will affect on site

5.14.24 Development on site will drain to Hailsham South Waste Water Treatment Works, which has limited consented capacity due to the impact of the discharge of treated waste water into the Pevensey Levels Ramsar Site and candidate SAC. Another impact which will need to be considered is the impact of surface water run off from the development onto the site into the Pevensey Levels. As the site is within the hydrological catchment area of the Pevensey Levels a Habitats Regulations Assessment will be required in consultation with the Environment Agency and Natural England.

Rights of Way

5.14.25 There are no public rights of way within or adjacent to this site.

5.15 Core Strategy objectives

5.15.1 The Proposed Submission Core Strategy Document proposes 15 Strategic Objectives, detailed in Section 4 of the document, to achieve our vision for the District, that:-

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 313 'By 2030 Wealden will have successfully accommodated growth to meet future needs whilst protecting and enhancing its essential rural character and high quality environment and promoting the countryside as a resource for recreation and tourism. Its market towns will have regenerated providing opportunities for residents to access suitable housing, local jobs, services, facilities and recreational opportunities and a number of its villages and rural settlements will have enhanced their sustainability through successful growth including provision of affordable housing'.

5.15.2 Through the careful design and implementation of development within Strategic Development Area 6: Land east of Stone Cross, a number of key Spatial Objectives would be achieved.

5.15.3 The Pevensey Levels are located some 2 kilometres from this site. As such, Spatial Objective SPO1 of the Proposed Submission Core Strategy is relevant in so far as development of this site will be required to be undertaken sensitively to ensure that the biodiversity and geodiversity attributes of the Pevensey Levels are protected.

5.15.4 Given the proximity of the site to the Grade II* Listed Stone Cross Windmill, Spatial Objective SPO2 is relevant in so far as the development of the site will be required to be undertaken to ensure that the intrinsic quality of the setting of the historic windmill is protected.

5.15.5 The provision of housing on this site would contribute to the provision of 9600 homes across the District, as indicated in Spatial Objective SPO3 of the Proposed Submission Core Strategy, with the consequence of stimulating investment in Stone Cross and in addition, the town of Eastbourne, in accordance with Planning Policy Statement 1: Delivering Sustainable Development17, and Planning Policy Statement 3:Housing18.

5.15.6 Encouraging more sustainable forms of transport and an integrated transport network will be an important part of the development of the District in line with Planning Policy Statement 1: Delivering Sustainable Development. Housing provision on this site would be provided with good access to public transport, with a high level of frequency and destinations reaching predominately to the south (Eastbourne) and to the north (Hailsham) and beyond. Potential opportunities exist to enhance sustainable forms of transport supporting Spatial Objective SPO7 in line with Planning Policy Statement 1: Delivering Sustainable Development.

5.15.7 The potentially developable parts of this site are east facing or on elevated level ground, therefore optimising the potential to incorporate within the design opportunities for passive solar gain together with the introduction of water efficiency measures. These measures would be supportive of Spatial

17 Planning Policy Statement 1 (PPS1): Delivering Sustainable Development - ODPM (2005) - Planning Policy Statement 1.pdf 18 Planning Policy Statement 3 (PPS 3): Housing - DCLG ( November 2006) - Planning Policy Statement 3.pdf

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 314 Objective SPO9 and accord with the supplement to Planning Policy Statement 1: Planning and climate change19.

5.15.8 The provision of Green Infrastructure, leisure and recreation facilities is important to the well being of the community and will be included as an integral part of the development of the SDA, contributing 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 achieve our Spatial Objective SPO11 and be in accordance with Planning Policy Statement PPS 9: Biodiversity and Geological Conservation20.

5.15.9 Promoting high quality, inclusive, safe and attractive design, whilst retaining and promoting local distinctiveness, is important to the local community and will contribute to creating spaces and places which are sustainable, distinctive, where people want to live whilst addressing climate change. This will accord with Spatial Objective SPO13 Planning Policy Statement 1: Delivering Sustainable Development and the supplement to Planning Policy Statement 1: Planning and climate change.

5.15.10 Working with partners to ensure that Wealden remains a safe place, as outlined in Spatial Objective SPO12, will support the development of the SDA and the creation of safe, balanced and sustainable communities, in line with Planning Policy Statement 12: Local Spatial Planning21.

5.15.11 Through partnership working across the District and in relation to the development of Stone Cross (within both SDA6 and SDA7), we will achieve Spatial Objective SPO15 by working with Infrastructure Providers to ensure that the required infrastructure is provided at the right time to support development (both on site and off), with financial contributions from developers as appropriate. This is in accordance also with Planning Policy Statement 12: Local Spatial Planning.

Opportunities and Constraints

5.16 Opportunities

Vehicular, pedestrian and cycle access

5.16.1 Opportunities exist to provide vehicular access into the site from Rattle Road. With respect to pedestrian access, there is the opportunity to explore the potential of providing an additional pedestrian point into the site from the north west via Beggers Lane. This would enhance connectivity from the site to the existing linkages along Rattle Road, providing pedestrian/cycle access to the services and facilities at Stone Cross. Pedestrian access over approximately a

19 Supplement to Planning Policy Statement 1( PPS 1) on Planning and Climate Change - DCLG (December 2007) - Supplement to Planning Policy Statement 1.pdf 20 Planning Policy Statement 9 (PPS 9): Biodiversity and Geological Conservation - ODPM (August 2005) - Planning Policy Statement 9.pdf 21 Planning Policy Statement 12 (PPS 12): Local Spatial Planning - DCLG (2008) - Planning Policy Statement 12.pdf

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 315 20m stretch of Beggars Lane (a private single track lane) would be required, although the delivery of this option is uncertain due to the private legal status of Beggers Lane. Another potential pedestrian access, to allow western connections, would be to provide a new access to Blachington Mill Drive.

Creating open space/green infrastructure provision

5.16.2 The site provides opportunities to provide additional play space, amenity space and recreational space to support the development as part of the green infrastructure provision. The development of the Rattle Road North site presents opportunities to increase the level and quality of publicly accessible open space through the provision of green infrastructure. By improving connectivity through the provision and improvement of physical linkages to the wider area, the accessibility to recreation and open space facilities could be improved.

Opportunities to address climate change issues and include renewable energy

5.16.3 Given the east facing and in part, elevated aspect of the site, opportunities exist for passive solar panels or photovoltaic energy generation. to be incorporated into the design of dwellings. Furthermore, the topography of the site presents potential for the incorporation within the layout of SUDS (balancing ponds) assisting climate change objectives through reducing surface water flow and absorption.

Enhance biodiversity value of the site

5.16.4 Opportunities exist through the incorporation within the design and layout of the development to enhance the biodiversity and ecological value of the site, through the incorporation of SUDS options such as swales together with the retention of boundary hedges, trees and enhancement of planting with native species within the site to increase the biodiversity value.

5.17 Constraints

Vehicular access

5.17.1 Whilst potential exists to physically provide a new vehicular access onto Rattle Road, a speed survey would be required to determine the required visibility splay. Furthermore, vehicular access to this site should not be positioned opposite a vehicular access to Site C. In addition, the provision of a footway and pedestrian crossing would be required along Rattle Road to improve pedestrian accessibility and linkages with the existing footway network into Stone Cross. Enhancement of bus stops would also be required. The levels between the site and the adjacent highway are such that a vehicular access is likely to be more suitable towards the eastern end of the northern boundary of the site, to minimise the difference in levels, subject to agreement with the Highway Authority.

Prominent site within the landscape

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 316

5.17.2 The prominence of this largely sloping site on the fringe of Stone Cross makes it essential that the layout of the built development is carefully planned to incorporate structural landscaping to strengthen the landscape structure of the site. This would help to redefine the edge of the settlement, when viewed from the Pevensey Levels some 1.5 kilometres to the north-east and the Mountney Levels around 0.5km east of the site. The framing of the site by the adjacent countryside to the south east and existing belt of mature trees/hedgerow along the southern boundary of the site, would assist in the creation of a definitive edge to this part of the settlement.

Loss of agricultural land

5.17.3 The development of the site will involve the loss of agricultural land, which is currently used for grazing. However, given the location of the site on the edge of the built up area of Stone Cross, the value of the site for agriculture has already been diminished.

Impact of development upon the setting of Stone Cross Windmill (Listed Building)

5.17.4 Given the proximity of Stone Cross Windmill to the site, careful design layout (scale and design) will be required in the future development of the site, to ensure that the intrinsic architectural interest of the Listed Building and it's setting is safeguarded.

5.18 Additional infrastructure requirements to support the development of SDA 6: South of Rattle Road - Site B

5.18.1 Additional requirements which may be required to support the development of the site, may include:-

.New or improved access onto Rattle Road (subject to Highway approval). .Provision of pedestrian/cycle linkages throughout the site and particularly to Beggars Lane to the west of the site, to support connectivity to the local area. .

5.19 Sustainability Appraisal Summary

5.19.1 The High Level Sustainability Assessment of the Proposed Submission Core Strategy22 identified land to the north, west and east of Stone Cross as broad locations for development and stated that;

'...... Stone Cross is a particularly sustainable location and has potential to accommodate around 900 dwellings. However, the

22 Wealden District Council - High Level Sustainability Assessment of the Proposed Submission Core Strategy - February 2011 - Sustainability Appraisal of the Proposed Submission Core Strategy

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 317 piecemeal land availability and the location does not suit employment development. To provide for some flexibility between Polegate, Willingdon and Stone Cross and to ensure for sustainable economic development in Polegate and Willingdon, the maximum number of homes of 1350 is split between Polegate and Willingdon at 700 dwellings and Stone Cross at 650 dwellings.'

5.19.2 The Sustainability Appraisal (SA) of constraints and opportunities for SDA 6 (Land to the east of Stone Cross) is attached as Appendix A.

5.19.3 In summary, the role of Site B - land to the South of Rattle Road as part of the larger SDA 6 is supported by the sustainability appraisal. The location of the site adjacent to the urban area of Stone Cross would provide opportunities to diversify the housing type and tenure in the area to meet local housing need. This site is located within reasonable walking distance (10 minutes) of the retail and service facilities at Stone Cross and the local primary school. Connectivity to the wider area, particularly public transport routes, open space areas and commercial and community facilities could be easily and effectively achieved through strengthening footpath and cycle linkages and extending linkages particularly to the commercial/retail services, the local school, recreational and community facilities at Stone Cross.

5.19.4 The predominately south and east facing aspect and in part, elevated aspect of the site presents potential for passive solar power to be incorporated into the design of development. The topography of site also presents potential for SUDS which could assist climate change objectives through reducing surface water flow and absorption. The use, in the building design, of sustainable building materials and appropriate water efficiency measures also provides opportunities to address climate change.

5.19.5 The one sustainability theme which presents potential conflict with the development of this site is that of loss of agricultural land. The site is classified as grade 3 agricultural land and therefore, the development of part of this sub- area would fail to protect this quality and versatile agricultural land. Notwithstanding this, the site is located to the built-up areas of Stone Cross and as such, it's value as agricultural land is already diminished.

5.20 Guiding Principles for Site B - South of Rattle Road.

5.20.1 The general guiding principles for the development of the site include;-

.Provision of between 117 - 229 new homes, depending upon the land take and density applied, whilst providing a range of dwelling types and tenure, with at least 35% of the site being developed for affordable housing; .The provision of Section 106/CIL contributions towards the strategic infrastructure provision identified in the Core Strategy Infrastructure Delivery Plan, and towards the provision/enhancement of social, community and green infrastructure provision, both on and off site.

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 318 5.20.2 The site specific guiding principles for the development of the site are shown on Figure 10.8: SDA 6&7 Guiding Principles for Stone Cross Site B and C and include;-

.at least 35% of the site being developed for affordable housing .Provision of a new vehicular access from Rattle Road (access to be staggered from any future vehicular access into the site to the north - Site C), to be positioned towards the eastern part of the frontage and to be supported by traffic speed surveys to determine visibility splays. Bus stops, cycle and pedestrian infrastructure in the vicinity of the site will require upgrading. .The provision (where possible) of a pedestrian link into the site along Beggars Lane, to enhance the connectivity of the site with the existing pedestrian and cycle linkages and to enhance accessibility into the services and facilities in Stone Cross . .Provision of adequate parking to support the development whilst supporting and encouraging the 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 appropriate habitat and landscaping enhancement measures, children's play space, leisure and recreation, as part of the provision of the green infrastructure and biodiversity requirements on site. .Optimising within the site layout and building design, the potential within the site for incorporating passive solar heating and cooling and the reduction of carbon production through the provision of renewable sources of energy. The development should comply with proposed Building Regulation measures for energy consumption and water efficiency. .Provision of sustainable drainage solutions and the setting aside of suitable land for infiltration SUDS, balancing ponds and swales as part of the green infrastructure on this site. .Retention and enhancement of existing mature hedgerows and trees where possible, to strengthen the new landscape structure and Green Infrastructure. .Provision of an appropriate buffer between new development and the existing protected belts of trees bordering the site. .Creative and sensitive layout and design, to have regard to safeguarding the architectural interest of Stone Cross Listed Building and it's setting.

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 319 5.21 Site Appraisal - Site C - Land North of Rattle Road

5.21.1 A visual appraisal of the site surroundings is shown on Figure 10.7: SDA 6&7 Stone Cross Sites B, C & E Site Appraisal. In addition to the general site characteristics outlined on pages 4 - 7, the following aspects relate to consideration of the site for development:-

Site Location

5.21.2 This site comprises two individual SHLAA sites, both predominately greenfield currently used as paddocks for equestrian grazing together with two dwellings and outbuildings. The cumulative gross site area of the site is 3.35 hectares.

Adjoining housing

5.21.3 Existing linear housing exists to the east and west, along Rattle Road, comprising single and two storey detached dwellings (circa 1950). Existing housing to the western boundary comprises medium density housing, family sized two storey detached dwellings, within a comprehensively planned residential estates (circa 1980s - 1990s).

Current uses of adjoining land

5.21.4 This site abuts Rattle Road. Open countryside extends beyond the northern perimeter of the site with the A27 beyond. The site abuts a cluster of buildings adjacent to the eastern boundary, which have the benefit of a business use (currently occupied for scaffolding storage), with open countryside adjacent to the remainder of the eastern boundary. A ribbon development of dwellings are located beyond (to the east) of the employment site. A cluster of three detached dwellings are located within the south-west corner of the site with a public footpath skirting the full length of the western boundary of the site, adjacent to a comprehensively planned residential estate.

Current access to the site

5.21.5 Current vehicular access to the site is via two existing access points which serve the two dwellings located within the Site C (The Oaks and Inglenook). One of these two access points is directly onto Rattle Road whilst the second access is via a short private drive leading onto Rattle Road. There is no current pedestrian access to site, although a public footpath skirts the full length of the western boundary of Site C.

Other adjacent commercial and public land uses

5.21.6 The site has reasonable access (10 minutes walking distance/0.8 km) from a range of basic amenities and facilities including Stone Cross Surgery, Stone Cross Primary School and Stone Cross Local Shopping Centre, which includes a sizable convenience store.

Historic buildings/ancient monuments and settings

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 320

5.21.7 There are no historic buildings or ancient monuments on or immediately adjacent to the site, although the listed Stone Cross Windmill is located to the south west of the site on the opposite side of Rattle Road.

The Views into the site

5.21.8 Whilst located on the fringe of Stone Cross, the levels of the site adjacent to Rattle Road are below the level of the highway, with the southern part of the site gently undulating. As such, the southern part of the site affords only short range views from Rattle Road. The northern part of this Site C slopes moderately down to the north and consequently has limited views from Rattle Road. The northern perimeter of the site abuts a watercourse on low ground, with the site rising up moderately towards the north of the site with the A27 beyond the ridgeline. Views into the northern part of the site from Rattle Road and the wider landscape therefore, are limited.

Landscape character

5.21.9 The Land north of the Rattle Road site is not specifically described within the Landscape Character Assessment and Development Option evaluation study of February 200923. However it is within the Mountney Character Area which is described as:-

'..... forming a gap between Stone Cross/Langney and Westham'

5.21.10 The site is a greenfield site, prominently located on the edge of the settlement of Stone Cross, with the southern part of the site exposed to short range views from Rattle Road.

5.21.11 Whilst located on the fringe of the settlement, this site is contained between existing residential development to the west and a linear pattern of ribbon development to the east.

5.21.12 Given the existing development to the east and west, the levels of the site set below the road level and limited views into the northern part of the site due to the site's topography, this site is reasonably well contained and has the potential to be well integrated with the existing settlement.

Trees and Hedgerows

5.21.13 Arboriculture assessments were undertaken for all sites being considered as part of SDA 6 by WDC's Tree officer.

5.21.14 In summary, the site is partially screened by the low level hedge along the Rattle Road boundary of the site. The south eastern boundary of the site

23 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 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 321 comprises a hedgerow interspersed with semi-mature oaks and ash, which is considered worthy of retention.

5.21.15 Along the south western boundary of the site, is a woodland which is subject of a TPO, which is also worthy of retention. More detailed assessments of trees should be undertaken prior to any planning submission.

5.21.16 The site is located within the Pevensey Levels Biodiversity Opportunity Area (No. 53), thereby presenting opportunities (if this area of land was selected for future growth), to improve the biodiversity and ecological value of the site through careful plant selection as part of the Green Infrastructure provision.

Ecology and Biodiversity

5.21.17 A phase 1 ecological assessment was undertaken of the site on behalf of WDC by The Ecology Consultancy24. The conclusions of the assessment were that overall SDA 6 was not considered to be of high ecological value, with the majority of the area consisting of improved, or species poor semi-improved grassland. However, the area has the potential to support more widespread protected and Biodiversity Action Plan (BAP) species, principally for birds, bats, great crested newts, other amphibians and reptiles.

5.21.18 In relation to land south of Rattle Road however, the most ecologically important features were considered to be the boundary features, which were considered worthy of retention and enhancement.

5.21.19 The study also made a number of recommendations for further studies for bats, badger, dormice, reptiles and Great Crested Newts, within the land south of Rattle Road site. These additional studies will need to be undertaken by the developer as part of the overall site appraisal and master planning prior to planning.

Adjacent (and other relevant) designations - policy and environmental

5.21.20 The site does not have any specific designations within either the Wealden Local Plan (adopted 1998) or the Wealden Non Statutory Local Plan - 2005.

5.21.21 The recently designated South Downs National Park is located approximately 4.5 km to the west of the centre of the site. The site does not have any specific scientific or environmental sensitivities nor designations attached to any part of it. There are no biodiversity sites within Site C.

5.21.22 The Pevensey Levels are located some 1.5 kilometres from this site, to the north and north east. The Pevensey Levels are a recognized RAMSAR site and a proposed candidate Special Area of Conservation.

Potentially Contaminated Land

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

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 322

5.21.23 Desk top studies show an area of potential contamination just off site, on the western boundary Site C. Uncertainty exists regarding the extent to which the location of the potentially contaminated land adjacent to the western boundary of the site will constrain the layout and design of the development of this site. Further investigations will be required to determine the extent of any contaminants on site and any mitigation measures considered necessary.

Landmark buildings

5.21.24 There are no landmark buildings within this site.

Any consultation areas emanating off site which will affect on site

5.21.25 Development on site will drain to Hailsham South Waste Water Treatment Works, which has limited consented capacity due to the impact of the discharge of treated waste water into the Pevensey Levels Ramsar Site and candidate SAC. Another impact which will need to be considered is the impact of surface water run off from the development onto the site into the Pevensey Levels. As the site is within the hydrological catchment area of the Pevensey Levels a Habitats Regulations Assessment will be required in consultation with the Environment Agency and Natural England.

Public Rights of Way

5.21.26 Footpath No 15D skirts the western boundary of site, leading from Rattle Road to Banner Close and Peelings Lane.

5.22 Core Strategy objectives

5.22.1 The Proposed Submission Core Strategy Document proposes 15 Strategic Objectives, detailed in Section 4 of the document, to achieve our vision for the District, that:-

'By 2030 Wealden will have successfully accommodated growth to meet future needs whilst protecting and enhancing its essential rural character and high quality environment and promoting the countryside as a resource for recreation and tourism. Its market towns will have regenerated providing opportunities for residents to access suitable housing, local jobs, services, facilities and recreational opportunities and a number of its villages and rural settlements will have enhanced their sustainability through successful growth including provision of affordable housing'.

5.22.2 Through the careful design and implementation of development within Strategic Development Area 6: Land east of Stone Cross, a number of key Spatial Objectives would be achieved.

5.22.3 The Pevensey Levels are located some 2 kilometres from this site. As such, Spatial Objective SPO1 of the Proposed Submission Core Strategy is relevant

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 323 in so far as development of this site will be required to be undertaken sensitively to ensure that the biodiversity and geodiversity attributes of the Pevensey Levels are protected.

5.22.4 The provision of housing on this sub-group the site would contribute to the provision of 9600 homes across the District, as indicated in Spatial Objective SPO3 of the Proposed Submission Core Strategy, with the consequence of stimulating investment in Stone Cross and in addition, the town of Eastbourne, in accordance with Planning Policy Statement 1: Delivering Sustainable Development25 and Planning Policy Statement 3: Housing26.

5.22.5 Encouraging more sustainable forms of transport and an integrated transport network will be an important part of the development of the District in line with Planning Policy Statement 1: Delivering Sustainable Development. Housing provision on this site would be provided with good access to public transport, with a high level of frequency and destinations reaching predominately to the south (Eastbourne) and to the north (Hailsham) and beyond to Burgess Hill. Potential opportunities exist to enhance sustainable forms of transport supporting Spatial Objective SPO7.

5.22.6 Part of this site is level or south-facing and as such, presents potential for optimising the potential to incorporate within the design opportunities for passive solar gain together with the introduction of water efficiency measures. These measures would be supportive of Spatial Objective SPO9 and accord with the supplement to Planning Policy Statement 1: Planning and climate change27.

5.22.7 The provision of Green Infrastructure, leisure and recreational facilities is important to the well being of the community and will be included as an integral part of the development of the SDA, contributing 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 achieve our Spatial Objective SPO11 and be in accordance with Planning Policy Statement PPS 9: Biodiversity and Geological Conservation28.

5.22.8 Promoting high quality, inclusive, safe and attractive design, whilst retaining and promoting local distinctiveness, is important to the local community and will contribute to creating spaces and places which are sustainable, distinctive and where people want to live whilst addressing climate change. This will accord with Spatial Objective SPO13 Planning Policy Statement 1: Delivering Sustainable Development and the supplement to Planning Policy Statement 1: Planning and climate change.

25 Planning Policy Statement 1 (PPS1): Delivering Sustainable Development - ODPM (2005) - Planning Policy Statement 1.pdf 26 Planning Policy Statement 3 (PPS 3): Housing - DCLG ( November 2006) - Planning Policy Statement 3.pdf 27 Supplement to Planning Policy Statement 1( PPS 1) on Planning and Climate Change - DCLG (December 2007) - Supplement to Planning Policy Statement 1.pdf 28 Planning Policy Statement 9 (PPS 9): Biodiversity and Geological Conservation - ODPM (August 2005) - Planning Policy Statement 9.pdf

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 324

5.22.9 Working with partners to ensure that Wealden remains a safe place, as outlined in Spatial Objective SPO12, will support the development of the SDA and the creation of safe, balanced and sustainable communities, in line with Planning Policy Statement 12: Local Spatial Planning29.

5.22.10 Through partnership working across the District and in relation to the development of Stone Cross (within both SDA6 and SDA7), we will achieve Spatial Objective SPO15 by working with Infrastructure Providers to ensure that the required infrastructure is provided at the right time to support development (both on site and off), with financial contributions from developers as appropriate. This is in accordance also with Planning Policy Statement 12: Local Spatial Planning.

Opportunities and Constraints

5.23 Opportunities

Vehicular, pedestrian and cycle access

5.23.1 Opportunities exist to provide vehicular access into the site from Rattle Road. With respect to pedestrian and cycle access, opportunities exist for the development layout to be designed incorporating to enhance accessibility to the existing public footway which skirts the western boundary of this site. This footway extends northwards and links into an existing pedestrian link (Peelings Lane) which provides an alternative pedestrian access to the amenities and facilities within Stone Cross.

Topography and setting in the landscape

5.23.2 The topography of the site provides opportunities to consider a range of density and scale throughout the development. The northern part of the site presents an opportunity to create a definitive edge to the edge of Stone Cross through landscaping along the northern and north-eastern parts of the site.

Creating open space/green infrastructure provision

5.23.3 The site provides opportunities to provide additional play space, amenity space and recreation space to support the development as part of the Green Infrastructure provision. By improving connectivity through the provision and improvement of physical linkages to the wider area, the accessibility to recreation and open space facilities could also be improved.

Opportunities to address climate change issues and include renewable energy

29 Planning Policy Statement 12 (PPS 12): Local Spatial Planning - DCLG (2008) - Planning Policy Statement 12.pdf

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 325 5.23.4 Opportunities exist for passive solar panels or photovoltaic energy generation to be incorporated into the design of dwellings on the more level parts of the site, within the southern area of Site C. Furthermore, the topography of the site presents potential for the incorporation within the layout of SUDS.

Enhance biodiversity value of the site

5.23.5 Opportunities exist through the incorporation within the design and layout of the development to enhance biodiversity and ecological value of the site, through the incorporation of SUDS options together with the retention of boundary hedges, trees and enhancement of planting with native species within the site to increase the biodiversity value.

5.24 Constraints

Vehicular access

5.24.1 Whilst potential exists to physically provide a new vehicular access onto Rattle Road, a traffic and speed survey would be required to determine the required visibility splay. Furthermore, vehicular access to this site should not be positioned opposite any future vehicular access to the adjacent site (Site B). In addition, the enhancement of bus stops would also be required.

Loss of agricultural land

5.24.2 The development of the site will involve the loss of agricultural land, which is currently used for grazing. However, given the location of the site on the edge of the built up area of Stone Cross, the value of the site for agriculture has already been diminished.

Potentially Contaminated Land

5.24.3 Uncertainty exists regarding the extent to which the potentially contaminated land adjacent to the western boundary of the site will constrain the layout and design of the development of this site. Further investigation will be required to determine the extent of any contamination present on site adjacent to this area and the level of mitigation that may be required.

5.25 Additional infrastructure requirements to support the development of SDA 6: Land North of Rattle Road - Site C

5.25.1 Additional requirements which may be required to support the development of the site, may include:-

.New or improved access onto Rattle Road to serve Site C (subject to Highway approval). .Provision of pedestrian/cycle linkages throughout the site and particularly to the statutory footpath to the west of the site, Peelings Lane to the north of

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 326 the site, and the residential development to the west of the site, to support connectivity to the local area. .Provision of mitigation measures (if required) in relation to the area of possible contamination (off site) to the western boundary (subject to further investigation).

5.26 Sustainability Appraisal Summary

5.26.1 The High Level Sustainability Assessment of the Proposed Submission Core Strategy30 identified land to the north, west and east of Stone Cross as broad locations for development and stated that;

'...... Stone Cross is a particularly sustainable location and has potential to accommodate around 900 dwellings. However, the piecemeal land availability and the location does not suit employment development. To provide for some flexibility between Polegate, Willingdon and Stone Cross and to ensure for sustainable economic development in Polegate and Willingdon, the maximum number of homes of 1350 is split between Polegate and Willingdon at 700 dwellings and Stone Cross at 650 dwellings.'

5.26.2 The Sustainability Appraisal (SA) of constraints and opportunities for SDA 6 Land to the east of Stone Cross, is attached as Appendix A.

5.26.3 In summary, the role of this Site C as part of the larger SDA 6 is supported by the sustainability appraisal. The location of the site adjacent to the urban area of Stone Cross would provide opportunities to diversify the housing type and tenure in the area to meet local housing need. This site is located within reasonable walking distance (within 10 minutes) of the retail and service facilities at Stone Cross and the local primary school. Connectivity to the wider area, particularly public transport routes, open space areas and commercial and community facilities could be easily and effectively achieved through strengthening footpath and cycle linkages and extending linkages particularly to the commercial/retail services, the local school, recreation and community facilities at Stone Cross.

5.26.4 The south facing and more level parts of the site present potential for passive solar power to be incorporated into the design of development. The topography of site also presents potential for SUDS which could assist climate change objectives through reducing surface water flow and absorption. The use, in the building design, of sustainable building materials and appropriate water efficiency measures also provides opportunities to address climate change.

5.26.5 The one sustainability theme which presents potential conflict with the development of this site is that of loss of agricultural land. The site is classified as grade 3 agricultural land and therefore, the development of Site C would fail

30 Wealden District Council - High Level Sustainability Assessment of the Proposed Submission Core Strategy - February 2011 - Sustainability Appraisal of the Proposed Submission Core Strategy

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 327 to protect this quality and versatile agricultural land. Notwithstanding this, the site is located to the built-up areas of Stone Cross and as such, it's value as agricultural land is already diminished.

5.27 Guiding Principles for the development of Site C - Land North of Rattle Road

5.27.1 The general guiding principles for the development of the site include;-

.Provision of around 100 new homes, depending upon the land take and density applied, whilst providing a range of dwelling types and tenure, with at least 35% of the site being developed for affordable housing; .The provision of Section 106/CIL contributions towards the strategic infrastructure provision identified in the Core Strategy Infrastructure Delivery Plan, and towards the provision/enhancement of social, community and green infrastructure provision, both on and off site.

5.27.2 The site specific guiding principles for the development of the site are shown on Figure 10.8: SDA 6&7 Guiding Principles for development of Stone Cross Site B and C and include;-

.At least 35% of the site being developed for affordable housing .Provision of a new vehicular access from Rattle Road (access to be staggered from any future vehicular access into the site to the south (Site B), to be supported by traffic speed surveys to determine visibility splays. Bus stops in the vicinity of the site will require upgrading. .Incorporate within the layout and design of the development, connectivity to the existing public right of way that runs along the western boundary of the site, to enhance the connectivity of the site with the existing pedestrian and cycle linkages and to enhance accessibility into the services and facilities in Stone Cross. .Provision of adequate parking to support the development whilst supporting and encouraging the 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 appropriate habitat and landscaping enhancement measures, children's play space, leisure and recreation, as part of the provision of the Green Infrastructure and biodiversity requirements on site. .Optimising within the site layout and building design, the potential within the site for incorporating passive solar heating and cooling and the reduction of carbon production through the provision of renewable sources of energy. The development should comply with proposed Building Regulation measures for energy consumption and water efficiency. .Provision of sustainable drainage solutions and the setting aside of suitable land for infiltration SUDS, balancing ponds and swales as part of the green infrastructure on this site. .Retention and enhancement of existing mature hedgerows and trees where possible, to strengthen the new landscape structure, Green Infrastructure and local biodiversity.

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 328 .The layout and design of the development to be supported by the recommendations (with mitigation if required) of a technical appraisal of the impact from the location of an area of potentially contaminated land adjacent the western boundary of the site. .Provision of noise mitigation measures (where required) along the eastern boundary of the site, to mitigate against noise emanating from existing business establishment abutting the south-eastern boundary of the site. Acoustic mitigation measures which maximise the potential of the site for development will be sought.

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 329

Individual Site Appraisals

SD7: Land North of Stone Cross Sites

5.28 Site Appraisal - Site D - Land to the North of Dittons Road and North of Barn Close

5.28.1 A visual appraisal of the site surroundings is shown on Figure 10.9: SDA 6&7 Stone Cross Sites D, F & G Site Appraisal. In addition to the general site characteristics outlined on pages 4 - 7 above, the following aspects relate to consideration of the site for development:-

Adjoining housing

5.28.2 The predominant character of the surrounding housing comprises medium density two-storey family housing (within comprehensively planned estates circa late 1990s/early 2000), located to the east of the site and also to the south of Dittons Road, opposite the site. A row of three single storey detached dwellings are located within Barn Close, with rear gardens abutting part of the southern boundary of the site. A number of individually designed two storey dwellings abut Dittons Road, adjacent and close to the site, which provide local variation to the character of the surrounding housing.

Current uses of site and adjoining land

5.28.3 Site D comprises two individual sites, both greenfield. The majority of the land is currently used for grazing with part of the land to the west of the site planted with a young evergreen woodland. The A27 trunk road abuts the northern boundary of the site with woodland and residential development located to the east of the site. Dittons Road forms the southern boundary of the site for the most part, whilst ancient woodland and a dwelling house abut the western boundary.

Access to the site

5.28.4 There are currently two vehicular accesses to the site, one via a field access from Dittons Road with a second field access over land to the east of No.1 Barn Close. Currently, there is no pedestrian access to site, although this could be provided in the future from a turning area off St.Michael's Close abutting the eastern boundary of the site.

Historic buildings/ancient monuments and settings

5.28.5 There are no historic buildings or ancient monuments on or immediately adjacent to the site.

Views into the site

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 330

5.28.6 The south-east corner of the site is generally level with views over the A27 to the countryside beyond. Views to the north are also afforded from the higher ground within the southern part of the site, abutting Dittons Road.

Landscape character

5.28.7 The Land north of the Dittons Road site is described within the Landscape Character Assessment and Development Option evaluation study of February 200931 as:-

'..... an area of flat, open urban fringe levels.....good new hedge structure and nursery vegetation slopes north. Feels exposed but the area to the east behind housing is more enclosed.'

5.28.8 The site comprises open pasture with an element of immature evergreen 'Christmas tree' plantation. The land slopes down from Dittons Road to the northern boundary of the site, abutting the A27 trunk road. The A27 is a source of traffic noise. The woodland to the western boundary and in part, to the eastern boundary, provide a strong landscape structure, assisting in the enclosure of this site.

5.28.9 The sensitivity to change and visual sensitivity is considered in the study to be low. The study recommends a need to provide defined boundaries and landscape buffer zones to the levels.

Trees and Hedgerows

5.28.10 Arboriculture assessments were undertaken for all sites being considered as part of SDA 7 by WDC's Tree officer.

5.28.11 Site D is bounded to the west by a hedgerow, and to the north by a strip of deciduous woodland. There is a short section of woodland to the northern end of the eastern boundary. The woodland strip along the northern boundary is assessed as having little amenity value but is considered worthy of retention as it will provide some acoustic screening from the A27.

5.28.12 The woodland area abutting the western boundary of the site is considered important and it is recommended that the development of Site D incorporates a buffer zone between dwellings and the woodland on the adjacent site.

Ecology and Biodiversity

5.28.13 A phase 1 ecological assessment was undertaken of the site on behalf of WDC by The Ecology Consultancy32. The conclusions of the assessment were that

31 Wealden District Council - Local Development Framework - Landscape Character Assessment and Development Option Study - February 2009 - Wealden District Council Landscape and Biodiversity LDF Evidence Base 32 Wealden District Council - Ecological Assessment of the Strategic Sites Development Plan Document - The Ecology Consultancy - 2011- add web link when available

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 331 overall Site D presented 'a low diversity of habitat types' which included 'poor semi-improved, semi-improved neutral grassland, plantation woodland, scattered trees, dense and continuous and scrub, native hedgerow, tall ruderal vegetation and bare ground'.

5.28.14 The southern boundary of the site along the B2247, contains a line of scattered trees and dense scrub forms with occasional pedunculate oak and ash trees.

5.28.15 The eastern boundary comprises a species-poor non-native hedge of Lawson’s cypress.

5.28.16 The northern boundary of the site with the A27 contains a species-poor native hedge which is dominated by hawthorn with occasional young pedunculate oak and ash trees.

5.28.17 The assessment notes that a mature coppiced ash tree in the centre of the northern boundary of the site may be of potential value to roosting bats.

5.28.18 The Ecology study concluded that the site within the SDA is considered to be of ecological value at the local level, due to its potential to support a range of declining and Biodiversity Action Plan (BAP) species, including Great Crested Newts, bats and dormice and the presence of semi-improved neutral grassland.

5.28.19 Site D is connected to off-site areas of woodland, hedgerows and lines of scattered trees and scrub via the planted A27 embankment, to the north. As such, it is considered that on-site plantation, hedgerows and trees provide a potential wildlife corridors for a range of mobile species that may be commuting within the site, alongside road infrastructure and moving across the Stone Cross urban-rural fringe. Retention of these features will help to maintain local habitats and wildlife corridors.

5.28.20 The study also made a number of recommendations for further studies for bats, badger, dormice, reptiles and Great Crested Newts, within the site. These additional studies will need to be undertaken by the developer as part of the overall site appraisal and master planning prior to any planning submission.

Adjacent (and other relevant) designations - policy and environmental

5.28.21 The site does not have any specific designations within either the Adopted Wealden Local Plan - 199833 or the Wealden non statutory Local Plan - 200534.

5.28.22 The recently designated South Downs National Park is located approximately 3 - 4 km to the west of the SDA sites.

5.28.23 There are no specific scientific or environmental sensitivities nor designations attached to the site. There are no designated biodiversity areas within the site.

33 Wealden Local Plan - Adopted December 1998 - Adopted Wealden Local Plan 34 Non Statutory Wealden Local Plan - December 2005 - Non Statutory Wealden Local Plan

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 332 5.28.24 The Pevensey Levels are located some 2 - 3 kilometres to the north and east of the SDA 7 Stone Cross sites. The Pevensey Levels are a recognized RAMSAR site and a candidate Special Area of Conservation.

Landmark buildings

5.28.25 There are no landmark buildings within or adjacent to the site.

Archaeological features

5.28.26 Site D is not within a designated area of archaeological interest nor are there any records of finds nor any visible archaeological features on the site.

Any consultation areas emanating off site which will affect on site

5.28.27 Development on site will drain to Hailsham South Waste Water Treatment Works, which has limited consented capacity due to the impact of the discharge of treated waste water into the Pevensey Levels Ramsar Site and candidate SAC. Another impact which will need to be considered is the impact of surface water run off from the development onto the site into the Pevensey Levels. As the site is within the hydrological catchment area of the Pevensey Levels a Habitats Regulations Assessment will be required in consultation with the Environment Agency and Natural England.

Public Rights of Way

5.28.28 There are no public rights of way across or immediately adjacent to the site. A public footpath (No 20) passes through the adjoining Dittons Nursery site, to the west.

Cycling

5.28.29 The Cuckoo Trail National Cycle Route is located approximately 400km to the west of the site, to the west of Golden Jubilee Way.

5.29 Core Strategy Objectives

5.29.1 The Proposed Submission Core Strategy Document proposes 15 Strategic Objectives, detailed in Section 4 of the document, to achieve our vision for the District, that:-

'By 2030 Wealden will have successfully accommodated growth to meet future needs whilst protecting and enhancing its essential rural character and high quality environment and promoting the countryside as a resource for recreation and tourism. Its market towns will have regenerated providing opportunities for residents to access suitable housing, local jobs, services, facilities and recreational opportunities and a number of its villages and rural settlements will have enhanced their sustainability through successful growth including provision of affordable housing'.

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 333

5.29.2 Through the careful design and implementation of development within Strategic Development Area 7 at north and west Stone Cross, a number of key Spatial Objectives would be achieved.

5.29.3 The Pevensey Levels are located some 1.8 kilometres from this site. As such, Spatial Objective SPO1 of the Proposed Submission Core Strategy is relevant in so far as development of this site will be required to be undertaken sensitively to ensure that the biodiversity and geodiversity attributes of the Pevensey Levels are protected.

5.29.4 The provision of housing on this site would contribute to the provision of 9600 homes across the District, as indicated in Spatial Objective SPO3 of the Proposed Submission Core Strategy, with the consequence of stimulating investment in Stone Cross and to lesser degree the town of Eastbourne, in accordance with Planning Policy Statement 1: Delivering Sustainable Development35 and Planning Policy Statement 3: Housing36.

5.29.5 Encouraging more sustainable forms of transport and an integrated transport network will be an important part of the development of the District in line with Planning Policy Statement 1: Delivering Sustainable Development. Housing provision within this site would be provided with good access to public transport, with a high level of frequency and destinations reaching predominately to the south (Eastbourne), to the north (Hailsham, Uckfield and Heathfield beyond) and to the west (Lewes). Potential opportunities exist to enhance sustainable forms of transport supporting Spatial Objective SPO7.

5.29.6 Whilst part of this site is north facing, optimising the parts of the site which have potential to incorporate within the design opportunities for passive solar gain together with the introduction of water efficiency measures would be supportive of Spatial Objective SPO9 and accord with the supplement to Planning Policy Statement 1: Planning and climate change37.

5.29.7 The provision of Green Infrastructure, leisure and recreation facilities is important to the well being of the community and will be included as an integral part of the development of the SDA, contributing 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 achieve our Spatial Objective SPO11 and be in accordance with Planning Policy Statement PPS 9: Biodiversity and Geological Conservation38.

35 Planning Policy Statement 1 (PPS1): Delivering Sustainable Development - ODPM (2005) - Planning Policy Statement 1.pdf 36 Planning Policy Statement 3 (PPS 3): Housing - DCLG ( November 2006) - Planning Policy Statement 3.pdf 37 Supplement to Planning Policy Statement 1( PPS 1) on Planning and Climate Change - DCLG (December 2007) - Supplement to Planning Policy Statement 1.pdf 38 Planning Policy Statement 9 (PPS 9): Biodiversity and Geological Conservation - ODPM (August 2005) - Planning Policy Statement 9.pdf

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 334 5.29.8 Promoting high quality, inclusive, safe and attractive design, whilst retaining and promoting local distinctiveness, is important to the local community and will contribute to creating spaces and places which are sustainable, distinctive and where people want to live whilst addressing climate change. This will accord with Spatial Objective SPO13 Planning Policy Statement 1: Delivering Sustainable Development and the supplement to Planning Policy Statement 1: Planning and climate change.

5.29.9 Working with partners to ensure that Wealden remains a safe place, as outlined in Spatial Objective SPO12, will support the development of the SDA and the creation of safe, balanced and sustainable communities, in line with Planning Policy Statement 12: Local Spatial Planning39.

5.29.10 Through partnership working across the District and in relation to the development of Stone Cross (within both SDA 6 and SDA 7), we will achieve Spatial Objective SPO15 by working with Infrastructure Providers to ensure that the required infrastructure is provided at the right time to support development (both on site and off), with financial contributions from developers as appropriate. This is in accordance also with Planning Policy Statement 12: Local Spatial Planning.

Opportunities and Constraints

5.30 Opportunities

Vehicular, pedestrian and cycle access

5.30.1 Opportunity exists to provide a vehicular access into Site D from Dittons Road. Through creative design, potential exists to increase connectivity from the site to the surrounding area. In particular, potential exists to provide pedestrian/cycle linkages from the south-east part of the site into Barn Close and St. Michaels Close. In addition, if Site G - Dittons nursery site is developed, there may be opportunities to provide a pedestrian/cycle link into the adjacent site to the west.

Creating open space/green infrastructure provision

5.30.2 The site provides the opportunity to provide additional open space and recreational space to support the development as part of the Green Infrastructure provision for the area.

Opportunities to address climate change issues and include renewable energy

5.30.3 Whilst the site is predominantly north facing, there are opportunities to incorporate into the design of dwellings located within the south-eastern part of

39 Planning Policy Statement 12 (PPS 12): Local Spatial Planning - DCLG (2008) - Planning Policy Statement 12.pdf

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 335 the site to provide some renewable energy sources in the form of passive solar panels or photovoltaic panels.

5.30.4 In addition, the site presents potential for the incorporation within the layout of SUDS assisting climate change objectives through reducing surface water flow and absorption.

Enhance biodiversity value of the site

5.30.5 Opportunities exist through the design and layout of the development to enhance the biodiversity and ecological value of the site. The incorporation of SUDS options together with the retention of hedgerow features as recommended in the Ecology report, and enhancement of planting within the site with native species, as part of the provision of Green Infrastructure, can help to create biodiversity corridors linking the existing woodland to the east and west of the site.

5.31 Constraints

Proximity of A27 trunk road

5.31.1 The noise emanating from the A27 trunk road, which skirts the northern boundary of the site represents a constraint to the development of the site and a noise survey to ascertain appropriate mitigation measures is recommended. It is considered possible however, to incorporate noise mitigation measures within the layout/design of the development. Acoustic mitigation which maximises the potential of the site for development however, should be sought.

Location of Ultra High Pressure Gas Mains

5.31.2 Two Ultra High Pressure Gas Mains (UHPG) run through the north east corner and centre of the site. The UHPG mains will require protection through the design of the layout of the development with a buffer of 9 metres either side of the gas main from built development.

Loss of agricultural land

5.31.3 The development of the site will involve the loss of agricultural land, which is currently used for grazing. However given the location of the site within Stone Cross, between the A27 trunk road and Dittons Road, the value of the site for agriculture has already been diminished.

Ancient Woodland

5.31.4 The existence of ancient woodland to the west of the site will require a 15 metre buffer from the built form of any proposed development on the site.

Vehicular access

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 336 5.31.5 Whilst potential exists to physically provide a new vehicular access onto Dittons Road, a Traffic Survey will be required to establish the required visibility splays. Furthermore, bus stops and footways in the vicinity of the site may require upgrading.

5.32 Additional infrastructure requirements to support the development of SDA 7: Land to the north of Dittons Road and north of Barn Close - Site D

5.32.1 Additional infrastructure which may be required to support the development of the site, may include:-

.New or improved access onto Dittons Road (subject to Highway approval). .Provision of adequate noise attenuation (subject to noise survey) to mitigate the noise generation from the A27. .Provision of appropriate buffer zones adjacent to areas of Ancient Woodland, abutting the western boundary of the site.

5.33 Sustainability Appraisal Summary

5.33.1 The High Level Sustainability Assessment of the Proposed Submission Core Strategy40 identified land to the north, west and east of Stone Cross as broad locations for development and stated that;

'...... Stone Cross is a particularly sustainable location and has potential to accommodate around 900 dwellings. However, the piecemeal land availability and the location does not suit employment development. To provide for some flexibility between Polegate, Willingdon and Stone Cross and to ensure for sustainable economic development in Polegate and Willingdon, the maximum number of homes of 1350 is split between Polegate and Willingdon at 700 dwellings and Stone Cross at 650 dwellings.'

5.33.2 The Sustainability Appraisal (SA) of constraints and opportunities for SDA 7: Land to the north of Stone Cross, is attached as Appendix A.

5.33.3 In summary, the role of Site D as part of the larger SDA 7 is supported by the sustainability appraisal. The location of the site within the urban area of Stone Cross would provide opportunities to diversify the housing type and tenure in the area to meet local housing need. Connectivity to the wider area, particularly public transport routes, open space areas and commercial and community facilities can be easily and effectively achieved through strengthening footpath and cycle linkages and extending linkages particularly to the commercial/retail services, the local school, recreational and community facilities at Stone Cross.

40 Wealden District Council - High Level Sustainability Assessment of the Proposed Submission Core Strategy - February 2011 - Sustainability Appraisal of the Proposed Submission Core Strategy

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 337 5.33.4 Whilst the majority of the site is north facing, parts of the site would present some potential for passive solar gain and renewable energy sources to be incorporated into the design of development. The site also presents potential for SUDS which could assist climate change objectives through reducing surface water flow and absorption. The use, in the building design, of sustainable building materials and appropriate water efficiency measures also provide opportunities to address climate change.

5.33.5 The one sustainability theme which presents potential conflict with the development of this site is that of the loss of agricultural land. The site is classified as grade 3 agricultural land and therefore, the development of part of this site would fail to protect this agricultural land. Notwithstanding this the site is located between A27 and Dittons Road as such, it's value as agricultural land is already diminished.

5.34 Guiding Principles for Site D - Land to the north of Dittons Road and north of Barn Close

5.34.1 The general guiding principles for the development of the site include;-

.Provision of between 98 - 147 new homes, depending upon the land take and density applied, whilst providing a range of dwelling types and tenure, with at least 35% of the site being developed for affordable housing; .The provision of Section 106/CIL contributions towards the strategic infrastructure provision identified in the Core Strategy Infrastructure Delivery Plan, and towards the provision/enhancement of social, community and Green Infrastructure provision, both on and off site.

5.34.2 The site specific guiding principles for the development of the site are shown on Figure 10.10: SDA 6&7 Guiding Principles for development of Stone Cross Sites D, F and G and include;-

.at least 35% of the site being developed for affordable housing; .Provision of enhanced landscaping/screening along the northern boundary to provide screening to the proposed development together with noise attenuation measures to mitigate against noise emanating from traffic on the adjacent A27 trunk road. Acoustic mitigation measures which maximise the potential of the site for development will be sought. .Protection of the Ultra High Pressure Gas Main within the north east corner of site, through the design of the layout of the development. .Provision of a new vehicular access from Dittons Road, supported by traffic speed surveys to determine required visibility splays, together with upgrading to bus stops and footways within the vicinity of the site. .Provision of pedestrian/cycle linkages into the existing networks to the east and south east of the site together with linkages into Site G to the west (Dittons nursery), subject to option chosen. .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.

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 338 .Provision of an appropriate buffer (around 15 metres) between the built element of the new development and the existing Ancient Woodland to the west of the site. .Provision of appropriate habitat and landscaping enhancement measures, children's play space, leisure and recreation, as part of the provision of the green infrastructure and biodiversity requirements on site. .Optimising within the site layout and building design, the potential within the south-east part of the site 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 be in line with proposed Building Regulation measures for energy consumption and water efficiency. .Provision of sustainable drainage solutions and the setting aside of suitable land for infiltration SUDS, balancing ponds and swales as part of the green infrastructure on this site. .Retention and enhancement of existing mature hedgerows and trees where possible, to strengthen the new landscape structure, green infrastructure and local biodiversity.

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 339 5.35 Site Appraisal - Site E - Land off Hailsham Road and Peelings Lane.

5.35.1 A visual appraisal of the Site E and surroundings is shown on Figure 10.7: SDA 6&7 Stone Cross Sites B, C & E Site Appraisal. In addition to the general site characteristics outlined on pages 4 - 7, the following aspects relate to consideration of the site for development:-

Adjoining housing

5.35.2 The site is surrounded with a variety of dwellings of varying scales, designs and densities, including pre-war dwellings together with more modern dwellings built circa 1960's - 1980's. A development of two storey semi-detached dwellings built in the 1960's at medium density, is located opposite the site (on the western boundary of Hailsham Road). A larger and more recent (circa 1980/90's) residential development is located to the south of the site, to the south of Peelings Lane. This development comprises predominantly detached two-storey, family sized dwellings, built at a medium density within a comprehensively planned estate.

Current uses of site and adjoining land

5.35.3 The site is greenfield, currently used for livestock grazing. Hailsham Road skirts the western boundary of the site with an area of Ancient Woodland (Pickens Wood) abutting part of the southern boundary. Peelings Lane skirts the remainder of the southern boundary of the site, whilst the northern boundary of the site abuts the A27 trunk road.

Access to the site

5.35.4 Currently vehicular access to the site is via a field access gate from Hailsham Road. Currently, there is no pedestrian access to site, although Peelings Lane (pedestrian/cycle access only but not a public Right of Way) abuts the majority of the southern boundary of the site.

Historic buildings/ancient monuments and settings

5.35.5 There are no historic buildings or ancient monuments on or immediately adjacent to this site.

Views into the site

5.35.6 The land slopes up from Hailsham Road on the western boundary, to a level plateau within the central part of the site. To the east of the central plateau the land slopes down the east. Long range views extend from the elevated part of the site over Eastbourne and the South Downs beyond in the west and to the east, over countryside and the Pevensey Levels beyond. Extended views to the north are afforded from the central plateau area, over the adjacent A27 Trunk Road.

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 340 Landscape character

5.35.7 Site E - Land off Hailsham Road and Peelings Lane - is described within the Landscape Character Assessment and Development Option evaluation study of February 200941 as:-

'..... a tiny triangle of land, cut off by roads. Most of the fields slope west. It is overlooked by housing on the western boundary. It acts as a buffer zone for houses from the road, it is enclosed by hedging and small woodland to the south.'

5.35.8 The sensitivity to change is described in the landscape study as moderate, with high visual sensitivity, low potential for mitigation or enhancement and low capacity to accept change.

5.35.9 The site comprises open pasture with a high plateau within the centre of the site, sloping down to the east and western parts of the site. The presence of the adjacent A27 trunk road, which is elevated above the level of site for part of the northern boundary, presents a prominent and overwhelming feature both visually as the western part of the site overlooks the adjacent trunk road and additionally as a source of a high level of traffic noise. The central and eastern parts of the site are less overwhelmed by the presence of the trunk road, presenting long range views to the South Downs National Park to the west and to open countryside and the Pevensey Levels to the north-east.

5.35.10 The study concludes that should development be considered on the site, this should be limited to defined area with a strong landscape framework, but also that extensive planting would be inappropriate in the open levels.

Trees and Hedgerows

5.35.11 Arboriculture assessments were undertaken for all sites being considered as part of SDA 7 by WDC's Tree officer.

5.35.12 Pickens Wood, which is Ancient Woodland and subject to a TPO adjoins the south western corner of the site. This wood is the most prominent feature adjoining the site. If the site is developed, it is considered important that to protect the woodland through provision of a 15m buffer zone planting along the south western boundary of the site.

5.35.13 A mature hedgerow screens the field from the estate to the south, which should be retained.

5.35.14 Adjacent to the northern boundary of the site, is a hedge adjacent to highway, which is considered to be of little landscape importance.

41 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 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 341 5.35.15 The site is devoid of any significant vegetation, and if developed would provide an ideal opportunity for a tree planting scheme to enhance the landscape structure of the site.

Ecology and biodiversity

5.35.16 A phase 1 ecological assessment was undertaken of the site on behalf of WDC by The Ecology Consultancy42. The study assessed this site as having:-

'A low diversity of habitat types....and included; poor-semi-improved grassland, broad-leaved deciduous woodland, scattered scrub and native hedgerows along its boundaries and earth (wood) banks along Peelings Lane.'

5.35.17 Pickens Wood on the south western boundary is designated as Ancient Woodland which is publicly accessible and well used, with numerous informal pathways through the wood and large areas of disturbed ground with an impoverished ground flora.

5.35.18 The study also made note of the off-site roadside bank, adjacent to the western boundary hedgerow of the site, as having the potential to be a good example of mildly acid semi-improved grassland with limited improvement.

5.35.19 The assessment concluded that the site is considered to be of ecological value at the local level, due to its potential to support a range of declining and Biodiversity Action Plan (BAP) species, including great crested newts, bats and dormice and the presence of semi-improved neutral grassland and Ancient Woodland.

5.35.20 In addition, it is noted that Pickens Wood and connected hedgerows provide potential wildlife corridors for a range of mobile species.

5.35.21 The study recommended that any development proposals on site should seek to retain, buffer and enhance the area of the Pickens Wood area of Ancient Woodland which is both a UK and Sussex BAP priority habitat. In addition, the native hedgerows with mature standard trees along the north of Peelings Lane and the lines of scattered trees/scrub and hedgerows marking external boundaries, which fulfil both a landscape and ecological function, should be retained.

5.35.22 The study also made a number of recommendations for further studies for bats, badger, dormice, reptiles and Great Crested Newts, within the site. These additional studies will need to be undertaken by the developer as part of the overall site appraisal and master planning prior to any planning submission.

Adjacent (and other relevant) designations - policy and environmental

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

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 342 5.35.23 The site does not have any specific scientific or environmental sensitivities nor designations attached to any part of it, although part of the southern boundary of the site does abut the area of Ancient Woodland known as Pickens Wood. There are no biodiversity sites within the site.

Landmark buildings

5.35.24 There are no landmark buildings within this site although a Ordnance Survey Triangulation point is located on elevated ground to the east of the site. Ordnance Survey have confirmed that this particular Triangulation Point is no longer used operationally. St. Luke's Church (unlisted) is located adjacent to the south-west of the site, next to the staggered junction and provides a landmark within the immediate locality.

Archaeological features

5.35.25 The site is not within a designated area of archaeological interest nor are there any records of finds nor any visible archaeological features on the site.

Any consultation areas emanating off site which will affect on site

5.35.26 Development on site will drain to Hailsham South Waste Water Treatment Works, which has limited consented capacity due to the impact of the discharge of treated waste water into the Pevensey Levels Ramsar Site and candidate SAC. Another impact which will need to be considered is the impact of surface water run off from the development onto the site into the Pevensey Levels. As the site is within the hydrological catchment area of the Pevensey Levels a Habitats Regulations Assessment will be required in consultation with the Environment Agency and Natural England.

5.35.27 It is anticipated that any development on the site, particularly towards the western part of the site, will require acoustic screening from the noise of the A27. This may require consultation with the Highways Agency, particularly as the road is above the level of the site, and acoustic screening may need to be placed on land adjacent to the road which is believed to be owned by the Highways Agency.

Public Rights of Way

5.35.28 There are no public rights of way crossing the site. However, the 1066 Long Distance Country Walk (a 51km long distance foot path) runs along Peelings Lane, adjacent to the site.

Cycling

5.35.29 The Cuckoo Trail National Cycle Route (No 21) is located approximately 1,500km to the west of the site, to the west of Golden Jubilee Way.

5.36 Core Strategy Objectives

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 343 5.36.1 The Proposed Submission Core Strategy Document proposes 15 Spatial Planning Objectives, detailed in Section 4 of the document, to achieve our vision for the District, that:-

'By 2030 Wealden will have successfully accommodated growth to meet future needs whilst protecting and enhancing its essential rural character and high quality environment and promoting the countryside as a resource for recreation and tourism. Its market towns will have regenerated providing opportunities for residents to access suitable housing, local jobs, services, facilities and recreational opportunities and a number of its villages and rural settlements will have enhanced their sustainability through successful growth including provision of affordable housing'.

5.36.2 Through the careful design and implementation of development within Strategic Development Area 7 at north and west Stone Cross, a number of key Spatial Objectives would be achieved.

5.36.3 The Pevensey Levels are located some 2 kilometres from this site. As such, Spatial Objective SPO1 of the Proposed Submission Core Strategy is relevant in so far as development of Site E will be required to be undertaken sensitively to ensure that the biodiversity and geodiversity attributes of the Pevensey Levels are protected.

5.36.4 The provision of housing on this site would contribute to the provision of 9,600 homes across the District, as indicated in Spatial Objective SPO3 of the Proposed Submission Core Strategy, with the consequence of stimulating investment in Stone Cross and to lesser degree the town of Eastbourne.

5.36.5 Encouraging more sustainable forms of transport and an integrated transport network will be an important part of the development of the District in line with Planning Policy Statement 1: Delivering Sustainable Development43. Housing provision on Site E would have good access to existing public transport services, with a high level of frequency and destinations reaching predominantly to the south (Eastbourne), to the north (Hailsham, Uckfield and Heathfield beyond) and to the west (Lewes). Potential opportunities exist to enhance sustainable forms of transport supporting Spatial Objective SPO7.

5.36.6 Whilst part Site E is north facing, development could optimise those parts of the site which have potential to incorporate opportunities for passive solar gain. Together with the introduction of water efficiency measures this would be supportive of Spatial Objective SPO9 and accord with the supplement to Planning Policy Statement 1: Planning and climate change44.

5.36.7 The provision of Green Infrastructure, leisure and recreational facilities is important to the well being of the community and will be included as an integral

43 Planning Policy Statement 1 (PPS1): Delivering Sustainable Development - ODPM (2005) - Planning Policy Statement 1.pdf 44 Supplement to Planning Policy Statement 1( PPS 1) on Planning and Climate Change - DCLG (December 2007) - Supplement to Planning Policy Statement 1.pdf

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 344 part of the development of this SDA, contributing 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 achieve our Spatial Objective SPO11 and be in accordance with Planning Policy Statement PPS 25: Biodiversity and Geological Conservation45.

5.36.8 Promoting high quality, inclusive, safe and attractive design, whilst retaining and promoting local distinctiveness, is important to the local community and will contribute to creating spaces and places which are sustainable and distinctive, whilst addressing climate change and providing places where people want to live. This will accord with Spatial Objective SPO13 Planning Policy Statement 1: Delivering Sustainable Development and the supplement to Planning Policy Statement 1: Planning and climate change.

5.36.9 Working with partners to ensure that Wealden remains a safe place, as outlined in Spatial Objective SPO12, will support the development of the SDA and the creation of safe, balanced and sustainable communities, in line with Planning Policy Statement 12: Local Spatial Planning46.

5.36.10 Through partnership working with Infrastructure Providers across the District and in relation to the development of Stone Cross (within both SDA 6 and SDA 7), we will achieve Spatial Objective SPO15, by working to ensure that the required infrastructure is provided at the right time to support development (both on site and off), with financial contributions from developers as appropriate. This is also in accordance with Planning Policy Statement 12: Local Spatial Planning.

Opportunities and Constraints

5.37 Opportunities

Vehicular, pedestrian and cycle access

5.37.1 Opportunity exists to provide a vehicular access into the site from Hailsham Road, however, the proximity of the A27 bridge adjacent to the site and the space available to provide the required visibility splays is very restricted. Through creative design, potential exists to increase connectivity from the site to the existing linkages providing pedestrian/cycle access to the services and facilities at Stone Cross. In particular, potential exists to provide pedestrian/cycle linkages from the south-west and south-east part of the site into the adjacent Peelings Lane.

Creating open space/green infrastructure provision

45 Planning Policy Statement 25 (PPS 25): Development and Flood Risk - DCLG (December 2006) - Planning Policy Statement 25.pdf 46 Planning Policy Statement 12 (PPS 12): Local Spatial Planning - DCLG (2008) - Planning Policy Statement 12.pdf

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 345 5.37.2 The site provides the opportunity to provide additional open space and recreational space to support the development as part of the green infrastructure provision.

Opportunities to address climate change issues and include renewable energy

5.37.3 Opportunities exist on this predominantly west and east facing site for passive solar gain, solar panels or photovoltaic energy generation to be incorporated into the design of dwellings. Furthermore, the topography of the site presents potential for the incorporation within the layout of SUDS assisting climate change objectives through reducing surface water flow and absorption.

Enhance biodiversity value of the site

5.37.4 Opportunities exist through the incorporation within the design and layout of the development to enhance biodiversity and ecological value of the site, through the incorporation of SUDS options such as swales. In addition, the retention of hedgerows and trees along the south western and western boundaries, together with the enhancement of planting within the site with native species, to create green corridors linking in with the adjacent ancient woodland to the south, will enhance the biodiversity value of the site.

5.38 Constraints

Vehicular access

5.38.1 Whilst a field access to the site from Hailsham Road already exists, this is not necessarily a suitable point of access to serve a reasonable number of dwellings on the site. The Highways agency have expressed concerns regarding the possibility of providing adequate access to the site from Hailsham Road and appropriate visibility splays along the site frontage, given the proximity of the site to the A27 bridge. On initial review this was not considered to be easily achievable. If access cannot be adequately provided from Hailsham Road, no other alternative point of access exists.

5.38.2 In addition, the Highway Authority have expressed concerns regarding whether there is sufficient capacity at the traffic light/staggered junction of Hailsham Road/Lion Hill and Rattle Road/Dittons Road, to ensure that no safety issues would be created by queuing traffic arising from additional traffic generated by the development of this site.

5.38.3 Further traffic modelling and a speed survey would be required and further technical work needs to be undertaken to establish whether the required visibility splays and a suitable point of access can be achieved effectively. Upgrading of bus stops and footways in the vicinity of the site would also be required.

Proximity of A27 trunk road

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 346 5.38.4 The noise emanating from the A27 trunk road which skirts the northern boundary of the site, and is elevated above it for the most part, represents a considerable constraint to the development of the site. Although noise surveys have not yet been carried out, it is clear that noise mitigation measures would be required to provide an acceptable environment for residential development, but would be difficult to implement effectively within the boundaries of the site.

5.38.5 As noise mitigation is most effective closer to the source of the noise, acoustic screening would be required along the roadside edge, elevated (for the most part) above the level of the site. This would require consent and/or land acquisition from the Highways Agency, in order to ensure that a satisfactory level of noise mitigation can be delivered. Noise mitigation on site, which is considered would not be as effective in reducing noise levels, would reduce the land available along the Hailsham Road frontage. Together with buffer Zone requirements adjacent to the Ancient Woodland at Pickens Wood, this may reduce considerably the land available for development at the narrowest end of the site adjacent to Hailsham Road.

Site configuration and topography

5.38.6 The topography and configuration of the site is also a constraint which needs to be taken into account in the development of the area. A ridgeline runs about half way across the site, with the narrower end of the site sloping fairly steeply towards the road and the wider end of the site sloping more gently towards the Pevensey Levels. The narrow end of the site, which would also include the potential access point onto Hailsham Road, is also constrained by noise and the need to provide buffer zones adjacent to the Ancient Woodland. This restricts the amount of development that may be possible at this end of the site. However, over focussing development on land on the other side of the ridge would mean that the development would be highly visible from the Pevensey Levels, and also fairly isolated from the main road and facilities of Stone Cross, although it would be in close proximity to the existing development.

Loss of agricultural land

5.38.7 The development of the site will involve the loss of agricultural land, which is currently used for grazing. However, given the location of the site on the edge of the built up area of Stone Cross, between the A27 trunk road and Hailsham Road, the value of the site has been diminished.

Ancient Woodland

5.38.8 The existence of ancient woodland to the south-west of the site will require a buffer (15 metres) to be set aside from the built form of the development. This will narrow the amount of land available along the Hailsham Road frontage. Together with noise mitigation measures, this may reduce considerably the land available for development at the narrowest end of the site adjacent to Hailsham Road.

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 347 5.39 Conclusion re the development of SDA 7: Land off Hailsham Road and Peelings Lane - Site E

5.39.1 There are serious constraints in relation to providing adequate accessibility to the site from Hailsham Road. In addition, the combination of providing adequate noise attenuation and buffering to the Ancient Woodland, reduces the land available for development at the western end of the site, producing a scenario where a long access road would be provided to serve a development to the flatter and wider eastern end of the site. However, housing in this location would be rather remote from the main centre and be exposed to views from the Pevensey Levels.

5.39.2 Although the western end of the site could become part of the Green Infrastructure provision on site, it would be some distance away from the new development and may possibly still be impacted by noise from the A27.

5.39.3 These aspects severely compromise the deliverability of the site. Given that other deliverable sites are available which in combination can deliver the quantum of development allocated for SDA 6 and SDA7, Site E- Land off Hailsham Road and Peelings Lane, WILL NOT BE CONSIDERED FURTHER in the generation of Options for development.

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 348 5.40 Site Appraisal - Site F - Land south of Dittons Road adjacent to Golden Jubilee Way

5.40.1 A visual appraisal of the site surroundings is shown on Figure 10.9: SDA 6&7 Stone Cross Sites D, F & G Site Appraisal. In addition to the general site characteristics outlined on pages 4 - 7 above, the following aspects relate to consideration of the site for development:-

Adjoining housing

5.40.2 The site is located to the rear of a linear pattern of housing along Dittons Road which comprises of a variety of dwellings of varying scales and designs. To the east of the site, a comprehensively planned residential development has been constructed (circa late 1990's) comprising of two storey detached family sized dwellings, built out at a medium density.

Current uses of site and adjoining land

5.40.3 The site is greenfield, currently used for equestrian grazing. This site is located behind residential development fronting Dittons Road. The site is elevated above the level of the adjacent A22 trunk road, which skirts the western boundary. A disused railway embankment skirts the southern boundary, with amenity land to the eastern boundary of the site, and a children's day nursery and an electricity sub-station to the north-east of the site. High voltage electricity pylons pass to the east of the site (north-south direction).

Access to the site

5.40.4 Current vehicular access to the site is via a field access that leads off Dittons Road and over a lane providing access to the electricity sub-station and children's nursery. A second field access to the site is positioned within a paddock located between the electricity sub-station and the rear of dwellings fronting onto Dittons Road. Pedestrian access to site is achieved from the public footpath, leading from Dittons Road to the northern boundary of the site.

Other adjacent commercial and public land uses

5.40.5 The site has reasonable access (within 10 - 15 minutes walking distance) from a range of amenities and facilities within Stone Cross, including Stone Cross Surgery, Stone Cross Primary School, St Luke's Church and Church Hall and Stone Cross Local Shopping Centre, which includes a sizable convenience store.

Historic buildings/ancient monuments and settings

5.40.6 There are no historic buildings or ancient monuments on or immediately adjacent to the site.

Views into the site

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 349 5.40.7 This site is a reasonably contained site within the landscape, due to it's location behind existing housing along Dittons Road, it's elevated location above the A22 trunk road and existing mature screening to the southern and eastern boundaries of the site. Long range views are afforded from the higher ground within the northern part of the site, to the west and south-west, over Eastbourne and the South Downs National Park beyond.

Landscape character

5.40.8 Site F - Land south of Dittons Road adjacent to Golden Jubilee Way - is not specifically described within the Landscape Character Assessment and Development Option evaluation study of February 200947 but is shown as a:-

'Landscape buffer retained as open space'.

5.40.9 The landscape character of the site however, is relatively contained with the benefit of wide ranging views over Eastbourne and to the South Downs National Park beyond from the more elevated parts of the site. Despite the proximity to the adjacent A22 trunk road, the site is elevated high above the level of the road and therefore, the trunk road does not have a prominent or overwhelming impact upon the character of the site.

5.40.10 The site presents a variation in landscape character from the more open and elevated landscape character within the northern part of the SDA 7. The presence of a row of mature trees adjacent to the eastern boundary of the electricity sub-station together with existing substantial mature vegetation and landscape screening within the adjacent sub-station site assists in providing a buffer screen to the eastern boundary of the site.

Trees and Hedgerows

5.40.11 Arboriculture assessments were undertaken for all sites being considered as part of SDA 7 by WDC's Tree officer

5.40.12 In summary, the assessment indicated that a number of individual oaks along the eastern boundary are of value to the site and are worth incorporating into any design scheme. The rest of the site however, is bounded by low level hedgerow consisting primarily of hawthorn which is considered to be of little landscape or amenity value.

Ecology and Biodiversity

5.40.13 A phase 1 ecological assessment was undertaken of the site on behalf of WDC by The Ecology Consultancy48. The assessment concluded that the site comprised:-

47 Wealden District Council - Local Development Framework - Landscape Character Assessment and Development Option Study - February 2009 - Wealden District Council Landscape and Biodiversity LDF Evidence Base 48 Wealden District Council - Ecological Assessment of the Strategic Sites Development Plan Document - The Ecology Consultancy - 2011- add web link when available

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 350

'A low diversity of habitat types...... which included; poor-semi- improved grassland, scattered trees, continuous and scattered scrub, species-poor native and non-native hedgerows and tall ruderal vegetation.'

5.40.14 The site comprises two fields, with a hedge and tree boundary between them which includes a mature pedunculate oak with an understorey of field maple, hawthorn and blackthorn, connected to the woodland to the south east of the site.

5.40.15 Elsewhere within the site, lines of scattered trees, scrub and hedgerows mark external and internal boundaries and are notable features which fulfil both a landscape and ecological function. These include numerous mature pedunculate oak trees which are ecological features in their own right.

5.40.16 The study concludes that the site is of ecological value at the local level, due to its potential to support a range of declining and Biodiversity Action Plan (BAP) species, including those Great Crested Newts, bats and dormice. In addition, there is the potential for widespread species of reptiles to be present, which are considered to be features of value at the local level.

5.40.17 The site also provides an important secondary and supporting role to the local ecological network primarily by providing wildlife corridors for species moving between the urban areas of Stone Cross and the wider Wealden countryside.

5.40.18 Boundary habitats provide a potential wildlife corridor for a range of mobile species The tree and scrub lined bank that links the northern and southern parts of the site is considered to be an integral part of this corridor.

5.40.19 The study recommends that any development proposals for the site should seek to retain and enhance these features, in particular the bank of scattered trees and scrub dividing the two fields within the site.

5.40.20 In addition, a number of recommendations were made for further studies for bats, badger, dormice, and Great Crested Newts, within the site. These additional studies will need to be undertaken by the developer as part of the overall site appraisal and master planning prior to the submission of any planning application.

Adjacent (and other relevant) designations - policy and environmental

5.40.21 The south-eastern part of the site, to the south of the electricity sub-station comprises of potentially contaminated land, due to the site's location on a historic brickworks. Investigative surveys would be required to establish whether mitigation measures would be required.

Landmark Buildings

5.40.22 There are no landmark buildings within or adjacent to this site.

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 351

Archaeological features

5.40.23 The site is not within a designated area of archaeological interest nor are there any records of finds nor any visible archaeological features on any of the sites.

Any consultation areas emanating off site which will affect on site

5.40.24 Development on site will drain to Hailsham South Waste Water Treatment Works, which has limited consented capacity due to the impact of the discharge of treated waste water into the Pevensey Levels Ramsar Site and candidate SAC. Another impact which will need to be considered is the impact of surface water run off from the development onto the site into the Pevensey Levels. As the site is within the hydrological catchment area of the Pevensey Levels a Habitats Regulations Assessment will be required in consultation with the Environment Agency and Natural England.

5.40.25 It is anticipated that any development on the site, particularly towards the western part of the site, will require acoustic screening from the noise of the A27. However, this is subject to a noise survey and assessment of appropriate noise mitigation measures. Consultation with the Highways Agency will be required, particularly as the road is above the level of the site, and acoustic screening may need to be placed on land adjacent to the site owned by the Highways Agency.

Potentially Contaminated Land

5.40.26 Desk top data shows an area of contamination within the south-eastern part of the site and adjoining electricity substation. Investigative surveys will be required to establish whether contamination exists and to determine any required mitigation measures.

Public Rights of Way

5.40.27 A public footpath (No 20) crosses the site from Dittons Road down to the south- west corner of the site and over the A22 trunk road. A second public footpath (No. 22) passes close to the eastern boundary of the site, next to the children's day nursery. This forms part of the National Long Distance 1066 Country Walk, which connects to the Cuckoo Trail National Cycle Route (No. 21) and also links to two other National Long Distance paths - the South Downs Way and the Saxon Way.

Cycling

5.40.28 The Cuckoo Trail National Cycle Route (No. 21) is just to the west of the site, to the west of Golden Jubilee Way.

5.41 Core Strategy Objectives

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 352 5.41.1 The Proposed Submission Core Strategy Document proposes 15 Strategic Objectives, detailed in Section 4 of the document, to achieve our vision for the District, that:-

'By 2030 Wealden will have successfully accommodated growth to meet future needs whilst protecting and enhancing its essential rural character and high quality environment and promoting the countryside as a resource for recreation and tourism. Its market towns will have regenerated providing opportunities for residents to access suitable housing, local jobs, services, facilities and recreational opportunities and a number of its villages and rural settlements will have enhanced their sustainability through successful growth including provision of affordable housing'.

5.41.2 Through the careful design and implementation of development within Strategic Development Area 7 at north and west Stone Cross, a number of key Spatial Objectives would be achieved.

5.41.3 The Pevensey Levels are located some 2 kilometres from this site. As such, Spatial Objective SPO1 of the Proposed Submission Core Strategy is relevant in so far as development of this site will be required to be undertaken sensitively to ensure that the biodiversity and geodiversity attributes of the Pevensey Levels are protected.

5.41.4 The provision of housing on this sub-group the site would contribute to the provision of 9,600 homes across the District, as indicated in Spatial Objective SPO3 of the Proposed Submission Core Strategy, with the consequence of stimulating investment in Stone Cross and to lesser degree the town of Eastbourne, and comply with Planning Policy Statement 1: Delivering Sustainable Development49 and Planning Policy Statement 3: Housing50.

5.41.5 Encouraging more sustainable forms of transport and an integrated transport network will be an important part of the development of the District in line with Planning Policy Statement 1: Delivering Sustainable Development. Housing provision within this site would be provided with good access to public transport, with a high level of frequency and destinations reaching predominately to the south (Eastbourne), to the north (Hailsham, Uckfield and Heathfield beyond). Potential opportunities exist to enhance sustainable forms of transport supporting Spatial Objective SPO7.

5.41.6 Through optimising the south facing parts of this site for passive solar again together with the introduction of water efficiency measures, the development of this site will support the achievement of Spatial Objective SPO9 and accord

49 Planning Policy Statement 1 (PPS1): Delivering Sustainable Development - ODPM (2005) - Planning Policy Statement 1.pdf 50 Planning Policy Statement 3 (PPS 3): Housing - DCLG ( November 2006) - Planning Policy Statement 3.pdf

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 353 with the supplement to Planning Policy Statement 1: Planning and climate change51.

5.41.7 The provision of Green Infrastructure, leisure and recreation facilities is important to the well being of the community and will be included as an integral part of the development of the site and the SDA, contributing 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 achieve our Spatial Objective SPO11 and be in accordance with Planning Policy Statement PPS 9: Biodiversity and Geological Conservation52.

5.41.8 Promoting high quality, inclusive, safe and attractive design, whilst retaining and promoting local distinctiveness, is important to the local community and will contribute to creating spaces and places which are sustainable, distinctive and where people want to live whilst addressing climate change. This will accord with Spatial Objective SPO13 Planning Policy Statement 1: Delivering Sustainable Development and the supplement to Planning Policy Statement 1: Planning and climate change.

5.41.9 Working with partners to ensure that Wealden remains a safe place, as outlined in Spatial Objective SPO12, will support the development of the SDA and the creation of safe, balanced and sustainable communities, in line with Planning Policy Statement 12: Local Spatial Planning53.

5.41.10 Through partnership working across the District and in relation to the development of Stone Cross (within both SDA 6 and SDA 7), we will achieve Spatial Objective SPO15 by working with Infrastructure Providers to ensure that the required infrastructure is provided at the right time to support development (both on site and off), with financial contributions from developers as appropriate. This is in accordance also with Planning Policy Statement 12: Local Spatial Planning.

Opportunities and Constraints

5.42 Opportunities

Vehicular, pedestrian and cycle access

5.42.1 Opportunity exists to provide a vehicular access into the site from Dittons Road. Through creative design, potential exists to increase connectivity from the site into the existing public footpath links, providing pedestrian/cycle access to the services and facilities at Stone Cross.

Creating open space/Green Infrastructure provision

51 Supplement to Planning Policy Statement 1( PPS 1) on Planning and Climate Change - DCLG (December 2007) - Supplement to Planning Policy Statement 1.pdf 52 Planning Policy Statement 9 (PPS 9): Biodiversity and Geological Conservation - ODPM (August 2005) - Planning Policy Statement 9.pdf 53 Planning Policy Statement 12 (PPS 12): Local Spatial Planning - DCLG (2008) - Planning Policy Statement 12.pdf

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 354

5.42.2 The site provides the opportunity to provide additional open space and recreation space to support the development as part of the Green Infrastructure provision.

Opportunities to address climate change issues and include renewable energy

5.42.3 Opportunities exist on this predominantly south facing site potential for passive solar gain, solar panels or photovoltaic energy generation to be incorporated into the design of dwellings. Furthermore, the topography of the site presents potential for the incorporation within the layout of SUDS assisting climate change objectives through reducing surface water flow and absorption.

Enhance biodiversity value of the site

5.42.4 Opportunities exist through the incorporation within the design and layout of the development to enhance biodiversity and ecological value of the site, through the incorporation of SUDS options such as swales.

5.42.5 In addition, retention of the central hedgerow/tree boundary together with the enhancement of planting within the site with native species, would enhance the bio-diversity of the area through creating green corridors linking in with the surrounding woodland/hedgerows.

5.43 Constraints

Vehicular access

5.43.1 Whilst potential exists to physically provide a new vehicular access onto Dittons Road, subject to the results of transport modelling would be required at both roundabouts to the west of the site required by the Highways Authority. Furthermore, bus, cycle and pedestrian infrastructure provision or improvements, will be required.

Potentially Contaminated Land

5.43.2 Investigative surveys will be required to establish whether contamination exists within the south-eastern part of the site and to determine the level of any mitigation measures that may be required.

Proximity of A27 trunk road and electricity sub-station

5.43.3 Noise emanating from the adjacent A22 trunk road, which skirts the western boundary of the site, may represent a constraint to the development within the western part of the site. Furthermore, a level of noise emanates from the electricity sub-station, located to the north-east of the site. Noise surveys of for both aspects area recommended to assess appropriate mitigation measures. Notwithstanding this, it is considered that noise mitigation measures can be incorporated within the layout/design of the development. Appropriate acoustic

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 355 mitigation measures which maximises the potential of the site for development, and reduce the visual impact of the mitigation measures used, will be sought.

Loss of agricultural land

5.43.4 The development of the site will involve the loss of agricultural land, which is currently used for grazing. However, given the location of the site on the edge of the built up area of Stone Cross and adjacent to the A22 trunk road, the value of the site for agriculture has already been diminished.

5.44 Additional infrastructure requirements to support the development of SDA 7: - Land south of Dittons Road adjacent to Golden Jubilee Way - Site F

5.44.1 Additional requirements which may be required to support the development of the site, may include:-

.New or improved access onto Dittons Road (subject to Highway studies and approval). .Provision of noise attenuation measures if required, (subject to noise survey) to mitigate noise generation from the Golden Jubilee Way and the electricity sub station. .Provision of any mitigation measures required in relation to any contamination in the south eastern part of the site (subject to further investigation).

5.45 Sustainability Appraisal Summary for Site F

5.45.1 In summary, the role of Site F as part of the larger SDA 7: Land north of Stone Cross, is SUPPORTED by the sustainability appraisal. The location of the site adjacent to the urban area of Stone Cross would provide opportunities to diversify the housing type and tenure in the area to meet local housing need. Connectivity to the wider area, particularly public transport routes, open space areas and commercial and community facilities could be easily and effectively achieved through strengthening footpath and cycle linkages and extending linkages particularly to the commercial/retail services, the local school, recreational and community facilities at Stone Cross.

5.45.2 The elevated nature of part of this site together the predominately south facing aspect presents potential for passive solar gain and solar power to be incorporated into the design of development. The topography of site also presents potential for SUDS which could assist climate change objectives through reducing surface water flow and absorption. The use, in the building design, of sustainable building materials and appropriate water efficiency measures also provides opportunities to address climate change.

5.45.3 The retention of the existing belt of mature trees positioned in a north/south direction in the middle part of the site presents opportunities, together with supplemental planting, for enhancing the biodiversity value of the site together

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 356 with providing enhanced linkages (green corridors) between the site and neighbouring sites.

5.45.4 The one sustainability theme which presents potential conflict with the development of this site is that of loss of agricultural land. The site is classified as grade 3 agricultural land and therefore, the development of part of this site would fail to protect this quality and versatile agricultural land. Notwithstanding this, the site is located between the A22 and the adjacent built-up area of Stone Cross and as such, it's value as agricultural land is already diminished.

5.46 Guiding Principles for Site F - Land south of Dittons Road adjacent to Golden Jubilee Way

5.46.1 The general guiding principles for the development of the site include;-

.Provision of between 77 and 92 new homes depending on the density applied, whilst providing a range of dwelling types and tenure, with at least 35% of the site being developed for affordable housing; .The provision of Section 106/CIL contributions towards the strategic infrastructure provision identified in the Core Strategy Infrastructure Delivery Plan, and towards the provision/enhancement of social, community and green infrastructure provision, both on and off site.

5.46.2 The site specific guiding principles for the development of the site shown on Figure 10.10: SDA 6&7 Guiding Principles for development of Stone Cross Site D, F and G and include;-

.Provision of a new vehicular access from Dittons Road, supported by traffic speed surveys to determine required visibility together with traffic modelling to demonstrate that sufficient capacity exists at the two roundabouts to the west of the site. Furthermore, bus stops, cycle and pedestrian infrastructure in the vicinity of the site will require upgrading. .Incorporate the existing public right of way that run through the site into the layout and design of the development, to enhance the connectivity of the site with the existing pedestrian and cycle linkages and to enhance accessibility into the services and facilities in Stone Cross. .Provision of adequate parking to support the development whilst supporting and encouraging the 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 enhanced screening and/or noise mitigation measures (where required) along the western and eastern boundary of the site, to mitigate against noise emanating from traffic on the adjacent A22 trunk road and electricity sub-station respectively. Acoustic mitigation measures which maximise the potential of the site for development will be sought. .Provision of appropriate habitat and landscaping enhancement measures, children's play space, leisure and recreation, as part of the provision of the green infrastructure and biodiversity requirements on site.

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 357 .Retain and enhance the tree and scrub lined bank that links the northern and southern parts of the site, in particular the bank of scattered trees and scrub dividing the two fields within the site. .Optimising within the site layout and building design, the potential within the site for incorporating passive solar heating and cooling and the reduction of carbon production through the provision of renewable sources of energy in line with proposed Building Regulation measures for energy consumption and water efficiency. .Provision of sustainable drainage solutions and the setting aside of suitable land for infiltration SUDS, balancing ponds and swales as part of the green infrastructure on this site. .Retention of existing mature trees where possible, to strengthen the new landscape structure and green infrastructure.

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 358 5.47 Site Appraisal - Site G - Dittons Nursery

5.47.1 A visual appraisal of the site surroundings is shown on Figure 10.9: SDA 6&7 Stone Cross Sites D, F & G Site Appraisal. In addition to the general site characteristics outlined on pages 4 - 7, the following aspects relate to consideration of the site for development:-

Adjoining housing

5.47.2 A linear form of housing is located opposite the southern boundary of the site along Dittons Road which comprises of a variety of dwellings of varying scales, designs and ages.

Current use of site and of adjoining land

5.47.3 The current use of the site is a garden centre/nursery together parts of the site used as a small golf training course. Nursery buildings and structures occupy the south-eastern part of the site with the remaining part of the site open/unoccupied with buildings. Existing woodland is located to the east of the site, with part of the site comprising ancient woodland. High voltage electricity pylons pass to the east of the site (north-south direction).

Access to the site

5.47.4 Current vehicular access to the site is via an established vehicular access to the garden centre/plant nursery, from Dittons Road. Pedestrian access to site is achieved over a public footpath which passes in a north/south direction within the eastern part of the site, leading from Dittons Road over the A27 and into the countryside beyond.

Other adjacent commercial and public land uses

5.47.5 The site has reasonable access (within 10 - 15 minutes walking distance) from a range of amenities and facilities within Stone Cross, including Stone Cross Surgery, Stone Cross Primary School, St Luke's Church and Church Hall and Stone Cross Local Shopping Centre, which includes a sizable convenience store.

Historic buildings/ancient monuments and settings

5.47.6 There are no historic buildings or ancient monuments on or immediately adjacent to the site.

The Views into the site

5.47.7 The site presents a prominent and exposed site located between the A27 trunk road along the northern boundary, the A22 trunk road to the west and Dittons Road to the south. Short range views onto and over the surrounding highways are afforded from the site together with long range views to the open countryside to the north and the Pevensey Levels beyond.

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 359

Landscape character

5.47.8 The Land north of the Dittons Road site is described within the Landscape Character Assessment and Development Option evaluation study of February 200954 as:-

'..... an area of flat, open urban fringe levels.....a very small strip of land between busy roads and dominated by them, There are views into the area from both roads and adjacent housing and from the countryside to the north...exposed and dominated by housing to the east.'

5.47.9 The landscape character of the site is an open, exposed, generally level site which is impacted upon both visually and audibly by the surrounding highways. The adjacent A22 and A27 trunk roads, which skirt the western and northern boundaries of the site, present prominent and overwhelming features. Notwithstanding this, the site presents a degree of variation in character between the more exposed and open western and northern fringe parts of the site to the less exposed south-eastern part of the site. In addition, the south- eastern part of the site is afforded a degree of containment by the existing woodland to the east of the site and the relative level below an embankment adjacent to Dittons Road.

Trees and Hedgerows

5.47.10 Arboriculture assessments were undertaken for all sites being considered as part of SDA 7 by WDC's Tree officer.

5.47.11 In summary, the arboriculture assessment concluded that the only group of trees which were considered to be of any landscape significance and worthy of retention, are located at the eastern end of the site. This is Ancient Woodland consists of deciduous trees and provides screening from the adjoining roads.

Ecology and Biodiversity

5.47.12 A phase 1 ecological assessment was undertaken of the site on behalf of WDC by The Ecology Consultancy55. The assessment identified the site comprises:-

' the retail section of Dittons Nursery with associated infrastructure and formally managed grounds...... is dominated by a field of semi- improved neutral grassland with road embankments and verges adjacent to its northern, western and southern boundary. The eastern part .....is dominated by plantation and broad-leaved semi-natural woodland. The section of woodland surrounding the pond and the

54 Wealden District Council - Local Development Framework - Landscape Character Assessment and Development Option Study - February 2009 - Wealden District Council Landscape and Biodiversity LDF Evidence Base 55 Wealden District Council - Ecological Assessment of the Strategic Sites Development Plan Document - The Ecology Consultancy - 2011- add web link when available

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 360 broad-leaved semi-natural woodland are both designated as Ancient Woodland.'

5.47.13 The woodland area known as The Dell to the east of the site, is designated as Ancient Woodland, and is a publicly accessible area of broad-leaved deciduous woodland with established informal pathways and a woodland seat. The woodland canopy was mature standard oaks with ivy. There were also a few mature hornbeam trees on the eastern boundary. Woodland surrounding the pond close to the southern boundary of site has a closed canopy and a dense shrub layer. A double bank and ditch bounded this area of woodland on the southern boundary with Dittons Road

5.47.14 To the east of the site is a young plantation of approximately ten year old native tree and scrub species. Tree species included dog-wood, hawthorn, beech, wild cherry, pedunculate oak, field maple, ash, rowan and hazel. The National Long Distance Footpath - 1066 Country Walk runs along the western boundary of the plantation.

5.47.15 An area of more mature plantation further to the east and separated by a grass path was dominated by mature Norway spruce trees with occasional self- seeded ash.

5.47.16 A steep embankment exists along the northern boundary running down towards the A27. It has been planted with young trees of wild cherry, apple, horse chestnut, Eucalyptus, weeping willow, Himalayan birch and maple species. A shelter belt of silver bitch and alder exists behind the nursery along with a small planting of fruit trees including apple, pear and plum. A copse of Italian alder, Himalayan birch and Kohuhu have been planted in the centre of the western field.

5.47.17 The study concluded that the site is of ecological value at the local level, due to its potential to support a range of declining and Biodiversity Action Plan (BAP) species, including Great Crested Newts, bats and dormice, and due to the presence of semi-improved neutral grassland and two areas of Ancient Woodland. In addition, the site provides potential for reptiles and invertebrates, which are considered to be features of value at the local level.

5.47.18 The site provides an important secondary and supporting role to the local ecological network, primarily by providing wildlife corridors for species moving between the urban areas of Stone Cross and the wider Wealden countryside.

5.47.19 The study recommends that any development proposals for the site should seek to retain, buffer and enhance the area of The Dell Ancient Woodland which is both a UK and Sussex BAP priority habitat.

5.47.20 Although The Dell is relatively small, it is considered to represent an area of captive countryside that has been isolated by local urban and road expansion. As such it is considered likely to function as a ‘core area’ within the SDA for remnant species populations that utilise woodland for cover, foraging and/or breeding etc. It also represents older (ancient) areas of woodland where there

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 361 has been continuity in vegetation cover since at least 1600AD and the assessment found that it supports specialist woodland plants i.e. Ancient Woodland Indicator (AWI) species.

5.47.21 The study recommended therefore that this ‘core area’ should be buffered with newly created native woodland and the retention of existing lines of tree/scrub and hedgerows, where they are suitably connected.

5.47.22 It was also noted in the study that lines of scattered trees/scrub and hedgerows forming internal and external boundaries are notable features which fulfil both a landscape and ecological function

5.47.23 The study also made a number of recommendations for further studies for bats, badger, dormice, reptiles Great Crested Newts and plants, within the site. These additional studies will need to be undertaken by the developer as part of the overall site appraisal and master planning prior to any planning submission.

Adjacent (and other relevant) designations - policy and environmental

5.47.24 Flood Zone 2 and 3a (tidal flood zone excluding defences) extends into the north-western part of the site. As such, the Environment Agency will need to be consulted in relation to the impact of development on the Flood Zone areas and on the Eastbourne and Willingdon Levels.

Landmark Buildings

5.47.25 There are no landmark buildings within or adjacent to this site.

Archaeological features

5.47.26 The site is not within a designated area of archaeological interest nor are there any records of finds nor any visible archaeological features on the site.

Any consultation areas emanating off site which will affect on site

5.47.27 Development on site will drain to Hailsham South Waste Water Treatment Works, which has limited consented capacity due to the impact of the discharge of treated waste water into the Pevensey Levels Ramsar Site and candidate SAC. Another impact which will need to be considered is the impact of surface water run off from the development onto the site into the Pevensey Levels. As the site is within the hydrological catchment area of the Pevensey Levels a Habitats Regulations Assessment will be required in consultation with the Environment Agency and Natural England.

Potentially Contaminated Land

5.47.28 Desk top studies show potential contaminated land to the south-eastern part of the site. Investigative surveys will be required to establish whether contamination exists (from the existing nursery use) together with an assessment of any mitigation measures required.

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 362

Public Rights of Way

5.47.29 A public footpath (No 20), the National Long Distance1066 Country Walk (a 51km long distance path) runs through the site (north to south) from the A27 trunk road onto Dittons Road.

Cycling

5.47.30 The Cuckoo Trail part of National Cycle Route No. 21 is located near to the western end of the site, to the west of Golden Jubilee Way.

5.48 Core Strategy Objectives

5.48.1 The Proposed Submission Core Strategy Document proposes 15 Strategic Objectives, detailed in Section 4 of the document, to achieve our vision for the District, that:-

'By 2030 Wealden will have successfully accommodated growth to meet future needs whilst protecting and enhancing its essential rural character and high quality environment and promoting the countryside as a resource for recreation and tourism. Its market towns will have regenerated providing opportunities for residents to access suitable housing, local jobs, services, facilities and recreational opportunities and a number of its villages and rural settlements will have enhanced their sustainability through successful growth including provision of affordable housing'.

5.48.2 Through the careful design and implementation of development within Strategic Development Area 7: Land north and west Stone Cross, a number of key Spatial Objectives would be achieved.

5.48.3 The Pevensey Levels are located some 2 kilometres from this site. As such, Spatial Objective SPO1 of the Proposed Submission Core Strategy is relevant in so far as development of this site will be required to be undertaken sensitively to ensure that the biodiversity and geodiversity attributes of the Pevensey Levels are protected.

5.48.4 The provision of housing on this site would contribute to the provision of 9600 homes across the District, as indicated in Spatial Objective SPO3 of the Proposed Submission Core Strategy, with the consequence of stimulating investment in Stone Cross and to lesser degree the town of Eastbourne, and comply with Planning Policy Statement 1: Delivering Sustainable Development56 and Planning Policy Statement 3: Housing57.

56 Planning Policy Statement 1 (PPS1): Delivering Sustainable Development - ODPM (2005) - Planning Policy Statement 1.pdf 57 Planning Policy Statement 3 (PPS 3): Housing - DCLG ( November 2006) - Planning Policy Statement 3.pdf

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 363 5.48.5 Encouraging more sustainable forms of transport and an integrated transport network will be an important part of the development of the District in line with Planning Policy Statement 1: Delivering Sustainable Development. Housing provision within this site would be provided with good access to public transport, with a high level of frequency and destinations reaching predominately to the south (Eastbourne), to the north (Hailsham, Uckfield and Heathfield beyond). Potential opportunities exist to enhance sustainable forms of transport supporting Spatial Objective SPO7.

5.48.6 Through optimising the south facing parts of this site for passive solar gain together with the introduction of water efficiency measures, the development of this site will support the achievement of Spatial Objective SPO9 and accord with the supplement to Planning Policy Statement 1: Planning and climate change58.

5.48.7 The provision of Green Infrastructure, leisure and recreation facilities is important to the well being of the community and will be included as an integral part of the development of the SDA, contributing 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 achieve our Spatial Objective SPO11 and be in accordance with Planning Policy Statement PPS 9: Biodiversity and Geological Conservation59.

5.48.8 Promoting high quality, inclusive, safe and attractive design, whilst retaining and promoting local distinctiveness, is important to the local community and will contribute to creating spaces and places which are sustainable, distinctive and where people want to live whilst addressing climate change. This will accord with Spatial Objective SPO13 Planning Policy Statement 1: Delivering Sustainable Development and the supplement to Planning Policy Statement 1: Planning and climate change.

5.48.9 Working with partners to ensure that Wealden remains a safe place, as outlined in Spatial Objective SPO12, will support the development of the SDA and the creation of safe, balanced and sustainable communities, in line with Planning Policy Statement 12: Local Spatial Planning60.

5.48.10 Through partnership working across the District and in relation to the development of Stone Cross (within both SDA 6 and SDA 7), we will achieve Spatial Objective SPO15 by working with Infrastructure Providers to ensure that the required infrastructure is provided at the right time to support development (both on site and off), with financial contributions from developers as appropriate. This is in accordance also with Planning Policy Statement 12: Local Spatial Planning.

58 Supplement to Planning Policy Statement 1( PPS 1) on Planning and Climate Change - DCLG (December 2007) - Supplement to Planning Policy Statement 1.pdf 59 Planning Policy Statement 9 (PPS 9): Biodiversity and Geological Conservation - ODPM (August 2005) - Planning Policy Statement 9.pdf 60 Planning Policy Statement 12 (PPS 12): Local Spatial Planning - DCLG (2008) - Planning Policy Statement 12.pdf

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 364 Opportunities and Constraints

5.49 Opportunities

Previously Developed Land

5.49.1 Opportunities exist to redevelop the existing part of the site currently occupied with Garden Centre buildings and structures, thereby making the best use of previously developed parts of the site.

Vehicular, pedestrian and cycle access

5.49.2 Opportunity exists to utilize and upgrade the existing vehicular access into the site from Dittons Road. Opportunity exists to incorporate the existing public footpath that runs through the site into the layout and design of the development and to increase connectivity from the site to the services and facilities at Stone Cross. Furthermore, potential exists to provide a pedestrian/cycle link into the adjacent site to the east, should the adjacent site also be included within the final Strategic Sites Allocation Development Plan Document.

Creating open space/green infrastructure provision

5.49.3 The site provides the opportunity to provide additional open space and recreational space to support the development as part of the green infrastructure provision.

Opportunities to address climate change issues and include renewable energy

5.49.4 Opportunities exist to optimise the use of passive solar gain, and the use of solar panels or photovoltaic energy generation in the design of dwellings. Furthermore, the topography of the site presents potential for the incorporation within the layout of SUDS assisting climate change objectives through reducing surface water flow and absorption.

Enhance biodiversity value of the site

5.49.5 Opportunities exist through the design and layout of the development to enhance biodiversity and ecological value of the site, through the incorporation of SUDS. In addition, the retention of boundary hedges and significant trees, together with the enhancement of planting within the site would help to enhancing the bio-diversity of the are through creating green corridors linking in with the woodland to the east and south-east of the site.

5.50 Constraints

Vehicular access

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 365 5.50.1 Whilst potential exists to physically provide a new vehicular access onto Dittons Road, transport modelling would be required at both roundabouts to the west of the site by the Highways Authority to assess access requirements. Furthermore, bus, cycle and pedestrian infrastructure provision or improvements will also be required. This may impact upon the layout of any proposed development.

Potentially Contaminated Land

5.50.2 Investigative surveys will be required to establish whether contamination exists within the south-eastern part of the site (from the existing nursery use) and to define any mitigation measures required, which may impact upon the land available for development.

Proximity of A27 and A22 trunk roads

5.50.3 Noise emanating from the adjacent A22 and A27 trunk roads, which skirts the western and northern boundaries of the site represent a constraint to the development of the site. Detailed noise surveys are recommended to assess the most appropriate noise mitigation measures for the visually sensitive site. Notwithstanding this, it is considered that appropriate noise mitigation measures can be incorporated within the layout/design of the development.

Exposed/prominent site within the landscape

5.50.4 The western and northern parts of the site are exposed to short range views from the adjacent A27 and A22 trunk roads. Creative building design together with creative landscaping would be required to provide a satisfactory quality of development on this prominent and exposed site.

Loss of agricultural land

5.50.5 The development of the site will involve the loss of agricultural land, which is currently used for grazing. However, given the location of the site on the edge of the built up area of Stone Cross and adjacent to the A22 trunk road, the value of the site for agriculture has already been diminished.

Loss of employment land

5.50.6 The development of the site would involve the loss of existing employment land, currently provided through the garden centre/nursery and golf training facilities.

Buffer to ancient woodland

5.50.7 Provision of an appropriate buffer (around 15 metres) between new development and the existing Ancient Woodland - The Dell, to the south-west of the site, would be required. This will impact upon the potential land available and the layout of the development.

5.51 Additional infrastructure requirements to support the development of SDA 7: Dittons Nursery - Site G

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 366

5.51.1 Additional requirements which may be required to support the development of the site, may include:-

.New or improved access onto Dittons Road (subject to Transport modelling and Highway Authority approval). .Provision of adequate noise attenuation (subject to noise survey) to mitigate the noise generation from the A27/A22. .Provision of appropriate buffer zones adjacent to areas of Ancient Woodland, abutting the eastern boundary of the site. .Provision of any mitigation measures required in relation to any contamination in the south eastern part of the site. (subject to further investigation).

5.52 Sustainability Appraisal Summary

5.52.1 In summary, the role of Site G as part of the larger SDA 7: Land north of Stone Cross, is SUPPORTED by the sustainability appraisal. The location of the site adjacent to the urban area of Stone Cross would provide opportunities to diversify the housing type and tenure in the area to meet local housing need. Connectivity to the wider area, particularly public transport routes, open space areas and commercial and community facilities could be easily and effectively achieved through strengthening footpath and cycle linkages and extending linkages particularly to the commercial/retail services, the local school, recreational and community facilities at Stone Cross.

5.52.2 The level nature of the site presents potential for passive solar gain and solar power, and SUDS measures to be incorporated into the design of development, assisting climate change objectives through reducing carbon emissions, reducing surface water flow and assisting absorption. In addition the use, in the building design, of sustainable building materials and appropriate water efficiency measures also provides opportunities to address climate change.

5.52.3 However, the redevelopment of this site would result in the loss of existing employment provision, reducing employment opportunities to the local community.

5.53 Guiding Principles for Site G - Dittons Nursery Site

5.53.1 The general guiding principles for the development of the site include;-

.Provision of between 62 - 122 new homes, depending on the land take and density applied, whilst providing a range of dwelling types and tenure, with at least 35% of the site being developed for affordable housing; .The provision of Section 106/CIL contributions towards the strategic infrastructure provision identified in the Core Strategy Infrastructure Delivery Plan, and towards the provision/enhancement of social, community and Green Infrastructure provision, both on and off site.

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 367 5.53.2 The site specific guiding principles for the development of the site shown on Figure 10.10: SDA 6&7 Guiding Principles for development of Stone Cross Site D, F and G and include;-

.Use and enhancement (if appropriate) of the existing vehicular access from Dittons Road, supported by junction analysis and modelling to support the likely traffic impact of the development of the site. Provision of or upgrading/improvement of local bus stops, cycle and pedestrian infrastructure in the vicinity of the site. .Incorporate the existing public right of ways that run through the site into the layout and design of the development, to enhance the connectivity of the site with the existing pedestrian and cycle linkages and to enhance accessibility into the services and facilities in Stone Cross. .Provision of adequate parking to support the development whilst supporting and encouraging the 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 enhanced screening and/or appropriate noise mitigation measures along the northern and western boundaries of the site, to mitigate against noise emanating from traffic on the adjacent A27 and A22 trunk roads. Acoustic mitigation measures which maximise the potential of the site for development, whilst appreciating the highly visible nature of the site, will be sought. .Provision of appropriate habitat and landscaping enhancement measures, children's play space, leisure and recreation, as part of the provision of the green infrastructure and biodiversity requirements on site. .Optimising within the site layout and building design, the potential for incorporating passive solar heating and cooling and the reduction of carbon production through the provision of renewable sources of energy. The development of the site should comply with proposed Building Regulation measures for energy consumption and water efficiency. .Provision of sustainable drainage solutions and the setting aside of suitable land for infiltration SUDS, balancing ponds and swales as part of the Green Infrastructure on this site. .Retention and enhancement of existing mature hedgerows and trees where possible, to strengthen the new landscape structure, Green Infrastructure and local habitat and biodiversity. .Provision of open space and amenity land adjacent to the Flood Zone, incorporating a climate change buffer to protect new development in proximity of the flood zone, supported by a Flood Risk Assessment, (where appropriate to the option proposed). .Provision of an appropriate buffer (around 15 metres) between new development and the existing Ancient Woodland area of The Dell, to the south-west of the site.

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 368 5.54 Options for the development of SDA 6 & SDA 7 at Stone Cross

5.54.1 The Core Strategy identifies two broad locations for development around the settlement of Stone Cross - SDA 6: East of Stone Cross and SDA 7: North of Stone Cross. The Core Strategy allocates 650 new homes to Stone Cross but allows flexibility between the two areas to reach this requirement. In order to determine the most appropriate distribution of growth therefore, the options for development are considered across both SDA's within the Stone Cross area. Site E: Land off Hailsham Road and Peelings Lane has been rejected through our character assessment, analysis and sustainability appraisal of the SDA's and will not be considered as part of the generation of Options for development.

5.54.2 The consideration of both SDA's together allows comparison of all potential sites and of all the available options being considered. For the purposes of this exercise a variety of density ranges are adopted - ranging from 15dph (only on Site A) to 30dph. This takes account of the size of some of the sites and constraints associated with these, particularly topography and gradient (as in Site A - and the southern part of Site B) and also factors such as noise mitigation (Sites D and G) the requirement for buffers to Ancient Woodland (Sites D and G), Flood risk zone mitigation measures (Site A) the protection of High Pressure Gas mains (Site D) and potential land contamination (Sites C, F and G).

5.54.3 Applying rough density calculations, a density of approximately 25dph would require 26ha of land to accommodate the new residential development, and at 30dph approximately 22ha of land would be required to accommodate the new residential development. However, the range of densities shown in the options, taking into account constraints, ranges from just under 26ha of land to just under 29ha of land required to achieve 650 new homes. This is considered necessary to enable a reasonable density to be achieved on individual sites which may be impacted by topography and such aspects as the noise attenuation measures employed.

5.54.4 There is more land available within the two SDA's than is required to provide the housing allocated to Stone Cross. However, some sites are constrained by site infrastructure requirements, or sensitivity to noise or potential visual impact on the wider landscape.

5.54.5 Through the assessment of sites and due to the local infrastructure constraints, particularly access, noise attenuation, Ancient Woodland buffer Zones and issues involved in the possible development of Site E: Land off Hailsham Road adjacent to Peelings Lane, this site has not been considered further in the generation of options.

5.54.6 The individual site appraisals outlined above, carried out for SDA 6 and SDA 7, together with the opportunities and constraints identified and the sustainability appraisal, provide the basis of the option generation. From this assessment a number of alternative options for the development of SDA 6 and SDA 7 have been put together.

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 369 Option 1: Focus on the south and south east of Stone Cross with limited growth north of Dittons Road.

5.54.7 This option utilises part of Site A, Site B, Site C, within SDA 6 accommodating up to 433 new homes, and Site D and part of Site G within SDA 7, accommodating up to 217 new homes, to achieve the 650 dwellings required across the two SDA's for Stone Cross, as shown on Figure 10.11: SDA 6&7 Stone Cross Option for development 1, and in the table below.

5.54.8 The balance of land take and the number of homes achieved in Option 1 is roughly two thirds to SDA 6 (Stone Cross East) and one third to SDA 7 (Stone Cross North).

Option 1: SDA 6 and SDA 7 land take, density and housing numbers achievable

Site Location Land take Density Housing Nos A Friday Street 6.02ha 66 at 15dph 104 (part) 38 at 24dph B South of Rattle 7.65ha 30dph 229 Road C North of Rattle 3.35ha 30dph 100 Road Total 17.02ha 433 SDA 6 D North of Dittons 4.91ha 20dph 98 Road G Dittons Nursery 5.96ha 20dph 119 (part) Total 10.87ha 217 SDA 7 Overall 27.89ha 650 Total

5.54.9 This option maximises the most deliverable sites to the east and south east, whilst reducing the land take to the south east of Stone Cross (on the boundary of Eastbourne Borough) in order to protect potentially sensitive landscape aspects. The option provides development to the north of Stone Cross, where consideration of noise mitigation will be required, however longer views are also protected. This option involves the loss of employment provision, through the redevelopment of the Dittons Nursery site (Site G).

5.54.10 This option would accommodate the required new homes allocation of 650 new homes, utilising approximately 27.89 ha, of the potential land available for development.

Pros and cons of Option 1

5.54.11 The pros in relation to Option 1 include:-

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 370

.Consolidates development to the east of Stone Cross through the development of Sites B and C. .Reduced land take in Site A, reduces possible visual impact upon the Mountney Levels .Provides opportunities to improve the visual quality of the ridgeline in Site A, through removal of the existing farm and outbuildings and landscaping of the ridgeline. .Retains an element of open land adjacent to the roundabout at the A27/A22 Golden Jubilee Way

5.54.12 The cons in relation to Option 1 include:-

.Loss of local employment use at Dittons Nursery (Site G). .Noise attenuation will be required on Sites D and G, to mitigate against noise emanating from the adjacent A27A22. .The southern part of Site C, adjacent to the railway, may been seen to 'close' the perceived 'gap' with Eastbourne and the existing development at Friday Street. .Possible reduced number of dwellings and lower density on Site A due to topography of the site and available points of access.

Option 2: Focus on the south and south east of Stone Cross, with limited growth north and south of Dittons Road.

5.54.13 This option utilises part of Site A, Site B, and Site C, within SDA 6 accommodating up to 436 new homes, and Site D and Site F within SDA 7, accommodating up to 214 new homes, as shown on Figure 10.12: SDA 6&7 Stone Cross Option for development 2, and in the table below.

5.54.14 The balance of land take and the number of homes achieved in Option 2 is just over two thirds to SDA 6 (Stone Cross East) and just under one third to SDA 7 (Stone Cross North).

Option 2: SDA 6 and SDA 7 land take, density and housing numbers achievable

Site Location Land take Density Housing Nos A Friday Street 6.22ha 69 at 15dph 107 (part) 38 at 24dph B South of Rattle 7.65ha 30dph 229 Road C North of Rattle 3.35ha 30dph 100 Road Total 17.22ha 436 SDA 6 D North of Dittons 4.91ha 25dph 122 Road F South of Dittons 3.71ha 25dph 92

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 371 Road Total 8.62ha 214 SDA 7 Overall 25.84ha 650 Total

5.54.15 Option one does require greater land take in Site A, on land within Wealden adjacent to the Eastbourne boundary, and includes land in Site A which is within an area where the landscape is open to longer views from the Mountney Levels to the east.

5.54.16 This option does not require the development of employment land (Site G) so enabling the site to be retained for employment use and reduces the issues of noise impact created by locating development close to the A27/A22 in this location. This option however does retain 'perceived open land' close to the roundabout between Polegate and Stone Cross.

5.54.17 This option would accommodate the required new homes allocation of 650 new homes, utilising just over 25.84 ha of the potential land available for development.

Pros and cons of Option 2

5.54.18 The pros in relation to Option 2 include:-

.Retains local employment opportunities at Dittons Nursery (Site G) .Reduces the scale of noise attenuation required to Site D only .Retains the 'open aspect' around the A27/Golden Jubilee Way roundabouts and the perceived 'gap' between the settlements of Polegate and Stone Cross .Provides opportunities to improve the visual quality of the ridgeline in Site A, through removal of the existing farm and outbuildings and landscaping of the ridgeline .Consolidates development to the east of Stone Cross through the development of Sites B and C.

5.54.19 The cons in relation to Option 2 include:-

.Development of the southern part of Site C, adjacent to the railway, may been seen to 'close' the perceived 'gap' with the existing development at Friday Street. .Possible reduced number of dwellings and lower density on Site A due to topography of the site and available points of access, however the extra land available on Site A may provide some mitigation. .Brings more development in Site A into an area where there is potential visual impact on the wider landscape and views from Mountney Levels, which would require careful layout design and landscape screening. .Increases the potential development in close proximity to the boundary of Eastbourne, which may potentially impact upon services provided within the Langney area of Eastbourne (both positively and negatively).

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 372 .A larger development site at Friday Street (Site A) may be perceived as reducing the perceived 'gap' between Stone Cross and Eastbourne/Langney. .Development of Site F, on raised ground adjacent to Golden Jubilee Way, may be visible from the South Downs National Park, and from the Eastbourne levels and will require sensitive layout design and landscaping. .Development of Site F may be seen to reduce the perceived 'gap' between the settlements of Polegate and Stone Cross, particularly when viewed from the south.

Option 3: Greater focus at Friday Street.

5.54.20 This option utilises a larger part of Site A than in Options 1 and 2, a smaller part of Site B than in Options 1 and 2, and Site C within SDA 6 accommodating up to 441 new homes, and Site D and part of Site G within SDA 7, accommodating up to 209 new homes, as shown on Figure 10.13: SDA 6&7 Stone Cross Option for development 3, and in the table below.

5.54.21 The balance of land take and numbers of homes achieved in Option Three is roughly just over two thirds to SDA 6 (Stone Cross East) and just under one third to SDA 7 (Stone Cross North).

Option 3: SDA 6 and SDA 7 land take, density and housing numbers achievable

Site Location Land take Density Housing Nos A Friday Street 14.02ha 217 at 18dph 255 (part) 38 at 24dph B South of Rattle 3.93ha 30dph 117 Road (part) C North of Rattle 3.35ha 30dph 100 Road Total 21.30ha 472 SDA 6 D North of Dittons 4.91ha 30dph 147 Road G Dittons Nursery 3.51ha 12dph 31 (part) Total 8.42ha 178 SDA 7 Overall 29.72ha 650 Total

5.54.22 This option maximises development potential to the South East of Stone Cross, without impacting on the long views into the site from the Mountney Levels to the east. Development around Stone Cross itself is more limited than Option 1 and Option 2, providing a gap between Stone Cross and Polegate.

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 373 5.54.23 This option would accommodate the required new homes allocation of 650 new homes, utilising approximately 28.72 ha of the potential land available for development.

Pros and cons of Option 3

5.54.24 The pros in relation to Option 3 include:-

.May enable the retention of local employment opportunities at Dittons Nursery whilst enabling some development on the site also (Site G). .Retains the open aspect around the A27/A22 Golden Jubilee Way roundabouts and the perceived 'gap' between the settlements of Polegate and Stone Cross. .Consolidates development to the east of Stone Cross through the development of Site B and part of Site C. .Provides opportunities to improve the visual quality of the ridgeline in Site A, through removal of the existing farm and outbuildings and landscaping of the ridgeline. .Provides greater land take on Site A to enable site layout and landscaping to take account of topography and the wider landscape impact on the Mountney levels. .Reduced Site C, avoiding development to the south adjacent to the railway, retains perceived 'gap' with the existing development at Friday Street.

5.54.25 The cons in relation to Option 3 include:-

.Brings more development in Site A into an area where there is potential visual impact on the wider landscape and views from Mountney Levels, which would require careful layout design and landscape screening. .Increases further the potential development in close proximity to the boundary of Eastbourne, which may potentially impact upon services provided within the Langney area of Eastbourne (both positively and negatively). .Larger development site at Friday Street (Site A) may be perceived as closing the perceived 'gap' between the settlements of Stone Cross and Eastbourne/Langney.

Option 4: Balancing development across the Stone Cross sites, through using all or parts of all identified potential sites.

5.54.26 This option utilises a smaller part of Site A than in Options 1, 2 and 3, uses Site B and Site C, within SDA 6 accommodating up to 329 new homes, and Site D, Site F and part of Site G within SDA 7, accommodating up to 321 new homes, as shown on Figure 10.14: SDA 6&7 Stone Cross Option for development 4, and in the table below.

5.54.27 The balance of land take and number of homes achieved in each SDA is fairly equal in Option 4, with roughly 51% to SDA 6 and 49% to SDA 7.

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 374 Option 4: SDA 6 and SDA 7 land take, density and housing numbers achievable

Site Location Land take Density Housing Nos A Friday Street 1.62ha 38 at 24dph 38 (part) B South of Rattle 7.65ha 25dph 191 Road C North of Rattle 3.35ha 30dph 100 Road Total 14.24ha 329 SDA 6 D North of Dittons 4.91ha 25dph 122 Road F South of Dittons 3.71ha 21dph 77 Road G Dittons Nursery 4.91ha 25dph 122 (part) Total 13.53ha 321 SDA 7 Overall 27.73ha 650 Total

5.54.28 This option maximises development within the Stone Cross area, with no development along the Eastbourne boundary. This option does not seek to maximise the benefits of locating development close to Eastbourne, but does minimise the impact upon longer views from the Mountney Levels to the east.

5.54.29 This option would accommodate the required new homes allocation of 650 new homes, utilising approximately 27.73 ha of the potential land available for development.

Pros and cons of Option 4

5.54.30 The pros in relation to Option 4 include:-

.Retains an element of the open aspect around the A27/A22 Golden Jubilee Way roundabouts and the perceived 'gap' between the settlements of Polegate and Stone Cross at this point. .Consolidates development to the east of Stone Cross through the development of Sites B and C. .Reduces development on Site A to that which currently has planning consent, thereby avoiding impact upon the wider landscape, impact upon facilities at Langney and retains perceived 'gap' between settlements. .Retains existing employment provision at Friday Street Farm.

5.54.31 The cons in relation to Option 4 include:-

.Loss of local employment use at Dittons Nursery (Site G).

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 375 .Noise attenuation will be required on Sites D and G, to mitigate against noise emanating from the adjacent A27, and possibly in relation to noise from the A22 Golden Jubilee Way in Site F. .The southern part of Site B, adjacent to the railway, may been seen to 'close' the perceived 'gap' with the existing development at Friday Street. .The development of Site F, on raised ground adjacent to Golden Jubilee Way, will be visible from the South Downs National Park, and will require sensitive layout design and landscaping. .The development of Site F may be seen to reduce the perceived 'gap' between the settlements of Polegate and Stone Cross, particularly when viewed from the south. .Does not provide the opportunity to improve the visual quality of the ridgeline in Site A, as part of the overall development, through removal/replacement of the existing farm and outbuildings and landscaping of the ridgeline, as in Options 1, 2 and 3.

5.55 SA of Options for SDA 6: Land East of Stone Cross and SDA 7: Land North of Stone Cross

5.55.1 An assessment of the development options presented for SDA 6 and 7 against the 22 Sustainability Appraisal objectives, has been carried out and is attached in full at Appendix B.

Table 5.2: Summary of Sustainability Appraisal of Options for SDA 6: Land to the East of Stone Cross and SDA 7: Land to the North of Stone Cross

Potential Benefits Potential Problems and Mitigation .Option 3 with provision of a large .Options 1 and 4 require site (site A) encourages development on employment deliverability and prevents the land, which is not offset issues of delivering small sites elsewhere in the area. with a number of landowners .Development on all options will .Option 3 has links to the require development on land to sustainable centre of Eastbourne the north of Stone Cross with a and help regenerate Langney. resulting need to provide noise mitigation. This is limited in Option 2 compared to all other options. .Development of site A requires mitigation in terms of drainage to the Mountney Levels. This affects all options except Option 4. .Option 4 creates the greatest potential for coalescence of Stone Cross with Polegate and the least potential for coalescence with Eastbourne. .Option 3 creates the least potential for coalescence of Stone Cross with Polegate and the most

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 376 potential for coalescence with Eastbourne. .All options involve development close to Ancient Woodland.

5.55.2 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 development, and/or in the development of alternative options for consideration.

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 377 Figure 10.1: SDA 6&7 Stone Cross Core Strategy Strategic Sites Context Plan

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 378 Figure 10.2: SDA 6 Stone Cross East and South East Land Availability Plan

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 379 Figure 10.3: SDA 7 Stone Cross North Land Availability Plan

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 380 Figure 10.4: SDA 6&7 Stone Cross Sub Areas

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 381 Figure 10.5: SDA 6&7 Stone Cross Site A Site Appraisal

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 382 Figure 10.6: SDA 6&7 Guiding Principles for development of Stone Cross Site A

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 383 Figure 10.7: SDA 6&7 Stone Cross Sites B, C & E Site Appraisal

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 384 Figure 10.8: SDA 6&7 Guiding Principles for development of Stone Cross Sites B&C

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 385 Figure 10.9: SDA 6&7 Stone Cross Sites D, F & G Site Appraisal

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 386 Figure 10.10: SDA 6&7 Guiding Principles for development of Stone Cross Sites D, F&G

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 387 Figure 10.11: SDA 6&7 Stone Cross Option for development 1

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 388 Figure 10.12: SDA 6&7 Stone Cross Option for development 2

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 389 Figure 10.13: SDA 6&7 Stone Cross Option for development 3

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 390 Figure 10.14: SDA 6&7 Stone Cross Option for development 4

SDA 6: Stone Cross East and SDA 7: Stone Cross North - SSDPD Background Paper - December 2011. 391

392

Appendix A

SA of Strategic Sites - Constraints & Opportunities Sustainability Appraisal

Key

Development will support sustainability objectives No Sustainability constraints

Sustainability issues, mitigation considered achievable Sustainability issues, mitigation considered problematic Absolute sustainability constraints

393 Appendix A

SA of Strategic Sites - Constraints & Opportunities Analysis SDA 6&7: Site A

Site Assessment Table for Site Threshold Assessment SDA 6 - Land at Stone Cross Land at Friday Street Site A

SA Appraisal Split Constraint Notes Comments Assessment Environmental Constraints

Flood Risk Sustainability Options 2 and 3 Developable area issues, includes minority parts proposed outside flood mitigation of site located within zones. Vehicular access considered Flood zone 2 and 3a - proposed from Pennine achievable fluvial (excluding Way. Pennine Way and defences). All options existing residential includes vehicular development adjacent access from Pennine currently within Flood Way, which is located in zone 2 and 3a - tidal, tidal Flood Zone 2 and excluding defences 3A (excluding defences). Low probability of flooding (tidal). Efficient Use Sustainability Agricultural Land Site is located next to of Land issues, Classification grade 3. the built-up area of mitigation Development fails to Stone Cross as such, considered protect best and most it's value as agricultural problematic versatile agricultural land is already land diminished. Air Quality Development No adverse effect on air There are no Air Quality will support quality and Monitoring Areas in Sustainability opportunities to Wealden Objectives remediate existing quality issues Biodiversity Development Site known not to have Extended phase 1 will support any biodiversity ecological survey being Sustainability constraints and to have commissioned, results Objectives opportunities for awaited as of early June biodiversity 2011. enhancement Landscape No Potential to limit Short range views from sustainability adverse impacts and to south-west part of site constraints conserve existing into built up area within qualities. Eastbourne. Long range views to the east, north east and south east from the more elevated/central parts of the site to the Pevensey Levels/Ramsar site

394 beyond (around 2 km to the north and north east) Development Opportunities

Accessibility

Walking Sustainability Relatively close GP surgery, Primary issues, proximity but limitations School and mitigation in the range of facilities Convenience store all considered and/or quality of within 10-15 minutes achievable connections and/or walking distance at difficult topography Stone Cross and at Langley (retail centre) Cycling Sustainability Relatively close Currently no dedicated issues, proximity but limitations cycle links to services mitigation in the range of facilities and facilities but considered and/or quality of potential to enhance achievable connections and/or connectivity difficult topography Public No Close proximity (within 6 bus stops within 5 Transport sustainability 400m) to public minutes walking constraints transport link which has distance, destinations to good frequency to a Eastbourne, Pevensey basic range of services and Hailsham and facilities Private Car No No immediate highway Pennine Way is a sustainability constraints. distributor road which constraints Improvements required links directly onto a to wider network. Class B highway (B2104) which leads from Stone Cross into Eastbourne Energy No Good opportunities to Majority of developable sustainability incorporate renewal area is south facing, constraints energy /energy suitable for solar power efficiency initiatives into to be incorporated into development design and suitable for wind generation. Regeneration Sustainability Reasonable integration Relationship to both of Town issues, and relationship to town Stone Cross and Centres mitigation centre, with Eastbourne (site within considered opportunities to improve close proximity - 15 achievable connectivity, quality of minutes walking public realm or town distance of Langley centre amenities. area of Eastbourne) Balanced & Healthy Communities

Sustainability Sustainability Good opportunities to Site strongly associated Summary issues, contribute to with Langley area of mitigation regeneration or Eastbourne to the considered enhance community south. Proximity to achievable viability or vibrancy services in Stone Cross and Eastbourne provides opportunities to incorporate into

395 existing communities. Potential to contribute to the regeneration of Langley.

396 Appendix A

SA of Strategic Sites - Constraints & Opportunities Analysis SDA 6&7: Site B

Site Assessment Table for Site Threshold Assessment SDA 6 - Land at Stone Cross Land south of Rattle Road Site B

SA Assessment Appraisal Constraint Notes Comments Environmental Constraints

Flood Risk Development will Located within zone 1: Topography may support low probability of present potential for Sustainability flooding and scope to infiltration SUDS and Objectives provide remediation scope to set aside land against flood risk either within site for on or off site swales/balancing ponds Efficient Use Sustainability Agricultural Land Site is located next to of Land issues, mitigation Classification grade 3. the built-up area of considered Development fails to Stone Cross as such, problematic protect best and most it's value as agricultural versatile agricultural land is already land diminished. Air Quality Development will No adverse effect on air There are no Air Quality support quality and opportunities Monitoring Areas in Sustainability to remediate existing Wealden Objectives quality issues Biodiversity Development will Site known not to have Extended phase 1 support any biodiversity ecological survey being Sustainability constraints and to have commissioned, results Objectives opportunities for awaited as of early June biodiversity 2011. enhancement Landscape No sustainability Potential to limit adverse Long range views from constraints impacts and to conserve elevated ground within existing qualities. the western part of the site over countryside, Westham and the Pevensey Levels beyond (around 1.5 km to the north-east) Development Opportunities Accessibility

Walking Sustainability Relatively close GP surgery, Primary issues, mitigation proximity but limitations School and considered in the range of facilities Convenience store all achievable and/or quality of within 10 minutes connections and/or walking distance at difficult topography Stone Cross Cycling Sustainability Relatively close Topography to services issues, mitigation proximity but limitations and facilities not limiting,

397 considered in the range of facilities currently no dedicated achievable and/or quality of cycle links to services connections and/or and facilities difficult topography Public No sustainability Close proximity (within 6 bus stops within 5 Transport constraints 400m) to public minutes walking transport link which has distance, destinations to good frequency to a Eastbourne and basic range of services Pevensey Bay and facilities Private Car No sustainability No immediate highway Within 0.5 km of the constraints constraints. Upgrades site, Rattle Road links required to wider onto two classified network. highway (Class B); Dittons Road (B2247) which leads onto the A27/A22 roundabout to the west Lion Hill/Friday Street (B2104) which runs south leading into Eastbourne. Energy No sustainability Good opportunities to Site is east facing and constraints incorporate renewal so suitable for solar energy /energy power to be efficiency initiative into incorporated into development design. The elevated part of the site is on high ground presenting potential suitability for wind generation. Regeneration Sustainability Reasonable integration Site within 10 minutes of Town issues, mitigation and relationship to walking distance of Centres considered Stone Cross, with services and facilities achievable opportunities to improve within Stone Cross, connectivity, quality of potential to strengthen public realm or town quality and viability of centre amenities. amenities Balanced & Healthy Communities Sustainability Sustainability Good opportunities to Located at the edge of Summary issues, mitigation contribute to settlement. Some considered regeneration or enhance concern over integration achievable community viability or with the community vibrancy centre as the ridgeline on Rattle Road physically severs the area from the rest of Stone Cross. Notwithstanding this, if designed with cohesive communities in mind to strengthen the vibrancy of the settlement, there is potential to enhance community viability and vitality

398

399 Appendix A

SA of Strategic Sites - Constraints & Opportunities Analysis SDA 6&7: Site C

Site Assessment Table for Site Threshold Assessment SDA 6 - Land At Stone Cross Land North of Rattle Road Site C

SA Assessment Appraisal Constraint Notes Comments Environmental Constraints

Flood Risk No sustainability Located within zone 1: Topography may constraints low probability of present potential for flooding infiltration SUDS and scope to set aside land within site for swales/balancing ponds Efficient Use Sustainability Agricultural Land Site is located next to of Land issues, mitigation Classification grade 3. the built-up area of considered Development fails to Stone Cross as such, problematic protect best and most it's value as agricultural versatile agricultural land is already land diminished. Air Quality Development will No adverse effect on air There are no Air Quality support quality and opportunities Monitoring Areas in Sustainability to remediate existing Wealden Objectives quality issues Biodiversity Development will Site known not to have Extended phase 1 support any biodiversity ecological survey being Sustainability constraints and to have commissioned, results Objectives opportunities for awaited as of early June biodiversity 2011. enhancement Landscape No sustainability Potential to limit constraints adverse impacts and to conserve existing qualities Development Opportunities

Accessibility

Walking Sustainability Relatively close GP surgery, Primary issues, mitigation proximity but limitations School and considered in the range of facilities Convenience store all achievable and/or quality of within 10 minutes connections and/or walking distance at difficult topography Stone Cross Cycling Sustainability Relatively close Topography to services issues, mitigation proximity but limitations and facilities not limiting, considered in the range of facilities currently no dedicated achievable and/or quality of cycle links to services connections and/or and facilities

400 difficult topography Public No sustainability Close proximity (within 6 bus stops within 5 Transport constraints 400m) to public minutes walking transport link which has distance, destinations to good frequency to a Eastbourne and basic range of services Pevensey Bay and facilities Private Car No sustainability No immediate highway Within 0.5 km of the constraints constraints. Upgrades site, Rattle Road links required to wider onto two classified network. highway (Class B); Dittons Road (B2247) which leads onto the A27/A22 roundabout to the west Lion Hill/Friday Street (B2104) which runs south leading into Eastbourne. Energy No sustainability Good opportunities to Site is east facing and constraints incorporate renewable so suitable for solar energy /energy power to be efficiency initiatives into incorporated into development design. Regeneration Sustainability Reasonable integration Site within 10 minutes of Town issues, mitigation and relationship to walking distance of Centres considered Stone Cross, with services and facilities achievable opportunities to improve within Stone Cross, connectivity, quality of potential to strengthen public realm or town quality and viability of centre amenities. amenities Balanced & Healthy Communities Sustainability Sustainability Good opportunities to Located at the edge of Summary issues, mitigation contribute to settlement. Some considered regeneration or concern over integration achievable enhance community with the community viability or vibrancy centre as the ridgeline on Rattle Road physically severs the area from the rest of Stone Cross. Notwithstanding this, if designed with cohesive communities in mind to strengthen the vibrancy of the settlement, there is potential to enhance community viability and vitality

401

402 Appendix A

SA of Strategic Sites - Constraints & Opportunities Analysis SDA 6&7: Site D

Site Assessment Table for Site Threshold Assessment SDA 7 - Land At Stone Cross Land North of Dittons Road Site D

SA Assessment Appraisal Constraint Notes Comments Environmental Constraints

Flood Risk Development will Located within zone 1: Topography and ground support low probability of conditions potentially Sustainability flooding and scope to suitable for infiltration Objectives provide remediation SUDS and scope to set against flood risk either aside land within site for on or off site swales/balancing ponds Efficient Use Sustainability Agricultural Land Site is located between of Land issues, mitigation Classification grade 3. A27 and Dittons Road considered Development fails to as such, it's value as problematic protect best and most agricultural land is versatile agricultural already diminished, land Air Quality Development will No adverse effect on air There are no Air Quality support quality and opportunities Monitoring Areas in Sustainability to remediate existing Wealden Objectives quality issues Biodiversity Sustainability Site contains habitats Extended phase 1 issues, mitigation which may contain ecological survey being considered protected species commissioned, results achievable awaited as of early June 2011. Buffer required (15m) adjacent to ancient woodland adjacent to site - western boundary. Landscape No sustainability Potential to limit Short range views constraints adverse impacts and to to/from existing built up conserve existing area/A27 and long qualities range views to undesignated landscape to north and Pevensey Levels/Ramsar beyond (around 2km away) Development Opportunities

Accessibility

Walking Sustainability Relatively close GP surgery, Primary issues, mitigation proximity but limitations School and considered in the range of facilities Convenience store all achievable and/or quality of within 10 minutes

403 connections and/or walking distance difficult topography Cycling Sustainability Relatively close Topography to services issues, mitigation proximity but limitations and facilities not limiting, considered in the range of facilities currently no dedicated achievable and/or quality of cycle links to services connections and/or and facilities difficult topography Public No sustainability Close proximity (within 4 bus stops within 5 Transport constraints 400m) to public minutes walking transport link which has distance, destinations to good frequency to a Eastbourne and basic range of services Uckfield and facilities Private Car No sustainability No immediate highway Potential for vehicular constraints constraints. Wider access onto Dittons network issues. Road (Class B highway - B2247), access onto the A22 (leads into Eastbourne) and A27 within 0.7km of the site Energy Sustainability Reasonable Site is partly level but issues, mitigation opportunities to with the majority of the considered incorporate renewal site north facing, some achievable energy /energy potential for solar power efficiency initiatives into to be incorporated into development design. Topography of site presents potential for SUDS (balancing ponds) assisting climate change objectives through reducing surface water flow and absorption. Regeneration Sustainability Reasonable integration Site within 10 minutes of Town issues, mitigation and relationship to walking distance of Centres considered Stone Cross, with services and facilities achievable opportunities to improve within Stone Cross, connectivity, quality of potential to strengthen public realm or town quality and viability of centre amenities. amenities Balanced & Healthy Communities

Sustainability No Sustainability Good opportunities to Located adjacent to Summary constraints contribute to existing service centre regeneration or of Stone Cross. enhance community Proximity to services viability or vibrancy and facilities in Stone Cross provides opportunities to incorporate into existing community

404 Appendix A

SA of Strategic Sites - Constraints & Opportunities Analysis SDA 6&7: Site E

Site Assessment Table for Site Threshold Assessment SDA 7 - Land at Stone Cross Land at Hailsham Road, Adjacent to Pickens Wood Site E

SA Assessment Appraisal Constraint Notes Comments Environmental Constraints

Flood Risk Development will Located within zone 1: Topography and ground support low probability of conditions potentially Sustainability flooding and scope to suitable for infiltration Objectives provide remediation SUDS and scope to set against flood risk either aside land within site for on or off site swales/balancing ponds Efficient Use Sustainability Agricultural Land Site is located adjacent of Land issues, mitigation Classification grade 3. A27 and adjacent to the considered Development fails to built-up area of Stone problematic protect best and most Cross and as such, it's versatile agricultural value as agricultural land land is already diminished, Air Quality Development will No adverse effect on air There are no Air Quality support quality and opportunities Monitoring Areas in Sustainability to remediate existing Wealden Objectives quality issues Biodiversity Sustainability Site contains habitats Extended phase 1 issues, mitigation which may contain ecological survey being considered protected species commissioned, results achievable awaited as of early June 2011. Buffer required (15m) adjacent to ancient woodland to the south of site. Landscape No sustainability Some possible impacts Short range views constraints on long range views to/from existing built up from the Pevensey area/A27 and long Levels but mitigation range views from high considered feasible. ground within eastern part of site to the South Downs National Park to south-west (around 4 km) and long range views from parts of site to undesignated landscape to north-east and Pevensey Levels/Ramsar beyond (around 2km away) Development Opportunities

405 Accessibility

Walking No sustainability Close proximity and GP surgery, Primary constraints good access to a basic School and range of services and Convenience store all facilities. Footpath within 5 minutes walking adjacent to the site. distance Cycling Sustainability Relatively close Topography to services issues, mitigation proximity but limitations and facilities not limiting, considered in the range of facilities currently no dedicated achievable and/or quality of cycle links to services connections and/or and facilities difficult topography Public No sustainability Close proximity (within 4 bus stops within 5 Transport constraints 400m) to public minutes walking transport link which has distance, destinations to good frequency to a Eastbourne and basic range of services Uckfield and facilities Private Car Absolute Highways Problems in achieving Uncertainty regarding Constraints adequate access and potential capacity to be required visibility splays served by a new onto Hailsham Road, vehicular access onto with bridge of A27 Hailsham Road, adjacent to the site - no accessing Rattle Roads other point of access to the east and Dittons possible. Road to the west (Class Other site constraints B highway), leading (noise buffering and onto the A22 (south into buffering to ancient Eastbourne) and A27 woodland) would within 1.2 km of the site require lengthy access road to serve development Energy Sustainability Reasonable Site is partly level, issues, mitigation opportunities to partly west and partly considered incorporate renewal east facing, some achievable energy /energy potential for solar power efficiency initiatives into to be incorporated into development design. Topography of site presents potential for SUDS (e.g. balancing ponds) assisting climate change objectives through reducing surface water flow and absorption. Regeneration No sustainability Good integration and Site within 5 minutes of Town constraints relationship to Stone walking distance of Centres Cross, with services and facilities opportunities to improve within Stone Cross, connectivity, quality of potential to strengthen public realm or town quality and viability of centre amenities. amenities Balanced & Healthy Communities

406 Sustainability Sustainability Constraints regarding Most sustainability Summary issues, mitigation providing adequate aspects fairly good, but considered access to the site and overall difficulty with problematic the prospect of long access, noise and access road due to buffering constraints, noise impacts and would (if achievable) buffer zone to Ancient involve a long access Woodland at narrow road, and have the end of the site pushing effect of isolating the development over the new residents from the ridge to the eastern end rest of the Stone Cross of the site. community, and a substantial part of the site undeveloped and possibly uneconomic.

407 Appendix A

SA of Strategic Sites - Constraints & Opportunities Analysis SDA 6&7: Site G

Site Assessment Table for Site Threshold Assessment SDA 7 - Land at Stone Cross Stone Cross Nursery Site G

SA Appraisal Constraint Notes Comments Assessment Environmental Constraints

Flood Risk Sustainability The Site is not located within Topography and ground issues, Flood Risk 2 or 3 areas conditions potentially suitable mitigation although the north western for infiltration SUDS and scope considered corner of the site, adjacent to set aside land within site for achievable to the roundabouts, does swales/balancing ponds, which come within the 2115 Tidal could help to alleviate potential Flood Zone and may be tidal flooding issues on the impacted by this - however, site.. the probability is considered to be low and scope to provide remediation against flood risk either on or off site Efficient Use Sustainability Site currently in use as a Site is located between the of Land issues, garden centre - development A22 and the built-up area of mitigation of the site would involve the Stone Cross and the site is considered loss land currently providing considered to be a good problematic employment. location for the current use. Development of the site for housing would displace the current use and employment opportunities provided. Partial development of the site may enable the current use to be retained. Air Quality Development No adverse effect on air There are no Air Quality will support quality and opportunities to Monitoring Areas in Wealden Sustainability remediate existing quality Objectives issues Biodiversity Sustainability Site contains habitats which Phase 1 ecological survey issues, are of value at a local level. shows that the site is of mitigation ecological at the local level due considered to its potential to support a achievable range of declining and BAP species due to the presence of semi-improved neutral grassland and two areas of Ancient Woodland. In addition, the site provides potential for reptiles and invertebrates, which are considered to be of value at a local level. The

408 report also states that the site provides an important secondary and supporting role in providing corridors for wildlife. The report recommends retention and buffering of the Dell area of Ancient Woodland, as an important ecological habitat. Landscape No Potential to limit adverse The site is open, exposed and sustainability impacts and to conserve generally level, and impacted, constraints existing qualities both visually and audibly by the surrounding road network. The adjacent A27 and A22 roads which adjoin and skirt the western and northern boundaries of the site, present prominent and overwhelming features in the landscape. The Landscape Character Assessment of Feb 2009 describes the landscape value of the site as low, with sensitivity to change moderate, and the visual sensitivity to change as low. Development Opportunities

Accessibility Walking Sustainability Relatively close proximity GP surgery, Primary School issues, but limitations in the range of and Convenience store all mitigation facilities and/or quality of within 10-15 minutes walking considered connections. distance at Stone Cross achievable Cycling Sustainability Relatively close proximity Topography to services and issues, but limitations in the range of facilities not limiting, currently mitigation facilities and/or quality of no dedicated cycle links to considered connections and/or difficult services and facilities, although achievable topography within close proximity of the Cuckoo Trail, to the west of the site, which forms part of the National Cycle Route (NCR) 21. Public No Close proximity (within 6 bus stops within 5 minutes Transport sustainability 400m) to public transport link walking distance, destinations constraints which has good frequency to to Eastbourne and Uckfield. a basic range of services and facilities. Also within Rail access from Polegate and 1km of Polegate Railway Hampden Park to Eastbourne, station to the west and Hastings, Lewes, Brighton, Hampden Park railway Gatwick and London. station to the south, both served by footpath/cycle links. Private Car No No immediate highway Potential for vehicular access sustainability constraints. Need for wider onto Dittons Road (Class B

409 constraints network improvements. highway - B2247), via existing access to garden centre. Dittons Road provides access onto the A22 and A27 within 0.3km of the site Energy No mitigation Opportunities to incorporate Site is partly level and partly issues renewal energy /energy south facing, some potential for efficiency initiatives into solar power to be incorporated development, although into design. Topography of site range of renewable sources presents potential for SUDS may be limited by the size of (balancing ponds) assisting development. climate change objectives through reducing surface water flow and absorption. Regeneration Sustainability Reasonable integration and Site within 10-15 minutes of Town issues, relationship to Stone Cross, walking distance of services Centres mitigation with opportunities to improve and facilities within Stone considered connectivity, quality of public Cross, potential to strengthen achievable realm or town centre quality and viability of amenities. amenities Balanced & Healthy Communities Sustainability Sustainability Reasonable opportunities to Located at the edge of Summary issues, contribute to regeneration or settlement. Site 10-15 minutes mitigation enhance community viability walking distance to services considered or vibrancy and facilities in service centre. achievable Notwithstanding this, if designed with cohesive communities in mind to strengthen the vibrancy of the settlement, there is potential to enhance community viability and vitality. To ensure a good quality of living for potential residents of the site, noise attenuation measures, and appropriate landscaping along abutting the A27 and A22, should be incorporated as part of the development scheme.

410

411

412

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.

413 Sustainability Appraisal of Options for SDAs 6 & 7 Land at Stone Cross Options 1 and 2

Wealden District Council Effect Comment Effect Comment Sustainability Appraisal Objective OPTION 1 OPTION 2 1 Ensure that everyone has the There is no particular inhibiting factor which will The option performs well, there is no particular opportunity to live in a good significantly reduce deliverability on the site. There is inhibiting factor which will reduce deliverability on the quality, sustainably enough deliverable land with which to deliver the site. There is enough deliverable land with which to constructed and affordable housing strategy for the SDA, but there are two deliver the housing strategy for the SDA. home potential issues with Option 1: restricting Development on site A could be increased, but the development south of Friday Street farm may raise option makes more provision for access than option an issue regarding access to site A, which could 1. Development on site F is better in terms of affect delivery. Also the focus of development along deliverability than site G because it is more sheltered sites G and D could be hindered by traffic noise, and exposed to less noise than site G and for this reducing demand for and deliverability of sites. reason the option fares well in this respect.

2 Improve the health and well Development to the south east (SD6) is a quite a Development to the south east (SD6) optimises the being of the population good option in this respect due to the proximity of proximity of health facilities to the south east at health facilities and other facilities to the south east at Langney, but there are considered noise implications Langney and is unlikely to rely upon Stone Cross for of concentrating development on SD7 which is services. The noise implications of concentrating located along the busy A27 and the A22. In this development on SD7 which is located along the busy respect options 2 performs well because A27 and the A22 have to be considered. development on the SD7 area is concentrated away from site G on the less noisy and more sheltered site F.

414 3 Promote social inclusion and Development of SD6 would need to focus on The northern location (SD7) has good connectivity create/ sustain vibrant enhancing community vibrancy to overcome its with the settlement centre at Stone Cross and offers communities geography at the edge of the settlement. Site A has good potential to create a more cohesive community. strong associations with the Langney Centre to the Development of the eastern location (SD6) would south and could contribute to the regeneration of need to focus on enhancing community vibrancy to Langney. Development is to be focused on SD6 and overcome its geography at the edge of the is to take place to the edge of Stone Cross. The settlement. The southeastern location has strong Hastings to Brighton trainline and the Rattle Road associations with the Langney Centre to the south separates the sites and the land is relatively steep in and could contribute to the regeneration of Langney. on these sites. The scope for better links between Development is to be broadly focused on SD6 and is sites C and B is relatively easy, however site A is to take place to the edge of Stone Cross. The likely to have a stronger association with adjoining Hastings to Brighton trainline and the Rattle Road Langney. This is not necessarily a negative, but separate the sites and the land is relatively steep in design of the site will have to encourage this to avoid on these sites. The scope for better links between site A becoming an isolated development and to sites C and B is strong, however site A is likely to avoid the wider area becoming over developed have a stronger association with adjoining Langney. without commensurate recreation facilities and open This is not necessarily a negative, but design of the space provision. site will have to encourage this to avoid site A becoming an isolated development.

4 To ensure a safe environment including reducing crime and Not relevant to this option Not relevant to this option the fear of crime  

5 To provide accessible and high The option contributes to new facilities within the The option contributes to new facilities within the quality public services and wider Stone Cross/Polegate area and will not include wider Stone Cross/ Polegate area and will not include facilities significant community infrastructure, such as schools significant community infrastructure such as schools on site. However, the option offers a good chance to on site. However, the option offers a good chance to address under-provision of recreation facilities Stone address under-provision of recreation facilities Stone

Cross and the eastern side of the settlement in Cross and the eastern side of the settlement in particular. East Stone Cross also requires improved particular. East Stone Cross also requires improved road crossings, pedestrian and cycle ways and this road crossings, pedestrian and cycle ways and this option will contribute to that. option will contribute to that.

6 To reduce the risk of flooding All sites will have to avoid increasing flood risk either All sites will have to avoid increasing flood risk either and the consequential damage on site or off site. Development can avoid flood risk on site or off site. Development can avoid flood risk to property and public well areas which have been identified accounting for areas which have been identified accounting for being climate change predictions. No issue subject to climate change predictions. No issue subject to mitigation including the implementation of mitigation including the implementation of Sustainable Urban Drainage Systems. Sustainable Urban Drainage Systems. There is a small flood risk associated with part of option 2 and 3, but development will not need to need to take place on that area. 7 Make the most efficient use of The vast majority of all the options would result in the The vast majority of all the options would result in the land by prioritising Brownfield use of greenfield land. This option would require the use of greenfield land. This option would require the sites for development, the re- development of 27.89 ha of land at 23 houses per development of 25.84 ha of land at 25 houses per use of existing buildings and hectare. hectare. promoting higher development densities 8 Reduce air pollution and All options perform the same as housing All options perform the same as housing ensure local air quality development will invariably create air pollution. development will invariably create air pollution. continues to improve However the existing and increased provision of However the existing and increased provision of public transport links to Eastbourne and Polegate can public transport links to Eastbourne and Polegate can help mitigate. help mitigate.

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9 Reduce emissions of Development will not reduce overall emissions of Development will not reduce overall emissions of greenhouse gases greenhouse gases. Mitigate through sustainable greenhouse gases. Mitigate through sustainable construction, energy/thermal efficiency, renewable construction, energy/thermal efficiency, renewable energy. energy. 10 Conserve and enhance the This option encompasses ancient woodland to the This option encompasses ancient woodland to the biodiversity of the District north of Stone Cross Development, which will need north of Stone Cross Development, which will need to be avoided. While development would not take to be avoided. Development would not take place on place on the significant wet ditch area and the the significant wet ditch area and the eastern eastern boundary on the north of Stone Cross. There boundary on the north of Stone Cross. There is the is some pressure on the south-eastern side of the greatest pressure on the south-eastern side of the SDA which is in closest proximity to the Mountney SDA which is in closest proximity to the Mountney Levels, which will require mitigation in terms of Levels, which will require mitigation in terms of Sustainable Urban Drainage Systems. Sustainable Urban Drainage Systems.

11 Conserve, enhance and make All land is grade 3 agricultural land, however sites All land is grade 3 agricultural land Sites G, D and F accessible for enjoyment, the SDA 6 sites A, B, and C are built on relatively steep are built on relatively flat land which would likely be District’s countryside (in land which would not be as productive as other grade more productive than sites A, B, C in SD6 under ideal particular protecting the best 3 land in the area. Option 1 restricts the development circumstances, however the land is more urbanised and most versatile agricultural of site A on the southern slopes below Friday St so this is largely irrelevant. This option restricts the land), landscape, historic and Farm. However, it develops land to the north west of development of site A on the southern slopes below built environment the farm on the slopes which sit opposite site B and Friday St Farm Under Option 2 site B also develops C. Site B also develops down to the railway line its down to the railway line its southern section. This part southern section. These are both areas which the of site B was an area which the landscape study landscape study 2009 identified for open space. 2009 identified for open space. However, it is However, it is considered that this part of site A is considered that the southern part of site B is appropriately contained by the ridge line across contained within a vale which leads down to the Friday Street Farm and the southern part of site B is Mountney Levels. This option does have a landscape

contained within a vale which leads down to the impact in terms of views from the east of the SDA but Mountney Levels. There is a listed windmill to the restricts the development of site A. However, option 2 west of site B, however it is considered that its setting could have an impact on coalescence with Polegate will not be affected. and unsuitable development may create an issue with views from the South Downs National Park. As expected all sites create some landscape impact. In all cases, however, the landscape impact is still considered to be acceptable.

12 Reduce the need to travel by All options are located within close proximity of public All options are located within close proximity of public car and promote alternative transport facilities and are sufficiently close to transport facilities and are sufficiently close to methods of transport neighbourhood centres to reduce the need to travel neighbourhood centres to reduce the need to travel by car. by car. 13 Minimise waste, maximise the Not relevant to this option Not relevant to this option re-use of materials, recycling and composting   14 Maintain and where Options 1, 2 and 3 will put more pressure on the Options 1, 2 and 3 will put more pressure on the appropriate improve quality of Mountney Levels. Options 1 to 3 focus development Mountney Levels. Options 1 to 3 focus development groundwater and surface on SDA 6 which will involve development on steeper on SDA 6 which will involve development on steeper waters in the District and land than Option 4 which is more balanced between land than Option 4 which is more balanced between promote water efficiency SDA 6 and SDA 7. SDA 6 and SDA 7.

15 Promote energy efficiency Design of development to maximise solar gain and Design of development to maximise solar gain and measures and encourage the house specific renewable energy options can be house specific renewable energy options can be use of renewable energy provided through the south facing aspects of the sites provided through the south facing aspects of the sites

16 Reduce the global, social and Not relevant to this option Not relevant to this option 416 environmental impact of consumption of resources by using sustainably produced   and local products 17 Maintain and enhance the Not relevant to this option Not relevant to this option prosperity of the District and increase the vitality of villages   and the rural economy 18 Promote sustainable tourism Not relevant to this option Not relevant to this option   19 Ensure high and stable levels Option 1 and option 4 involve the closure of an No option offers new employment land and instead of employment and provide operational business at Dittons Road Nursery and focus on housing and services. All options aim to support for small firms and therefore involve the loss of employment land. Less increase the working age population in the area. This local businesses directly, options 1 and 4 also entail more will increase the attractiveness of the area for development on site G. This is partly an employment employers. This option could not be considered to site at present, but could potentially provide an provide towards achieving this objective but does not employment area extension through a future plan as hinder it either. it is a well located flat area, adjacent to two important trunk roads. 20 Develop and maintain a skilled While the option will provide for additional population While the SDA does not contain employment land, workforce to support long term of working age which could improve competitiveness the development will cater for substantial new competitiveness in the long term, the loss of immediate nursery population growth for the town, and therefore opportunities and a potentially useful site for uses workforce. There is no discernable difference other than housing in the long run means that this between the options in this respect. neither option moves away or towards the achievement of the objective. 21 Stimulate regeneration of town All options are located within walking distance of All options are located within walking distance of centres Stone Cross and Langney neighbourhood centres Stone Cross and Langney neighbourhood centres

22 Develop a dynamic, diverse, Not relevant to this option Not relevant to this option and knowledge based economy   417

Sustainability Appraisal of Options for SDAs 6 & 7 Land at Stone Cross Options 3 and 4

Wealden District Council Effect Comment Effect Comment Sustainability Appraisal Objective OPTION 3 OPTION 4 1 Ensure that everyone has the There is no particular inhibiting factor which will Option 4 is divided between SDA6 and SDA7 almost opportunity to live in a good reduce deliverability on this option. There is enough equally. There is no particular inhibiting factor which quality, sustainably deliverable land with which to deliver the housing will reduce deliverability on the site. There is enough constructed and affordable strategy for the SDA. However, this options performs deliverable land with which to deliver the housing home better than the others because it allocates a greater strategy for the SDA.. However, it could be said that amount of site A, which is considered more this approach makes development more deliverable deliverable than sites G and D, which have concerns by providing a greater range of development options regarding noise impact and the need for attenuation, and targeting development to SDA7 where and site F which has a limited access. topography is more developable. However, it could also be argued that development is directed towards less marketable noisy roadside locations of SDA7. Overall, despite the different approach, the option performs very similarly to the others in terms of meeting this objective. 2 Improve the health and well Development to the south east (SD6) is the best Option 4 performs least well because of its being of the population option in this respect due to the proximity of health concentration of development adjacent to the noisy facilities to the south east at Langney and the and busy trunk roads the A22 and A27. They are also negative implications of concentrating development separated by the relatively busy local Dittons Road. on SD7 which is located along the busy A27 and the

418 A22, this could have health implications due to noise and air quality. In this respect options 1, 2 and 3 are broadly similar because they roughly divide up development two thirds to SD6 and one third to SD7.

3 Promote social inclusion and Development is to be focused on SD6 and is to take Development is to be focused on SD7. This is in quite create/ sustain vibrant place to the edge of Stone Cross. The Hastings to close proximity to both Stone Cross neighbourhood communities Brighton trainline and the Rattle Road separate the centre and Polegate. Development is spread across sites and the land is relatively steep in on these sites. the area but fits into existing envelopes within Stone The scope for better links between sites C and B is Cross and its surroundings quite well, meaning the relatively easy, however site A is likely to have a opportunity for linkages are strong. stronger association with adjoining Langney. This is not necessarily a negative, but design of the site will have to encourage this to avoid site A becoming an isolated development. 4 To ensure a safe environment Not relevant to this option Not relevant to this option including reducing crime and the fear of crime   5 To provide accessible and high The option offers a good chance to address the The option offers a good chance to address the quality public services and provision of recreation facilities Stone Cross and the provision of recreation facilities Stone Cross and the facilities eastern side of the settlement in particular. East eastern side of the settlement in particular. East Stone Cross also requires improved road crossings, Stone Cross also requires improved road crossings, pedestrian and cycle ways and this option will pedestrian and cycle ways and this option will contribute to that. However, the development of site contribute to that. West Stone Cross will change quite A at Friday Street farm, when considered in the significantly through this option and the Dittons Road context of Langley, could compound a situation of an will require upgrading and likely slowing down in a area with a lack of accessible and high quality similar way to the Rattle Road at East Stone Cross. services, including open space and recreation areas. Community services within Stone Cross are quite The option would have to address this. well positioned if growth is to be balanced to the east and west, improved safety on the roadways linking

the sites to the centre will have to be prioritised though in order to take advantage of that.

6 To reduce the risk of flooding All sites will have to avoid increasing flood risk either All sites will have to avoid increasing flood risk either and the consequential damage on site or off site. Development can avoid flood risk on site or off site. Development can avoid flood risk to property and public well areas which have been identified accounting for areas which have been identified accounting for being climate change predictions. No issue subject to climate change predictions. No issue subject to mitigation including the implementation of mitigation including the implementation of Sustainable Urban Drainage Systems. There is a Sustainable Urban Drainage Systems small flood risk associated with part of option 2 and 3, but development will not need to need to take place on that area. 7 Make the most efficient use of The vast majority of all the options would result in the The vast majority of all the options would result in the land by prioritising Brownfield use of greenfield land. This option would require the use of greenfield land. This option would require the sites for development, the re- development of 28.72 ha of land at 22.63 houses per development of 27 ha of land at 23 houses per use of existing buildings and hectare. hectare. promoting higher development densities 8 Reduce air pollution and All options perform the same as housing All options perform the same as housing ensure local air quality development will invariably create air pollution. development will invariably create air pollution. continues to improve However the existing and increased provision of However the existing and increased provision of public transport links to Eastbourne and Polegate can transport links to Eastbourne and Polegate can help help mitigate. mitigate.

419 9 Reduce emissions of Development will not reduce overall emissions of Development will not reduce overall emissions of greenhouse gases greenhouse gases. Mitigate through sustainable greenhouse gases. Mitigate through sustainable construction, energy/thermal efficiency, renewable construction, energy/thermal efficiency, renewable energy. energy. 10 Conserve and enhance the The most significant features within the SDA are the This option develops on two sides of the woodland biodiversity of the District pond and wet ditch (Sub-area 4), woodland strip strip within sub-area 3, this will inevitably require the along the southern edge of Sub-area 3 and mature removal of some of this. This would have to be boundary trees and hedgerows across the SDA. The minimised. Development is focussed away from site Dell ASNW within Sub-area 1is the most important A and this option will have the least impact on SD6 section of the SDA requiring retention. Option 3 sub area 4 and the least impact on the Mountney and includes this area. Overall Option 3 entails Pevensey Levels. The Dell ASNW within Sub-area development taking place on the sensitive areas of 1is the most important section of the SDA requiring SDA7 and puts more pressure on the Mountney retention. Options 1 and 3 include that area within levels by increasing development on site A in SDA6. their sites, this would have to be protected. This impact on the Mountney Levels require Accordingly options 2 and 4 are perform better in this mitigation. However, it entails less development on respect. Option 4 does not develop on the sensitive site B of SDA 6 than all the other options so this is a areas of SD7 and minimises development on the mitigating factor. sensitive areas of SD6 so it performs better than the other sites in terms of meeting this objective.

11 Conserve, enhance and make All land is grade 3 agricultural land Sites G, D and F All land is grade 3 agricultural land Sites G, D and F accessible for enjoyment, the are built on relatively flat land which would likely be are built on relatively flat land which would likely be District’s countryside (in more productive than sites A,B,C in SD6 under ideal more productive than sites A, B, C in SD6 under ideal particular protecting the best circumstances, however the land is more urbanised circumstances, however the land is more urbanised. and most versatile agricultural so this is largely cancelled out. This option involves This option restricts development on site A of SD6. land), landscape, historic and more development of Site A than the others, but less However, it still develops on the southern sections of built environment of site B. As with option 1 it involves development site B. Like option 2, it requires development on site taking place north of Friday Street farm. The listed F which has been identified as a buffer in order to Stone Cross windmill adjoins site B, but the option is avoid the coalescence of Polegate and Stone Cross.

highly likely to be able to mitigate any impact in this When combined with its extensive development of respect. site G, it is the worst site in terms of encouraging the coalescence of Polegate and Stone Cross. The listed Stone Cross windmill adjoins site B, but the option is highly likely to be able to mitigate any impact in this respect.

12 Reduce the need to travel by All options are located within close proximity of All options are located within close proximity of car and promote alternative public transport facilities and are sufficiently close to public transport facilities and are sufficiently close to methods of transport neighbourhood centres to reduce the need to travel neighbourhood centres to reduce the need to travel by car. by car.

13 Minimise waste, maximise the re-use of materials, recycling Not relevant to this option Not relevant to this option and composting   14 Maintain and where Options 1, 2 and 3 will put more pressure on the Options 1, 2 and 3 will put more pressure on the appropriate improve quality of Mountney Levels. Options 1 to 3 focus development Mountney Levels. Options 1 to 3 focus development groundwater and surface on SDA 6 which will involve development on steeper on SDA 6 which will involve development on steeper waters in the District and land than Option 4 which is more balanced between land than Option 4 which is more balanced between promote water efficiency SDA 6 and SDA 7. SDA 6 and SDA 7.

420 Promote energy efficiency Design of development to maximise solar gain and Design of development to maximise solar gain and 15 measures and encourage the house specific renewable energy options can be house specific renewable energy options can be use of renewable energy provided through the south facing aspects of the sites provided through the south facing aspects of the sites

16 Reduce the global, social and This option is not relevant to this objective. This option is not relevant to this objective. environmental impact of consumption of resources by using sustainably produced   and local products 17 Maintain and enhance the This option is not relevant to this objective. This option is not relevant to this objective. prosperity of the District and increase the vitality of villages   and the rural economy 18 Promote sustainable tourism This option is not relevant to this objective. This option is not relevant to this objective.   19 Ensure high and stable levels No option offers new employment land and instead All options aim to increase the working age of employment and provide focus on housing and services. All options aim to population in the area. This will increase the support for small firms and increase the working age population in the area. This attractiveness of the area for employers. However, local businesses will increase the attractiveness of the area for option 1 and option 4 involves the closure of an employers. This option could not be considered to operational business at Dittons Road Nursery so is provide towards achieving this objective but does not marked down for this. Less directly options 1 and 4 hinder it either. entail more development on site G. This is partly an employment site at present and could potentially provide an extension through a future plan as it is a well located flat area adjacent to two important trunk roads.

20 Develop and maintain a skilled While the SDA does not contain employment land, While the option will provide for additional population workforce to support long term the development will cater for substantial new of working age which could improve competitiveness

competitiveness population growth for the town, and therefore in the long term, the loss of immediate nursery workforce. There is no discernable difference opportunities and a potentially useful site for uses between the options in this respect. other than housing in the long run means that this neither option moves away or towards the achievement of the objective. 21 Stimulate regeneration of town All options are located within walking distance of All options are located within walking distance of centres Stone Cross and Langney neighbourhood centres Stone Cross and Langney neighbourhood centres 22 Develop a dynamic, diverse, Not relevant to this option Not relevant to this option and knowledge based economy  

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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