Page 1 VISION DOCUMENT | SEPTEMBER 2020

LAND WEST OF

COMMUNITY · SUSTAINABILITY · LEGACY Page 2 VISION DOCUMENT | SEPTEMBER 2020

LAND WEST OF

COMMUNITY · SUSTAINABILITY · LEGACY

WELBECK LAND Page ii

Barton Willmore / 101 Victoria Street Bristol BS1 6PU / tel: 0117 929 9677 email: [email protected]

Desk Top Publishing and Graphic Design by Barton Willmore Graphic Design

This artwork was printed on paper using fibre sourced from sustainable plantation wood from suppliers who practice sustainable management of forests in line with strict international standards. Pulp used in its manufacture is also Elemental Chlorine Free (ECF).

J:\25000 - 25999\25600 - 25699\25626 - Imberhorne Farm, \A5 - Reports & Graphics\Graphics\InDesign\Document\25626 Vision\ 25626 Vision Doc 22

© The contents of this document must not be copied or reproduced in whole or in part without the written consent of The Barton Willmore Partnership. All plans are reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. License No. 100019279.

Date 24.09.2020 Status Final Rev J Page 1

CONTENTS

1. VISION 2 4.5. Landscape and Visual Baseline of the Site 30

1.1. Delivering The Vision 4 4.6. Local Character 38 4.7. Site Assessment: Constraints And Opportunities 42 2. SUMMARY OF THE PROPOSALS 9

2.1. Summary Of Proposals 10 5. OUR PROPOSALS 47 5.1. Design Principles & Concept 48

3. INTRODUCTION 13 5.2. Access And Movement Strategy 50

3.1. Scope And Purpose Of The Document 14 5.3. Landscape Strategy 52

3.2. The Site 18 5.4. Public Engagement 64

4. SITE ANALYSIS 21 6. SUMMARY OF ASPIRATIONS & NEXT STEPS 67

4.1. Planning Context 22 6.1. Summary 68

4.2. Access And Movement 24 6.2. Next Steps 69 4.3. Local Facilities 26

4.4. Landscape Baseline of the site 28 Page 2

1. VISION

The proposals for the site will seek to deliver a legacy that can bring benefit to all. A high quality development will be created that provides a range of facilities for everyday life on the doorstep, with accessible sustainable connections to key local and national destinations. A new multifunctional green infrastructure will shape the development proposals, promoting a healthy and cohesive community, that has easy access to quality areas of open space of varying types and sizes. Page 3

Our key vision objectives for Land West of Imberhorne Lane are set out below:

1. Provision of land to enable 5. Recognition and promotion 8. Promotion of sustainable 11 . Provide recreation the consolidation and of the sustainable location of modes of transport and opportunities throughout the integration of Imberhorne the site, well placed close to enhancing existing foot site, including the provision Schools on to a single local road, rail and bus links, and cycle routes, such as of onsite strategic SANGs, upgraded and modern and within walking and cycling the , promoting to mitigate impacts of the campus. distance of the Town Centre. healthy living. development and wider development and growth, on 2. Provision of new education 6. Promotion of a high quality 9. Provision of safe connections the nearby Ashdown Forest facilities, to meet early environment and standard of to education facilities, SPA. years, primary and living, which considers the maintaining existing foot and secondary school provision. needs of present and future cycle links from the Worth 12. Use best practice urban design generations. Way and ensuring safe principles to guide the creation 3. Opportunity to provide a crossing of Imberhorne Lane. of a safe, legible and vibrant new GP surgery. 7. Delivery of housing to meet new community. local needs, including 10. Capitalise on the wealth of 4. Creation of a new affordable housing, a mix of existing green infrastructure, neighbourhood, defined housing types and sizes, and providing a multi-function by a locally distinctive housing for older people. green infrastructure that is aesthetic, and providing for easily accessible to all and the education, health care improves ecological habitats and recreational needs of where possible. new residents. Page 4

1.1. DELIVERING THE VISION

Development at Land West of CERTAINTY FOR FUTURE We are committed to developing a We have conducted a thorough assessment of Imberhorne Lane will deliver GENERATIONS sustainable community in East Grinstead transport issues in the area and are working and this is why we intend to provide with West County Council to ensure high-quality new homes and Like many parts of the UK, Mid Sussex is approximately 3.86 Ha of additional land for there are appropriate highways improvements. provide housing choice for facing the challenge of providing sufficient Imberhorne School. This would serve as space The potential enhancements to the local East Grinstead. The unique levels of housing, especially from a short-term for new playing fields and additional school education facilities and transport network perspective. A diverse range of homes are buildings, and will enable children to learn opportunity to provide key have the capability of forming a long-lasting required that can meet the wishes of various and teachers to work at new facilities on one facilities and infrastructure legacy for all East Grinstead residents. demographic groups within the population. convenient site. alongside residential Imberhorne School and County development will help to Alongside the delivery of new homes it is vital that there is essential infrastructure Council have been proponents of the school provide certainty for future that improves quality of life – for example consolidating onto one single site. The East generations, assist in the building school places, traffic mitigation and publicly Grinstead Neighbourhood Plan references and maintaining of a sense of accessible green space. the importance of combining both of the sites, and has identified the land at Imberhorne community, and facilitate the With this in mind, Land West of Imberhorne Lower School for housing development. care and independence of older Lane has been designed to harness the people, benefitting both existing long-term interests of the local community. The local demand for the school to fuse onto one site is something we want to deliver, as and new residents of Imberhorne. The proposals will ensure certainty for future generations as it will comprise places to live, it will create a practical facility which will education opportunities and infrastructure benefit the community. We are exploring provision. with West Sussex County Council (WSCC) the potential for land to be made available We aim to provide around 550 homes which for a new two-form entry primary school to represents a major opportunity for local accommodate the needs of new and existing residents looking to relocate. The proposals residents. will be shaped to meet the requirements of the community and we will therefore be providing much-needed housing, and an integrated care facility for older people. We will also be delivering an element of affordable housing, which will be a vital opening for those struggling to get a foot on the housing ladder. Page 5 Page 6

BUILDING AND MAINTAINING The SANG takes the land out of private CARE AND INDEPENDENCE There is a clear importance in providing A SENSE OF COMMUNITY ownership and guarantees that the land FOR OLDER PEOPLE high-quality specialist care and we are stays in the hands of the community, further currently at a time when there is a need to The concept of developing a sense of adding to the character and identity of East We take pride in offering a development address the national and local shortfall in community is at the forefront of the plans for Grinstead. which fully takes into account the needs specialist housing for older people. The care Land West of Imberhorne Lane and we will and requirements of older people. We home provided within our proposals will offer A new neighbourhood centre is proposed be providing Sustainable Alternative Natural are committed to providing care and the opportunity for vulnerable people to at the heart of the development, close Greenspace (SANG) and a Neighbourhood independence for older people as part of our downsize into a property that is dedicated to to the proposed school. Comprising a Centre which will become focal points in the proposals and we will be providing a care prioritising their well-being. convenience store and community facility, the local community, and would be available to community which will smoothly integrate into neighbourhood centre will be used by local all East Grinstead residents. the overall development. groups to host events and activities, forming a The SANG provision would encourage crucial aspect of building and maintaining the Mid Sussex District Council has identified residents to partake in a healthy and active sense of community. Its location at the heart that the District has an ageing population, lifestyle due to its assortment of walking and of the development will keep unnecessary and there is a real need to provide housing cycling routes. Those walking through the additional car journeys to a minimum and that can meet the requirements of the older park would have easy access to the wider further endorse healthy transport options such demographic. The demand for specialist countryside through conveniently located as walking and cycling. accommodation is something that needs to public access points, further promoting a be delivered swiftly and we have resolved to The new development will build and maintain healthy lifestyle. This will form the basis for meet these needs. a sense of community for both new and the integration of the development into the existing residents, providing genuinely surrounding areas and support community The care community we are proposing will beneficial facilities that help nurture a true cohesion. be positioned at the heart of the proposals sense of community. to ensure the best possible connection to The existing Public Rights of Way (PRoW) and the wider development. The care community safe routes to Imberhorne School crossing the will be situated next to a green corridor to site will be maintained and integrated into allow for a peaceful and calm environment the proposals, and enhanced connectivity for the care community residents to take full to the Worth Way and Sussex Border Path advantage of. to the south of the site will be provided, encouraging sustainable travel choices and healthy lifestyle choices. Page 7 Page 8 Page 9

2. SUMMARY OF THE PROPOSALS Page 10

2.1. SUMMARY OF PROPOSALS

The concept proposals for Land » Development located in a deliverable » Provision of strategic SANG, which West of Imberhorne Lane show how and sustainable location, close to will form an important asset for the existing local facilities, employment and community and a land-mark space for the development has been informed transport links. development. by the vision and site analysis undertaken to date. » The delivery of housing that is set against » Retention and enhancement of existing an identified local and national need, green capital within the site that will including affordable housing and housing provide visual amenity, ecological Overall, development at Land West of for older people. enhancement and community benefits Imberhorne Lane will provide the following in addition to creating a unique, site key benefits: » Provision of new Local Centre within an specific character. accessible and sustainable location. » Provision of additional land for the consolidation of Imberhorne Schools, » Potential for a new GP surgery. helping to create an integrated single modern secondary school campus. » Further strengthening of existing foot and cycle links that further promote » The proposals will also deliver land sustainable transport choice. for a 2FE primary school and early years provision, in an accessible and » Consideration of flexibility within sustainable location. the masterplan to cater for future requirements of the community. » Provision of key facilities that will aid a high quality of life and minimise trips » The aspiration to provide a connected made by car. network of open space that is accessible and caters to a range of uses and ages. THE BIRCHES INDUSTRIAL ESTATE Page 11

THE BIRCHES IMBERHORNE LANE WOODLAND

IMBERHORNE SCHOOL

GULLEGE IMBERHORNE FARM

WORTH WAY

Concept Master Plan Page 12 Page 13

3. INTRODUCTION Page 14

3.1. SCOPE AND PURPOSE OF THE DOCUMENT

This Vision Document has been The key aims and objectives of this document are: prepared on behalf of Welbeck A264 A22 Strategic Land II LLP and the » To present a vision that provides a design landowners. It sets out the vision framework to guide and shape the proposals; and objectives of the proposals for Land West of Imberhorne Lane, a » To review the site in the context of current strategic development proposal to Planning Policy; the west of East Grinstead. » To set out a summary of the site and local A22 context assessment undertaken to date; The proposals are informed by a wealth of background site assessment by the » To present the emerging concept THE SITE consultant team, who include: proposals for the site and explain how IMBERHORNE they have been guided by the vision and » DMH Stallard – Planning Consultant site assessment; and and Project Lead » To set out a list of key design principles WORTH WAY EAST DOWN » Barton Willmore – Masterplanning and that have shaped the proposals, along GRINSTEAD Landscape with the key benefits that the site will deliver. » Pell Frischmann – Highways BLUEBELL » Stantec – Flood Risk, Drainage and RAILWAY Infrastructure

» The Ecology Partnership – Ecology Site Location Plan » Lizard Landscape Design – Arboriculture

» Orion Heritage – Heritage and Archaeology Page 15

FELBRIDGE BIRCHES WOODLAND BIRCHES INDUSTRIAL ESTATE

View towards northern site boundary and the Birches Industrial Estate. Page 16 BIRCHES INDUSTRIAL ESTATE IMBERHORNE SCHOOL

View north east across the site towards the Birches Industrial Estate and Imberhorne School. Page 17 IMBERHORNE LANE EAST GRINSTEAD

THE OAKS DEVELOPMENT

IMBERHORNE FARM

ACCESS TO WORTH WAY (PROW 44bEG-1) Page 18

3.2. THE SITE

The site provides an excellent With a choice of two traffic free pedestrian From a high point of 130m Above Ordnance opportunity for new mixed use and cycle routes, from the site west to East Datum (AOD) in the southeast corner of Grinstead town centre, the site is ideally the site, the land slopes gradually to a development in a sustainable located for local journeys to be made by low point, of approximately 90m AOD, location. Located within easy sustainable modes of transport. along the northern boundary. The site has walking and cycling distance a gently undulating landform, influenced Heathcote Drive, opposite the site entrance, of local facilities, amenities by a small tributary watercourse which runs provides an alternative route into East from Imberhorne Farm towards the northern and employment opportunities, Grinstead Town Centre, which is less than boundary of the site. development at Land West of 2km from the site. It is approximately 1.5km from East Grinstead Train Station, which The boundaries of the site are defined by the Imberhorne Lane will benefit from provides a rail link to (and stations in Worth Way linear country park to the south, accessibility to rural and urban between). Imberhorne Lane, new development at the lifestyles. Oaks and the playing fields of Imberhorne The site is close to bus stops on Imberhorne Upper School to the east, the Birches Lane and London Road (A22) providing The site is located less than 2km west of Woodland to the north and a small hedgerow frequent services to East Grinstead Town and farmland to the west. East Grinstead town centre, within the north Centre, Tunbridge Wells, Crawley and of the administrative boundary of Mid Gatwick. A bridleway crosses the site east-west, Sussex. It is well located in terms of local, providing access to the Imberhorne Farm national and international destinations; The site is approximately 45.85 Ha, with an House complex, Gullege House and the Crawley, London and are additional 71.32 Ha of land, 42.55 Ha of Worth Way long distance path (PRoW: readily accessible via the M23 and A23 which is proposed for use as SANG land. 44bEG-1). A permissive public footpath (approximately 8km away) and Gatwick Comprising of a number of agricultural follows the eastern boundary of the site, International Airport is approximately 13km fields and hedgerows, which form part of providing a traffic free link between the north west of the site, allowing easy access Imberhorne Farm. There are three listed bridleway and Imberhorne School. to UK and international destinations. buildings adjacent to the site: Imberhorne Farm (Grade II) and Imberhorne Farm Cottages (Grade II*) inset along the southern site boundary, and Gullege Farm (Grade II) to the western boundary. FELBRIDGE Page 19

BIRCHES INDUSTRIAL ESTATE

LONDON ROAD

THE BIRCHES WOODLAND IMBERHORNE UPPER SCHOOL

IMBERHORNE LANE

GULLEGE

IMBERHORNE FARM

WORTH WAY

WORTH WAY

Aerial Site Boundary Plan Page 20 Page 21

4. SITE ANALYSIS Page 22

4.1. PLANNING CONTEXT

East Grinstead is the 2nd largest DRAFT MID SUSSEX SITE THE MID SUSSEX DISTRICT EAST GRINSTEAD settlement in Mid Sussex and is ALLOCATIONS DPD PLAN 2018 NEIGHBOURHOOD PLAN 2016 defined at a Category 1 settlement by the Mid Sussex District Plan The land west of Imberhorne Lane, East The Mid Sussex District Plan 2018 (District The East Grinstead Neighbourhood Plan Grinstead is allocated in the emerging Mid Plan) sets out the strategic policies for 2018. The site, which abuts the precedes the adoption of the District Plan Sussex Site Allocations Development Plan development, including the amount, location and it therefore fails to accommodate the western boundary of the Town, is Document (SA DPD) for residential led mixed and distribution of housing. Policy DP5 of the required level of housing, accordingly it a draft allocation in the emerging use development (Policy SA 20). MSDP sets a minimum housing requirement is understood that East Grinstead Town Site Allocations DPD and seeks to of 16,390 dwellings over the Plan period of Council intends to review the EGNP (in part). The SA DPD is the ‘daughter document’ to deliver a sustainable mixed use 2014-2031. However, the general ethos and aspirations the Mid Sussex District Plan 2018 (District development to meet the needs of of the Neighbourhood Plan should be given Plan) and seeks to identify sufficient land The District Plan makes 4 strategic housing attention in the preparation of an emerging the Town and the wider area. to meet the residual housing requirement in allocations (in Burgess Hill, site allocation. The site is one of the only locations around accordance with the adopted spatial strategy. and Hassocks) but acknowledges that a East Grinstead which is not subject to any The SA DPD identifies a residual housing further 2,439 dwellings will need to be The East Grinstead Neighbourhood Plan local or national planning designation, such requirement of 1,507 dwellings (as of April allocated through future Site Allocations DPDs allocates land at Imberhorne Lower School as AONB and Green Belt, it is the only 2019) to be met through the site allocation or Neighbourhood Plans in order to meet the for residential development (Policy SS3), realistic location for strategic mixed use process, with a focus on the most sustainable housing requirement and maintain a rolling 5 Policy EG5 notes that the site is allocated development. The site has a long history settlements. year supply of housing. for 200 units. Paragraphs 9.7-9.9 of the of site allocation, previously being part Neighbourhood Plan acknowledge that Policy SA 20 allocates the site for c550 of a wider strategic allocation of c2,500 the redevelopment of the Lower School site dwellings, a local centre, Care Community dwellings to the west of the Town. The supporting text to Policy DP6 is only possible with consolidation of the (C2), early years and primary school (2FE), (Settlement Hierarchy) suggests that schools on the Land West of Imberhorne Lane The wider site was originally allocated in the public open space, children’s equipped 1,145 dwellings (post 2017) must site. playspace, provision of land for Imberhorne West Sussex Structure Plan 2001 – 2016 and identified within East Grinstead.1 identified as an area of growth in the now School and a strategic SANG. Policy SS8 of the Neighbourhood Plan also revoked South East Plan. It was also identified 1 Planning permission has recently been secured allocates a broad location south of Birches within the draft East Grinstead Strategic for up to 200 dwellings on land south-west of Industrial Estate and west of Imberhorne Lane East Grinstead, at Hill Place Farm. This should be for open space and recreation. Development Area Action Plan (2005) and deducted from the forward housing requirement. draft Core Strategy (2008). FELBRIDGE

BIRCHES INDUSTRIAL NORTH END ESTATE

Page 23 IMBERHORNE UPPER SCHOOL

BLACKWELL

IMBERHORNE FARM

IMBERHORNE LANE

WORTH WAY EAST GRINSTEAD EAST GRINSTEAD RAIL STATION TOWN CENTRE

SUNNYSIDE

East Grinstead Context Plan Page 24

4.2. ACCESS AND MOVEMENT

The site is well connected to the The Worth Way adjoins the southern East Grinstead Railway Station is located surrounding urban area, with easy boundary of the site and connects Three approximately 1.3km east of the site. The Bridges and East Grinstead via 11km of station is managed by Southern Rail who access to the strategic highway traffic free shared use paths, along the operate the majority of services to and from network and sustainable public route of the former -Tunbridge the station routing north via Lingfield, East transport routes. The plan opposite Wells Railway Line. National Cycle Route and Clapham Junction to London shows the location of the site within 21 (connecting Greenwich to , Victoria. In addition to this, Thameslink via ), the Sussex Border Path services also operate from the station north the context of the local access and (long distance 220km walk from Emsworth to via East Croydon, London Bridge and onto movement network. Rye) and Avenue Verte (246km cycle route Bedford via St Pancras International and Luton between London and Paris) all use the Worth Airport Parkway. Further, key connections can Way as part of their routes. be made at East Croydon for Gatwick Airport and Brighton to the south, at London Bridge WALKING & CYCLING for services to and at Clapham Junction for services to the South West of . The site is well connected to the existing PUBLIC TRANSPORT pedestrian/ cycle network, with footways There are a number of bus stops located located to the eastern side of Imberhorne within a short walking distance of the site, Lane, which provide links to local facilities HIGHWAY NETWORK including those located on Imberhorne along Heathcote Drive. There are well Lane and Heathcote Drive. In addition to Imberhorne Lane forms part of the eastern established foot and cycle links within the these local services further regional services boundary of the site and offers connections site, that connect in north-south and east- can be caught from London Road and East to the local highway network. Approximately west directions, establishing a permeable Grinstead Railway Station. National Cycle 1100m north of the site, the A22 links north and legible network of routes. These routes Network (NCN) Route 21 runs in an east- to Purley and , south to Uckfield include a bridleway (PRoW: 44bEG-1) west direction to the south of the site along and Eastbourne and provides direct access crossing the site east-west along the current the Worth Way, and provides a long-distance to East Grinstead town centre. Junction 10 of access to Imberhorne Farm and Gullege, cycle route, comprising both on and off-road the M23 is approximately 9.6km west of the (providing access to the Worth Way) and sections, between London and Eastbourne. site, providing access to Gatwick, London a permissive public footpath following the Locally, it connects East Grinstead with Forest and Brighton and the wider strategic highway eastern boundary of the site, providing a Row, and Crawley. There is a network. From Junction 10 the A2011 provides traffic free link between the bridleway and dedicated cycleway on London Road and links west to Crawley and Three Bridges. Imberhorne School. West Sussex CC have recently applied for funding (as part of post covid-19 measures) to extend this cycle way from Englee to the Lingfield roundabout.

The Worth Way shared use path adjacent to the southern boundary of the site. A264 FELBRIDGE A22 2KM

Page 25

1KM ROAD NORTH END BALDWINS HILL BIRCHES INDUSTRIAL ESTATE BLACKWELL LONDON ROAD

A22

HEATHCOTE DRIVE A264

IMBERHORNE LANE

EAST GRINSTEAD

A22 WORTH WAY

Access and Movement Plan Page 26

4.3. LOCAL FACILITIES

The Site is well located to take EDUCATION HEALTH advantage of a number of local » St Peter’s Catholic Primary School is » St Faith Dental Clinic Dentist located on services on foot including schools, 800m east of the site, approximately an Halsford Park Road, approximately 800m retail, employment and health 10 minute walk. from the site. services in the immediate vicinity » Halsford Park Primary School is located » Moatfield Surgery is 1.8km east of the of the site and is a less than 1.5km on Manor Road 850m from the site, site. from East Grinstead town centre approximately a 11 minute walk. where further retail, leisure and » Secondary education is provided at RECREATION employment facilities are available. Imberhorne Lower and Upper Schools. Imberhorne Lower School is 1.4km from » Imberhorne Lane Recreation Ground Local facilities are located along Heathcote the site. Imberhorne Upper School is (park with sports pitches and equipped Drive approximately 500m walking located directly north-east of the site; the play area) and Imberhorne Lane distance (13 minute walk) comprising a post main access is approximately a 200m Allotments are found north-east of the site office, local shop, café and hairdressers. walk from the site along Imberhorne with access form Imberhorne Lane. A pharmacy, local shop, takeaway, taxi Lane. » Mount Noddy Park and the Kings Leisure service and petrol station with food retail » Fledglings Day Nursery and Pre-School Centre are 1.8km east of the site, offering are located along London Road, a 950m is 750m north of the site along London further recreation facilities. walk north of the site (12 minute walk). East Road, approximately a 9 minute walk. Grinstead town centre is less than 1.5km east » The Worth Way linear Country Park of the site, offering a wider range of retail, is directly south of the site and offers leisure, employment transport and community recreational walking and cycling facilities. opportunities.

Top: Imberhorne Lane Recreation Ground Middle: Imberhorne Upper School, Imberhorne Lane. Bottom: Local shops along London Road. Page 27

Local Facilities Plan Page 28

4.4. LANDSCAPE BASELINE OF THE SITE

The site is located on the western edge of The settlements of East Grinstead and The site is comprised of a series of large scale The Birches Ancient Woodland lines the East Grinstead, in the district of Mid Sussex Crawley are connected by the A264 which geometric fields divided by hedgerows, many northern boundary of the site. The eastern (Fig. 4). In general terms the edge of East runs to the north of the site (Fig. 1). In the of which contain hedgerow trees. Imberhorne boundary of the site is lined by dense Grinstead is characterised by modern, wider setting, a network of roads cut across Farm is located in the southern portion of hedgerow vegetation, a permissive path runs late 20th century housing and large scale the area. The runs in a the site, but is not within the site. The site alongside a portion of this boundary of the industrial buildings (Photos: 2, 4, 11 + Aerial broadly north south orientation around the boundary runs round the farm complex, its site. The southern end of the eastern boundary photo). outskirts of Crawley, and it confluences with associated outbuildings and private grounds, is adjacent to Imberhorne Lane. The southern the at Junction 8 just north of to exclude it from the site. boundary runs along the route of a Public The landscape is crossed by rivers, streams Redhill. Bridgeway (44bEG) which is lined on both and numerous watercourse which have Within the site the landform falls from a high sides, in part, by hedgerow vegetation. A influenced its landform, resulting in a series Around the site there is a network of Public point in the southeast corner of the site at large open elevated field is located to the of ridges and valleys. The land to the south Rights of Way (PRoW), the bridleway 130m Above Ordnance Datum (AOD), to a immediate south, with the Worth Way/Sussex of the site gently rises to form a ridge, the (44bEG) which crosses the site emerges from low point of approximately 90m AOD along Border Long Distance Route running east-west landform to the north of the site slopes gently the centre of East Grinstead through the site the northern boundary of the site. Across the to the south of the field, set within well- to form a wide river valley. Further to the north and on towards Gullege Farm. At this location length of the site the land undulates gently established vegetation. The western boundary beyond the valley, the landform rises, and a it splits, a spur travels west towards the influenced by a small tributary watercourse of the site extends to the bridleway that runs ridge runs in a broadly east west orientation settlement of Crawley Down, another travels which runs from Imberhorne Farm towards the north from the Worth Way/Sussex Border (Figs. 11, 12). The settlements of , north towards Felbridge and the final spur northern boundary of the site. Long Distance Route. Redhill, Godstone, and Limpsfield are travels south where it joins the Worth Way located along this ridge line. Long Distance Route (Fig 4). A Public Right of Way bridleway (44bEG) crosses through the central portion of the It is a well wooded landscape, with multiple site. It is occasionally very open but also blocks and belts of mature woodland has places where it is lined on both sides by scattered across the landscape. There is a vegetation, which includes hedgerow trees. substantial amount of woodland located The path also serves as the drive to Gullege around the settlement of Crawley to the and as a farm access as well as a PRoW; and west of the site. Ashdown Forest, an area runs in a broadly east west orientation. of Ancient woodland which occupies a ridge top within the High Area of Outstanding Natural Beauty (AONB), is located approximately 6km to the south east of the site. Page 29

Landscape Baseline Page 30

4.5. LANDSCAPE AND VISUAL BASELINE OF THE SITE

LVA BASELINE SUMMARY: Landscape Site: Site Landscape Visual Receptors in the public » Visual Receptor Group: Walkers, Receptors: domain will include: riders and motorists and users of LANDSCAPE RECEPTORS public transport along Crawley Down Road near the site: The site’s key landscape resources and » The landform of the site land; » Visual Receptor Group: Walkers and attributes have include the following riders on the PRoW across the site: » Activity: journey based assets. They are also the Setting and Site » The plants and animals and their Landscape Receptors that have been habitats that the site land supports; » Activity: leisure based » Likely visual expectations: identified at this updated stage of LVA glimpsed and filtered » The site boundary elements: the » Likely visual expectations: work: passing views of general extensive tree cover and hedgerows; general countryside countryside components components Landscape Attributes: Setting » The tree lined PRoW’s that cross the Visual Receptors in the private Landscape Receptors: site; » Visual Receptor Group: Walkers and riders on the Worth Way, Sussex domain will include: » The tree lined drive to Imberhorne » The rolling and wooded countryside Border Path cycleway near the site: Farm; and at the northern edge of the High » Visual Receptor Group: Walkers, » Activity: leisure and possibly Pupils, staff and visitors to Weald National Character Area; » The historic and cultural actions, commuter based Imberhorne School near the site: marks and memories associated with » The wooded and secluded valley the human activates on the site. » Likely visual expectations: along Felbridge Water; » Activity: in-door and occasionally open, outdoor school based » The rolling and wooded countryside generally filtered or activities at the northern edge of the High obscured views from Weald National Character Area; LVA BASELINE SUMMARY: cuttings of general » Likely visual expectations: VISUAL RECEPTORS countryside components and a range of open, glimpsed » The extensive tree cover within 2km Gullege house; and filtered views of of the site; The site’s principle visual resources and general countryside » Visual Receptor Group: Walkers, attributes have been identified and components riders and motorists and users of » The tree lined Worth Way; described within this updated LVA. At this public transport along Imberhorne stage in the promotion of the site and the » Visual Receptor Group: residents in » The tree lined PRoW that link the site Lane near the site: development proposal the visual baseline private properties along Imberhorne to the immediate setting; Lane near the site: has been defined to include the following » Activity: journey based assets and also the Visual Receptors » The settlement edge location; and the » Activity: in-door and Groups that may experience views to the » Likely visual expectations: garden-based viewpoints » The heritage assets at Imberhorne site at specific viewpoints: passing open views of Farm and Gullege. general countryside components Page 31

» Likely visual expectations: a range of open, glimpsed and filtered views of general countryside components

» Visual Receptor Group: residents in private properties at the western end of Heathcote Drive near the site:

» Activity: in-door and garden-based viewpoints

» Likely visual expectations: a range of open, glimpsed and filtered views of general countryside components

» Visual Receptor Group: residents in private properties within the Kingscote Way development near the site:

» Activity: in-door and garden-based viewpoints

» Likely visual expectations: a range of glimpsed and filtered views of general countryside components.

Worth Way/Sussex Border Path - Under Imberhorne Lane Road Bridge Approximate extent of site Page 32

NORTH DOWNS HOUSING ON FELBRIDGE ROAD/ ( HILLS AONB) CRAWLEY DOWN ROAD

View A - On site looking north-east towards Felbridge and The Birches woodland (from PRoW 44bEG-1/drive to Gullege). Approximate extent of site Page 33

THE BIRCHES WOODLAND Approximate extent of site Page 34

THE OAKS ACCESS TO WORTH DEVELOPMENT WAY (PROW 44bEG-1)

View B - On site looking east towards Imberhorne Farm(from PRoW 44bEG-1/ drive to Gullege). Approximate extent of site Page 35

IMBERHORNE FARM IMBERHORNE COTTAGES Site not in view Page 36

ACCESS TO WORTH WAY (PROW 44bEG-1)

View C - At Imberhorne Farm, looking east along the drive to Imberhorne Lane (PRoW 44bEG-1). Site not in view Page 37

IMBERHORNE FARM Page 38

4.6. LOCAL CHARACTER

The character and form of the URBAN FORM proposed development should be » General use of larger development responsive to its surroundings. blocks that are organic in shape. An analysis of existing local development and its form will » Predominantly low to medium density perimeter block development. generate key character drivers, providing references to inform the » Use of long, wide and gently curving development proposals. streets with generous verges and occasional tree planting emphasises a suburban character. East Grinstead comprises a varied character. This ranges from the more formal and urban » Residential development in central character of historic ribbon development in East Grinstead tends to comprise the core of the town, to the more suburban higher density development blocks with and semi-formal character of large scale narrower streets and short terraces post-war housing estates. Recent residential commonplace. development along Imberhorne Lane comprises a more informal and green » Development fronts on to primary East Grinstead Town Centre ribbon development character. movement routes. » The frequent use of long cul-de-sacs with a lack of pedestrian and cycle links impedes connections through much of the early 20th century development of the town.

» New development adjacent to the site is well connected in terms of internal vehicular movement routes, which aids the creation of a legible and permeable layout.

Suburban East Grinstead post war housing Page 39

BUILT/ PLOT FORM

» Generally large detached or semi- detached houses, set within generous plots.

» The repetitive arrangement of plots creates rhythm along the street scene and further emphasises a suburban character.

» Plots tend to have deep frontages and follow a continuous building line.

» Dwellings tend to be 2 storey with some use of single storey development. The use of 2.5 storey dwellings is more prevalent in older properties that are located closer to central East Grinstead.

» Terraced and semi-detached units are Central East Grinstead features higher density development common in areas of East Grinstead. They comprise a more formal and urban character, with the use of narrower plot widths and smaller frontages.

Terraces and uniform detailing create a more formal character Planted frontages soften the built form Page 40

CAR PARKING DETAILS & MATERIALS

» Parking is predominantly provided on » Private frontages generally accommodate plot in private driveways. mature planting, larger verges and mature tree planting, aiding the creation » Visitor parking is not delineated however, of a suburban character. the adequate street width allows for informal visitor parking on street. This » The consistent use of materials and appears to aid traffic calming, creating style of dwelling, with variation in the elements of deflection and thus, reducing architectural detailing creates a more vehicle speeds. informal character in suburban areas.

» Within central East Grinstead parking » Regular plot width, bay windows and is accommodated on street in parallel evenly spaced openings to boundary marked bays. treatments enhance the character of the streets, and help create a distinctive identity. OPEN SPACE

» Formal open space provision is largely The use of private driveways aids the suburban character. located within central East Grinstead.

» Imberhorne Lane Recreation Ground, the Worth Way linear country park and pockets of informal open space are located within closer proximity to the site.

» The use of street tree planting provides focal points for long range views along streets and softens the appearance of the built form.

» Allotments are provided at Imberhorne Lane and Mount Noddy Park, promoting healthy living and community cohesion.

Brick detailing and bay windows are predominant in the area. Page 41

The Oaks development (adjacent to the site) successfully integrates development with open space. Page 42

4.7. SITE ASSESSMENT: CONSTRAINTS AND OPPORTUNITIES

The findings of site and context LAND USE ACCESS AND MOVEMENT DRAINAGE AND FLOODING analysis have been evaluated » Opportunity to facilitate the consolidation » Primary vehicular access to the » Development will not be located within to identify the key constraints of Imberhorne lower and upper schools development will be provided from land that is at risk of flooding. and opportunities relevant to the into a single modern campus. Imberhorne Lane, via a new junction development of the site. opposite Heathcote Drive. » An open ditch originates just north of » The proposals will consider the Imberhorne Farm and flows north through relationship between the existing » A secondary vehicular access point the site, towards the Birches Woodland, This will ensure that the proposals are properties and new development with will be located at the existing access to where it exits the site and eventually responsive to existing site features and regards to privacy, amenity and scale. Imberhorne Farm. discharges into Felbridge Water. provide mitigation as appropriate. The following points provide a summary of the » Development will be inspired by the » The existing Public Rights of Way through » The proposals will consider the use of site assessment undertaken to date, for the positive elements of the existing built form the site will be retained and integrated Sustainable Drainage Systems (SuDS) following disciplines: of East Grinstead. with the new network of pedestrian and to manage surface water runoff rates cycle routes. and benefit landscape amenity and » There is the potential for Sustainable biodiversity. Accessible Natural Green Space » Opportunity to provide new recreational (SANGs) to be located immediately west pedestrian routes through the SANG of the proposed residential development, area. north of Worth Way and west of Gullege.

» Opportunity to provide new GP surgery, local centre and care community close to new residential development. Page 43

THE BIRCHES IMBERHORNE WOODLAND UPPER SCHOOL

HEATHCOTE DRIVE

GULLEGE IMBERHORNE LANE

IMBERHORNE FARM

WORTH WAY

Constraints and Opportunities Plan Page 44

LANDSCAPE AND LANDFORM » A Preliminary Ecology Assessment and » The significance of all heritage assets the necessary Phase 2 surveys have been was assessed by considering the » Potential to create a strong network of undertaken, identifying the potential archaeological, artistic, architectural connected green corridors; for reptiles, bats and birds, there are and historic values. It was found that dormice and the potential for great these values were not harmed by the » Opportunity to restore and enhance tree crested newts in the wider area. Since proposals. The setting of each building and hedgerow planting at the western the initial assessment, a range of species was then considered, to determine if the edge specific works and updated PEAs have significance of the heritage assets was been conducted in 2016, 2017, 2018 impacted by development within their » Opportunity to give greater public and 2019. A mitigation strategy will be setting. It was found that there was no access to the green spaces at the edge delivered within open spaces to ensure impact due to co-visibility as a result of East Grinstead the ongoing protection of these species. distance and screening. It was, however, » Consideration of response to distinct considered that the non-visual attributes landform of purpose, economy and function were HERITAGE AND ARCHAEOLOGY impacted by the loss of the agricultural » Realisation of far reaching off-site views fields which were once associated with » There are no designated heritage assets the heritage assets. However, as this » Respect for the heritage assets at within the redline of the site. There are was only part of their significance, it Imberhorne Farm and Gullege Farmhouse a number of listed buildings located in was assessed to cause a low level of the vicinity of the site. Those in closest less than substantial harm to the heritage proximity, which have the potential assets. It was therefore concluded ECOLOGY to be impacted by the proposals, are that the proposals comply with the Imberhorne Farmhouse (grade II), 1 - relevant heritage paragraphs contained » The development will seek to maximise 3 Imberhorne Farm Cottages (grade in Section 16 of the NPPF 2018 and opportunities to enhance biodiversity and II*) and Gullege Farmhouse (grade relevant local heritage policy. ecology wherever possible, aided by II*). This is as a result of the buildings the creation of green corridors that link being good examples of their type and potential habitats and existing trees and of the connections with the Manor of hedgerows. Imberhorne. In particular, remnants of the Medieval building are set within the fabric of 1 – 3 Imberhorne Farm Cottages.

DEFRA Conservation Walk Bridleway - a circular walking route across the farmland of Imberhorne Farm Page 45

Page 45 Page 46 Page 47

5. OUR PROPOSALS Page 48

5.1. DESIGN PRINCIPLES & CONCEPT

The proposed concept plan for A number of design principles have informed PLENTIFUL SUSTAINABLE » The new Green Infrastructure Strategy Land West of Imberhorne Lane is the concept proposals. They are set out on the CONNECTIONS will enhance and maintain existing presented opposite. The concept following pages. hedgerows and trees, and incorporate has been informed by the vision » The development proposals offer the them in a new, more cohesive landscape and site analysis presented earlier opportunity for education facilities framework. A HEALTHY AND COHESIVE (including a 2FE primary school and » Open space will retain existing in this document, and shows how early years provision) to be delivered COMMUNITY ecological habitats and seek to enhance the proposals can form an exciting within the site, offering significant them wherever possible through the and vibrant development that » The proposed development will provide benefits in terms of easy walking provision of large scale open spaces retains important site features. key facilities to aid a high standard of distances to school and sustainability. living and the creation of a cohesive and attenuation areas that will contain In summary, the proposals for the site could community. These facilities will include » The proposals offer the opportunity for a considered mix of planting and public provide: a new primary school, care community Imberhorne School to be integrated into access management. site and retail and community services a single secondary school campus, with » Land for the consolidation of Imberhorne » The aspiration to provide a high quality contained within a local centre. additional land for playing fields and Schools onto a single campus. and multi-functional green infrastructure pitches located to the north-west of the is embedded within the heart of the » Primary school and early years provision. » These facilities are centrally located development. within the masterplan and are within a 5 concept proposals. A variety of spaces » A care community delivering housing for minute walk of the majority of dwellings. » Two points of vehicular access to and places will form distinctive elements older people They will be co-located together, the development will be taken from of the development and facilitate Imberhorne Lane. recreation, relaxation and play, » Provision of affordable housing to meet benefiting from a significant amount of activity and forming an attractive land- promoting happy and healthy lifestyles. the needs of local people. » The strategy for sustainable transport mark space for the development where aims to promote attractive and safe links » The development will have a strong » Potential new GP surgery. people will want to congregate. to key destinations wherever possible. framework of formal and informal public » New local centre close to proposed new » The arrangement of development blocks Existing public footpaths and bridleways open space, creating the setting for homes. aim to promote best practice urban that cross the site will be retained the retained and enhanced landscape and connected to a new network of features. » Significant and high quality areas of design principles; they will overlook streets and spaces wherever possible pedestrian and cycle routes, desire lines public open space, including: strategic » Areas of public open space around to encourage safety and natural within the site and to the surrounding Suitable Alternative Natural Greenspace Imberhorne Farm, Imberhorne Cottages surveillance. area. (SANG), existing tree and hedgerow and Gullege will respect the setting planting, ecological mitigation measures » The appearance, scale and density of the Listed Buildings by pulling back and sustainable drainage systems. of development will be considered to MULTI-FUNCTIONAL GREEN the build line of the development and enabling new areas of planting to » Primary point of access via a new ensure the creation of an attractive and INFRASTRUCTURE soften and screen views of the proposed signalised junction with Imberhorne distinctive character that is responsive to development. Lane and Heathcote Drive, as well as a existing built form within the locality of » A new area of strategic Suitable secondary point of access. the site. Alternative Natural Greenspace (SANG) will form a significant new asset for the proposals and a destination for the new and existing community. THE BIRCHES INDUSTRIAL ESTATE Page 49

THE BIRCHES IMBERHORNE LANE WOODLAND

IMBERHORNE SCHOOL

GULLEGE IMBERHORNE FARM

WORTH WAY

Concept Master Plan Page 50

5.2. ACCESS AND MOVEMENT STRATEGY

PROPOSED ACCESS proceeds towards the planning application ARRANGEMENTS stage. The primary option considered is to provide access to the site via a four-arm A detailed sustainable transport strategy signal-controlled junction formed between will form an integral part of the Transport the site access, Imberhorne Lane to the north Assessment which will be produced at and south and Heathcote Drive to the east. A the planning application stage to support second option considered is to provide a four the development. This will include details arm, 50m ICD roundabout. of improvements and enhancements to sustainable transport infrastructure and how sustainable travel will be promoted from the OFF-SITE WORKS outset of the scheme through the introduction of a detailed and robust Travel Plan. The proposals will be supported by a range of off-site improvements to the existing highway It is proposed that the development will and transport networks. These will consist of be accessed through the provision of two a combination of physical improvements to HEATHCOTE DRIVE vehicular access points onto Imberhorne Lane. existing junctions within the local highway network, and improvements to sustainable The primary access will be taken in the travel infrastructure. north-east corner of the development site, immediately to the south of the existing To determine the nature and design of the Imberhorne School playing field, and directly proposed highway improvements, a series opposite the existing junction with Heathcote of junction assessments and network-wide Drive. traffic modelling is being undertaken. This is being discussed and undertaken with input It is considered that the optimal location from West Sussex County Council (WSCC) for connecting the site to the local highway as the local highway authority. In particular network is to reconfigure and create a 4th this will focus on the operation of the A22 arm from the existing Imberhorne Lane and corridor, and the potential impacts of the Heathcote Drive Junction. Two junction types proposed development on this critical part of have been designed in this location to ensure the existing highway network. The outputs of IMBERHORNE LANE that flexibility regarding the access strategy this traffic modelling will inform the level of is retained, and that the preferred option improvement measures required to mitigate can be refined as the development proposal the proposed development.

Proposed 4-arm signalised junction with Imberhorne Lane. Page 51

Movement Strategy Plan Page 52

5.3. LANDSCAPE STRATEGY

The Landscape Strategy has a clear objective: The objective will be met as the public paths to realise to the full all the advantages will pass through attractive, safe, locally Planning Policy Guidance (PPG) useful online tool that can be used to already present in the landscape of the distinctive public open spaces that present a on the Natural Environment quantify the recreational values provided site, at the edge of the settlement and in the far greater network of paths and accessibility (Updated 21st July 2019), to by greenspace. Green infrastructure countryside setting. The object is to craft a to open green spaces than currently exists. support the National Planning can help to reduce health inequalities in new landscape that is distinctive in character Policy Framework (NPPF). areas of socio-economic deprivation and and that belongs to the place and in so doing The finding of the LVA, in particular the meet the needs of families and an ageing Building a strong, competitive economy forms a strong, local and highly successful comprehensive exploration and understanding population. It can also help to reduce air of the existing landscape and visual context pollution and noise. Mitigating climate response to the place. Green infrastructure can drive economic have shaped a Landscape Strategy, with change, flooding and coastal change growth and regeneration, helping to This over-arching objective sets out a clear the objective of creating a site specific, create high quality environments which requirement for the proposed landscape and appropriate, landscape framework Green infrastructure can contribute to are attractive to businesses and investors. strategy that will deliver the opportunity for within which to accommodate development, carbon storage, cooling and shading, opportunities for species migration to a memorable and enduring scheme. These successfully assimilating residential Achieving well-designed places strategies will make the most of the latent development and the required associated more suitable habitats and the protection potential that is present in the landform; the components into both the edge of settlement The built environment can be enhanced of water quality and other natural extensive woodland, the Worth way cycle location and the wider countryside. by features such as green roofs, resources. It can also be an integral part route, the connectivity with the countryside; street trees, proximity to woodland, of multifunctional sustainable drainage and the links with the land and the history of public gardens and recreational and and natural flood risk management. the place. open spaces. More broadly, green Conserving and enhancing the natural infrastructure exists within a wider environment The concept for the Landscape Strategy Plan landscape context and can reinforce shows the containment of the development and enhance local landscape character, High-quality networks of multifunctional within a profoundly green and planted contributing to a sense of place and green infrastructure contribute a range framework. This protection of the countryside natural beauty. of benefits, including ecological is important to the development. The connectivity, facilitating biodiversity relationship with the Sussex landscape is one Promoting healthy and safe net gain and nature recovery networks of the strongest assets of the scheme. It is a communities and opportunities for communities to relationship that will continue to be successful undertake conservation work. through the sensitive placement of building, Green infrastructure can improve the the retention of trees and field patterns and wellbeing of a neighbourhood with through the creation of open spaces that opportunities for recreation, exercise, increase GI connectivity and that make a social interaction, experiencing and good fit in the landscape. caring for nature, community food- growing and gardening, all of which can bring mental and physical health benefits. Outdoor Recreation Value (ORVal) is a Page 53

Landscape Strategy Page 54

GREEN INFRASTRUCTURE GI Network links The Green Infrastructure Strategy is an Existing ‘Green Capital’, integral part of the Development Proposal The Landscape Institute Position Statement: The linkage between the scheme and the and is embedded in the concepts for the Existing components: Field pattern, hedgerows ‘Making it home: the power of landscaping nearby settlements at East Grinstead and Masterplan. A central goal for the GI and trees – the ‘Green Capital’, in association to create good housing’, (LI. 2010) promotes Fellbridge, and importantly with the Sussex Strategy will be to strengthen existing links with new green spaces will give form a philosophy of integration between the countryside, will be made through physical to the wider Green Infrastructure network. and structure to the new GI. The existing technical and creative aspects of new housing connections: the paths and cycle routes, and Through the creation of new connections, the components in particular the landform and the provision with a positive response to the through the visual lines of sight. The site has proposed green spaces will be formed and extensive tree cover around the boundaries landscape of the setting. In the Forward of established and well-defined boundaries – managed to enrich and diversify habitats of will be connected by new green areas to form ‘Making it home’ the President of the Institute principally the extensive tree cover around value. The approach will be to balance the a network of biodiverse planted linked spaces states: many of its boundaries. Where there are pressures and needs of the public for access and habitats. UK BAP habitats in Sussex views to the setting, the viewpoints will be to green spaces and countryside, with the include a range from lowland farmland, “Whether the setting is urban or rural, created to take advantage of the visual links. establishment of durable plant and animal woodland to coastal habitats, those of which far too many housing developments This linkage is also made through the culture communities. It will address measure to are relevant to the site include Hedgerows; make little reference to the landscape and history of the place. Our approach as mitigate the impacts of climate change. Lowland meadows; Traditional orchards in which they are set. The pressure in designers of the new landscape is to make a and Ponds. These habitats have been both public and private sectors is to respectful response to these components in This approach has been central to the incorporated into the development proposals maximise use of available space… many the landscape. process that establishes the concept for as part of a connected Green Infrastructure housebuilders are increasingly aware the masterplan. The key objective for the providing significant site level enhancements, that creating successful developments The Green Infrastructure (GI) of the new masterplan has been to set the future and also providing increased connectivity requires that local context, character scheme is integral to the nature and quality development into the host landscape in a for existing and proposed habitats, linking and culture are part of the planning, of the new environment. The public realm will manner that achieves a sympathetic and hedgerows, wetland habitats and the design and management process.” be rich in places for people to enjoy and successful assimilation in the countryside at provision of a network of niches within the it will also contain and define the limits of the settlement edge. landscape. This exemplar approach lies at the heart of the the development. The Landscape Strategy is proposal for the mixed-use development at to craft the green spaces in a manner that Imberhorne Farm. Its application is evidenced achieves a sensitive and successful fit in the by the importance given at this early stage in Warwickshire landscape whilst also making the design of the development, to a successful green spaces people want to have pride in Green Infrastructure Strategy. and to call home. Page 55

Green Infrastructure Plan Page 56

Suitable Alternative Natural Green space: A high-level GI and Landscape Strategy » Perceived as semi-natural with few the SANG land proposes the division and softening of the buildings or artificial structures except in » UK BAP habitats in Sussex include development. On the gently sloping ground the immediate vicinity of car parks. a range from lowland farmland, Concept proposals for the 42.07 ha of this will give the impression of layers of tree woodland to coastal habitats, the strategic SANG land were worked-up canopies between the blocks of development. » Perceived as safe – no tree or scrub those of which are relevant to the in 2019. The principles for the proposals The SANG will be visible from parts of the cover along parts of the walking routes. site include Hedgerows; Lowland were discussed between the Project Team development and will provide benefits of meadows; Traditional orchards » No unpleasant intrusions (e.g. sewage of Landscape Architects, Engineers and greenery beyond its immediate boundaries. and Ponds. These habitats have treatment smells etc). Ecologists, and Officers at MSDC. The The visual GI linkages through the Site are been incorporated into the proposals for the semi-natural land of the important and will also create a sense of a development proposals as part of SANG form an important attribute and will be settlement being set in between trees. a connected Green Infrastructure Currently biodiversity on the site is an environmental asset for the development. providing significant site level considered to be of limited ecological The SANG sits within well defined and easily Essential Features enhancements, and also providing value, being limited to arable fields recognisable boundaries. It is an attractive increased connectivity for existing The proposal for the SANG land will provide with arable field margins consisting of open area that is well located to serve the and proposed habitats, linking the following essential Landscape features poor semi-improved grassland habitats. residents of the development as well as the hedgerows, wetland habitats and that are required in order for the land to fulfil Both of these habitats are common and existing communities. the provision of a network of niches its purpose as a SANG: widespread. within the landscape. New areas of publicly accessible open » Natural greenspace with areas of open The Green and Blue Infrastructure green space will be run through the entire » A mosaic of habitats created within (non-wooded) countryside and areas of Proposals provide the following development, creating a new connected the boundary provides a diverse dense and scattered trees and scrubs. enhancements and benefits: network of spaces, corridors, and links west, and rich landscape. to the semi-natural landscape of the SANG. Land should preferably not be entirely » The proposed SANGs land, It will also provide linkage to other GI assets flat. » Proposed woodland planting, proposed on the western aspect, beyond the Site. The existing components will and an increase in diversity of » A range of habitats should be provided will provide a greater diversity of be retained and further enhanced, and the grassland, provides a significant for users to experience if the SANG site habitats present within the current development arranged around it, to provide enhancement for foraging and is larger than 12Ha. boundaries of the site, including strategic and meaningful space with a strong commuting habitats for bats. meadow grassland; trees, shrub sense of place. and woodland planting; a pond » The creation of a nectar rich, and and wetland and an orchard. native landscape, will enhance the opportunities for a number of invertebrates species present. Page 57 Page 58

GREEN INFRASTRUCTURE PRECEDENT IMAGERY Page 59 Page 60

BLUE INFRASTRUCTURE The Drainage Strategy provides a significant » Provide a network watercourses, swales The Green Infrastructure Strategy for the enhancement to the Blue Infrastructure on the and ponds that respond to the landform development contains a strategy for Blue site. of the site, dropping into the valley Infrastructure – the management and care of the formed by Felbridge Water, to the north environment associated with water systems. The The drainage proposals of the site, connecting into the wider Blue Infrastructure will comprise the aspirations for network of blue infrastructure, and a multi-purpose approach to the green spaces in » Follow, incorporate and extend the reflecting and complementing the wider the development. It will comprise and deliver the existing network of watercourses and valley landscape in line with SuDS requirement of Sustainable Urban Drainage (SuDS) ponds, in line with the West Sussex Policies 3 and 10 and a water treatment train that looks at natural Policies (SuDS Policy 1 and 3) for the measures to ensure the protection of water quality. Management of Surface Water » Include permeable paving in areas such Flood prevention measures will be drafted to have as car parking courts, private driveways an awareness and responsibility to also deliver » Provide management for flood risk, with and communal areas to contribute to the public amenity and biodiversity gains. The SuDS attractive solutions such as connected surface water treatment at source within system will require several basins to be created to swales, ponds and attenuation features, the development attenuate surface water and these have been set integrated within the layout and design within green spaces. The basins, swales, ditches, of the proposals, with their management » Contribute to increased biodiversity rills and ‘Rain Gardens’ will be located to serve and maintenance considered from the across the site, through the provision of drainage operational requirements. The modern, outset, in line with SuDS Policies 2 and ponds and swales, and the associated forward looking SuDS regime within the scheme will 6 diversity of marginal/riparian habitats, capture the opportunities for biodiversity enrichment in line with SuDS Policy 9 » Include ponds and swales, located with through wetland habitat creation and management. the open space network, have been designed to complement and contribute to the multi-functional amenity of the open space for the development, such as providing a village pond as a focal point for local centre, in line with SuDS Policy 8 Page 61

Blue Infrastructure Plan Page 62

BLUE INFRASTRUCTURE PRECEDENT IMAGERY Page 63 Page 64

5.4. PUBLIC ENGAGEMENT

Consultation with the local Mid Sussex District Council’s Statement of A variety of methods will be used to involve Welbeck Strategic Land is committed to community throughout the planning Community Involvement (2011) states that: the community throughout the planning including as many individuals and groups “The Council is committed to encouraging process. These are expected to include the as possible. This will include groups and process is a fundamental principle new investment of the highest quality that following: organisations that are considered “hard to in national legislation, Government contributes to the well-being of existing and reach” (including elderly and young people). guidance and local policy. future communities and recognises that it » Regular engagement with Mid Sussex As with all other aspects of the proposal, is important to reduce uncertainty for local District Council officers Welbeck Strategic Land will follow best communities when applicants bring forward practice in its approach to community and Early and effective communication with the » A dedicated consultation website proposals for development. stakeholder engagement during the planning Local Authority and community sets the tone process. We will aim to take account of for a constructive engagement process, » Press releases The successful delivery of significant all comments received as we develop which allows for any potential issues with major developments requires commitment » Meetings with stakeholders and the proposals to meet the aspirations and the scheme to be overcome, and wider to partnership working, sound project representatives (County, District and objectives of Mid Sussex District Council and community benefits to be created. management and effective communication Parish councillors, including ward the wider community. with the community, developers, and other Welbeck Strategic Land believes that members and East Grinstead Town agencies”. engagement with Mid Sussex District Council Council) and the East Grinstead community is a core As Welbeck Strategic Land promotes and » A public exhibition element of the planning process. develops the proposals for Land West of Imberhorne Lane, it intends to closely Land West of Imberhorne Lane is a reference what has been set out in the single-ownership site and it is hoped that Mid Sussex District Council Statement of Welbeck, Mid Sussex District Council and Community Involvement. East Grinstead residents will be able to successfully work together as a partnership to deliver an exemplary development.

www.landwestofimberhorne.co.uk. Page 65 Page 66 Page 67

6. SUMMARY OF ASPIRATIONS & NEXT STEPS Page 68

6.1. SUMMARY

The emerging concept proposals 5. Recognition and promotion of the 10. Capitalise on the wealth of existing green for Land West of Imberhorne Lane sustainable location of the site, well capital, providing a multi-function green placed close to local road, rail and bus infrastructure that is easily accessible show how development has been links, and within walking and cycling to all and improves ecological habitats informed by the vision and site distance of the Town Centre. where possible. analysis undertaken to date. 6. Promotion of a high quality environment 11 . Provide recreation opportunities and standard of living, which considers throughout the site, including the Our key vision objectives for Land West of the needs of present and future provision of onsite SANGs, to mitigate generations. impacts of the development on the Imberhorne Lane are set out below: nearby Ashdown Forest SPA. 7. Delivery of housing to meet local needs, 1. Provision of land to enable the including affordable housing, a mix of 12. Use best practice urban design principles consolidation and integration of housing types and sizes, and housing for to guide the creation of a safe, legible Imberhorne Schools on to a single older people. and vibrant new community. upgraded and modern campus. 8. Promotion of sustainable modes of 2. Provision of new education facilities, to transport and enhancing existing foot and meet early years, primary and secondary cycle routes, such as the Worth Way, school provision. promoting healthy living. 3. Opportunity to provide a new GP 9. Provision of safe connections to surgery. education facilities, maintaining existing 4. Creation of a new neighbourhood, foot and cycle links from the Worth Way defined by a locally distinctive aesthetic, and ensuring safe crossing of Imberhorne and providing for the education, health Lane. care and recreational needs of new residents. Page 69

6.2. NEXT STEPS

The proposals for the land at The Land West of Imberhorne offers a Imberhorne Farm present a genuine sustainable solution to meeting the housing needs identified within the District Plan and opportunity to deliver a sustainable providing enhanced educational facilities, extension to East Grinstead to meet while simultaneously providing a high quality a range of local needs for now and environment with areas of public open space years to come. including an allotment, a community orchid and a strategic SANG for the enjoyment of the wider population. Welbeck Strategic Land is committed to continued engagement with community Going forward, Welbeck Strategic Land are stakeholders, including East Grinstead Town committed to supporting the allocation of land Council, Mid Sussex District Council and within the Mid Sussex SA DPD and will bring West Sussex County Council, particularly in forward a planning application for the site at relation to the expansion and consolidation of the appropriate stage. In the meantime, we Imberhorne Secondary School. encourage active participation in the project from the local community, and we can be reached on the ‘Provide Your Feedback’ page of the scheme website. www.landwestofimberhorne.co.uk. Page 70

WELBECK LAND Page 71 Page 72

WELBECK LAND