Neighbourhood Plan Housing Land Availability Assessment Site 9 : Green (Lyons Farm & Lower Broadbridge Farm)

Legend Potential Development: Ancient Woodland

Parish Boundary Sites 1 – 9 & 11 Deciduous Woodland

Built-up Area Boundary Site 10 Reg’d Traditional Orchards

Conservation Area Boundary Approved Developments Econet Grassland Public Rights of Way Reg’d Community Assets Scheduled Monuments

Listed Buildings (Grade II) Bus Stops SSSIs

Last edited 07 April 2016 Page 1 of 5 Site 9: Horsham Green (Lyons Farm & Lower Broadbridge Farm)

Site Context Note : The eastern part of this site is also included within Site 10 – Lower Broadbridge Farm . This assessment deals solely with proposals put forward by the owners of Lyons Farm. Site Area 1 45.96 ha total, including flood plain & areas proposed for use as Open Space

Current Land Use Agricultural

PDL 2 / Greenfield Greenfield

Boundary Treatment North-east: flood plain; woodland; fields, & residential South-east – hedgerow & A264 South-west – hedgerow, woodland; fields, residential, & Lyons Road North-west - fields, mature hedgerows

Topography pasture land, floodplain, meadows

Planning History SF/13/93 Refused: Erection of 5 stables & storage for private use Site: Wellcross Cottage (Land Opposite) SF/21/94 Permitted: Creation of fishing ponds erection of fisherman’s hut & toilets Enforcement EN/09/0445 Closed : Sub-division of land into individual plots Enforcement EN/13/0129 Closed : Importation of soil (entrance to site from Road) In that this site overlaps part of Site 10 Lower Broadbridge Farm , part of the planning history for that site is also relevant here. Additionally, there is a history of applications relating to the excavation (off site, at Theale Farm) of Horsham Stone, which is then transported using a tractor access route which crosses the current site (see DC/06/2051 & DC/11/0577 ). Current permission for such extraction expires 31 Mar 2016. (For further details, see Site 10 Lower Broadbridge Farm .) SHELAA Designation 3 SA102B (Land at Broadbridge Farm) – Excluded Site total 0 The site has been considered for commercial use and is therefore excluded from residential assessment. The neighbouring site SA386 is considered for residential.

SA386 (Lyons Farm) : Yellow : 11+ years Developable The site is subject to a significant amount of surface water flooding, particularly along the western boundary. However, a small amount of residential development could be developed in the future where the site adjoins to the east. Access would be fairly easy to gain via the Ê2.81 if mitigation measures were put in place. This would be particularly so if the infrastructure in connection with the west of Horsham strategic development was put in place (subject to other physical constraints being taken into account). The site is assessed as 11+ years developable to take into account the time for road infrastructure to be upgraded in conjunction with the west of Horsham development. HDC Landscape Capacity 4 N/A

SPC Landscape Capacity 5 N/A

Last edited 03 January 2016 Page 2 of 5 Site 9: Horsham Green (Lyons Farm & Lower Broadbridge Farm)

Biodiversity and Arboriculture

Biodiversity • Large parts of the site are subject to either: o ‘Entry Level plus Higher Level’ Environmental Stewardship Agreement, started Dec 2012; or o ‘Entry Level’ Environmental Stewardship Agreement, started Feb 2011 • Within SSSI Impact Zone Arboricultural Designations • Species-rich hedgerows across site. 6 7 (e.g. ASNW /TPO ) • Mature individual Oaks across site, but no TPOs. • Part of site is listed in the Priority Habitat Inventory as “Broadleaved Deciduous Woodland – DWOOD (PHI>50%)”. Heritage Assets

Listed Buildings • Lower Broadbridge Farmhouse (Grade II) directly overlooks site of proposed development. • Mill House & Mill Cottage (both Grade II) are also immediately adjacent to the northern boundary of the eastern section of the site. • Lyons Farmhouse sits between the site’s southern boundary and Lyons Road • Ashlands Farmhouse located close to the far SE corner of the site. Conservation Area N/A Landscape Affects Important views 8 N/A

Protects N/A

Countryside Gap Encroaches across the proposed Countryside Gap

Respects village BUAB 9 Not connected to Slinfold BUA; adjacent to Broadbridge Heath BUA. Public Rights of Way (PRoW)

Within site Foothpath 1450 crosses the site in a generally east -west direction.

Adjacent Footpath 1454 runs along part of the NE boundary of the site. Foothpaths 1448, 1450, 1453, 1453/1 & 1454 all meet at the northern boundary of the eastern section of the site. Flood Risk Strategic Flood Risk Variously Flood Zones 1, 2 & 3: runs through part of the site, and it & its tributaries adjoin or are very close to parts of the northern, western & southern boundaries of the site. Surface Water Flood Risk 10 Areas of risk from surface water flooding largely follow the risks from river flooding, with a few additional small areas of low – high risk scattered across the site. Several drainage ponds & streams on site. Survey Comments N/A

Last edited 03 January 2016 Page 3 of 5 Site 9: Horsham Green (Lyons Farm & Lower Broadbridge Farm)

Accessibility Proximity (in km) 11 to:

Primary school Slinfold C of E – 2.8 km Shelly, Broadbridge Heath – 1.8 km Secondary school Tanbridge – 2.8 km ; 12 – 8.5 km

Post Office/Convenience store Slinfold Stores 13 – 2.5 km BBH Stores 14 – 1.4 km Tesco Superstore – 2.1 km Health Facility - GP Surgery Horsham 15 – 4.1 km [accessible by bus.]

Children’s play area Slinfold: KGV – 2.7 km; Six Acres – 3.0 km Charrington Way Recreation Ground, BBH – 2.0 km Village Centre Recreation Ground, BBH – 1.7 km Formal sports pitch(es) Slinfold: • Cricket field – 2.3 km; Cherry Tree (football & tennis) –3.2 km Broadbridge Heath: • Cricket field & Tennis Courts, Byfleeets Lane – 2.0 km • Leisure Centre – 1.7 km Bus stop: 0.3 km from southern site entrance; & frequency 16 to Horsham – twice hourly (Arriva 63 and Compass 100) (Compass service 100) Guildford – hourly (Arriva service 63) Railway station Horsham – 4.7 km

Vehicular access constraints It appears that access is proposed from the A264 between Lyons Corner and New Bridge, opposite Wellcross Farm Cottage. This is on a bend, where the road is fairly narrow. Changes to the Road Layout and a significant new junction are likely to be required. Utilities Water, electricity supply Services observed on site; gas main crosses site

Foul drainage Services observed on part of site

Surface Water drainage Services observed on part of site Site Considerations Estimated Housing Capacity Source: NWPG 17 SHELAA 18 Developer 919 - 1148 50 200 Deliverable/ Developable/ This Site 9 encompasses the southern part of Site 10. The owner of Site 10 says Achievable that he was not aware that the developer of Site 9 had approached the parish Community Benefits Various proposals include possible Dementia Care Home; Neighbourhood centre with Dental Surgery; c.30 acres of open space; new pedestrian & cycle routes Employment on site Various proposals

Other comments This site was put forward to HDC as a strategic site and was not included. It was therefore been put forward by the developer as a possible NP site, but is too large for consideration as an NP site.

Last edited 03 January 2016 Page 4 of 5 Site 9: Horsham Green (Lyons Farm & Lower Broadbridge Farm)

Notes: 1 Site Area (in ha) as measured from Development Boundary as shown in the map/aerial view on page 1 of this document (drawn on map by Neighbourhood Plan Working Group (NPWG)) 2 PDL = Previously developed land, i.e. “Brownfield” 3 SHELAA = Strategic Housing & Employment Land Availability Assessment ( Council, Nov 2015), www.horsham.gov.uk/planningpolicy/planning-policy/housing-land-availability 4 Horsham District Landscape Capacity Assessment, April 2014, www.horshamdistrictldf.info/Core_Strategy/docs/Landscape-Capacity-Study2014.pdf 5 Landscape Sensitivity and Capacity Appraisal of Potential Housing Sites at Slinfold, on behalf of Slinfold Parish Council, August 2015, by David Huskisson Associates 6 ASNW = Ancient & Semi-Natural Woodland 7 TPO = Tree Preservation Order. All TPO information has been taken from a map dated 30 Jan 2012, supplied by HDC, but no further details are readily available. 8 Important views as designated in the Slinfold Conservation Area leaflet (www.slinfold-pc.gov.uk/Slinfold-Parish-Council/UserFiles/Files/SlinfoldConservationAreaAdviceLeaflet.pdf ) and/or by the Slinfold Parish Design Statement (www.slinfold-pc.gov.uk/Slinfold-Parish- Council/UserFiles/Files/design/SlinfoldDesignStatementFinalFinalasdistributed.pdf ) 9 BUAB = Built-up Area boundary as shown at www.horshamdistrictldf.info/Files/LP_Slinfold_2007_CONS.pdf 10 Environment Agency Map: Risk of Flooding from Surface Water, watermaps.environment- agency.gov.uk/wiyby/wiyby.aspx?topic=ufmfsw&scale=8&ep=map&layerGroups=default&lang=_e&y=131860&x =513135#x=511943&y=130947&scale=11 11 Where possible, all distances are measured from proposed site entrance from nearest road. 12 Tanbridge House School ( www.tanbridge-house-sch.co.uk/ ) is the nearest Horsham secondary school for all/most sites, but there are several other secondary schools in Horsham. Many pupils from Slinfold attend the Weald School, Billingshurst (www.theweald.org.uk ), which has a school bus service from Slinfold. 13 Slinfold Stores (www.facebook.com/pages/Slinfold-Village-Store/308556019346290 ) includes a Post Office open 3 mornings per week (http://www.openinghourspostoffice.co.uk/Post+Office+Slinfold+- +Horsham+(West+)/RH13%200RP/Horsham/9541 ). 14 Broadbridge Heath Stores (http://www.misterwhat.co.uk/company/515198-one-stop-community-stores-ltd- horsham ) includes Post Office (http://www.openinghourspostoffice.co.uk/Post+Office+Broadbridge+Heath+- +Horsham+(West+Sussex)/RH12%203LW/Horsham/9217 ). 15 Horsham GP distances are measured to Riverside Surgery, but Orchard, Courtyard & Park Surgeries are all approx. the same distance as Riverside. No info on Dental Surgeries. 16 Daytime frequencies, Mon-Sat. 17 Estimated Housing Capacity range calculated by Neighbourhood Plan Working Group (NPWG) is a theoretical range calculated using the whole site area (see Note i) with a housing density range of 20 – 25 units / ha. 18 See Note 3.

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