Wealden District Council Local Development Framework Strategic Sites Development Plan Document Background Paper
Chapter 4 Polegate and Willingdon
January 2012 How to Contact Us
Head of Planning and Environmental Policy Wealden District Council Council Offices, Pine Grove, Crowborough, East Sussex TN6 1DH Website: www.wealden.gov.uk E-mail: [email protected] Telephone 01892 602007
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Contents
SDA 4: Land at South Polegate and East Willingdon
4.1 Introduction 191 4.2 Area of Interest 191 4.3 Land Availability 192 4.4 Site Appraisal 193 4.5 Core Strategy Objectives 202 4.6 Opportunities 204 4.7 Constraints 207 4.8 Strategic Infrastructure Requirements 210 4.9 Additional Infrastructure required in relation to the 211 development of the Site 4.10 Sustainability Appraisal Summary 211 4.11 Guiding Principles for the development of SDA 4 - Land 213 South of Polegate and East of Willingdon 4.12 Options for the development of SDA 4: Land South of 215 Polegate and East of Willingdon 4.13 SA of Options for SDA 4: Land South of Polegate and East 221 of Willingdon
SDA 5: Land at Dittons Road, Polegate
4.14 Introduction 230 4.15 Area of Interest 230 4.16 Land Availability 231 4.17 Site Appraisal 232 4.18 Core Strategy Objectives 237 4.19 Opportunities 239 4.20 Constraints 241 4.21 Strategic Infrastructure Requirements 242 4.22 Additional infrastructure requirements to support the 243 development of SDA 5: Land at Dittons Road 4.23 Sustainability Appraisal Summary 243 4.24 Guiding Principles for the development of SDA 5: Land at 245 Dittons Road, Polegate 4.25 Options for the development of SDA 5: Land at Dittons 246 Road, Polegate. 4.26 SA of Options for SDA 5: Land at Dittons Road, Polegate 252
Strategic Sites Development Plan Document
SDA 4: Land at South Polegate and East Willingdon
4.1 Introduction
4.1.1 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.
4.1.2 This background document relates to Strategic Development Area 4: Land at South Polegate and East Willingdon. The Core Strategy has allocated 700 new homes together with 8,600 sq m of employment floorspace and appropriate leisure, recreation and community infrastructure to this SDA, with construction commencing 2019.
4.1.3 The document provides a general introduction to the Strategic Development Area (SDA); 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 the site; provides a comprehensive appraisal of the site - looks at opportunities and constraints and known infrastructure requirements: identifies guiding principles and options for the SDA and finally summarises the sustainability appraisal of the various options presented.
4.2 Area of Interest
4.2.1 Strategic Development Area 4 (SDA 4) is shown in relation to the rest of Polegate in Figure 8.1: SDA 4 Polegate South/ East Willingdon Core Strategy Strategic Sites Context Plan. The site is located to the south east of Polegate Town Centre and railway station, and to the east of the main area of Willingdon and Willingdon Village.
4.2.2 The site is bounded to the west by the main A2270 Hailsham to Eastbourne Road, to the north by housing development, to the east by the Eastbourne to Brighton/Lewes/London railway line and to the south by housing and agricultural land.
4.2.3 Polegate Town Centre and railway station are approximately 2km (1.2 miles) from the centre of the site.
4.2.4 The site is large and gently undulating, generally sloping from north west - to south east, with the exception of the area adjacent to the railway which slopes from south west to north east.
4.2.5 The majority of the site (74.07 hectares) towards the south, is actively farmed and currently grazed by sheep and cattle. The remainder of the SDA towards
SDA 4 - Mornings Mill, Polegate - SSDPD Background Document - December 2011 191 the north east (9.44 hectares), was formerly used as playing fields and the University of Brighton sports ground, but are no longer used for these purposes.
4.3 Land Availability
4.3.1 The land available for consideration as part of the SDA has been drawn from the Strategic Housing Land Availability Assessment (SHLAA)1 carried out as part of the evidence base to the Core Strategy. The sites submitted through the SHLAA, have been assessed in relation to their suitability, availability and achievability (i.e. whether given all considerations they can be developed). However, some of the SDA's will have greater flexibility in accommodating the allocated development, enabling a range of options regarding how and how much of the SHLAA land available is used for development purposes.
4.3.2 The SDA comprises 4 sites in total, which are clustered together and are owned by three different land owners. These are shown on the Figure 8.2: SDA 4 Polegate South/East Willingdon Land Availability Plan. The sites vary in size, but the overall gross area of land submitted through the SHLAA for the four sites, is approximately 71.84 hectares. All of the sites are detailed in Table 4.1: Details of available land, below.
Table 4.1: Details of available land within SDA 4: Land South of Polegate and East of Willingdon
Site SHLAA Location Greenfield/ Gross area Reference Brownfield/ (Hectares) Previously Developed Land (PDL) A 236/3370 Mornings Part 62.34 ha Mill Farm - Greenfield North east, Central and Part South ** Brownfield B 120/1510 North Greenfield 1.15 ha C 180/1510 Hindlands Part 6.51 ha Fields - Greenfield North West- Eastbourne Part PDL Road frontage D 261/1510 North west Greenfield 1.84 ha Total 71.84 ha ** The brownfield element of this site relates to the inclusion of farm buildings and residential properties within the site.
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 4 - Mornings Mill, Polegate - SSDPD Background Document - December 2011 192
4.4 Site Appraisal
4.4.1 A visual appraisal of the site surroundings is shown on the Figure 8.3: SDA 4 Polegate South/East Willingdon Site Appraisal.
Adjoining housing
4.4.2 The areas to the north, west and south of the SDA are dominated by residential development. Although the built character of the area seems largely homogenous with a predominance of bungalow development, there are is considerable local variation, diversity and distinctiveness in the character of the housing surrounding the site. These have been sub-divided as follows:-
4.4.3 Adjacent to Town Centre /Brightling Road to the north of the SDA, the area is characterised by a mixture of older housing pre 1900, and newer development, with a range of social housing, owner occupied and private rented accommodation. Most housing is terraced and two storey, but some detached and some single and three storey development also.
4.4.4 North of Park Farm, to the west of the SDA, the area is characterised by predominantly medium density housing in the form of two storey semi-detached and terraced 1960's council housing around with a mix of owner occupied and council rented accommodation, with a number of predominantly owner occupied/private rented smaller detached brick and white rendered 1970's bungalows with integral garages around the Grosvenor Close/Farmlands Way area further to the west.
4.4.5 The Park Farm area to the north of Broad Road to the north west of the SDA, is characterised by medium density housing of red brick terrace development built in the 50's/60's. Predominantly council housing with pockets of owner occupied housing. Along Broad Street, the character changes to predominantly semi- detached neat and well maintained pebble dash render 1960's bungalows with relatively long rear gardens, in private ownership/rented. There is some on - street parking but this does not appear to be a problem.
4.4.6 To the west of Wannock Avenue, to the west of the SDA, the area is characterised by predominantly low density development of 1950/1960 small detached and semi-detached bungalows in private ownership.
4.4.7 To the south of Broad Road to the west of the SDA, the area is characterised by generally older and larger traditional 'character' and prestigious properties. These are built at low to medium density, are well maintained and consist of privately occupied or rented development, with a mixture of 2 storey 1930's semi detached brick and render housing and detached/semi-detached rendered bungalows around Coppice Avenue, Southdown Avenue and Wannock Lane.
4.4.8 The area off Huggetts Lane to the south of the SDA is characterised by predominantly medium density former council housing estate circa 1960/70.
SDA 4 - Mornings Mill, Polegate - SSDPD Background Document - December 2011 193 This estate comprises a good range and mix of housing association, pensioners bungalows, council housing and privately owned dwellings. The housing comprises mainly brick two storey terraced housing, and detached and semi- detached pensioners bungalows. There is a three storey development in association with the 1960's shopping arcade along Seven Sisters Road, that provides retail on the ground floor and white timber clad maisonettes above. The white timber clad maisonettes are very visible from the SDA site. Car parking on street is a problem in some areas, but numerous parking lay-bys provide additional parking.
Adjoining employment
4.4.9 The main employment locations adjacent to the site are provided mainly through retail and commercial premises within the High Street and various shopping parades within residential areas.
4.4.10 In addition, a Citroen car sales garage at The Triangle to the south west of the site, and the Esso filling station and Tesco's express immediately abutting the north-western corner of the site, provide employment opportunities.
4.4.11 Traditional employment (B1,B2, B8) opportunities exist along Dittons Road in the Chaucer and Dittons employment areas, to the East of the site over the railway line and Willingdon Levels recreational area. These employment areas comprise a mixture of older large industrial B2 metal shed properties to the west of the Chaucer Industrial estate, to newer 3/4 storey red brick B1 and B2 units - some still under construction, at the eastern end of the Chaucer Industrial estate, to the smaller single storey brick and flint B1 and B2 units of the Dittons employment area.
4.4.12 Additional and extensive traditional employment opportunities exist in the numerous industrial estates that exist in and around Eastbourne, adjacent to the District boundary, together with further retail, office and tourism opportunities within Eastbourne and areas adjacent to/within the South Downs National Park.
Current uses
4.4.13 The majority of the site (approximately 62.34 hectares), is currently part of the Mornings Mill farm and grazed by sheep and cattle.
4.4.14 The remainder of the site to the north east (approximately 9.50 hectares), is in three parts - two were formerly used as playing fields and the third site was former Brighton University's sports ground. None of the sites have been used for these purposes for some time. The sites are connected and although no rights of way exist across the land, the three sites are currently used informally for dog walking/taking 'short cuts' from the main road (from a hole in the fence adjacent to the Esso Garage on Eastbourne Road) to adjacent housing areas.
Access to the site
SDA 4 - Mornings Mill, Polegate - SSDPD Background Document - December 2011 194 4.4.15 The main access to the site is off the A2270 on a slight bend close to the existing traffic light controlled pedestrian crossing. This also provides access to an adjacent redundant retail unit (Alpinerose kitchens - not within the site boundary) and to the 1066 Long Distance Footpath. The access road extends some way into the site.
4.4.16 There are two additional access points off the A2270, one midway along the boundary providing access to the farmhouse to the west of the main Mornings Mill farmhouse, and the other off the bus lay-by providing access to the University of Brighton's Sports Ground.
Local road networks and junctions
4.4.17 The main A2270 Eastbourne Road forms the western boundary of the site and provides access to the main A27, the main west - east sub regional route and the A22 (route to Hailsham and the north) junction - some 2.5 kms (1.5 Miles) from the site.
4.4.18 There are traffic light controlled junctions to the north west of the site along the A2270 with Wannock Road/High Street about 2km from the entrance to the site, and a major traffic light controlled junction on the A2270/A27/A22 about 1 km further north. A traffic light controlled junction exists to the south of the site at the junction with Huggetts Lane. Further traffic light controlled junctions exist along the A2270 before the roundabout In Eastbourne Borough, at the Sunshine Retirement Home, which provides access to the A2021 towards Eastbourne General Hospital.
4.4.19 Public transport accessibility is very good along main routes with regular service and fair connectivity between walking/cycling routes and bus stops.
Open space
4.4.20 Despite the proximity to the South Downs National Park, the coast and open countryside, there is an overall deficit in terms of quantity, quality and accessibility of open space provision in the area.
4.4.21 A number of recreational areas are within accessible range of the site, providing a range of facilities. However, the quantity and particularly the quality and value of these sites varies considerably.
.Willingdon Recreation Ground - within 15 mins of the site provides cricket pitches, play areas for under 8's, junior football pitches, adult football pitches and outdoor sports facilities. .Huggetts Lane Recreation Ground - within 15 mins of the site provides cricket pitches, play areas for under 8's, adult football pitches and outdoor sports facilities. .Tott Yew Recreation Ground - within 10 mins of the site provides equipped play facilities for 8 -12 year olds and outdoor sports facilities. .Polegate Primary - within 15 mins of the site has junior football pitches. .The Triangle - has an amenity green with a teen shelter.
SDA 4 - Mornings Mill, Polegate - SSDPD Background Document - December 2011 195
4.4.22 In the Polegate/Willingdon area however, the PPG 17 (Kit Campbell report) outlines that there are deficiencies in the provision, quality or accessibility to:- Parks and Gardens; Natural and Semi-natural greenspace; outdoor sports and recreation facilities; amenity greenspace; play facilities; youth facilities; allotments; cemeteries and churchyards. Particular recommendations for the area include:-
.Additional allotments .One additional bowling green (6 rinks) .Additional children's play facilities - under 8's and 8-12 year old play- (considering issues of accessibility and safety in crossing the main road) and enhancement/improvement of existing facilities .Possible new teen facilities to cater for the increased population .Additional pitches and improvement/enhancement of existing pitches and changing facilities .Provision of multi-sports and tennis courts .Multi-functional green space - particularly 'park-like' space. The PPG 17 report suggests that the former Hindlands Playing field site would make a good location for 'park-like' space.
4.4.23 The development of the site presents opportunities to increase the level and quality of publicly accessible open space through the provision of community facilities, open space and green infrastructure, and address some of the requirements and current deficits in recreation and open space provision.
4.4.24 By improving connectivity through the provision and improvement of physical linkages to the wider area and through the provision of better signage, the accessibility to recreational and open space facilities will be greatly improved.
Other adjacent commercial and public land uses
4.4.25 Polegate Town centre is located to the north of the site with a range of shopping and service outlets and few (if any) vacant properties.
4.4.26 There are several local and neighbourhood shopping parades within close proximity of the site, providing a range of local shopping, hot food takeaways, pubs, banking facilities, post office and library facilities. These areas are:-
.The Triangle to the south west of the site, .Coppice Avenue to the west of the site, .Freshwater Square off Seven Sisters Road, to the south of the site
4.4.27 In addition, the Esso filling station on Eastbourne Road has a Tesco Express which provides local convenience shopping.
Historic buildings/ ancient monuments, and settings
4.4.28 There are no historic buildings or ancient monuments on or immediately adjacent to the site.
SDA 4 - Mornings Mill, Polegate - SSDPD Background Document - December 2011 196
Views into the site
4.4.29 Good views of the site are afforded from the South Downs to the north west of the site. Parts of the site are also visible from the Cuckoo Trail to the east of the railway and the site, from the two statutory footpaths crossing the site and from the main A2270 road which abuts the site boundary to the west.
Landscape character
4.4.30 The land south of Polegate and East of Willingdon is described within the Landscape Character Assessment and Development Option evaluation study of February 20092 as:
'...a large tract of land surrounded by development ...an area of farmed levels, part of the Coastal Levels Character Area. The north west is sheep pasture, low hedges, remnant hedges and hedgerow trees. There is a strong hedge network and green lane middle in very shallow wet valley. It has an exposed feel and is liable to flood. The south east is higher and more visible with many residential views in. The huge skies...the flatness, the openness and the scale still give a feeling of peace and relative tranquillity away from the edges.'
4.4.31 The study identifies that the area has potential for development with the sensitivity to change and visual sensitivity assessed as moderate. The study recommends the provision of a strong landscape structure and boundaries, with the provision of landscape buffers to the residential areas and the provision of multi-functional green infrastructure networks to link with existing settlements and enhance the existing landscape.
Trees and Hedgerows
4.4.32 Arboriculture surveys were undertaken for all sites being considered as part of the SDA by WDC's Tree officer.
4.4.33 In summary, there are a number of significant trees and hedgerows that have been identified as being worthy of retention. These tend to relate to sections of the main boundaries of each site, with a few exceptions.
4.4.34 In relation to the main Hindlands Playing field site (the University of Brighton Sports Ground), the most significant hedgerows are those along the roadside (western boundary); along the main boundary with Mornings Mill Farm (southern boundary) and along the northern boundary adjacent to the former ESCC playing field.
2 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 4 - Mornings Mill, Polegate - SSDPD Background Document - December 2011 197 4.4.35 The poplars in the centre of the site, along the edge of the former University of Brighton Sports Ground, are considered worthy of retention in any development scheme if included within managed amenity space.
4.4.36 In relation to the two smaller ESCC playing field sites (to the north and east of the main Hindlands Playing Fields), the arboriculture assessment recommends the retention/enhancement of the boundary hedges along Eastbourne Road and along the boundary adjacent to the Petrol Filling station, in the site to the north. On the eastern site, the assessment recommends the retention of all boundary hedgerows and trees. In particular, the boundary trees and hedgerows adjacent to the existing housing on the northern boundary are considered to be significant.
4.4.37 The assessment concludes that the Mornings Mill Farm site comprises a number of traditional field boundaries and native hedgerows, some of which could represent very old field boundaries, and as such are valuable landscape features. Many of the hedgerows have been closely and regularly managed as part of the farming of the site. Where possible it is recommended that these features should be retained and managed as part of the development of the site (but not within private property boundaries). In addition a number of trees along field boundaries have been identified as significant and worthy of retention, particularly Oak trees along field boundaries to the north of the Mornings Mill Farmhouse, trees to the north east adjacent to the railway, to the south east adjacent to the access to Mornings Mill Farm and along the southern boundary of the site.
4.4.38 The assessment made particular note of the distinctive corridor of trees alongside Footpath No. 5 - Polegate, which is located to the centre of the site to the north of the Mornings Mill Farmhouse. It is noted that this corridor has a number of distinctive trees which are significant individually and as a whole, although some management is required. The assessment records that the trees include mature ash and oak and a very thickly stemmed old poplar tree which is considered to be a very significant veteran tree and important to retain. More detailed assessments of trees should be undertaken prior to any planning submission.
Ecology and Biodiversity
4.4.39 A phase 1 ecological assessment was undertaken of the site on behalf of WDC by The Ecology Consultancy3. The assessment shows that the SDA includes a moderate diversity of grassland types consisting of semi-improved neutral, species poor neutral and improved grassland.
4.4.40 There are no true woodlands present within the SDA but hedgerows and trees, particularly to the centre of the site around Footpath No 5 - Polegate and to the ghyll woodland along the southern boundary, are considered important features. In
3 Wealden District Council - Ecological Assessment of the Strategic Sites Development Plan Document - The Ecology Consultancy - 2011- add web link when available
SDA 4 - Mornings Mill, Polegate - SSDPD Background Document - December 2011 198 addition, these are valuable features linking the south of the SDA with aquatic habitats in the Willingdon Levels recreational area to the northeast of the site.
4.4.41 The habitats of greatest ecological value within the SDA are considered to be the ghyll woodland the pond and associated marshy grassland to the south-western corner of the SDA, to the north of the existing access to Mornings Mill Farm, and the hedgerows, mature oak trees and, with restoration, the semi-improved grassland.
4.4.42 The area considered most suitable for grassland restoration is the southernmost point of the SDA around the existing pond and marshy ground, as a wide diversity of habitat is already present. Opportunities also exist through the development of the SDA for grassland restoration or the creation of grassland adjoining the railway line, which would support use by reptile species
4.4.43 The overall conclusion of the Ecological Assessment was that SDA4 is considered to be of moderate ecological value in the local context due to the SDA’s potential to support a range of common, protected and Biodiversity Action Plan (BAP) species. This potentially includes species protected at a European level i.e. bats.
4.4.44 In addition, the ecological assessment made a number of recommendations for further studies for bats, badger, birds, reptiles and invertebrates, across the various sub areas identified in their study, but particularly within the Mornings Mill Farm 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
4.4.45 The SDA site does not have any specific designation within either the Wealden Adopted Local Plan - 1998 or the Wealden non statutory Local Plan - 2005.
4.4.46 The Polegate Town Council recreation area on the north western boundary of the site is designated within the Adopted Plan for public open space (PW4) but is not designated for such within the Non Stat Plan.
4.4.47 The Willingdon Levels Recreational Policy area (Adopted Plan and Non Stat Plan - Policy PW5), is located just beyond the site boundary north of the railway. This area also includes the Eastbourne Levels Biodiversity Opportunity Area (BOA number 52).
4.4.48 Both the Wealden Adopted Local Plan 1998 and Wealden Non Statutory Plan 2005, have allocated business space along Dittons Road, approximately 1 km (0.6 miles) to the north east of the site.
4.4.49 A Quality Bus Corridor (QBC) route is proposed along Eastbourne Road in the 2005 Non Statutory Plan, together with junction improvements at the Cophall roundabout and the junction of the A22 and the A2270. These interventions are
SDA 4 - Mornings Mill, Polegate - SSDPD Background Document - December 2011 199 also identified in ESCC's LTP3 20114 and are critical elements identified in the South Wealden and Eastbourne Transport Study (SWETS)5 to enable future development in Wealden identified through the Core Strategy.
4.4.50 The recently designated South Downs National Park, is located approximately 2km (1.2 miles) to the west of the site and forms a fine back drop to the site with good views of the South Downs from the site.
4.4.51 An area to the far south east corner lies within the Environment Agency's Flood Risk Zones 2 and 3 and is visibly very marshy. In addition, the top north east corner of the site abuts the Zone 2 and 3 Flood risk area.
4.4.52 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.
Landmark buildings
4.4.53 There are no landmark buildings within the site. However, by virtue of the open character of the site, Mornings Mill Farmhouse and cottages, which sit on a slight West - East ridge within the site, are highly visible. The Farmhouse itself is red brick with slate roof and architecturally unremarkable, whereas the flint and brick cottages have some aesthetic appeal.
4.4.54 Landmark buildings in areas adjacent to the site include:-
.The Grade II* Listed flint and redbrick Tower Windmill at Park Farm built in 1817, now a seasonal visitor attraction and museum (Open April to the end of October), the sails of which are visible from the northern part of the site; .The Horse and Groom Harvesters Pub and restaurant at the junction of Eastbourne Road and High Street which occupies a commanding position. This large honey sandstone building is not visible from the site, but is a short distance from it and would act as a local landmark. .The traditional stone built Parish Church of St John's opposite the Horse and Groom Pub on the corner of High Street and Church Road, the spire of which is visible from the northern part of the site. .The maisonettes above the shopping parade at Freshwater Square on Seven Sisters Road are highly visible from the south of the site, as they are taller than surrounding buildings and distinctive in the skyline due to the white weather boarding used to clad the maisonettes.
Archaeological features
4.4.55 The majority of the strategic development area (with the exception of the entrance area off the A 2270 Eastbourne Road, to Mornings Mill Farm) was designated a Site of Archaeological interest in 2005. This designation was
4 ESCC Local Transport Plan 3 Local Transport Plan 3, 2011 to 2026 – East Sussex County Council 5 Wealden District Council - Local Development Framework - South Wealden and Eastbourne Transport Study - November 2010 - South Wealden and Eastbourne Transport Study.pdf
SDA 4 - Mornings Mill, Polegate - SSDPD Background Document - December 2011 200 based on the archaeological evidence from the immediate vicinity. However, little archaeological investigation has been carried out on the site in the past and no visible or known archaeological features have been recorded on the site.
4.4.56 ESCC Archaeology service advise that any development proposed for the site should be subject to a programme of archaeological assessment at Environmental Impact Assessment (EIA) stage, comprising desk based assessment, geophysical survey and evaluation excavation. This will identify the heritage asset significance of the site and inform a planning requirements in line with Planning Policy Statement 5: Historic Environment and Archaeology.
Consultation areas emanating off site which will affect the site
4.4.57 The site is adjacent to the South Downs National Park. The South Downs National Park Authority will need to be consulted regarding any development on site and potential visual impact upon the South Downs.
4.4.58 In addition, the Environment Agency will need to be consulted in relation to the impact of development on the Flood Zone areas and on the adjacent Eastbourne and Willingdon Levels.
Rights of Way and pedestrian access points
4.4.59 There are two public rights of way across the site - footpath (FP) Polegate No. 5 and FP Willingdon and Jevington No.6. FP Polegate No.5 provides access from Lynholm Road - to the north of the railway across the site to Eastbourne Road. Access from Eastbourne Road is constrained by the lack of footway along the road. This footpath looks like an old drovers way and is very atmospheric in places.
4.4.60 FP Willingdon and Jevington No. 6 forms part of the circular 50km Long Distance 1066 walk. This crosses the railway via a self operated crossing gate and joins the National Cycle Route, the Cuckoo Trail further to the north east - providing access to Hailsham and Heathfield to the north and Polegate Town Centre and station, and continues westwards towards Stone Cross, Pevensey, Hastings and Rye. The 1066 Long Distance walk also links to two other National Long Distance footpaths - the South Downs Way and the Saxon Way.
4.4.61 Although no rights of way exist across the former playing fields and University Sports Ground, these sites are currently used informally for dog walking/taking 'short cuts' from the main road (from a hole in the fence adjacent to the Esso Garage on Eastbourne Road) to adjacent housing areas. There appears to be no other points of pedestrian access onto the site.
Nearest public transport routes
4.4.62 The site is well served by existing public transport bus routes with frequent bus services available along the A2270, Eastbourne Road including:-
.Bus route 45 - Hailsham to Eastbourne
SDA 4 - Mornings Mill, Polegate - SSDPD Background Document - December 2011 201 .Bus route 52 - Hailsham to Eastbourne .Bus route 54 - Uckfield to Eastbourne .Bus route 98 - Hastings to Eastbourne .Bus route 126 - Seaford to Eastbourne
4.4.63 Frequent train services from Polegate Station are available towards Eastbourne, (with links to Hastings and Ashford) towards Brighton, and towards Lewes and London Victoria. Footpath Polegate No. 5 which crosses the site, provides access to Black Path, adjacent to the railway and Polegate Station.
4.4.64 There are cycle lanes along each carriageway of the main A2270 Eastbourne Road.
Bus Stops
4.4.65 Bus stops are available along Eastbourne Road in the following locations:-
.Towards Eastbourne, there is a bus stop within a lay by on the eastern side of Eastbourne Road adjacent to the University of Sussex Sports Ground. There is no footpath from the bus stop along the eastern side of the road, but a pedestrian refuge provides a crossing point to Broad Road and to Willingdon Community College and Willingdon Primary School to the west of Eastbourne Road. There is also a bus stop (Eastbourne bound) adjacent to the existing entrance to the Mornings Mill site. .Towards Polegate/Hailsham - there is a bus stop almost opposite the entrance to the site, another just past Broad Road and another opposite the Esso Filling Station.
4.5 Core Strategy Objectives
4.5.1 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 been 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.'
4.5.2 Through the careful design, implementation and phasing of development within Strategic Development Area 4 at South Polegate and East Willingdon, a number of the key Strategic Objectives relevant to the area could be achieved.
4.5.3 The phased development of up to 700 new homes and affordable housing as an urban extension to the Polegate and East Willingdon areas will contribute to
SDA 4 - Mornings Mill, Polegate - SSDPD Background Document - December 2011 202 the delivery of market and affordable housing in this part of South Wealden, contributing to the overall housing need in the District, focussed predominantly in the market towns. Phased development will enable the timely provision of infrastructure, and enable communities to adjust to and accommodate the additional growth, creating mixed, balanced and sustainable communities in accordance with Spatial Objective SPO3 and Planning Policy Statement 1: Delivering Sustainable Development6, and Planning Policy Statement 3:Housing7.
4.5.4 The provision of approximately 8,600 sq m of employment floorspace as part of the development of the SDA, local employment opportunities will be supported in line with Spatial Objective SPO6, contributing to local sustainability objectives and to the overall provision of new employment space within the District. This accords with Planning Policy Statement 4: Planning for Sustainable Economic Growth8.
4.5.5 Through utilising the natural south facing aspects of the site in the design and orientation of buildings to optimise passive solar gain and urban cooling, the provision of 20m climate change buffer zones adjacent to Flood Zone areas, and the introduction of water efficiency measures, the development of the site will support the achievement of Spatial Objective SPO9 and accord with Supplement to Planning Policy Statement 1:Planning and climate change9.
4.5.6 Flood Zones 2 and 3, impact upon part of the SDA. Through avoiding development within the Flood Zone area and taking account of climate change issues, we will seek to ensure the safety of residents and reduce the economic impacts of Flooding in accordance with Planning Policy Statement PPS 25: Development and Flood Risk10 and Spatial Objective SPO10.
4.5.7 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 9: Biodiversity and Geological Conservation11.
4.5.8 Promoting high quality, inclusive, safe and attractive design, whilst retaining and promoting local distinctiveness, is important to the local community and will
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 4 (PPS 4): Planning for Sustainable Economic Growth - DCLG (2009) - Planning Policy Statement 4.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 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
SDA 4 - Mornings Mill, Polegate - SSDPD Background Document - December 2011 203 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 and Planning Policy Statement 1: Delivering Sustainable Development, and Supplement to Planning Policy Statement 1:Planning and climate change.
4.5.9 These key Strategic Objectives steering the development of the South Polegate and East Willingdon SDA will support the viability of Polegate Town Centre, local shopping parades, leisure, cultural and community facilities, though increasing the potential footfall and use by the community. This will support the achievement of Spatial Policy SPO4 and will accord with Planning Policy Statement 4: Planning for Sustainable Economic Growth.
4.5.10 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. Through the implementation of the Quality Bus Corridor, outlined in the East Sussex County Council Local Transport Plan 3 (LTP3)12 along the A2270 (the western boundary of the SDA) and other integrated transport and Green infrastructure measures, will support Spatial Objective SPO7.
4.5.11 Through partnership working across the District and in relation to the development of South Polegate and East Willingdon, 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 site), with financial contributions from developers as appropriate. This is in accordance also with Planning Policy Statement 12: Local Spatial Planning13.
4.5.12 In addition, partnership working as outlined in Spatial Objective SPO5, will enable us to meet the learning needs of local people including new residents of the SDA and particularly young people, to ensure that the local workforce, has the necessary skills and facilities to participate fully in local employment, including the new employment that will be incorporated within the SDA. This would be in accordance with Planning Policy Statement 4: Planning for Sustainable Economic Growth.
4.5.13 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 12: Local Spatial Planning.
Opportunities and Constraints
4.6 Opportunities
12 East Sussex County Council Local Transport Plan 3 (LTP 3) (2011) - ESCC Local Transport Plan 3 (2011).pdf 13 Planning Policy Statement 12 (PPS 12): Local Spatial Planning - DCLG (2008) - Planning Policy Statement 12.pdf
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4.6.1 The site is large, fairly open and is predominantly south facing and presents opportunities to accommodate the allocated residential and employment development as well as a range of social and community facilities, enhancing biodiversity, creating a Green infrastructure network, and incorporating a range of climate change and renewable initiatives.
Housing development
4.6.2 The size of the site provides the opportunity to diversify the range and tenure of dwellings in the area and address housing need, whilst having the scope to provide a layout that is distinctive, promotes a sense of place, feels secure, addresses climate change aspects through design and optimises the use of passive solar gain and cooling.
Employment and community facilities
4.6.3 The size of the site provides the opportunity to provide a range of employment and community facilities to serve the new and existing population near to where they live, reducing the need to travel and providing a more sustainable environment.
Green infrastructure
4.6.4 The site provides the opportunity to provide additional open space, leisure and recreation facilities to support the development possibly as part of the Green Infrastructure of the site. To avoid the coalescence of existing settlements, strong open landscape gaps could be established as part of a multifunctional green space and Green Infrastructure network of the site.
4.6.5 Opportunities exist for collaborative cross boundary working with Eastbourne Borough Council on Green Infrastructure issues, particularly in relation to extensions to Eastbourne Park proposed as part of Eastbourne's Green Infrastructure SPD.
Open Space
4.6.6 The development of the SDA provides opportunities to provide open space and recreational provision in the form of new allotments, an additional bowling green (6 rinks) ,additional children's play facilities for the under 8's and 8-12 year olds, possible new teen facilities to cater for the increased population, additional pitches and the improvement or enhancement of existing pitches and changing facilities, provision of multi-sports and tennis courts and the provision of multi- functional green space - particularly 'park-like' space. Opportunities exist to allocate 'park-like' space on the Hindlands Playing field site as recommended through the PPG 17 report, to serve the new residents.
4.6.7 New facilities could be incorporated as part of the Green Infrastructure provision for the site and the area. Through the provision of new facilities, the provision of a Green Infrastructure network incorporating existing and new footpath and
SDA 4 - Mornings Mill, Polegate - SSDPD Background Document - December 2011 205 cycle routes, the provision of and accessibility to a range of open spaces will be afforded addressing some of the current deficiencies, however this may impact upon the layout and development of the site.
Sustainable Drainage
4.6.8 The site presents the opportunity to incorporate a range of sustainable drainage systems, which together with creative and sustainable design layout could increase and enhance biodiversity and Green Infrastructure networks. The use of sustainable drainage systems will assist climate change objectives through reducing surface water flow and absorption, and reducing the level of run off to local streams and rivers and the Pevensey Levels.
Biodiversity
4.6.9 As the site is adjacent to the Eastbourne Levels Biodiversity Opportunity Area, opportunities exist through the careful layout and development of the site and careful plant selection in various locations as part of the Green Infrastructure provision to improve the biodiversity and ecological value of the site.
4.6.10 The habitats of greatest ecological value within the SDA are considered to be the ghyll woodland the pond and associated marshy grassland to the southernmost corner of the SDA, hedgerows, mature oak trees and, with restoration, the semi- improved grassland.
4.6.11 The area considered most suitable for grassland restoration is the southernmost point of the SDA around the existing pond and marshy ground, as a wide diversity of habitat is already present. Opportunities exist through the development of the SDA for grassland restoration or the creation of grassland adjoining the railway line, which would support use by reptile species.
4.6.12 In addition, the retention of important and significant trees and hedgerows, as recommended in the arboriculture and ecology assessments, would enhance biodiversity opportunities within the SDA and local area.
Connectivity
4.6.13 The footpaths provide a great opportunity to increase connectivity as part of the Green Infrastructure network of the site, and form part of an integrated transport network serving the site, through providing links to bus and train services, retail facilities in the town centre and employment facilities along Dittons Road.
4.6.14 Improving connectivity through the enhancement of existing and provision of new walking and cycling networks from the developments on site to new facilities on site and linkages to existing facilities including the Willingdon Levels recreational area (and to Eastbourne Park ) will provide access to a range of open spaces. This could be achieved as part of the Green Infrastructure network and creative development layouts.
Addressing climate change
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4.6.15 The site presents good opportunities to address climate change issues thorough the design and layout of the development through utilising the predominantly south facing orientation of the site to maximise passive solar gain.
4.6.16 Retention of and the addition of appropriate tree/hedge retention and planting, will assist urban cooling and carbon reduction through creating local carbon 'sinks' as well as supporting biodiversity and the provision of green infrastructure.
4.6.17 Development of the SDA will be subject to Building Regulation requirements for new homes and non domestic buildings in relation to carbon reduction by 2016 and water efficiency measures for new homes. The site is predominantly south facing and could support solar panels or photovoltaic energy generation.
4.6.18 Wind generation would not be favoured due to the proximity to the South Downs National Park and the visual impact upon the South Downs.
4.6.19 Opportunities exist to investigate micro combined heat and power (CHP), biomass, ground source heating and cooling as part of the overall strategic development of the SDA.
4.6.20 Visual impacts may prove to be an issue, but opportunities exist to utilise renewable energy and creative design to provide an exemplar landmark development or buildings on the site.
4.7 Constraints
Flood risk
4.7.1 Parts of the site are within Flood Zones 2 and 3 and will require the implementation of a 50m buffer zone which should be taken into account in the master planning of the site and could provide opportunities to incorporate and enhance the biodiversity and green infrastructure network, particularly through creating appropriate and suitable links to the existing Willingdon Levels Recreational area and through working with Eastbourne Borough Council on the proposed extension of Eastbourne Park, as part of a wider cross boundary Green Infrastructure network.
Biodiversity and trees
4.7.2 Being within 2km of the Pevensey Levels Ramsar Site and SSSI, any development on the site will have to be considered in relation to potential impacts on biodiversity within the levels, and assess opportunities to enhance biodiversity within the area.
4.7.3 The area considered most suitable for grassland restoration is the southernmost point of the SDA around the existing pond and marshy ground, as a wide diversity of habitat is already present. Opportunities exist through the development of the
SDA 4 - Mornings Mill, Polegate - SSDPD Background Document - December 2011 207 SDA for grassland restoration or the creation of grassland adjoining the railway line, which would support use by reptile species. This could be incorporated into the Green Infrastructure provision, which may impact upon the layout and development of the site. In addition, any provisions for safeguarding specific habitats that may be recommended as part of the further species surveys, may also impact upon the land available for development.
4.7.4 The retention of trees and hedgerows advocated through the arboriculture assessment, may also impact on the layout and development of the site.
Possible contamination
4.7.5 Four very localised possible contamination points are displayed on the Council's Data Map for this SDA. Two in relation to the ESCC playing field to the rear of the housing on Spurway Park, and the other two within the Mornings Mill Farm area. A fairly extensive area of contamination abuts the boundary of the south eastern corner of the site, adjacent to the area within the flood risk 2 and 3 Zone. Further investigation as to possible contamination and the impact on the development of the site, may be required.
Access
4.7.6 Current points of access to the site are awkward and potentially dangerous, particularly for the level of development envisaged. New potential points of access onto Eastbourne Road will have to be investigated as part of the development, together with adequate footpaths and crossing facilities.
Noise
4.7.7 The frontage of the site is impacted by road noise from the existing main A2270 Eastbourne Road, particularly the area to the north, west and south west of the natural crest of the land. This aspect will need to be carefully considered in any layout design for development.
4.7.8 There is some noise from the railway, which is more obvious to the north east of the site, but this is minimal in comparison to the road noise and is fairly fleeting and temporary in comparison. Noise surveys may be required to determine noise levels, potential mitigation measures and the impact on the layout design of the site.
Infrastructure on site
4.7.9 There are no pylons within the site but there are two terminal pylons just outside the site boundary to the north east of the ESCC land. From these terminal pylons, overhead power lines cross the north - east corner of the Mornings Mill Site and over the railway.
4.7.10 There is a large electrical sub station adjacent to the Caretakers house on the University of Brighton site which has access to the main Eastbourne Road off the bus lay by.
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4.7.11 There is a small red brick gas mains housing, midway along the boundary with the A2270 road, within the University of Brighton site. This used to supply the gas to the pavilion and a mains pipe runs diagonally from this box to the pavilion. However, we have learnt that since a gas mains rupture several years ago, this pipeline is largely redundant although is still the main supply point to the caretakers house.
Railway crossing point
4.7.12 There is a self - controlled pedestrian gate at grade level crossing over the railway along the route of the Long Distance 1066 Way public footpath. This would present a clear danger - particularly to children, with residential development on the site. As it is desirable to retain a crossing over the railway to facilitate greater connectivity and accessibility, particularly to the Willingdon Levels and the employment areas on Dittons Road, this issue, and that of safety adjacent to the railway needs to be addressed through any development proposals for the site.
The loss of agricultural land
4.7.13 The site will involve the loss of agricultural land which is currently used for grazing cattle and sheep. There is no evidence of any arable crops having being grown on site in recent years.
4.7.14 The location of the site adjacent to and enclosed by established urban areas means that it's value as agricultural land is diminished, particularly given the pressure for housing in the south of the District, the availability of sites for development and adjacent landscape/ecological constraints.
4.7.15 However, opportunities exist through the development of options for the site to retain some areas where it may be possible to provide local grazing land, allotments or horse paddocks, and retain a semi open feel to the area.
Open Space provision
4.7.16 Despite the proximity to the South Downs National Park, the coast and open countryside, there is an overall deficit of formal and informal open space provision in the area. Through the provision of new facilities, the provision of a Green Infrastructure network incorporating existing and new footpath and cycle routes, the provision of and accessibility to a range of open spaces will be afforded. This will address some of the current deficiencies, but may also impact upon the layout and development of the site.
Site of Archaeological Importance
4.7.17 The site is designated Site of Archaeological Importance however there are no visible archaeological features on site, nor has there been any record of archaeological finds on the site. Any development proposed for the site therefore will be subject to carrying out a programme of archaeological
SDA 4 - Mornings Mill, Polegate - SSDPD Background Document - December 2011 209 assessment at Environmental Impact Assessment (EIA) stage, comprising desk based assessment, geophysical survey and evaluation excavation. This will identify the heritage asset significance of the site and inform a planning requirements in line with Planning Policy Statement 5: Historic Environment and Archaeology, and may impact upon the land available for development.
Drainage/Water Framework Directive
4.7.18 A number of drainage ditches currently exist on site, which drain into the Willingdon Levels, part of the Cuckmere and Pevensey Levels catchment area. Mitigation measures will be required on site through the use of sustainable drainage systems, to ensure development contributes to objectives to achieve a 'good' overall water quality standard by 2027, as outlined in the Water Framework Directive for the South East14.
4.8 Strategic Infrastructure Requirements
4.8.1 Through the preparation of the Proposed Submission Core Strategy and accompanying Infrastructure Delivery Plan, a number of key infrastructure elements have been identified to meet the provision of 700 new dwellings on the site. These include:-
Transport .The provision of traffic light signals at Cophall Roundabout .Improvements at the roundabout junctions of A22/Jubilee 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 Form Entry (FE) Nursery (60 places) .Requirement for either a 1FE extension (210 places) of existing or new land and provision for a 1FE primary School. .Requirement for up to an additional 1 FE (150 places) extension to existing Secondary School provision.
Waste Water .Requirement to conduct a study into alternative discharge locations and/or additional infrastructure required in relation to waste water provision, to accommodate the level of growth proposed in Polegate/Willingdon and Hailsham.
14 The Environment Agency - Water Framework Directive: South East River Basin Management Plan - December 2009 Environment Agency - South East River Basin Management Plan
SDA 4 - Mornings Mill, Polegate - SSDPD Background Document - December 2011 210 4.8.2 The provision of new health facilities in the Polegate area will require further review now that recent PCT proposals have fallen through. This may necessitate the provision of a new Primary Care Facility on site.
4.8.3 In addition to the strategic infrastructure elements above, there will be a requirement to provide 8,600 sq m employment provision, social/community and green infrastructure as part of the development of the SDA, including opportunities for playing field provision and children's play areas.
4.9 Additional Infrastructure required in relation to the development of the Site
4.9.1 Additional requirements which will be specific to the site, which may be provided on or off site, may include:-
.Provision of new open space and recreation provision in the form new allotments, an additional bowling green (6 rinks), additional pitches provision of multi-sports and tennis courts and the provision of multi-functional green space - particularly 'park-like' space, .Contributions towards the improvement or enhancement of existing pitches and changing facilities 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 to cater for the increased population, .New vehicular access(es) onto Eastbourne Road (subject to Highways approval), .New crossing facilities and signage (to local facilities, footpath and cycle routes) within the site and along Eastbourne Road. .Possible re-location of existing bus lay-by adjacent to the existing access to Hindlands playing fields, and possible provision of a new bus stop on Eastbourne Road, in a convenient location for residents and users of the site. .Provision/enhancement of safe crossing facilities across the railway at the existing crossing point over the railway for the Long distance 1066 Way footpath. .Provision of sustainable drainage solutions within the site, associated with open space/Green Infrastructure provision. .Provision of Green Infrastructure, landscaping and biodiversity habitat creation.
4.9.2 NB: Off site provision is not included in the land take calculations - although may be provided in other parts of the SDA outside of the preferred development area.
4.10 Sustainability Appraisal Summary
4.10.1 A Sustainability Appraisal (SA) was undertaken of SDA 4: Land at South Polegate and East of Willingdon, in accordance with the methodology provided in the Sustainability Appraisal/Strategic Environmental Assessment of the
SDA 4 - Mornings Mill, Polegate - SSDPD Background Document - December 2011 211 Strategic Site Development Plan Document (SSDPD), Scoping Report - April 2011.
4.10.2 This assesses the Strategic Sites against social, environmental and economic objectives, and identifying in particular the site in relation to the broader LDF Sustainability/Strategic Environmental Assessment. The Sustainability Appraisal of constraints and opportunities for SDA 4: Land South of Polegate and East of Willingdon is attached as Appendix A.
4.10.3 The aim of the SA is to make the SSDPD as sustainable as possible, in assisting the delivery of housing and other land uses, by integrating sustainable development into the strategy making process and thereby influencing all stages of plan development.
4.10.4 The High Level Sustainability Assessment of the Core Strategy Spatial Development Options15, identified land at South Polegate and East of Willingdon as a broad location for development and stated that:-
' ... the location presents good opportunities for connectivity with Polegate and Willingdon and to deliver wider community benefits including leisure and recreation facilities as part of green infrastructure provision. Concern over potential for increased traffic congestion and mitigation may be necessary through means in addition to good pedestrian connectivity.'
4.10.5 In addition to the High Level assessment, all sites comprising the Strategic Development areas have been subject to assessment through the Strategic Land Availability Assessment (SHLAA), and supports the broad locations.
4.10.6 In summary, the role of this area as a strategic development area is supported by the sustainability appraisal. Whilst it is currently agricultural land and a designated Site of Archaeological Importance, the location of the site adjacent to the urban areas of Polegate, Willingdon and Eastbourne, provides opportunities to diversify the housing type and tenure to meet local housing need, as well as providing opportunities to increase employment, community and open space facilities in the local area.
4.10.7 Connectivity to the wider area, particularly public transport routes, residential and open space areas and commercial and community facilities can be easily and effectively achieved through strengthening footpath and cycle linkages and extending linkages to the wider area particularly to Polegate Town Centre, railway station, recreational facilities, employment areas, local schools and community facilities and the Willingdon Levels recreational area. Additional signage highlighting accessibility to facilities will improve the perception of the relative proximity and accessibility to the site and its opportunities. Green travel plans for companies locating to the new employment area within the site should make particular reference to the sites attributes in this respect. Linkages
15 Spatial Development Options Sustainability Appraisal - July 2009 Core Strategy Library of Documents - Wealden District Council
SDA 4 - Mornings Mill, Polegate - SSDPD Background Document - December 2011 212 enabling alternative forms of transport to be used, and linking various modes, i.e. foot, bus, cycle and train travel, will contribute to a wider integrated transport network and could also be part of the wider Green Infrastructure network.
4.10.8 The retention of the trees on the site, particularly the 'green lane' along FP Polegate No. 5 in the centre of the site and the provision of additional planting along boundaries and along existing tree/hedgerows on site, will enhance the biodiversity value of the area. The 'green lane' in particular could be incorporated into the Green Infrastructure on the site, alongside landscaped areas and open spaces and enhance biodiversity opportunities and climate change through providing opportunities for urban cooling.
4.10.9 The site presents considerable opportunities to address climate change and increase the use of renewable energy, through maximising passive solar gain, the use of solar panels and photovoltaic cells (subject to minimising any glare that may impact upon views from the South Downs), the use of sustainable urban drainage, appropriate drought loving landscaping, and in the design of buildings - through the use of sustainable building materials and appropriate water efficiency measures.
4.10.10 Additional renewable sources of energy should be explored as part of the development of the site including less visually intrusive forms of wind generation (particularly on the higher ground to the to the north east of the site), biomass, micro CHP, ground source heating and cooling.
4.10.11 The site has the potential to become an exemplar sustainable urban extension through utilising best practice and latest innovations in building and layout design to address and showcase climate change and renewable energy measures whilst enhancing the connectivity, biodiversity and Green Infrastructure provision of the area.
4.11 Guiding Principles for the development of SDA 4 - Land South of Polegate and East of Willingdon
4.11.1 The general guiding principles for the development of the site, include:-
.the need to accommodate 700 new homes, whilst providing a range of dwelling types and tenure, .A minimum of 35% of the site being developed for affordable housing; .The need to address socio-economic issues in the area by encouraging more economically active families to the area, through the provision of a range of family sized housing, employment opportunities, and appropriate community and social facilities. .the provision of up to 8,600 sq m of new employment space, the provision of appropriate social and community facilities, including a new 1FE primary school (extended existing or new provision) and 1 FE nursery school, and the provision of Green Infrastructure. .The provision of Section 106/CIL contributions towards the strategic infrastructure provision identified in the Core Strategy Infrastructure Delivery
SDA 4 - Mornings Mill, Polegate - SSDPD Background Document - December 2011 213 Plan, and towards the provision/enhancement of social, community and green infrastructure provision both on and off site.
4.11.2 Taking into account the sustainability appraisal, site appraisal and site visits the development of the site should also:-
.Improve connectivity between the site and Polegate town centre, Willingdon Levels Recreational area, commercial and community facilities to the west of Eastbourne Road and new and existing employment opportunities in Dittons Road, through the retention and improvement of existing footpath and cycle network and linkages to the site. The provision of appropriate crossing facilities on Eastbourne Road and a replacement footbridge over the railway should also be taken into account. .Retain the 'green lane' around Footpath Polegate No. 5 in the middle of the site as an biodiversity corridor and as an important visual and structural landscape feature. .Retention of existing poplars at Hindlands fields, within amenity space provision within the site, for their strong visual impact on short and long views into the site. .Retention of trees to the north eastern boundary of the site and hedgerow trees, where recommended to strengthen the new landscape structure, biodiversity and green infrastructure of the site. .Retention of trees along Eastbourne Road adjacent to the Esso Filling station, as well as hedgerows and trees along the north and north western boundaries and along the north eastern boundary of the ESCC eastern site. .Retention of oak trees to the north of Mornings Mill farmhouse. .Retention of trees and hedgerows, semi improved grasslands and wetland/marshy areas to the south west of the site adjacent to Eastbourne Road and along the southern boundary, as an important and sensitive habitat area and ecological corridor. .Retention of trees adjacent to the railway in the north western corner of the site. .Provision of additional noise attenuation to the main Eastbourne Road and the railway if necessary (subject to a noise survey). .Provision of sustainable drainage solutions, particularly in relation to existing drainage ditches and as part of the Green infrastructure on site. .The site layout and building design should optimise the southerly aspect to enable 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. .Land should be retained within the SDA to enable the development of renewable energy provision to serve the development and surrounding areas. This may be co-located with the employment and/or community facilities or adjacent to the railway with appropriate screening works provided around the renewable plant. The location of the plant should take into account the potential impact upon views from the South Downs. .As part of the provision of Green Infrastructure and biodiversity requirements on site - the provision of appropriate landscaping and habitat enhancement
SDA 4 - Mornings Mill, Polegate - SSDPD Background Document - December 2011 214 measures, children's play space, leisure and recreation facilities to address some of the deficiencies in the area. .The development should provide adequate parking provision to support the development, whilst supporting and encouraging use of a variety of sustainable transport modes. Parking should be accommodated off street in safe and secure environments. The layout of the site roads should encourage slower driving speeds and encourage a pedestrian/cycle/play friendly environment. .Sustainable transport requirements - the provision of a Quality Bus Corridor along Eastbourne road, should be supported by sufficient and well located bus stops and crossing facilities, and through the provision of cycle parking facilities (to allow bus/cycle journeys). Provision of bus routes serving the site may be possible in the longer term, as may the provision of additional bus routes along Eastbourne road serving more destinations. The provision of adequate signage within the site and neighbouring areas, to cycle and footpath routes will be important, as will facilities such as 'real time' bus information at bus stops, in highlighting the frequency and accessibility of alternative transport modes.
4.11.3 These guiding principles are shown, on Figure 8.4: SDA 4 Guiding Principles for development of Polegate South/ East Willingdon. Not all options will involve all of the guiding principles, as this may be dependant upon the final preferred option for land take.
4.12 Options for the development of SDA 4: Land South of Polegate and East of Willingdon
4.12.1 The amount of land available for development - 71.84 hectares - is more than is required to accommodate the allocation of 700 new homes, 8,600 sq m of new employment space, community facilities and Green infrastructure provision, as outlined in the proposed submission Core Strategy document. Not all of the land will be required for development therefore but may through the comprehensive planning and development of the site, be used to provide open space, playing fields or recreational provision, and/or contribute to the overall green infrastructure of the area, in addition to that provided as part of the development.
4.12.2 A range of scenarios have been explored therefore, in relation to the possible development of this SDA. It is recognised however, that there are a number of possible ways of making best use of the land available, and the final preferred option may be a combination of these options, or other viable alternatives presented during through the consultation stage.
4.12.3 The scenario generation relates primarily to the use of the land available for development and the provision of Green Infrastructure, and within these options -
.The location of employment uses, and .The location of education/community facilities
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4.12.4 The preferred option will be dependant upon feasibility testing and will be the option which can deliver the optimum sustainable development and will look in more detail at how the new uses might be best accommodated on site, ways of minimising or mitigating constraints and incorporating opportunities for new initiatives, especially improving connectivity, climate change initiatives and the use of renewable energy.
4.12.5 A considerable amount of land - 71.84 ha - is available within this SDA. Taking a requirement to provide 700 new homes, working on rough density calculations, at 30 dph for example this would equate to a residential land take requirement of 24 ha, at 35 dph would equate to a residential land take of 20 ha at 40dph it would equate to a residential landtake of 17.5 ha.
4.12.6 The provision of land for social and community uses also needs to be taken into account, but nonetheless this demonstrates that there is considerable scope to accommodate development and to be creative and innovation in the layout and use of land on the site.
4.12.7 For the purposes of this exercise, a density of 30 dph is adopted, as this equates most closely to the density of surrounding areas. This would require approximately 24ha of land to accommodate the residential development. As a conservative estimate we will add 3.5 ha for employment provision and 6ha for nursery and school provision with playing fields. This would equate to a total land take of around 35ha for all building development on site. This does not include land take for additional community or leisure/recreational facilities that may also be required/provided as part of the development. This means therefore that more than half of the available land will not be built upon or required for building. However, the layout design for the site may employ a range of density to achieve variety, distinctiveness and sense of place in the form and layout of the development.
4.12.8 There is a desire expressed through past consultations, to retain some of the 'open feel' and open aspect to the site, and depending on density and other community provision, this aspiration could be accommodated through the development of the site. In addition, areas of flood risk within the site, will constrain development potential, but could be incorporated within the Green Infrastructure network for the site.
4.12.9 The provision of Green Infrastructure on the site should be integral to the overall master planning and design and should include formal and informal open spaces, capable of providing a range of facilities for residents, but also enhance the bio-diversity value of the site through selected landscaping and habitat creation. Key to the provision of Green Infrastructure is connectivity and the creation of links to the wider network of spaces, to improve accessibility to a range of facilities and enhancing links between habitats for wildlife.
4.12.10 The Guiding principles outlined above and in Figure 8.4: Guiding Principles for development of Polegate South/East Willingdon, are the key principles to be considered in relation to the development of the site.
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4.12.11 The provision of Green Infrastructure on site are common to all options, namely - the provision of 50m buffer zones adjacent to Flood Risk zones; the retention of the middle 'green lane' (and FP Polegate No. 5); the retention of FP Willingdon and Jevington No. 6 - The Long Distance Footpath the1066 Way; improved signposting to the footpaths and improved access into/out of the site; the provision of a substantial buffer zone to retain an 'open aspect' between settlements; improved linkages to the Willingdon Levels recreational area and links to Green Infrastructure networks in the rest of the District and in Eastbourne Borough. Some of these will be relevant to all options, and some will apply to certain options but not others.
Option 1 - SDA 4 - Focus on the western part of the SDA closest to Polegate Town Centre.
4.12.12 This option as shown on Figure 8.5: SDA 4 Polegate South/East Willingdon Option for development 1, uses the two ESCC sites and the Brighton University Site at Hindland's Fields, adjacent to the eastern boundary of the site and the westernmost part of the Mornings Mill around the existing Mornings Mill farm buildings.
4.12.13 This option retains a substantial area of open land to the south, as well as a strip of open land adjacent to the railway, protecting development from possible flood zone areas, protecting the most sensitive ecological areas of the site whilst providing opportunities for ecological enhancement and green infrastructure provision to serve the site and the wider area. Both areas could form part of the overall green infrastructure of the site.
4.12.14 Although subject to master planning - indicative locations have been shown for the provision of employment and education/community facilities.
4.12.15 The employment location in Option 1 is shown on the Hindlands Playing field site and adjoining ESCC sites, adjacent to the Esso filling station on Eastbourne Road. This would require good buffer planting along the boundary with the existing housing, and would enable some separation with the new housing development.
4.12.16 A separate access may be possible directly onto Eastbourne Road which may require the relocation of the existing bus lay-by. Alternatively access could be afforded off a spur from the main access to the site, off Eastbourne Road (subject to the views of ESCC highways).
4.12.17 This location would enable easy access to the main route network, optimises the visibility and potential marketing that a roadside location would give and reduces the mixing of residential and employment traffic. Locating employment uses adjacent to the road would also help to screen residential areas of the site from road noise.
4.12.18 The education and community facilities are shown located to the middle of the site, optimising accessibility and connectivity to future residents.
SDA 4 - Mornings Mill, Polegate - SSDPD Background Document - December 2011 217
4.12.19 The total land available in Option 1 is approximately 37 hectares.
Pros and cons of Option 1
4.12.20 The pros in relation to Option 1 include:-
.Enables choice regarding creating a new access(es) onto Eastbourne Road .Optimises the location of the site adjacent to Polegate, and potential to increase accessibility and connectivity and potential to help regenerate the town centre, the services and facilities. .Optimises the connectivity and potential for community integration with existing communities to the north and west of the site. .Retains open land to the south of the site. .Avoids development in the most sensitive ecological area of the site. .Ensures that development does not take place in or near to areas at risk from flooding. .Enables the retention/enhancement of important trees and hedgerows as structuring elements and ecological corridors as part of the development, potentially enhancing the sense of place and distinctiveness of the development as well as the ecological value.
4.12.21 The cons in relation to Option 1 include:-
.The perceived reduction in the 'open' aspect is reduced as most of the frontage onto Eastbourne Road in Option one is developed.
Option 2 - Focus on the central part of the SDA whilst retaining open land in the western and eastern part of the SDA.
4.12.22 This option as shown on Figure 8.6: SDA 4 Polegate South/East Willingdon Option for development 2, retains a substantial landscape area to both the north and south of the proposed development area, retaining open space between the existing development areas and the new residential and employment development, whilst potentially retaining a fairly open edge to Eastbourne Road, and a open space strip adjacent to the railway.
4.12.23 Although subject to master planning - indicative locations have been shown for the provision of employment and education/community facilities.
4.12.24 The employment location in this option is shown adjacent to the northern corner of the site, closer to Polegate Town Centre and within walking distance of the railway station. The location could potentially have a visual relationship with the Chaucer Industrial Estate and proposed employment area on Dittons Road, with the possible enhancement of foot and cycle linkages across the Willingdon levels through existing statutory footpaths.
4.12.25 With improved connectivity and linkages from the site to the town centre, this location could enable/enhance accessibility to public transport and services and facilities in Polegate Town Centre. This location also locates employment closer
SDA 4 - Mornings Mill, Polegate - SSDPD Background Document - December 2011 218 to the railway and potential noise from this source. The employment would be accessed from Eastbourne Road, which would mean mixing residential and employment traffic, requiring careful and creative layout design to reduce issues that may arise.
4.12.26 The education and community uses in this option are shown located in a fairly central position, accessible to future residents and near to potential Green Infrastructure provision but away from the employment location. The total land available in Option 2 is approximately 38 hectares
Pros and cons of Option 2.
4.12.27 The pros in relation to Option 2 include:-
.Retains open land to the north and south of the site, thereby providing a gap between existing residential and new residential areas. .Provides potential for the open land to become valuable Green Infrastructure to serve the development and the wider community. .Avoids development in the most sensitive ecological area of the site. .Ensures that development does not take place in areas at risk from flooding. .Enables the retention/enhancement of important trees and hedgerows in the centre of the site as structuring elements and ecological corridors as part of the development, potentially enhancing the sense of place and distinctiveness of the development as well as the ecological value. .Enables both statutory footpaths to be effectively incorporated within the overall layout of the site.
4.12.28 The cons in relation to Option 2 include:-
.Reduces the choice regarding creating a new access(es) onto Eastbourne Road .Places the development further to the east of Polegate, and reduces the potential to increase accessibility and connectivity and the potential to help regenerate the town centre, the services and facilities. .Potential for connectivity and community integration with existing communities to the north and west of the site is reduced through lack of frontage development, and may result in some community isolation.
Option 3 - Focus on the central part of the SDA whilst retaining open land adjacent to Eastbourne Road and the railway.
4.12.29 This option as shown on Figure 8.7: SDA 4 Polegate South/East Willingdon Option for development 3, seeks to consolidate the development in the centre of the site, whilst keeping the feeling of 'openness' to the Eastbourne Road frontage, and a fairly substantial area of open space adjacent to the railway. The development would form an extension of the existing development on the western edge of the site and be surrounded on three sides by open land.
SDA 4 - Mornings Mill, Polegate - SSDPD Background Document - December 2011 219 4.12.30 Access to the development site would need to be from Eastbourne Road, as no other alternative exists, which in this option would mean a long access road with no development either side of it.
4.12.31 Although subject to master planning - indicative locations have been shown for the provision of employment and education/community facilities.
4.12.32 The employment location in this option is shown to the south east corner of the site, near to the railway and existing housing. It would have a good visual relationship with the employment areas along Dittons Road, which are located to the other side of the railway and the Willingdon Levels recreational area, and the footpath/cycle ways within it.
4.12.33 The employment provision would however be further away from Polegate station and main roads than in any of the other options, and access would be through residential areas, so mixing residential and employment traffic. This would require careful and creative layout design to reduce any issues this mixing of traffic may cause.
4.12.34 The education and community facilities are shown located to the middle of the site, optimising accessibility and connectivity to residents of the site.
4.12.35 The total land available in Option 3 is approximately 36 hectares.
Pros and cons of Option 3.
4.12.36 The pros in relation to Option 3 include:-
.Western side of the site adjacent to existing development and with potential to increase accessibility and connectivity to Polegate Town Centre and potential to help regenerate the town centre, the services and facilities .Retains a substantial area of open land to the west adjacent to Eastbourne Road, retaining the current feeling of 'openness', which some respondents to consultations would like retained. .Retains an open area to the south of the site, thereby providing a gap between existing residents and new residents. .Provides potential for the open land to become valuable Green Infrastructure to serve the development and the wider community. .Avoids development in the most sensitive ecological area of the site. .Ensures that development does not take place in areas at risk from flooding. .Enables the retention/enhancement as part of the development of some of the important trees and hedgerows in the centre of the site, as structuring elements and ecological corridors, potentially enhancing the sense of place and distinctiveness of the development as well as the ecological value. .Enables parts of both statutory footpaths to be effectively incorporated within the overall layout of the site.
4.12.37 The cons in relation to Option 3 include:-
SDA 4 - Mornings Mill, Polegate - SSDPD Background Document - December 2011 220 .Would involve a long access from Eastbourne Road with no development on either side for some distance, which may prove unviable. .Potential for connectivity and community integration with existing communities to the west of the site is considerably reduced through lack of frontage development, and may result in considerable community isolation.
4.12.38 There are numerous variations for the arrangement of key elements mentioned above, some of which may be preferable or more sustainable regarding the use of land and opportunities arising, than others. The purpose of this exercise is to test a range of different solutions through the generation of options for the location of key elements of the development, which are presented for consideration and further assessment through the consultation process.
4.12.39 It is anticipated that the final preferred development option will be a variation on the options presented and may include additional concepts and solutions. As the location, mix and density of affordable and market housing are not key determinants in the spatial configuration of the site, they are not considered in any of the options at this time.
4.13 SA of Options for SDA 4: Land South of Polegate and East of Willingdon
4.13.1 An assessment of the development options presented for SDA 4 against the 22 Sustainability Appraisal objectives, has been carried out and is attached in full at Appendix B.
Table 4.2: Summary of Sustainability Appraisal of Options for SDA 4: Land South of Polegate and East of Willingdon
Potential Benefits Potential Problems and Mitigation .Option 1 concentrates .Option 2 and 3 have elements development closer to Polegate close to Polegate but with limited encouraging pedestrian and or no frontage to Eastbourne cycling links to the town centre. Road, the main bus route. This This will help revive the economy could potentially increase car of the town centre and reduce the journeys and trips to employment need to travel by car. and retail centres outside of the .All options have the same impact District. upon the lansdcape, when viewing .Option 3 has the most issues in the options from the South Downs terms of deliverability, being set National Park against the back from the road. backdrop of existing development. Option 3 being set back from the road has no material benefit. .The land to the east of the SDA is the most sensitive in terms of the presence of habitat to support biodiversity. Option 1 has the least land take to the east then Option 2 with Option 3 having the
SDA 4 - Mornings Mill, Polegate - SSDPD Background Document - December 2011 221 most land to the east. .Option 1 provides a more inclusive society with Option 2 and 3 being more isolated from existing communities. .Option 2 and 3 can make the most potential of existing green corridors.
4.13.2 In comparing options it is clear that there are a number of advantages and disadvantages to each option, as shown in the summary table above. This summary table will be included in the main Strategic Site DPD consultation document to aid consideration of the most suitable option for development and/or the development of alternative options for consideration.
SDA 4 - Mornings Mill, Polegate - SSDPD Background Document - December 2011 222 Figure 8.1: SDA 4 Polegate South/ East Willingdon Core Strategy Strategic Sites Context Plan
SDA 4 - Mornings Mill, Polegate - SSDPD Background Document - December 2011 223 Figure 8.2: SDA 4 Polegate South/East Willingdon Land Availability Plan
SDA 4 - Mornings Mill, Polegate - SSDPD Background Document - December 2011 224 Figure 8.3: SDA 4 Polegate South/East Willingdon Site Appraisal
SDA 4 - Mornings Mill, Polegate - SSDPD Background Document - December 2011 225 Figure 8.4: SDA 4 Guiding Principles for development of Polegate South/East Willingdon
SDA 4 - Mornings Mill, Polegate - SSDPD Background Document - December 2011 226 Figure 8.5: SDA 4 Polegate South/East Willingdon Option for development 1
SDA 4 - Mornings Mill, Polegate - SSDPD Background Document - December 2011 227 Figure 8.6: SDA 4 Polegate South/East Willingdon Option for development 2
SDA 4 - Mornings Mill, Polegate - SSDPD Background Document - December 2011 228 Figure 8.7: SDA 4 Polegate South/East Willingdon Option for development 3
SDA 4 - Mornings Mill, Polegate - SSDPD Background Document - December 2011 229 Strategic Sites Development Plan Document
SDA 5: Land at Dittons Road, Polegate
4.14 Introduction
4.14.1 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.
4.14.2 This background document relates to Strategic Development Area 5: Land at Dittons Road, Polegate, which has been identified in the Proposed Submission Core Strategy as being suitable for the development of up to 8,290 sq m of new employment floorspace.
4.14.3 The document provides a general introduction to the Strategic Development Area (SDA); 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 the site; provides a comprehensive appraisal of the site - opportunities and constraints and known infrastructure requirements; identifies guiding principles and options for the SDA and finally summarises the sustainability appraisal of the various options presented.
4.15 Area of Interest
4.15.1 Strategic Development Area 5 (SDA 5) is shown in relation to the rest of Polegate in Figure 9.1: SDA 5 Dittons Road, Polegate Core Strategy Strategic Sites Context Plan. The site lies to the east of Polegate Town Centre and railway station, and to the west of the Village of Stone Cross.
4.15.2 The site comprises three distinctive parts, which lie to the west, south and north of the existing Dittons Employment Area and Dittons Farm. The area to the west of the SDA, adjacent to the Chaucer Industrial Estate, is the largest of the three sites and comprises fairly rough ground, part of which was used as a construction compound for the construction of the A27 Polegate Bypass and Jubilee Way. The site currently appears to be disused. The area to the south of the SDA adjacent to the car park of the Dittons Employment area, comprises a rough bund and flat area which is currently vacant, whilst the area to the north adjoining the roundabout of Golden Jubilee Way and the A27, is currently gently sloping towards the roundabout and used as a paddock for grazing horses.
4.15.3 The site is bounded to the west by the Chaucer Industrial Estate, to the north by Dittons Road, and a planted buffer zone to the A27 Polegate bypass; to the east by Dittons Farm and Paddock and Golden Jubilee Way and to the south by the
SDA 5 - Dittons Road, Polegate - SSDPD Background Document - December 2011 230 Willingdon Levels Recreational Area and the Cuckoo Trail National Cycle Route (NCR 21).
4.15.4 Polegate Town Centre and railway station are approximately 2km (1.2 miles) to the west of the site, accessible via the Cuckoo Trail NCR.
4.16 Land Availability
4.16.1 The land available for consideration as part of SDA 5 has been drawn from the Strategic Housing Land Availability Assessment (SHLAA)1 carried out as part of the evidence base to the Core Strategy. The sites submitted through the SHLAA, have been assessed in relation to their suitability, availability and achievability for housing (i.e. whether given all considerations they can be developed). The sites forming part of this SDA however, were not considered suitable under the SHLAA for housing development, but were considered suitable for consideration as employment sites.
4.16.2 The SDA comprises 3 sites in total, which are clustered together and are owned by two land owners. These are shown on Figure 9.2: SDA 5 Dittons Road, Polegate Land Availability Plan. The sites vary in size, but the overall gross area of land submitted through the SHLAA for the three sites, is approximately 3.73 hectares.
4.16.3 All of the sites are detailed in Table 5.1: Details of available land below.
Table 4.3: Details of available land within SDA 5: Land at Dittons Road
Site SHLAA Location Greenfield/ Gross Reference Brownfield/ area Previously (Hectares) Developed Land (PDL) A 458/1510 Dittons Part Greenfield 2.38 ha Farmland Part Brownfield but West* less than 50% B 48/1510 North of Greenfield 0.71 ha Dittons Farmhouse C 49/1510 South of Greenfield 0.64 ha Dittons Farmhouse Total 3.73 ha SDA Area * The brownfield element of this site relates to areas previously used for the construction of the Polegate Bypass and the presence of builders debris.
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 5 - Dittons Road, Polegate - SSDPD Background Document - December 2011 231 4.17 Site Appraisal
4.17.1 A visual appraisal of the site surroundings is shown on Figure 9.3: SDA 5 Dittons Road, Polegate Site Appraisal.
Adjoining housing
4.17.2 Dittons Farmhouse is surrounded by the SDA sites and is a fine detached large 2 storey red brick dwelling, with slate roof and sash windows, with outbuildings and a derelict barn to the west.
4.17.3 There is little housing immediately adjacent to the site, but what there is comprises low density 'ribbon' development, of predominantly semi-detached and detached older bungalows and two storey properties with long rear gardens, interspersed with new detached housing development where sites have been redeveloped.
Adjoining employment
4.17.4 The SDA envelopes the existing Dittons Road Employment Area. This area comprises 10 B1 and B2 units, with predominantly low density small single storey/mezzanine floored flint and redbrick units around a courtyard providing parking space. These have been converted from former farm buildings with refurbishment work currently being carried out on three units. Occupiers include professional office buildings and a dental laboratory. In addition, there are two larger 2 storey metal clad buildings to the west of the site, one occupied by the Co-operative Funeral Service, and the other as the offices of economic advisors - E-Deal.
4.17.5 The Chaucer Industrial Estate adjoins the SDA to the west and comprises two parts, accessed separately from Dittons Road. The westernmost part nearest to Polegate Town Centre comprises larger and older industrial units, with the area immediately adjacent to the SDA comprising a range of newly built units, with some currently under construction. At the time of an industrial estate survey in May 2010, the estate had an 83% occupancy rate and comprised 18 units in total, housing a diverse range of B1, B2 and B8 uses, including sweet manufacturing, outside caterers, double glazing manufacturers, precision tool engineers, electrical contractors and a manufacturer of movie weapons, replica arms and armour. However, with the redevelopment of the eastern most part of the estate over the last year, this situation may well have changed, with possibly more occupancy and diversity of uses.
Current uses
4.17.6 The area to the west of the SDA, adjacent to the Chaucer Industrial Estate (Site A) comprises fairly rough ground part of which was used as a construction compound for the construction of the A27 Polegate Bypass and Jubilee Way, but currently appears to be disused. The site is part previously developed land and part green field.
SDA 5 - Dittons Road, Polegate - SSDPD Background Document - December 2011 232 4.17.7 The area to the north of the SDA (Site B) adjoining the roundabout at the junction of the A22 Golden Jubilee Way and the A27, is currently used as a paddock for grazing horses.
4.17.8 The area to the south of the SDA adjacent to the car park of the Dittons Employment area (Site C), comprises a rough earth bund and a rough flat area of ground which is currently vacant.
Access to the site
4.17.9 Access to western site (Site A) is currently shared with the access road to Dittons Employment area and Farmhouse. Access to the northern site (Site B) is currently via a field gate into the site off the access road. The southernmost site (Site C) is currently not accessible by vehicles although this could be made available easily from the existing car parking area to the rear of Dittons Employment Area, subject to the necessary agreement, or via the route adjacent to the western site - Site A.
Local road networks and junctions
4.17.10 The SDA has very good proximity to main road networks, with access directly onto Dittons Road (B2247) a B road with a 40 mph speed limit. This road accesses onto the main roundabout junction on Golden Jubilee Way (A22) which connects via a roundabout junction with the A27, Polegate by pass (A class roads, and part of the strategic road network of the District, with a speed limit on both of these roads of 60mph) a short distance from the SDA.
4.17.11 Dittons Road is a relatively straight road, but the general west to east gradient provides a slight crest coming from the roundabout at Golden Jubilee Way, which impacts on visibility exiting the site.
4.17.12 Public transport accessibility is good in this area, for both local residents and those coming from key areas of the District and Eastbourne. Bus routes, national cycle routes and footpaths all connect to Polegate and Hampden Park railway stations (to the west and south respectively), providing a good level of modal integration, which could be further developed.
Open space
4.17.13 There is a deficit of formal and informal open space and recreational facilities in the Polegate/Stone Cross areas. Whilst it is not anticipated that this site, which is allocated wholly for employment, makes provision of open space for use by the community in general, the development could make provision for some informal open space/amenity space provision for use by employees of businesses located on the site. In addition, through improving connectivity between the site and surrounding uses, making better linkages and improving/providing signage, the site can make a considerable contribution to the wider Green Infrastructure network.
Other adjacent commercial and public land uses
SDA 5 - Dittons Road, Polegate - SSDPD Background Document - December 2011 233
4.17.14 There are no commercial or community facilities in the immediate vicinity of the site. However, a good range of retail, service and community facilities are available within 2km (1.5 miles) of the site, in Polegate Town Centre, Stone Cross village centre and at Hampden Park within the neighbouring Eastbourne Borough Council area.
Historic buildings/ ancient monuments, and settings
4.17.15 There are no historic buildings on or adjacent to the sites, that will be affected by development on any of the sites.
Views into the site
4.17.16 Good localised views into the site are afforded from the Cuckoo Trail NCR, where the boundary treatment is quite sparse allowing views into the site. Otherwise these sites are not visible from surrounding areas.
4.17.17 Good views from the western and southern sites are available over the Willingdon Levels Recreational area and the area of Willingdon including the Mornings Mill site, with the backdrop of the South Downs beyond. The railway to the south of the site, is visible in the mid ground.
4.17.18 Good views of the northern part of the Site are afforded from the A27, Polegate by-pass and the roundabouts on the A27/A22 Golden Jubilee Way. This is the only one of the three sites which is visible from the main roads. Views out of the site are provided over the roundabouts and the A27 and the landscape northwards towards Hailsham.
Landscape character
4.17.19 Land at Dittons Road Polegate is not specifically described within the Landscape Character Assessment and Development Option evaluation study of February 20092, but is shown on the landscape character plans in Volume 2 of the study as a:-
'landscape buffer retained as open space.'
4.17.20 The SDA however is adjacent to the Chaucer Business park which is located to the east, and the A22 Golden Jubilee Way to the west and surrounds the smaller Dittons Farm employment area. The site comprises predominantly rough open ground, with a good backdrop of mature deciduous trees to the north of Dittons Farmhouse, and a dense group of evergreen trees to the south of the site adjacent to the Cuckoo Trail NCR 21, between the western part of the site and the southern site, and the access to the current car park of the Dittons Employment Area.
2 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 5 - Dittons Road, Polegate - SSDPD Background Document - December 2011 234 Trees and hedgerows
4.17.21 Arboriculture assessments were undertaken for all sites being considered as part of the SDA by WDC's Tree officer. Although the assessment concluded that there were no trees of significant value to warrant retention with regards to landscape value, it acknowledged that the existing trees and hedgerows provided screening to neighbouring residential properties and industrial buildings. The assessment also considered the development of the site to be an ideal opportunity to enhance the landscape value of the site. More detailed assessments of trees should be undertaken prior to any planning submission.
Ecology and Biodiversity
4.17.22 A phase 1 ecological assessment was undertaken of the site on behalf of WDC by The Ecology Consultancy3. The assessment found that the SDA-which supports a good diversity of tall ruderal and short perennial vegetation. The assessment also found that bramble and gorse scrub was prevalent along most boundaries and was invading into the grassland areas. Species-poor hedgerows and scattered trees were also present along the boundaries of the SDA.
4.17.23 The SDA is considered to provide habitats of potential value to bats, dormice, great crested newts and water vole, which if present are likely to be of at least local significance.
4.17.24 Overall the assessment concluded that SDA 5 is considered to be of low ecological value with the habitats of value within its immediate vicinity only. However, the habitats have a high potential to support great crested newt, birds, common reptiles and water voles. They have a medium potential to support foraging bats. If present these species are likely to be of value at a local scale, but could also pose legal constraints to any development if confirmed present.
4.17.25 The SDA does not include any habitats of high intrinsic ecological value. However, the assessment recommended that mature trees should be retained where possible as these are not replaceable within normal development timescales.
4.17.26 In addition, the ecological assessment made a number of recommendations for further studies for bats, badger, dormice, reptiles, great crested newt and water voles, across the SDA. 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
4.17.27 The SDA does not have any specific designation within the Wealden Local Plan 19984 and the Non Statutory Local Plan of 20055.
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
SDA 5 - Dittons Road, Polegate - SSDPD Background Document - December 2011 235
4.17.28 However, the area to the north of Dittons Road is designated for residential and employment use within the Non Statutory Local Plan.
4.17.29 The areas to the west of the SDA are designated employment areas (BS 3, 11- 13) within the Wealden Local Plan. These are 'saved' Policies.
4.17.30 The area to the south is designated as the Willingdon Levels Recreational Area (Policy PW5) in the Wealden Local Plan, which also forms part of the Eastbourne Levels Biodiversity Opportunity Area. This is also a 'saved' Policy.
Landmark buildings
4.17.31 The key landmark buildings/features in the immediate area are Dittons Farmhouse (which is really only visible from within the SDA); the chimneys of the factory in the western end of the Chaucer industrial estate; and the telecommunications mast on the western boundary of the SDA.
Archaeological features
4.17.32 There are no visible or known archaeological features recorded on or immediately adjacent to the site.
Any consultation areas emanating off site which will affect on site
4.17.33 The Environment Agency will need to be consulted in relation to the impact of development on the Flood Zone areas and on the adjacent Eastbourne and Willingdon Levels.
4.17.34 In addition, the Highways Agency may need to be consulted in relation to the proximity of the site to the A27 and A22 - Golden Jubilee Way.
Rights of Way and pedestrian points
4.17.35 There are no public rights of way within the site although the Cuckoo Trail National Cycle and footpath abuts the southern boundary of the site. Pedestrian access to the site is currently only available via the vehicular access off Dittons Road. Good footpaths currently exist along Dittons Road and Golden Jubilee Way.
Nearest public transport routes
4.17.36 The SDA is accessible by Public Transport, with several bus routes serving the Site from Dittons Road. These include:
.Route 44 - Berwick to Eastbourne via Polegate Railway Station .Route 51 - Hailsham to Eastbourne via Polegate Railway Station .Route 54 - Uckfield to Eastbourne
5 Non Statutory Wealden Local Plan - December 2005 - Non Statutory Wealden Local Plan
SDA 5 - Dittons Road, Polegate - SSDPD Background Document - December 2011 236 .Route 56 - Eastbourne Loop - via Polegate Station, Stone Cross, Westham, Langney, Willingdon Drove and Eastbourne District General Hospital.
4.17.37 Train services are also available from nearby Polegate Station, approx 2 Km (1.2 miles) to the west of the site and also from Hampden Park in Eastbourne, approx 2 Kms (1.2 miles) to the south of the site.
Bus Stops
4.17.38 Bus stops for the three bus routes exist along Dittons Road, with east bound and west bound bus stops close to the access to the Dittons Road Employment Area, and further stops near to the access to the redeveloped part of the Chaucer Business Park.
4.18 Core Strategy Objectives
4.18.1 The Proposed Submission Core Strategy Document outlines 15 Spatial Planning Objectives 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 been 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.'
4.18.2 Through the careful design, implementation and phasing of development within Strategic Development Area 5 (Employment) at Dittons Road, Polegate, a number of the key Spatial Planning Objectives relevant to the area could be achieved.
4.18.3 Through the provision of approximately 8,290 sq m of employment floorspace as part of the development of the SDA, local employment opportunities will be supported in line with Spatial Objective SPO6, contributing to sustainability objectives and to the overall provision of new employment space within the District. This accords with Planning Policy Statement 4: Planning for Sustainable Economic Growth6.
4.18.4 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 Development7. Through the implementation of the SDA adjacent to good public transport, walking and
6 Planning Policy Statement 4 (PPS 4): Planning for Sustainable Economic Growth - DCLG (2009) - Planning Policy Statement 4.pdf 7 Planning Policy Statement 1 (PPS1): Delivering Sustainable Development - ODPM (2005) - Planning Policy Statement 1.pdf
SDA 5 - Dittons Road, Polegate - SSDPD Background Document - December 2011 237 cycling routes, and through initiatives outlined in the East Sussex County Council Local Transport Plan 3 (LTP3)8 and enhancing integrated transport and Green infrastructure measures, development of this SDA will support Spatial Objective SPO7.
4.18.5 Through optimising the natural south facing aspects of the site in the design and orientation of buildings, passive solar gain and urban cooling can be achieved. In addition, the introduction of water efficiency measures as part of the development of the site will support the achievement of Spatial Objective SPO9 and accord with Supplement to Planning Policy Statement 1: Planning and climate change9.
4.18.6 The provision of Green Infrastructure, leisure and recreational facilities is important to the well being of the community and should 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 9: Biodiversity and Geological Conservation10.
4.18.7 Part of Site A to the west of the SDA comprises previously developed land. Through making best use of this land in the provision of employment opportunities the development of this site will achieve our Spatial Objective SPO14, and will accord with the principles regarding the re-use of land outlined in Planning Policy Statement 1: Delivering Sustainable Development.
4.18.8 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, where people want to live and work whilst addressing climate change. This objective is equally applicable to employment areas as it is to residential areas. Promoting high quality and inclusive design within this SDA, will accord with Spatial Objective SPO13 and Planning Policy Statement 1: Delivering Sustainable Development.
4.18.9 Through partnership working across the District and in relation to the development of the Dittons Road SDA, 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 site), with financial contributions from developers as appropriate. This is in accordance also with Planning Policy 12: Local Spatial Planning11.
8 East Sussex County Council Local Transport Plan 3 (LTP 3) (2011) - ESCC Local Transport Plan 3 (2011).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 10 Planning Policy Statement 9 (PPS 9): Biodiversity and Geological Conservation - ODPM (August 2005) - Planning Policy Statement 9.pdf 11 Planning Policy Statement 12 (PPS 12): Local Spatial Planning - DCLG (2008) - Planning Policy Statement 12.pdf
SDA 5 - Dittons Road, Polegate - SSDPD Background Document - December 2011 238 4.18.10 In addition partnership working as outlined in Spatial Objective SPO5, will enable us to meet the learning needs of local people including new residents of the District and particularly young people, to ensure that the local workforce, has the necessary skills and facilities to participate fully in local employment, including the new employment that will be incorporated within the SDA. This would be in accordance with Planning Policy Statement 4: Planning for Sustainable Economic Growth.
4.18.11 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 12: Local Spatial Planning.
Opportunities and Constraints
4.19 Opportunities
4.19.1 The development of the site for employment use presents a number of opportunities, including:-
Range and mix of uses
4.19.2 The site presents the opportunity to provide a range and mix of small and medium sized modern B1, B2 and to an extent B8 units to address the current demand for such units from the SME sector. It is also possible that the site might be suitable for the provision of 'incubator units' to encourage business start up and entrepreneurial activity. There are also opportunities to provide quality developments along the Dittons Road frontage and also on land fronting the Dittons Road/A22/Golden Jubilee Way Roundabout.
Location
4.19.3 There is a need for new employment land provision in the south of the District, the proximity of the site to the existing Dittons and Chaucer Employment areas, the strategic road network and the existing good public transport provision, makes this potentially a very marketable site for employment use - particularly for SME's - a key factor in attracting new employers to Wealden and in providing accommodation for existing SME entrepreneurs within the District wishing to expand their enterprises.
Opportunities to enhance signage and the profile of the site
4.19.4 The site is currently 'tucked' behind trees and farm buildings, and is not very noticeable, with little signage to indicate the presence of the existing employment opportunities. The development of the site provides opportunities to enhance the profile of the site through good quality frontage development and signage from Dittons Road, and through improved access off Dittons Road and the creation of better linkages to the Cuckoo trail NCR.
SDA 5 - Dittons Road, Polegate - SSDPD Background Document - December 2011 239 Opportunities to enhance connectivity and use of other transport modes
4.19.5 Opportunities exist through the development of the site to enhance connectivity through the creation of strong physical linkages between the employment area and the Cuckoo trail NCR to the south with the provision of appropriate signage. This will help to encourage use of alternative forms of transport (walking, cycling, bus and train) and demonstrate the proximity of employment areas to residential areas - particularly to the east, west and south and the proximity to the strategic housing area at Mornings Mill.
4.19.6 The SDA is well served by good footpath routes, both along Dittons Road, but also via the north - south footpath along Jubilee Way, and via the Cuckoo Trail NCR, to the south of the site. These footpath links provide access to and from the SDA from a wide area.
4.19.7 Cycling - The Cuckoo Trail (part of the National Cycling network Route (NCR) 21 From Heathfield to Eastbourne) runs along the southern and then the eastern boundary of the site, along Golden Jubilee Way providing safe access to the Site from a wide area. Direct access to the Cuckoo Trail from the SDA may be possible and should be explored.
Open space
4.19.8 There is a deficit of formal and informal open space and recreational facilities in the Polegate/Stone Cross areas. Whilst it is not anticipated that this site, which is allocated wholly for employment, makes provision of open space for use by the community in general, it may be possible to contribute towards the enhancement of existing open space provision in the area. The development could make provision for some informal open space/amenity space provision for use by employees of businesses located on the site. In addition, through improving connectivity between the site and surrounding uses through making better linkages and signage, the site can make considerable a contribution to the wider Green Infrastructure network.
Green infrastructure and Biodiversity
4.19.9 Biodiversity - being within 2km of the Pevensey Levels Ramsar Site and SSSI, any development on the site will have to be considered in relation to potential impacts on biodiversity within the Pevensey Levels, and assess opportunities to enhance biodiversity within the area.
4.19.10 The site presents the opportunity to increase and enhance biodiversity and green infrastructure networks. The provision of and enhancement of existing planting will help to provide the 'feel' of a landscaped gap between settlements, which may be further enhanced through restricting the height of development to ensure that the skyline is not disrupted.
4.19.11 The site presents opportunities to incorporate and enhance the biodiversity and Green Infrastructure network, particularly through creating appropriate and suitable links to the existing Willingdon Levels Recreational area and through
SDA 5 - Dittons Road, Polegate - SSDPD Background Document - December 2011 240 working with Eastbourne Borough Council on the proposed extension of Eastbourne Park, as part of a wider cross boundary Green Infrastructure network.
4.19.12 In addition, the Ecology Assessment for the site, recognises that SDA 5 has little potential for habitat enhancement, but recommends that the following features could be included in any development to enhance Sussex Biodiversity Action Plan (BAP) habitats and species: -
.Ponds; .Species rich native hedgerows; .Artificial bird and bat boxes; .Green roofs; and .Native tree and shrub planting.
4.19.13 The development of the site has the potential to incorporate some or all of these features.
Climate change and renewable energy
4.19.14 The development of the site presents great opportunities to address climate change through passive solar gain as the site is predominantly south facing.
4.19.15 Opportunities exist to explore a range of renewable energy sources including wind, biomass, micro combined heat and power (CHP) and ground source heating and cooling, as well as optimising urban cooling effects through the design and layout of the site.
4.19.16 It may be possible to utilise small scale wind turbines, but it will be important to assess the site for small wind turbine feasibility on the basis of performance due to local buildings, trees and local topography, and potential impact on biodiversity, particularly bird and bat species, and also the potential visual impact upon the South Downs National Park.
4.20 Constraints
4.20.1 Some of the current constraints affecting the site can be addresses through the development of the site, including:-
Access
4.20.2 The current access to the SDA and the existing Ditton's Employment Area and Farmhouse is off Dittons Road. Access to this site needs to be from Dittons Road, as creating an access off Golden Jubilee Way, for the volume of development envisaged, is highly unlikely.
4.20.3 Any new access onto Dittons Road would need to address the various access requirements and provides the opportunity to rationalise the current access arrangements (4 access points off a single spur) whilst improving road safety.
SDA 5 - Dittons Road, Polegate - SSDPD Background Document - December 2011 241 Loss of proposed landscape buffer zone
4.20.4 The whole of this SDA was advocated as a 'landscaped buffer zone' to provide a 'gap' in association with potential development sites in the Polegate and Willingdon and Stone Cross, the Landscape Character Assessment and Development Option evaluation study of February 2009.
4.20.5 However, the proposed buffer zone in this location includes the existing Dittons Farmhouse and Dittons Employment Area buildings, which are well screened from the roads to north and east and the Cuckoo Trail to the south. The site does not provide a 'gap' therefore in the way in which other sites identified in the study are, and it is considered, would not contribute to the provision of a viable 'gap' within the locality. The raised nature of the site in relation to land to the east and south, the gradient of main road embankments and existing landscaping, already serve to provide a visual and psychological gap between the settlements of Polegate and Stone Cross. Development of the site would not impact upon this effect.
Drainage/Water Framework Directive
4.20.6 As the site is within 1 km of the Willingdon Levels and Langney Sewer, part of the Cuckmere and Pevensey Levels catchment area, mitigation measures may be required on site to ensure development contributes to objectives within the Water Framework Directive, River Basin Management Plan12, to achieve a 'good' overall water quality standard by 2027, through the use of sustainable drainage systems. These however may be accommodated within the Green Infrastructure network for the site.
4.21 Strategic Infrastructure Requirements
4.21.1 Through the preparation of the Proposed Submission Core Strategy and accompanying Infrastructure Delivery Plan, a number of key infrastructure elements have been identified to meet the provision of 700 new dwellings and new employment within the Polegate/Willingdon area, including the employment provision at Dittons Road. These elements include:-
Traffic and Transport .The provision of traffic light signals at Cophall Roundabout .Improvements at the roundabout junctions of A22/Jubilee 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
12 The Environment Agency - Water Framework Directive: South East River Basin Management Plan - December 2009 Environment Agency - South East River Basin Management Plan
SDA 5 - Dittons Road, Polegate - SSDPD Background Document - December 2011 242 .Requirement for new land and buildings for 1 Form Entry (1FE) Nursery (60 places) .Requirement for either a 1FE extension (210 places) of existing or new land and provision for a 1FE primary School. .Requirement for up to an additional 1 FE (150 places) extension to existing Secondary School provision.
Waste Water .Requirement to conduct a study into alternative discharge locations and/or additional infrastructure required in relation to waste water provision, to accommodate the level of growth proposed in Polegate/Willingdon and Hailsham.
4.21.2 The development of SDA 5 will be required to contribute to the provision of infrastructure improvements in the local area through Section 106 or CIL contributions, and most particularly in relation to the transport improvements and roundabout junction improvements at the A22/A27, adjacent to the site.
4.22 Additional infrastructure requirements to support the development of SDA 5: Land at Dittons Road
4.22.1 Additional requirements which will be specific to the site may include:-
.New or redesigned access off Dittons Road .Contributions towards improved bus services along Dittons Road .Pedestrian and cycle linkages to the Cuckoo Trail NCR to the south of the site .New signage along the Cuckoo Trail and neighbouring paths to indicate distance to Polegate Railway Station (currently they only shown distances and directions to Hampden Park Station). .Sustainable drainage systems which may incorporate habitats to encourage and enhance the bio-diversity of the site .Provision of Green Infrastructure, landscaping and biodiversity habitat creation
4.23 Sustainability Appraisal Summary
4.23.1 A Sustainability Appraisal (SA) was undertaken of SDA 5: Land at Dittons Road, Polegate, in accordance with the methodology provided in the Sustainability Appraisal/Strategic Environmental Assessment of the Strategic Site Allocations DPD, Scoping Report - April 201113.
4.23.2 This assesses the Strategic Sites against social, environmental and economic objectives, and identifying in particular the site in relation to the broader LDF Sustainability/Strategic Environmental Assessment. The Sustainability Appraisal
13 Sustainability Appraisal/Strategic Environmental Assessment of the Strategic Site Allocations DPD, Scoping Report - April 2011- add hyperlink when available.
SDA 5 - Dittons Road, Polegate - SSDPD Background Document - December 2011 243 of constraints and opportunities for SDA 5: Land at Dittons Road, Polegate is attached as Appendix A.
4.23.3 The aim of the SA is to make the SSDPD as sustainable as possible, in assisting the delivery of housing and other land uses, by integrating sustainable development into the strategy making process and thereby influencing all stages of plan development.
4.23.4 The High Level Sustainability Assessment of the Core Strategy Spatial Development Options, identified land for at Dittons Road, Polegate as a broad location for employment development and stated that:-
'....the location is within walking distance of Stone Cross Centre with links to Polegate and Dittons Road.'
4.23.5 In summary, the development of this site for employment provision is supported by the sustainability appraisal. Whilst the site was identified in the Landscape Character Assessment and Development Option evaluation study of February 2009, as a buffer zone in association with potential development sites in the Polegate/Willingdon and Stone Cross areas, the location of the site adjacent to the existing Dittons and Chaucer Employment areas, the strategic road network and the existing good public transport provision, together with the need for new employment land provision in the south of the District, make this a good and sustainable site for new employment provision.
4.23.6 The proximity of the site to existing employment areas, the strategic road network, existing and new residential development, is considered to make this a very marketable site for employment use - particularly for SME's and could prove to be a key factor in attracting new employers to Wealden and in providing accommodation for existing SME entrepreneurs within the District.
4.23.7 Connectivity to the wider area, particularly public transport routes, residential and open space areas and commercial and community facilities can be easily and effectively achieved through appropriate footpath and cycle linkages directly to the Cuckoo Trail NCR which abuts the southern boundary of the site. Additional signage highlighting accessibility to other areas (such as distance to Polegate, Hailsham and Stone Cross) and neighbouring railway stations particularly Polegate railway station, (Hampden Park is signposted but not Polegate railway station) will improve the perception of the relative proximity and accessibility to the site and its opportunities. Green travel plans for companies locating to the new employment area should make particular reference to the sites attributes in this respect. Linkages enabling alternative forms of transport to be used, and linking various modes, i.e. foot, bus, cycle and train travel, will contribute to a wider integrated transport network and could also be part of the wider Green Infrastructure network.
4.23.8 The retention of the trees to the south of the site, and the provision of additional planting along boundaries and along existing tree/hedgerows on site, will enhance the biodiversity value of the area, and could be incorporated into the Green Infrastructure provision on the site, alongside landscaped places (sitting
SDA 5 - Dittons Road, Polegate - SSDPD Background Document - December 2011 244 out areas, picnic areas, shaded courts etc) which would contribute to the overall facilities for employees and address aspects of urban cooling.
4.23.9 The site presents considerable opportunities to address climate change and increase the use of renewable energy, through maximising passive solar gain, the use of solar panels and photovoltaic cells (subject to minimising any glare that may impact upon views from the Downs), the use of sustainable urban drainage, appropriate drought loving landscaping, and in the building design through the use of sustainable building materials and appropriate water efficiency measures.
4.23.10 Additional renewable sources of energy that should be explored are wind generation (particularly to the north and east of the site - subject to assessment of the potential impact upon the South Downs National Park), biomass, micro CHP and ground source heating and cooling.
4.23.11 The site has the potential to become an exemplar sustainable Eco Employment area utilising best practice and latest innovations in building and layout design to address and showcase climate change and renewable energy measures whilst enhancing the connectivity, biodiversity and Green Infrastructure provision of the area.
4.24 Guiding Principles for the development of SDA 5: Land at Dittons Road, Polegate
4.24.1 The general guiding principles for the development of the site, include :-
.There is a need to address socio-economic issues in the area by encouraging more economically active families and local employment opportunities to the area. The provision of local employment opportunities close to the development areas of South Polegate and East Willingdon and Stone Cross (which will provide a range of family sized housing, and appropriate community and social facilities), will be part of the strategy addressing socio-economic issues. .the provision of up to 8,290 sq m of new employment space together with the provision of appropriate Green Infrastructure. .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.
4.24.2 Taking into account the sustainability appraisal, site appraisal and site visits the development of the site should also take into account the following guiding principles outlined below :-
.Improve connectivity between the site and Polegate town centre, Polegate railway station, the Willingdon Levels Recreational area, existing employment opportunities in Dittons Road and the new strategic development sites in south Polegate and east Willingdon, Stone Cross and
SDA 5 - Dittons Road, Polegate - SSDPD Background Document - December 2011 245 Hailsham, through providing direct access onto the Cuckoo Trail NCR to the south of the site, the improvement of signage to the existing footpath and cycle network and linkages to the site, and provision of appropriate pedestrian and cycle crossing facilities on key routes. .Retention of trees and hedgerow trees within the site to strengthen the new landscape structure and Green Infrastructure of the site. .Provision of good landscape screens using native species, to encourage bio-diversity, on the northern, eastern and western boundaries. .Provide additional screening and noise attenuation, if necessary, to the A22 Golden Jubilee Way (subject to noise survey). .Provision of sustainable drainage solutions, to be incorporated as part of the Green infrastructure on site. .The site layout and building design should optimise the southerly aspect to enable passive solar heating and cooling and the reduction of carbon production through the provision of renewable sources of energy, and should comply with the requirements for zero carbon rating on all non domestic buildings, in line with proposed Building Regulation measures for energy consumption and water efficiency. .As part of the provision of Green Infrastructure and biodiversity requirements on site - the provision of appropriate landscaping and habitat enhancement measures, and 'local' amenity areas for employees, to address some of the deficiencies in the area. .Parking provision - adequate parking provision to support the development, whilst supporting and encouraging use of a variety of sustainable transport modes. Parking should be accommodated within the development but not fronting onto Dittons Road to the north of the site, nor the Cuckoo Trail NCR to the south of the site. The layout of the site roads should encourage slower driving speeds and encourage a pedestrian/cycle friendly environment. .Cycle parking facilities (to allow bus/cycle journeys) should be provided within the development. In addition, the provision of additional bus routes along Dittons Road, serving more destinations, may be possible in the future. The provision of adequate signage within the site and neighbouring areas, to cycle footpath routes will be important, as will facilities such as 'real time' bus information at bus stops, in highlighting the frequency and accessibility of public transport modes.
4.24.3 Those guiding principles which influence the layout and design of the site are shown on Figure 9.4: SDA 5 Guiding Principles for development of Dittons Road, Polegate.
4.25 Options for the development of SDA 5: Land at Dittons Road, Polegate.
4.25.1 The options for the development of the site are subject to further viability testing in relation to the current market. However, it is proposed that the site is most suitable for a range of premises to suit small, medium enterprises, similar to those currently available in the neighbouring Dittons Employment Area and Chaucer Business Park, rather than one or two larger enterprises.
SDA 5 - Dittons Road, Polegate - SSDPD Background Document - December 2011 246 4.25.2 Over 70% of firms in the District are classed as Small and Medium sized Enterprises (SME's) employing 10 people or less. The level of entrepreneurial activity in the District has historically been and remains high. There is a known demand for purpose built small and medium sized premises in the District, to support these SME's and to encourage more small business start up and development. Supporting a range of small and medium sized units on site, would cater for this demand and compliment the current enterprises in the existing Dittons Employment Area and the new development at the Chaucer Industrial estate.
4.25.3 The Chaucer Business park, where a range of new purpose built small and medium units are being marketed currently comprises 18 units providing approximately 3,658 sq m of B1, B2 and B8 floorspace on approximately 1.5 ha of land. The units are accommodated within two storey buildings. This breaks down to the following numbers and percentages of each size of unit:-
.4 x 214 sq m units = 23.4% .2 x 163 sq m units = 8.91% .2 x 177 sq m units = 9.67% .4 x 196 sq m units = 21.43%, and .6 x 223 sq m offices = 36.57%
4.25.4 The potential land available within SDA 5 is 3.73 ha - more than twice the land available at the Chaucer Business Park. However, the allocation for employment space is just over twice the amount provided at the Chaucer Business Park. The potential to accommodate the required allocation of 8,290 sq m, along the same proportions as the Chaucer Business Park therefore seems achievable.
4.25.5 However, there is also a need for modern, purpose built, flexible 'move on' space for larger businesses in the District which it may also be possible to accommodate on site. This will impact upon the number and range of unit sizes that can be achieved within the new floor space quantum indicated for this SDA.
4.25.6 The existing Dittons employment area has a number of attractive small units within converted flint and brick farm buildings and two modern larger 'metal clad' buildings currently occupied by the Co-op funeral service and by the offices of the economic partnership EDeal. Larger buildings of this nature may be possible on site. In addition, the visibility of frontage sites should be optimised particularly in relation to site A, which may lend itself to a quality B1 office building.
4.25.7 All options however, are subject to further tests regarding marketing and viability, to assess the optimum range and mix of units possible for the SDA.
4.25.8 A number of options have been explored in relation to the possible development of this SDA, based on the provision of around 8,290 sq m of new employment space to support employment and improve the socio-economic regeneration of the south of the District, as outlined in the proposed submission Core Strategy document.
SDA 5 - Dittons Road, Polegate - SSDPD Background Document - December 2011 247
4.25.9 The options presented relate to the use of the land available and density of employment development.
4.25.10 The preferred option will be dependant upon feasibility testing and will be the most feasible and best combination which can deliver the optimum sustainable development and will look in more detail at how the new employment space might be best accommodated on site, ways of minimising or mitigating constraints and incorporating opportunities for new initiatives, especially improving connectivity, climate change initiatives and the use of renewable energy.
4.25.11 The Options generated use various combinations and of the three sites - Site A (north - 0.64ha), Site B (west - 2.38 ha), and Site C (south - 0.64 ha), whilst varying the height of units accordingly.
4.25.12 The requirement for SDA 5 is 8,290 sq m.
Option 1 - Utilising all land within the SDA.
4.25.13 This option, as shown on Figure 9.5: SDA 5 Dittons Road, Polegate - Option for development 1, utilises all of the available land for development. Development of Sites A, B and C comprising 3.73 ha of land and replicating the mix, density and land take of the Chaucer Business Park, could yield approximately 9,093 sq m of new floorspace.
4.25.14 The allocated requirement for SDA 5 at 8,290 sq m is less than this equation suggests could theoretically be accommodated through this option. It seems therefore that the allocation could be easily accommodated on the three sites. Due to the visibility of Site A however, it is suggested that Site A, adjacent to the A22/Golden Jubilee Way roundabout is developed as a site for a single building. Sites B and C could be developed in a similar way to the existing Chaucer Business Park, which is very popular.
4.25.15 Although Site A is gently sloping towards Dittons Road, and is not as level as the other two sites, it could provide opportunities for a highly visible building at one of the key gateways to Polegate. This building if constructed to a high standard and quality of design could help to market new employment opportunities within the SDA, Polegate and the South Wealden area generally. The building could be for single occupancy, provide a number of small units in one building or provide an enterprise hub or similar, accommodating a range of office/move on space and facilities for businesses.
4.25.16 This option also provides a small margin to enable some of the recommendations/opportunities to enhance the landscaping, ecology and open space provision to be met, although some increase in density in parts of the site may be necessary to accommodate all of these additional requirements.
Pros and cons of Option 1.
SDA 5 - Dittons Road, Polegate - SSDPD Background Document - December 2011 248 4.25.17 There are a number of pros and cons in relation to Option 1. The pros include:-
.Using the Chaucer Business Park as a model with confidence that the floorspace allocation for the site, can be achieved at a similar density and mix of units. .Utilises all land available and provides optimum flexibility regarding density, the use of sites, mix and size of units. .Opportunity to utilise a highly visible and prominent site for a quality designed building, thereby raising the profile of the site, providing a 'new' gateway to Polegate and to the employment opportunities in the area. .The larger site area provides greater opportunity for creative building design, landscaping and habitat retention, enhancement and creation. .This Option provides opportunities to rationalise the existing entrance to Dittons Farm Business Park (which currently splits 4 ways just inside the site) through provision of a new access point (or points) onto Dittons Road, and new spurs to the serve the existing employment area, farmhouse and new employment sites.
4.25.18 The cons in relation to Option 1 include:-
.Loss of open aspect from the A22/Golden Jubilee Way roundabout. .Development of the three sites, will mean that the existing Farmhouse and paddocks to the rear are surrounded by employment uses. .Using all three sites, reduces the perception of a visible 'open gap' between Polegate and Stone Cross, and from the Willingdon Levels to the south.
Option 2 - Increasing density on the western part of the SDA, whilst retaining the north eastern site as open land.
4.25.19 This option as shown on Figure 9.6: SDA 5 Dittons Road, Polegate Option for development 2, assumes that Site A is not developed, but retained as 'open' land as it is currently, at one of the key gateways to Polegate.
4.25.20 Sites B and C comprising 3.09 ha of land would be developed, with the potential to optimise the development of the Dittons Road frontage within Site B, for a high quality development. Developing Sites B and C at as similar mix and density as the Chaucer Business Park could yield approximately 7,533 sq m of new floorspace. This theoretical exercise shows that utilising a similar mix and density to the Chaucer Business Park, means that the development would fall short of the required employment space for SDA 5, by almost 757 sq m.
4.25.21 Addressing the short fall would require a slight increase in density, and possibly in the height of some buildings to accommodate the required space, car parking, loading space and to retain/provide the landscaping/ecological areas and amenity space as required by the guiding principles for the site.
4.25.22 Higher density development (i.e. 3 possibly 4 storey) would be more appropriate along the main Dittons Road Frontage, as part of a quality designed development and adjacent to the boundary with the Chaucer Business Park,
SDA 5 - Dittons Road, Polegate - SSDPD Background Document - December 2011 249 with lower densities, single storey/2 storey buildings adjacent to the Dittons Employment Area and the Cuckoo Trail NCR to the south.
4.25.23 This could allow transitional synergies between the different types and sizes of spaces currently available in the two adjoining employment areas, by providing a 'bit of both' within the SDA area. It would also help to increase the range and mix of units available within the District.
Pros and cons of Option 2
4.25.24 There are a number of pros and cons in relation to Option 2. The pros include:-
.Retention of open the aspect from the A22/Golden Jubilee Way roundabout, which may be considered more desirable than development by reducing the perceived impact of urbanisation. .Retention of the open aspect to the front and rear of the existing Farmhouse and paddocks. .Increases the perception of a visible 'open gap' between Polegate and Stone Cross, and from the Willingdon Levels to the south. .Opportunity to utilise the Dittons Road frontage for quality designed building(s), thereby raising the profile of the site, and the employment opportunities in the area. .Provides opportunities to rationalise the existing entrance to Dittons Farm Employment Area (which currently splits 4 ways just inside the site) through provision of a new access point (or points) onto Dittons Road, and new spurs to the serve the existing business park and farmhouse and new employment sites.
4.25.25 The cons in relation to Option 2 include:-
.The reduced site area will require greater creativity in building design, landscaping and habitat retention, enhancement and creation, to ensure that the required floorspace can be accommodated appropriately. .A higher density of development will be required in parts of the site to accommodate the required floorspace, which may impact on the optimum range, mix and size of unit that can be provided to meet market demand. .This may also impact upon opportunities for habitat retention and creation, but may enable Site A to provide these functions if managed appropriately. However, this would be outside of the development area.
Option 3 - Increasing density on the western and central part of the SDA, whilst retaining the north eastern and south eastern sites as open land.
4.25.26 This option as shown on Figure 9.7: SDA 5 Dittons Road, Polegate Option for development 3, involves the development of Site B only, and retains Sites A and C, as 'open' land to provide a 'gap' between Polegate and Stone Cross. The development of Site B would provide additional employment opportunities between the Chaucer Business Park and the existing Ditton's Farm business Park, providing a fairly continuous employment area to the south of Dittons Road.
SDA 5 - Dittons Road, Polegate - SSDPD Background Document - December 2011 250
4.25.27 Site B comprising 2.38 ha of land and using the model achieved at the Chaucer Business Park, this land take could yield approximately 5,800 sq m of new employment space, and falls short of the required employment space for SDA 5, by almost 2,500 sq m.
4.25.28 As in Option 2, addressing the short fall would require an increase in density, and possibly in the height of all or some buildings to accommodate the required space, car parking, loading space and to retain/provide the landscaping/ecological areas and amenity space as recommended.
4.25.29 Higher density development (i.e. 3 possibly 4 storey) would be more appropriate along the main Dittons Road Frontage, and adjacent to the boundary with the Chaucer Business Park, but may also have to include more central areas of the site, reducing the area for lower density development, single storey/2 storey buildings adjacent to the Dittons Employment Area, and the Cuckoo Trail NCR.
4.25.30 However, this could also allow synergies particularly with the Chaucer Business Park, whilst supporting the Dittons Employment Area and enabling it to retain its unique facilities and identity, and also valuable open spaces for amenity provision or habitat creation.
Pros and cons of Option 3.
4.25.31 There are a number of pros and cons in relation to Option 3. The pros include:-
.Retention of the open aspect from the A22/Golden Jubilee Way roundabout, which may be considered more desirable than development through reducing the perceived impact of urbanisation. .Retention of the open aspect to the front and rear of the existing Farmhouse and paddocks. .Increases the perception of a greater visible 'open gap' between Polegate and Stone Cross, and from the Willingdon Levels to the south, than in Option 2, as around half of the frontage onto the Cuckoo Trail NCR would be 'left' free from development. .Opportunity to utilise the Dittons Road frontage for quality designed building(s), thereby raising the profile of the site, and the employment opportunities in the area. .Provides opportunities to rationalise the existing entrance to Dittons Farm Business Park (which currently splits 4 ways just inside the site) through provision of a new access point (or points) onto Dittons Road, and new spurs to the serve the existing business park and farmhouse and new employment sites.
4.25.32 The cons of Option 3 include:-
.The need to employ even greater creativity in building design, landscaping and habitat retention, enhancement and creation, to ensure that the required floorspace can be accommodated appropriately.
SDA 5 - Dittons Road, Polegate - SSDPD Background Document - December 2011 251 .A higher density of development will be required over much of the site, to ensure that the required floorspace can be accommodated. This will impact on the range, mix and size of unit that can be provided and may require a totally different model to that employed at the Chaucer Business Park, which would have to be carefully tailored to meet market demand, but may not meet the demands of the SME sector. .The higher density of development may also impact upon opportunities for habitat retention and creation, but may enable Sites A and C to provide these functions if managed appropriately. However, this would be outside of the development area.
4.26 SA of Options for SDA 5: Land at Dittons Road, Polegate
4.26.1 An assessment of the development options presented for SDA 5 against the 22 Sustainability Appraisal objectives, has been carried out and is attached in full at Appendix B.
Table 4.4: Summary of Sustainability Appraisal of Options for SDA 5: Land at Dittons Road, Polegate
Potential Benefits Potential Problems and Mitigation .Option 1 provides lower density in .Option 2 and 3 rely on higher line with nearby estates. There is densities which are more likely to a market in this area and therefore be for office use, with less of a improves the ability of the site to market in the area. This may be delivered. impact on the delivery of the .Option 1 provides greatest development. opportunity for renewable energy. .Higher densities of Options 2 .Option 2 and 3 make more and 3 will possibly prevent wind efficient use of land. generation and reduces .Option 2 and 3 are less renewable energy potential. biodiversity sensitive than Option .Option 1 encourages 1 coalescence or the joining of Polegate with Stone Cross. .Option 2 and 3 will be more prominent in the landscape .Option 1 is more biodiversity sensitive, but with greater opportunities to increase biodiversity overall
4.26.2 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 Sites DPD consultation document to aid consideration of the most suitable option for development and/or in the development of alternative options for consideration.
SDA 5 - Dittons Road, Polegate - SSDPD Background Document - December 2011 252 Figure 9.1: SDA 5 Dittons Road, Polegate Core Strategy Strategic Sites Context Plan
SDA 5 - Dittons Road, Polegate - SSDPD Background Document - December 2011 253 Figure 9.2: SDA 5 Dittons Road, Polegate Land Availability Plan
SDA 5 - Dittons Road, Polegate - SSDPD Background Document - December 2011 254 Figure 9.3: SDA 5 Dittons Road, Polegate Site Appraisal
SDA 5 - Dittons Road, Polegate - SSDPD Background Document - December 2011 255 Figure 9.4: SDA 5 Guiding Principles for development of Dittons Road, Polegate
SDA 5 - Dittons Road, Polegate - SSDPD Background Document - December 2011 256 Figure 9.5: SDA 5 Dittons Road, Polegate Option for development 1
SDA 5 - Dittons Road, Polegate - SSDPD Background Document - December 2011 257 Figure 9.6: SDA 5 Dittons Road, Polegate Option for development 2
SDA 5 - Dittons Road, Polegate - SSDPD Background Document - December 2011 258 Figure 9.7: SDA 5 Dittons Road, Polegate Option for development 3
SDA 5 - Dittons Road, Polegate - SSDPD Background Document - December 2011 259
Appendix A
SA of Strategic Sites - Constraints & Opportunities Sustainability Appraisal
Key
Development will support sustainability objectives
Sustainability issues, mitigation required but achievable Absolute sustainability constraints
260
261 Appendix A
SA of Strategic Sites - Constraints & Opportunities Analysis SDA 4: Land South of Polegate and East of Willingdon
Constraints Constraint Notes Appraisal Comments First Tier Constraints & Opportunities Flood risk A small part of the site In line with guidance from the Environment is within Flood Zones 2 Agency, and in order to assess Flood and 3 of the Pevensey Zone 2 and climate change scenarios, a Levels. 50m buffer zone will be applied to the existing Flood Zone 2 outline.
Development for housing or employment would need to avoid this area and avoid increasing flood risk in this area, though the implementation of SUDS.
The area may be suitable for open space or as part of the Green Infrastructure network. AONB/SDNP The site is not within the The development of the site should take AONB. into account views to and from the Downs and be creative in enhancing and The site is not within the mitigating these views where necessary. SDNP however, good views of the Downs are afforded from the site and to the site from the Downs. Natura 2000 / The site is within 2km of Development on the site will have to Ramsar site the Pevensey Levels consider possible impacts on the Ramsar site. Pevensey Levels Ramsar Site, and means of enhancing the biodiversity and Green Infrastructure on the site SSSI The site is within 2 km Development on the site will have to of the Pevensey Levels consider possible impacts on the SSSI. Pevensey Levels SSSI and means of enhancing biodiversity and Green Infrastructure on the site Opportunities Reduce flood risk and The site presents the opportunity to surface water run off. incorporate a range of sustainable drainage systems, which together with Enhance biodiversity. creative and sustainable design layout could increase and enhance biodiversity Enhance green and green infrastructure networks. infrastructure network. Key Issues:
Flood risk and environmental - with part of the site being within Flood Zones 2 and 3 and the implementation of a 50m buffer zone, this will need to be taken into account in the masterplanning of the Site, but may provide opportunities to incorporate and enhance the biodiversity and green infrastructure network, particularly through creating appropriate and suitable links to the existing Willingdon Levels Recreational area and through working with Eastbourne Borough Council on the
262 proposed extension of Eastbourne Park, as part of a wider cross boundary Green Infrastructure network.
Being within 2km of the Pevensey Levels Ramsar Site and SSSI, any development on the site will have to be considered in relation to potential impacts on biodiversity within the levels, and assess opportunities to enhance biodiversity within the area. Second Tier Constraints & Opportunities Open Space Despite the proximity to The development of the site presents the South Down opportunities to increase the level and National Park, the coast quality of publicly accessible open space and open countryside, through the provision of community there is an overall deficit facilities, open space and green in terms of quantity, infrastructure, and address some of the quality and accessibility deficits in recreation and open space of open space provision provision. in the area. By improving connectivity through the In the provision and improvement of physical Polegate/Willingdon linkages to the wider area and better area there are signage, the accessibility to recreational deficiencies in the and open space facilities will be greatly provision, quality or improved. accessibility to:- Parks and Gardens; Natural and Semi-natural greenspace; outdoor sports and recreation facilities; amenity greenspace; play facilities; youth facilities; allotments; cemeteries and churchyards. Ground water The site is not within or No constraints protection adjacent to any EA zones designated Ground Water Protection Zones. Listed There are no listed No constraints buildings buildings within or adjacent to the SDA Conservation The site is not within or No constraints Area adjacent to a designated Conservation area Ancient The site does not No constraints Woodland include, nor is it adjacent to, any areas designated as Ancient Woodland. Local The Landscape The sensitivity to change and visual landscape Character Assessment sensitivity is considered moderate. significance and Development Recommendations include managing and Option Evaluation Study strengthening the landscape and of February 2009, conserving existing features. describes the area as a 'large areas surrounded The scope for enhancement and by development' - of mitigation is described as moderate farmed levels with an with the need for flood attenuation and
263 exposed feel with many scope to strengthen the landscape views in, with a strong structure through creating a strong hedgerow network and landscape structure. green middle lane with an area that is liable to The capacity to accept change for flood. housing, mixed uses and business development is considered to be The study also identifies moderate. the site as an area with potential for Proposals for development on the site development. would need to create a strong landscape structure and boundaries and provide The landscape is also buffers to residential areas and multi- described however, as a functional green networks to link with degraded landscape existing settlements and enhance the structure due to the existing landscape. urban fringe and loss of hedges and trees. SNCI, The site is not No Constraints. ecological designated SNCI. importance The TPO'd trees are outside of the site There are two small boundary. The development of the site groups of TPO trees should not therefore pose a threat to these abutting the boundary of trees. the site with Spurway Park, and between the gardens of dwellings to the north of Spurway Park and south of Brightling Road, adjacent to the site boundary (north western part of the site). Agricultural The majority of the site The development of the site will result in land is currently farmed and the loss of Grade 3 Agricultural land in the classification is shown on the Polegate area. Agricultural Land Classification Map as However, the site lies between the existing Grade 3 agricultural urban areas of Polegate, Willingdon and land. Eastbourne and by the nature of local road and rail infrastructure and flood Zones, is somewhat isolated from the main agricultural areas of the District. Archaeological The site is within an The site was designated in 2005 as a Site features area designated as a of Archaeological Interest due to based on Site of Archaeological the archaeological evidence from the Interest. immediate vicinity. However, little archaeological investigation has been carried out on the site in the past and no visible or known archaeological features have been recorded on the site.
Any development proposed for the site therefore will be subject to carrying out a programme of archaeological assessment at Environmental Impact Assessment (EIA) stage, comprising desk based
264 assessment, geophysical survey and evaluation excavation. This will identify the heritage asset significance of the site and inform a planning requirements in line with Planning Policy Statement 5: Historic Environment and Archaeology. Rights of Way There are two statutory No Constraints. rights of way crossing the site - FP Polegate 5 The presence of two public rights of way from Eastbourne Road on site, with connections the wider to Lynholm Road, and footpath and cycle network presents FP Willingdon and opportunities which could be optimised Jevington 6 - part of the through creative layout design. circular 1066 Walk - a 50km Long Distance Path - which connects to two other National Long Distance paths - the South Downs Way and the Saxon Way, and the Cuckoo Trail NCR. Opportunities Enhance and improve The site provides the opportunity to open space provision. provide additional open space, leisure and recreation facilities to support the development possibly as part of the Green Infrastructure of the site.
To avoid the coalescence of existing Maintain a gap between settlements strong open landscape gaps Polegate and Willingdon could be established as part of a to avoid coalescence. multifunctional green space.
Enhance the As the site is adjacent to the Eastbourne biodiversity value of the Levels Biodiversity Opportunity Area, site. opportunities exist through the careful layout and development of the site and careful plant selection in various locations as part of the Green Infrastructure provision to improve the biodiversity and ecological value of the site.
Create/enhance Green The footpaths provide a great opportunity Infrastructure network, to increase connectivity as part of the improve Green Infrastructure network of the site, connectivity/accessibility and form part of an integrated transport and enhance integrated network serving the site, through linking to transport networks. bus and train services.
Improving connectivity through the enhancement of existing and provision of new walking and cycling networks from the developments on site to new facilities on site and linkages to existing facilities including the Willingdon Levels recreational area (and to Eastbourne Park ) will provide access to a range of open
265 spaces.
This could be achieved as part of the Green Infrastructure network and creative development layouts. Key issues:
The loss of agricultural land - The site will involve the loss of agricultural land which is currently used for grazing cattle and sheep. There is no evidence of any arable crops having being grown on site in recent years.
The location of the site adjacent to and enclosed by established urban areas means that it's value as agricultural land is diminished, particularly given the pressure for housing in the south of the District, the availability of sites for development and adjacent landscape/ecological constraints.
However, opportunities exist through the development of options for the site to retain some land where it may be possible to provide local grazing land, allotments or horse paddocks, and retain a semi open feel to the area.
Open Space provision - Despite the proximity to the South Down National Park, the coast and open countryside, there is an overall deficit of formal and informal open space provision in the area. Through the provision of new facilities, careful layout design which includes the provision of a Green Infrastructure network incorporating existing and new footpath and cycle routes, the provision of and accessibility to a range of open spaces will be afforded, addressing some of the current deficiencies.
Site of Archaeological Importance - The site is designated Site of Archaeological Importance however there are no visible archaeological features on site, nor has there been any record of archaeological finds on the site. Any development proposed for the site therefore will be subject to carrying out a programme of archaeological assessment at Environmental Impact Assessment (EIA) stage, comprising desk based assessment, geophysical survey and evaluation excavation. This will identify the heritage asset significance of the site and inform a planning requirements in line with Planning Policy Statement 5: Historic Environment and Archaeology. Third Tier Constraints & Opportunities Accessibility, for example to schools, a GP surgery, public transport points (usually considered at the third tier) is specifically covered by the Infrastructure Development Plan Water The site is within the River 23 - Langley Sewer - is adjacent to Framework Cuckmere and the site within the Willingdon Levels Directive Pevensey Levels recreational area and within 1km of the catchment and within site - current overall status is moderate, 1km of River 23 objective - good by 2027. (Langley Sewer). Mitigation measures may be required on No groundwater body site to ensure development contributes to present on site. this objective and those relating to the Pevesey Levels Special Protection Area (SPA) through the use of sustainable drainage systems. Climate The site is The site presents good opportunities to Change predominantly south introduce measures to address climate facing. change issues in relation to site orientation, flood risk and water efficiency Parts of the site are measures, passive solar gain and urban within Flood Zones 2 cooling. and 3 and a precautionary approach to development
266 adjacent to these areas should be adopted. Renewable No features or The site is predominantly south facing and Energy renewable energy could support solar panels or photovoltaic facilities currently on energy generation. site. Large scale wind generation would not be favoured due to the proximity to the South Downs and the visual impact upon the National Park, however the use of less visually intrusive helical wind turbines, particularly on employment and community buildings may be possible.
Opportunities exist to investigate micro CHP, biomass, ground source heating and cooling as part of the overall strategic development of the SDA.
Visual impacts may prove an issue, but opportunities to utilise renewable energy and creative design to provide exemplar landmark buildings. Opportunities Opportunities to improve rate and quality of discharge to water The site presents good opportunities to courses and the address climate change issues thorough Pevensey Levels in line the design and layout of the development with Water Framework through utilising the predominantly south Directive objectives. facing orientation of the site to maximise passive solar gain.
Opportunities to Retention of and the addition of address climate change appropriate tree/hedge retention and issues. planting, will assist Urban Cooling and carbon reduction through creating local carbon 'sinks' as well as supporting biodiversity and the provision of green infrastructure.
Development of the SDA will be subject to Building Regulation requirements for new homes and non domestic buildings in relation to Zero carbon reduction by 2016 and water efficiency measures for new homes to Sustainable Homes Code Level 3 or 4.
The site is predominantly south facing and could support solar panels or photovoltaic energy generation.
Wind generation would not be favoured due to the proximity to the South Downs Opportunities for and the visual impact upon the National including renewable Park. energy as part of the
267 development of the site Opportunities exist to investigate micro CHP, biomass, ground source heating and cooling as part of the overall strategic development of the SDA.
Visual impacts may prove an issue, but opportunities to utilise renewable energy and creative design to provide exemplar landmark buildings. Key Issues:
Drainage/Water Framework Directive:- A number of drainage ditches currently exist on site, which drain into the Willingdon Levels. Mitigation measures will be required on site through the use of sustainable drainage systems, to ensure development contributes to objectives to achieve a 'good' overall standard by 2027. Additional Contextual Information:
The Railway and railway crossing - The east coastway railway serving Hastings, Eastbourne, Polegate, Brighton and Lewes runs along the northern side of the SDA. A frequent train service operates on this line, and although there is some noise associated with this, it is fleeting. The constant noise from road traffic is more evident on the site than that of the railway.
However, the proximity of the railway may cause some concern regarding safety. Additional, more secure boundary treatment will probably be necessary to ensure the safety of residents and the railway company. This could include a wide landscaped buffer zone, that could provide some additional noise attenuation and add to the overall Green Infrastructure and biodiversity/habitat creation on site.
In addition, footpath FP Willingdon and Jevington 6 - part of the circular 1066 Walk, which connects to the Cuckoo Trail and two other national walks, currently crosses the railway at grade via a self operated level crossing gate system. This would be an obvious cause for concern for residents, particularly those with children. However, the crossing facilitates the continuation of a statutory long distance footpath, it may be necessary, subject to discussions with the relevant railway authorities, to replace the at grade crossing with a footbridge. In order to facilitate greater connectivity for all and use of the Willingdon Levels Recreational area, the footbridge should be fully accessible to wheelchair users and parents with baby buggys, and should be fully protected to ensure that nothing is able to fall on the line from the bridge. This will be a costly piece of infrastructure, which may take considerable land take to ensure full accessibility.
Pylons - There is a terminal pylon on the site, to the north east corner of the northernmost ESCC site. This carries electricity cable across the northern corner of the site, across the railway to the north. This will constrain development in this location. However, it may be worth exploring the possibilities and costs of placing this line to the edge of the development area underground. However, it is suspected that the relatively short length involved may prove to be cost prohibitive. The area may be incorporated into an informal open space area or as part of the Green Infrastructure of the site, through careful and creative layout design.
Electricity sub station and Gas housing -There is a substantial electricity sub-station within a single storey brick building - adjacent to the caretakers house at the entrance to the University of Brighton Sports Ground. The footprint of the building is almost as large as the caretakers house. Vehicular access is provided to the sub-station from the bus lay-by. The sub-station is well screened by tree and shrub planting.
There is a small brick gas housing 'cupboard' mid way along the University site boundary, which formerly provided gas supplies to the redundant pavilion building. However, it is now believed to be redundant.
268 The status of both, and electricity/gas pipelines associated with these facilities, needs to be checked and considered in relation to the proposed development of the site.
Vehicular Access - Vehicular access to the site is currently available from three points off Eastbourne Road.
Access to the Brighton University Sports Ground and the ESCC land (which is only accessible from the University of Brighton land) is provided off the bus lay - by on Eastbourne Road. This is clearly not ideal and visibility exiting from the site is difficult due to the crest of the road at this point and the trees/hedges on the boundary.
Vehicular access is also afforded off Eastbourne Road mid way along the site boundary, to the farmhouse in the centre of the site. This access is located to the west of the drive way and sweeps round to the drive way of the farmhouse.
Access to Mornings Mill farm, farmhouse and cottages, is provided off Eastbourne Road to the south of the site, adjacent to the traffic light controlled pedestrian crossing. This access at this point is awkward, particularly coming from the south.
None of the access points are considered currently suitable to take the level of traffic that would be generated through the development of the site. A new access point, more centrally located, where adequate visibility splays can be provided, is recommended by ESCC Highways, although further discussions will be required on this aspect.
Public transport/Road/QBC
A number of public transport routes currently service Eastbourne Road. Additional service provision may be possible/required subject to review of the development proposals. ESCC's Local Transport Plan 3 proposes a Quality Bus Corridor from Eastbourne to Hailsham which will include Eastbourne Road, to facilitate the use of public transport along busy and often congested roads.
269 Analysis:
The role of this site as a strategic development area is supported by the sustainability appraisal. Whilst it is currently agricultural land and a designated Site of Archaeological Importance, the location of the site adjacent to the urban areas of Polegate, Willingdon and Eastbourne, it provides opportunities to diversify the housing type and tenure in the area to meet local housing need, as well as providing opportunities to increase employment, community and open space facilities in the local area.
Connectivity to the wider area, particularly public transport routes, residential and open space areas and commercial and community facilities can be easily and effectively achieved through strengthening footpath and cycle linkages and extending linkages to the wider area particularly to Polegate Town Centre, railway station, recreational facilities, employment areas, local schools and community facilities and the Willingdon Levels recreational area. Additional signage highlighting accessibility to facilities will improve the perception of the relative proximity and accessibility to the site and its opportunities. Green travel plans for companies locating to the new employment area within the site should make particular reference to the sites attributes in this respect. Linkages enabling alternative forms of transport to be used, and linking various modes, i.e. foot, bus, cycle and train travel, will contribute to a wider integrated transport network and could also be part of the wider Green Infrastructure network.
The retention of the trees on the site, particularly the 'green lane' along FP Polegate 5 in the centre of the site and the provision of additional planting along boundaries and along existing tree/hedgerows on site, will enhance the biodiversity value of the area. The 'green lane' in particular could be incorporated into the Green Infrastructure on the site, alongside landscaped areas and open spaces as part of the development of the site, and enhance biodiversity opportunities and climate change through providing opportunities for urban cooling.
The site presents considerable opportunities to address climate change and increase the use of renewable energy, through maximising passive solar gain, the use of solar panels and photovoltaic cells (subject to minimising any glare that may impact upon views from the Downs), the use of sustainable urban drainage, appropriate drought loving landscaping, and in the building design through the use of sustainable building materials and appropriate water efficiency measures.
Additional renewable sources of energy that should be explored including less visually intrusive forms of wind generation (particularly on the higher ground to the to the north east of the site), biomass, micro CHP, ground source heating and cooling.
The site has the potential to become an exemplar sustainable urban extension through utilising best practice and latest innovations in building and layout design to address and showcase climate change and renewable energy measures whilst enhancing the connectivity, biodiversity and Green Infrastructure provision of the area.
270 Appendix A
SA of Strategic Sites - Constraints & Opportunities Analysis SDA 5 : Land at Dittons Road, Polegate
Constraints Constraint Notes Appraisal Comments First Tier Constraints & Opportunities Flood risk The site is not within a No constraints. Flood Risk area. AONB The site is not within the No constraints. AONB. Natura 2000 / The site is within 2 Km of Development on the site will have to Ramsar site the Pevensey Levels consider possible impacts on the Ramsar Site. Pevensey Levels Ramsar Site, and means of enhancing the biodiversity and Green Infrastructure on the site SSSI The site is within 2 km of Development on the site will have to the Pevensey Levels consider possible impacts on the SSSI. Pevensey Levels Ramsar Site, and means of enhancing the biodiversity and Green Infrastructure on the site Opportunities Biodiversity and The site presents the opportunity to environmental increase and enhance biodiversity and green infrastructure networks. Key Issues:
Biodiversity - being within 2km of the Pevensey Levels Ramsar Site and SSSI, any development on the site will have to be considered in relation to potential impacts on biodiversity within the levels, and assess opportunities to enhance biodiversity within the area.
Environmental - opportunities to incorporate and enhance the biodiversity and green infrastructure network, particularly through creating appropriate and suitable links to the existing Willingdon Levels Recreational area and through working with Eastbourne Borough Council on the proposed extension of Eastbourne Park, as part of a wider cross boundary Green Infrastructure network. Second Tier Constraints & Opportunities Open Space Despite the proximity to The nature of the development of the the South Down National site may mean that it is not appropriate Park, the coast and open to provide facilities to increase the countryside, there is an level and quality of publicly accessible overall deficit in terms of open space. quantity, quality and accessibility of open However, it may be possible to provide space provision in the some local open space provision on area. site, for use by employees.
In the In addition, by improving connectivity Polegate/Willingdon area through the provision and there are deficiencies in improvement of physical linkages to the provision, quality or the wider area and better signage, the accessibility to:- Parks accessibility to recreational and open and Gardens; Natural space facilities for employees and and Semi-natural local residents will be greatly improved greenspace; outdoor
271 sports and recreation facilities; amenity greenspace; play facilities; youth facilities; allotments; cemeteries and churchyards. Ground water The site is not within or No constraints. protection adjacent to any EA zones designated Ground Water Protection Zones. Listed There are no listed No constraints. buildings buildings on or adjacent to the site. Conservation The site is not within or No constraints. Area adjacent to a designated Conservation Area. Ancient There are no areas of No constraints. Woodland designated Ancient Woodland in or adjacent to the site. Local The site has not been Several areas have been identified in landscape specifically assessed in the study as buffer Zones in significance the Landscape Character association with potential development Assessment and sites in the Polegate/Willingdon and Development Option Stone Cross areas. evaluation study of February 2009, for However, the proposed buffer zone in development although it this location includes the existing has been identified in the Dittons Farmhouse and Dittons wider landscape Employment area buildings, which are assessment as an area well screened from the roads to north with potential to be a and east and the Cuckoo Trail to the landscape buffer retained south. The site is not 'open' therefore as open space to retain a in the way in which other sites gap between the identified in the plan are, and would settlements of Polegate not contribute to the continuity of and Stone Cross. openness within the locality.
The severance and In addition, the existing screening to dominance of noise the north and east of the site and issues caused by the general elevation of the site make a adjacent roads is considerable contribution to the recognised as an issue in reduction in noise levels experienced this general area. within the site.
The raised nature of the site in relation to land to the east and south, the gradient of road embankments and existing landscaping, serve to provide a gap between the settlements of Polegate and Stone Cross.
Together with additional landscaping and the creation of linkages from the site to the local footpath and cycle networks, this will do much to increase the connectivity of the area and feeling
272 of openness, whilst providing accessible employment opportunities.
SNCI, The site is not a SNCI, No constraints. ecological does not have any importance significant ecological importance - nor any TPO trees. Agricultural The land is not classified No constraints. land as agricultural land - part classification of the site is PDL and was formerly used for employment/Industrial purposes. Archaeological The site is not within a No constraints. features designated area of archaeological interest nor are there any records of finds nor any visible archaeological features on site. Rights of Way There are no ROW No constraints. crossing the site, however, The Cuckoo The presence of the Cuckoo Trail and Trail NCR 21 abuts the cycling and walking routes adjacent to southern boundary of the the site, presents opportunities to link site, providing access to to the site which could be optimised Polegate, Hailsham and through creative layout design, as part Heathfield, and through of the Strategic Green Infrastructure links to other routes, to network. Hampden Park and Eastbourne, and links to Polegate and Hampden Park Railway Stations. Opportunities Opportunities to provide Provision of and enhancement of buffer zone and gap existing planting will help to provide between the site and the 'feel' of a landscaped gap between Stone Cross settlements, which may be further development, whilst enhanced through restricting the enhancing biodiversity. height of development to ensure that the skyline is not disrupted.
Opportunities to provide Enhance connectivity through the greater connectivity creation of strong physical linkages between existing and between the employment area and the new residential Cuckoo trail to the south with the development and provision of appropriate signage. This employment will help to encourage use of opportunities, and assist alternative forms of transport (walking, the provision of an cycling, bus and train) and integrated transport demonstrate the proximity of network. employment areas to residential areas through the use of alternative modes of transport. Key issues:
273 Loss of landscape buffer - as advocated in the Landscape Character Assessment and Development Option evaluation study of February 2009, as a buffer Zone in association with potential development sites in the Polegate/Willingdon and Stone Cross areas.
However, the proposed buffer zone in this location includes the existing Dittons Farmhouse and Dittons Employment area buildings, which are well screened from the roads to north and east and the Cuckoo Trail to the south. The site is not 'open' therefore in the way in which other sites identified in the plan are, and would not contribute to the continuity of openness within the locality. The raised nature of the site in relation to land to the east and south, the gradient of road embankments and existing landscaping, serve to provide a visual and physiological gap between the settlements of Polegate and Stone Cross.
In addition, the need for new employment land provision in the south of the District, the proximity of the site to the existing Dittons and Chaucer Employment areas, the strategic road network and the existing good public transport provision, makes this a very marketable site for employment use - particularly for SME's - a key factor in attracting new employers to Wealden and in providing accommodation for existing SME entrepreneurs within the District.
Open space provision:- There is a deficit of formal and informal open space and recreational facilities in the Polegate/Stone Cross areas. Whilst it is not anticipated that this site, which is allocated wholly for employment, makes provision of open space for use by the community in general, it may be possible to make provision for some informal open space for use by employees of businesses located on the site. In addition, through improving connectivity between the site and surrounding uses through making better linkages and signage, the site can make considerable a contribution to the wider Green Infrastructure network. Third Tier Constraints & Opportunities Accessibility, for example to schools, a GP surgery, public transport points (usually considered at the third tier) is specifically covered by the Infrastructure Development Plan Water The site is within the River 23 - Langley Sewer is adjacent Framework Cuckmere and Pevensey to the site within the Willingdon Levels Directive Levels catchment and recreational area and within 1km of the within 1km of River 23 site - current overall status is (Langley Sewer). No moderate, objective - good by 2027. groundwater body present on site. Mitigation measures may be required on site to ensure development contributes to this objective and those relating to the Pevensey Levels Special Protection Area (SPA), through the use of sustainable drainage systems. Climate The site is predominantly The site presents good opportunities Change south facing. for maximising passive solar gain, due to the predominantly south facing orientation of the site.
Retention and the addition of appropriate tree/hedge and planting, will assist Urban Cooling and carbon reduction through creating local carbon 'sinks' as well as supporting biodiversity and the provision of green infrastructure.
Development of the SDA will be subject to Building Regulation
274 requirements for new homes and non domestic buildings in relation to Zero carbon reduction by 2016. Renewable The southern part of the The southern orientation of the site Energy site is visible from and could support the use of solar panels within sight of the South or photovoltaic energy generation. Downs National Park - visual impact may be an Small scale wind generation may be issue. possible, through the use of vertical wind turbines, subject to due regard to The site is higher than the visual impact on the National Park. the Willingdon Levels recreational area to the Opportunities exist to investigate micro south - visual impact may CHP, biomass, ground source heating be an issue. and cooling as part of the overall strategic development of the SDA. National Cycle Route 21 - The Cuckoo Trail abuts Opportunities exist through creative the southern boundary of layout and careful design of space, the site - visual impact landscaping and tree planting, to may be an issue. optimise Urban Cooling.
The Northern part of the Visual impacts may prove an issue, site is highly visible from but opportunities to utilise renewable the Pevensey By-pass energy and creative design to provide and roundabout with exemplar landmark buildings. Dittons Road and Golden Jubilee Way - visual impact and operational impacts may be an issue. Opportunities Opportunities to develop The site offers great opportunities to an exemplar employment address climate change through area by addressing passive solar gain as the site is climate change issues predominantly south facing. through building, layout and landscape design Opportunities exist to explore a range and through the use of of renewable energy sources including renewable energy. wind, biomass, micro CHP and ground source heating and cooling, as well as optimising urban cooling effects through the design and layout of the site. Key Issues:
Drainage/Water Framework Directive:- As the site is within 1 km of the Willingdon Levels and Langney Sewer mitigation measures may be required on site to ensure development contributes to objectives to achieve a 'good' overall standard by 2027, through the use of sustainable drainage systems. Additional Contextual Information:
Part of the site is PDL with evidence of waste/fly tipping. Previous uses and current nature of the site may indicate the presence of localised contamination, which may warrant further investigation.
Current access to the area off Dittons Road is awkward with 5 points of access converging just before exiting onto Dittons Road. Opportunities exist to address this issue and improve access for all through the development of the site - subject to the co-operation of adjoining existing land
275 owners.
Vehicular access to the local strategic road network is very good as is visibility of the north of the site from these strategic routes which should be optimised through the architectural style and landscaping employed and through the marketing and signage of the site.
The site is close to the strategic housing allocations to the south of Polegate and east of Willingdon, and to strategic allocations in Stone Cross. The development of good pedestrian, cycle linkages and signage of routes as part of the implementation of a strategic Green Infrastructure network through development of the SDA's, will provide valuable connectivity between new and existing housing and new and existing employment areas. In addition, the Cuckoo Trail NCR abutting the site provides access by cycle to employment opportunities on the site - from LDF housing allocations in Hailsham, Horam and Heathfield, and from residential areas in Polegate, Hampden Park and Eastbourne.
The site is located at some height above the Willingdon Levels Recreational area and is within view of the South Downs. This should be appreciated through the building design and layout, through optimising views of the Downs, whilst minimising the visual impact from the Downs, of glare from windows and car windscreens. Analysis:
The development of this site for employment provision is supported by the sustainability appraisal. Whilst the site was identified in the Landscape Character Assessment and Development Option evaluation study of February 2009, as a buffer Zone in association with potential development sites in the Polegate/Willingdon and Stone Cross areas, the location of the site adjacent to the existing Dittons and Chaucer Employment areas, the strategic road network and the existing good public transport provision, together with the need for new employment land provision in the south of the District, make this a good and sustainable site for new employment provision.
The proximity of the site to existing employment areas, the strategic road network, existing and new residential development, makes this a very sustainable and marketable site for employment use - particularly for SME's - a key factor in attracting new employers to Wealden and in providing accommodation for existing SME entrepreneurs within the District.
Connectivity to the wider area, particularly public transport routes, residential and open space areas and commercial and community facilities can be easily and effectively achieved through appropriate footpath and cycle linkages directly to the Cuckoo Trail which abuts the south of the site. Additional signage highlighting accessibility to other areas (such as distance to Polegate, Hailsham and Stone Cross) and neighbouring railway stations particularly Polegate railway station, (Hampden Park is signposted but not Polegate railway station) will improve the perception of the relative proximity and accessibility to the site and its opportunities. Green travel plans for companies locating to the new employment area should make particular reference to the sites attributes in this respect. Linkages enabling alternative forms of transport to be used, and linking various modes, i.e. foot, bus, cycle and train travel, will contribute to a wider integrated transport network and could also be part of the wider Green Infrastructure network.
The retention of the trees to the south of the site, and the provision of additional planting along boundaries and along existing tree/hedgerows on site, will enhance the biodiversity value of the area, and could be incorporated into the Green Infrastructure on the site, alongside landscaped places (sitting out areas, picnic areas, shaded courts etc) which would contribute to the overall facilities for employees and address aspects of urban cooling.
The site presents considerable opportunities to address climate change and increase the use of renewable energy, through maximising passive solar gain, the use of solar panels and photovoltaic cells (subject to minimising any glare that may impact upon views from the Downs), the use of sustainable urban drainage, appropriate drought loving landscaping, and in the building design through the use of sustainable building materials and appropriate water efficiency measures.
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Additional renewable sources of energy that should be explored are wind generation (particularly to the north and east of the site), biomass, micro CHP and ground source heating and cooling.
The site has the potential to become an exemplar sustainable Eco Employment area utilising best practice and latest innovations in building and layout design to address and showcase climate change and renewable energy measures whilst enhancing the connectivity, biodiversity and Green Infrastructure provision of the area.
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Appendix B
Sustainability Appraisal of Options
Key
Code Indicator Option moving towards achievement of SA Objective Unknown: depend on how option will be implemented Option moving away from Achievement of Objective Neutral: no relationship with SA Objective.
279 Sustainability Appraisal of Options for SDA 4 Land at South Polegate and East Willingdon
SDA4 Wealden District Council Effect Option 1 Option 2 Option 3 Sustainability Appraisal Objective 1 Ensure that everyone has the All three options provide 700 dwellings in All three options provide 700 dwellings in All three options provide 700 opportunity to live in a good line with the Core Strategy. Deliverable line with the Core Strategy. Deliverable dwellings in line with the Core quality, sustainably housing allocations will provide affordable housing allocations will provide affordable Strategy. However, option 3 has a constructed and affordable housing. housing. greater issue in terms of home deliverability. The option involves leaving a very large gap between the site and the Eastbourne Road. The servicing to the site may be more difficult given the distance of development from the main road and surrounding housing developments. 2 Improve the health and well The option offers good potential to The option offers good potential to The option offers good potential to being of the population positively address this objective through positively address this objective through positively address this objective new leisure, open space and community new leisure, open space and community through new leisure, open space and facilities. Option 1 would involve facilities. Option 2 retains the private community facilities. Option 3 retains development on private and redundant playing fields, although due to the private part of the private playing fields, playing fields, and although not publically nature of these fields can not be relied although due to the private nature of accessible are used informally by locals upon to improve the health and well being these fields can not be relied upon to for recreational purposes. However, new of the population and new facilities will be improve the health and well being of development would be able to replace required for the new development. the population and new facilities will these fields with publically accessible be required for the new development. 280 space. However, the deliverability of the option is less certain than the other options. 3 Promote social inclusion and Option 1 optimises the connectivity and Option 2 delivers the site development The option retains a large landscape create/ sustain vibrant potential for community integration with with the least land take adjacent to the buffer between Eastbourne Road and communities existing communities to the north and Eastbourne Road and retains the informal the site. However, the employment west of the site. It also locates new but private recreation area. However area is built to the west which may community facilities between the adjacent development is not situated adjacent to lead to issues for existing residents sites, meaning old and new residents will Polegate, as an existing community and bordering the site, depending on the share these, and there will likely to be the limited frontage to the Eastbourne type of employment land which is more of an inclusive society between old road creates isolation from current developed. However, the relatively and new residents given the lower density Willingdon residents. This separation may isolated position of the site from the of development and greater open space not assist in the integration of south east and the peripheral associated with development. communities. positioning of the new community facilities may lead to longer term impacts which will reduce the likelihood of achieving this objective. 4 To ensure a safe environment No particular issues and should be No particular issues and should be Remains to be seen but should be including reducing crime and considered at design stage. considered at design stage. flagged up that due to the relative the fear of crime isolation of the site and in particular the main connection to the settlement from Eastbourne Road requiring an isolated road and foot link mitigation may be required to ensure a safe environment. 5 To provide accessible and high Option 1 has the best prospect of Community facilities set within the site Community facilities set within the quality public services and achieving this by the location of its may benefit the occupants of the site and site will be less accessible to existing facilities community facilities on the edge of some communities within Polegate, the residents of both Polegate and Polegate and the strong deliverability of reduced prominence reduces Willingdon. Delivery of the services is the site. accessibility. unaffected by this and is still likely. 6 To reduce the risk of flooding All sites will have to avoid increasing flood All sites will have to avoid increasing flood All sites will have to avoid increasing and the consequential damage risk either on site or off site. Development risk either on site or off site. Development flood risk either on site or off site. to property and public well can avoid flood risk areas which have can avoid flood risk areas which have Development can avoid flood risk being been identified accounting for climate been identified accounting for climate areas which have been identified change predictions. No issue subject to change predictions. No issue subject to accounting for climate change mitigation including the implementation of mitigation including the implementation of predictions. No issue subject to Sustainable Urban Drainage Systems. Sustainable Urban Drainage Systems. mitigation including the implementation of Sustainable Urban Drainage Systems. 7 Make the most efficient use of All the broad locations would result in the All the broad locations would result in the All the broad locations would result in land by prioritising Brownfield use of greenfield land, including use of greenfield land, including the use of greenfield land, including sites for development, the re- agricultural land. Density of development agricultural land. Density of development agricultural land. Density of use of existing buildings and and land requirement are very similar. and land requirement are very similar. development and land requirement promoting higher development are very similar. However, given the densities large undeveloped frontage it may entail making a large area redundant for farming and development purposes and therefore not making most efficient use of the land. 8 Reduce air pollution and Option 1 is closest to Polegate and bus Option 2 is close to Eastbourne Road with Option 3 is more isolated from ensure local air quality and rail linkages and therefore may bus linkages and the site extends to the Eastbourne Road with bus linkages, continues to improve promote a modal shift away from car rear of the land where walking and cycling but the site extends to the rear of the usage. to Polegate railway station can be land where walking and cycling to promoted. Polegate railway station can be promoted. 9 Reduce emissions of Development will not reduce overall Development will not reduce overall Development will not reduce overall greenhouse gases emissions of greenhouse gases. Mitigate emissions of greenhouse gases. Mitigate emissions of greenhouse gases.
281 through sustainable construction, through sustainable construction, Mitigate through sustainable energy/thermal efficiency, renewable energy/thermal efficiency, renewable construction, energy/thermal energy. energy. efficiency, renewable energy 10 Conserve and enhance the There are no significant biodiversity There are no significant biodiversity There are no significant biodiversity biodiversity of the District constraints, however watercourses will constraints, however watercourses will constraints, however watercourses require protection. The hedges, mature require protection and there are historic will require protection and there are trees and notable fauna likely to be records of protected species on the historic records of protected species present are considered to be of ecological northern part of the site. The land to the on the northern part of the site. . The value at a local scale. The mature oak east is the largest and most ecologically land to the east is the largest and trees would be of value at a local scale as valuable due to its ghyll woodland, most ecologically valuable due to its they are good examples and are ditches, hedgerows and proximity to large ghyll woodland, ditches, hedgerows irreplaceable. It is also possible that part areas of the UK BAP priority habitat and proximity to large areas of the of the area supports populations of floodplain grazing marsh, although as UK BAP priority habitat floodplain protected and BAP species of value at a none were species rich they were of value grazing marsh, although as none local scale. The land to the east is the at a local scale. This area is likely to were species rich they were of value largest and most ecologically valuable due support good populations of water vole at a local scale. This area is likely to to its ghyll woodland, ditches, hedgerows and bats with numerous ditches and support good populations of water and proximity to large areas of the UK suitable roosting features present. The vole and bats with numerous ditches BAP priority habitat floodplain grazing site will involve development of land which and suitable roosting features marsh, although as none were species is of importance at a local scale in present. It avoids development in the rich they were of value at a local scale. ecological terms. It involves the most most sensitive ecological area to the This area is likely to support good development on land to the east and is east of the SDA. populations of water vole and bats with the closest in terms of proximity to the The impact of development can be numerous ditches and suitable roosting ecologically important areas. The impact mitigated, but not eradicated, by features present which. of development can be mitigated, but not preventative measures and The option largely leaves out land to the eradicated, by preventative measures and improvements in new planting and east but is not the furthest in terms of improvements in new planting and formal formal and informal recreation areas. proximity from the ecologically important and informal recreation areas. Further Further studies will be required to areas. The impact of development can be studies will be required to identify the level identify the level and detail of mitigated, but not eradicated, by and detail of mitigation. mitigation. preventative measures and improvements in new planting and formal and informal recreation areas. Further studies will be required to identify the level and detail of mitigation. 11 Conserve, enhance and make Landscape Assessment shows that the Landscape Assessment shows that the Landscape Assessment shows that accessible for enjoyment, the east Willingdon broad location has a good east Willingdon broad location has a good the east Willingdon broad location District’s countryside (in potential to accommodate new potential to accommodate new has a greater potential to particular protecting the best development and good potential for development and good potential for accommodate new development and and most versatile agricultural improving access to the countryside. improving access to the countryside. both have good potential for land), landscape, historic and Option 1 involves least development on Option 2 involves the loss of the most improving access to the countryside. built environment agricultural land. It retains the largest area agricultural land and takes place largely Option 3 involves development taking to the south east as open space, on land identified as suitable in the 2009 place on 36 hectares of land, supporting the ‘openess of the area’ landscape study and retains the greatest however there is likely to be a greater identified as important. However, it gap between the existing settlement to the loss due to the large buffer. involves more development in close west and the new site. No option has an The vast majority of development on proximity to the Eastbourne Road than impact on listed buildings but the area has Option 3 takes place on land which is other options. It also involves archaeological significance which will identified as suitable in the 2009 development on the recreation areas. have to be examined prior to Landscape Study. It retains the No option has an impact on listed development. There are a range of tree greatest gap between the existing buildings but the area has archaeological belts and strong hedgerows which lend to settlement on the opposite side of the significance which will have to be the historic agricultural nature of this Eastbourne Road. Technically, the examined prior to development. pastureland. There is a strong hedge site is to be developed in the furthest There are a range of tree belts and strong network and green lane around the proximity from the South Down hedgerows which lend to the historic footpath through the centre of the site, National Park, but given the scale of agricultural nature of this pastureland. which provides an attractive feature. development this does not have a There is a strong hedge network and Option 2 and Option 3 offer the best material impact in this respect,
282 green lane around the footpath through opportunity to maximise this feature, especially given that development is the centre of the site, which provides an placing it at the centre of the concentrated on the more raised part attractive feature. Option 2 and Option 3 development. of the site. No option has an impact offer the best opportunity to maximise this on listed buildings but the area has feature, placing it at the centre of the archaeological significance which will development, but Option 1 would retain have to be examined prior to this and could utilise it in that manner for a development. There are a range of future phase of development. tree belts and strong hedgerows which lend to the historic agricultural nature of this pastureland. There is a strong hedge network and green lane around the footpath through the centre of the site. 12 Reduce the need to travel by The option has good potential for The option has good potential for The option has good potential for car and promote alternative promoting sustainable transport with promoting sustainable transport with promoting sustainable transport with methods of transport excellent links to Eastbourne and London. excellent links to Eastbourne and London, excellent links to Eastbourne and It will be necessary to ensure albeit with reduced frontage along London, albeit with no frontage along opportunities for cycle and footpath links Eastbourne Road, the main bus corridor. Eastbourne Road, the main bus are maximised. It will be necessary to ensure corridor. It will be necessary to opportunities for cycle and footpath links ensure opportunities for cycle and are maximised. footpath links are maximised. 13 Minimise waste, maximise the Not relevant to this option. Not relevant to this option. Not relevant to this option. re-use of materials, recycling and composting 14 Maintain and where The east Willingdon location may have The east Willingdon location may have The east Willingdon location may appropriate improve quality of potential attenuation considerations potential attenuation considerations have potential attenuation groundwater and surface for run-off to the Willingdon Levels and for run-off to the Willingdon Levels and considerations waters in the District and the Pevensey Levels Special Protection the Pevensey Levels Special Protection for run-off to the Willingdon Levels promote water efficiency Area (SPA),. land will need to be set Area (SPA),. land will need to be set and the Pevensey Levels Special aside for swales and balancing ponds or aside for swales and balancing ponds or Protection Area (SPA),. land will alternative methods of SUDs. alternative methods of SUDs. need to be set aside for swales and balancing ponds or alternative methods of SUDs. 15 Promote energy efficiency All new development will need to ensure All new development will need to ensure All new development will need to measures and encourage the energy efficiency standards in line with energy efficiency standards in line with ensure energy efficiency standards in use of renewable energy building regulations and opportunities for building regulations and opportunities for line with building regulations and renewable energy should be maximised. renewable energy should be maximised. opportunities for renewable energy The option allows for the consideration of The option allows for the consideration of should be maximised. The option combined heat and power systems and combined heat and power systems and allows for the consideration of solar and wind power generation. The solar and wind power generation. The combined heat and power systems broadly south and west facing aspect of broadly south and west facing aspect of and solar and wind power generation. the site encourage energy efficiency and the site encourage energy efficiency and The broadly south and west facing solar power generation. solar power generation. aspect of the site encourage energy efficiency and solar power generation. 16 Reduce the global, social and Not relevant to this option. Not relevant to this option. Not relevant to this option. 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. 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. Not relevant to this option. 19 Ensure high and stable levels All options contribute the required Development would take place in an area All options contribute the required 283 of employment and provide employment land. However, it should be bordering the east of the site where employment land However, it should support for small firms and noted that the employment location is development is likely to be very be noted that this option locates local businesses surrounded by other types of development deliverable, has scope for expansion, and employment land in close proximity to (potentially) and there is no room for is least likely to cause disturbance to an existing residential area. Also, if expansion through a later plan. neighbours. The site scores best in this the surrounding site is developed for respect. residential development, this will impact on neighbourhood amenity issues as well as reducing the scope for future employment expansion. 20 Develop and maintain a skilled The SDA strategy will provide The SDA strategy will provide The SDA strategy will provide workforce to support long term employment land and for substantial new employment land and for substantial new employment land and for substantial competitiveness population growth for the town, and population growth for the town, and new population growth for the town, therefore workforce. There is no therefore workforce. There is no and therefore workforce. There is no discernable difference between the discernable difference between the discernable difference between the options in this respect. options in this respect. options in this respect.. 21 Stimulate regeneration of town Broad area opportunities exist for Broad area opportunities exist for Broad area opportunities exist for centres improving the environmental character of improving the environmental character of improving the the area linking to the town centre with the the area linking to the town centre with the environmental character of the area possibility of recreational/leisure provision. possibility of recreational/leisure provision. linking to the town centre with the Option 1 is particularly relevant due to the This option focuses development in the possibility of recreational/leisure close proximity of the town centre of furthest proximity from the town centre. provision. This option focuses Polegate. development relatively closely to the town centre, but is set back from the main walking and cycling routes. 22 Develop a dynamic, diverse, Ensure new development has Ensure new development has . Ensure new development has and knowledge based opportunities for communications and opportunities for communications and opportunities for communications and economy broadband to facilitate home-based work broadband to facilitate home-based work broadband to facilitate home-based and businesses. and businesses. work and businesses.
Sustainability Appraisal of Options for SDA 5 Land at Dittons Road, Polegate
SDA 5 Wealden District Council Effect Option 1 Effect Option 2 Effect Option 3 Dittons Sustainability Appraisal Road, Objective Polegate 1 Ensure that everyone has the Not relevant to this option. Not relevant to this option. Not relevant to this option. opportunity to live in a good quality, sustainably constructed and affordable home 2 Improve the health and well All options offer a highly accessible site All options offer a highly accessible site All options offer a highly accessible being of the population which can be reached via public transport, which can be reached via public transport, site which can be reached via public cycling and walking. The Cuckoo Trail can cycling and walking. The Cuckoo Trail can transport, cycling and walking. The be used to access the site and could be be used to access the site and could be Cuckoo Trail can be used to access improved by the development through improved by the development through the site and could be improved by the additional signage and maintenance in the additional signage and maintenance in the development through additional SDA. SDA. signage and maintenance in the SDA. 3 Promote social inclusion and All options offer employment sites which All options offer employment sites which All options offer employment sites create/ sustain vibrant are easily accessible from local are easily accessible from local which are easily accessible from local communities communities without the need for car communities without the need for car communities without the need for car transport. This will help support transport. This will help support transport. This will help support communities economically, but also communities economically, but also communities economically, but also means that jobs are available locally. means that jobs are available locally. means that jobs are available locally. 4 To ensure a safe environment Not relevant to this option. Not relevant to this option. Not relevant to this option. including reducing crime and 284 the fear of crime 5 To provide accessible and high All options offer the chance to improve All options offer the chance to improve All options offer the chance to quality public services and public goods such as green infrastructure public goods such as green infrastructure improve public goods such as green facilities networks. The effect of employment networks. The effect of employment infrastructure networks. The effect of provision on the site will come through provision on the site will come through employment provision on the site will increased economic activity in the area increased economic activity in the area come through increased economic supporting the provision of public services supporting the provision of public services activity in the area supporting the and facilities. provision of public services and facilities. 6 To reduce the risk of flooding All sites will have to avoid increasing All sites will have to avoid increasing All sites will have to avoid and the consequential damage flood risk either on site or off site. flood risk either on site or off site. increasing flood risk either on site to property and public well Development can avoid flood risk Development can avoid flood risk or off site. Development can avoid being areas which have been identified areas which have been identified flood risk areas which have been accounting for climate change accounting for climate change identified accounting for climate predictions. No issue subject to predictions. No issue subject to change predictions. No issue mitigation including the mitigation including the subject to mitigation including the implementation of Sustainable Urban implementation of Sustainable Urban implementation of Sustainable Drainage Systems. Drainage Systems. Urban Drainage Systems.
7 Make the most efficient use of Option 1 will develop on part Brownfield Option 2 develops on the land previously Option 3 develops on the land land by prioritising Brownfield land to the east of the SDA and is the only occupied for a number of uses. Option 2 previously occupied for a number of sites for development, the re- option to do this. However, the involves the development of 3.09 ha of uses. Option 3 involves the use of existing buildings and development involves using the entire land. Using the adjacent Chaucer development of 2.38ha of land. promoting higher development SDA area of 3.93 ha of land. This option development as a guide this means that Using the adjacent Chaucer densities would mean developing at the lowest the development would fall short of the development as a guide, this means density of the three options. required employment space for SDA 5, by that the development would fall short almost 757 sq metres. Addressing the of the required employment space for shortfall would require a slight increase in SDA 5, by around 2,500 sq m. density, and possibly in the height of Addressing the short fall would some buildings. However, in this respect, require a major increase in density, the site performs well as a high density of and in the height of some buildings to development is encouraged. accommodate the SDA requirement. In this respect, the site performs well as a high density of development is encouraged.
8 Reduce air pollution and All options are highly accessible by All options are highly accessible by All options are highly accessible by ensure local air quality walking cycling and public transport, so walking cycling and public transport, so walking cycling and public transport, continues to improve provide towards the required levels of provide towards the required levels of so provide towards the required employment provision in Wealden but do employment provision in Wealden but do levels of employment provision in so in the location which is likely to have so in the location which is likely to have Wealden but do so in the location one of the least possible impacts on this one of the least possible impacts on this which is likely to have one of the least objective. objective. possible impacts on this objective.
9 Reduce emissions of Development will not reduce overall Development will not reduce overall Development will not reduce overall greenhouse gases emissions of greenhouse gases. Mitigate emissions of greenhouse gases. Mitigate emissions of greenhouse gases. through sustainable construction, through sustainable construction, Mitigate through sustainable energy/thermal efficiency, renewable energy/thermal efficiency, renewable construction, energy/thermal energy. energy. efficiency, renewable energy. 10 Conserve and enhance the There are opportunities to incorporate There are opportunities to incorporate and There are opportunities to incorporate biodiversity of the District and enhance the biodiversity and green enhance the biodiversity and green and enhance the biodiversity and infrastructure network, particularly through infrastructure network, particularly through green infrastructure network, creating appropriate and suitable links to creating appropriate and suitable links to particularly through creating the existing Willingdon Levels and through the existing Willingdon Levels and through appropriate and suitable links to the working with Eastbourne Borough Council working with Eastbourne Borough Council existing Willingdon Levels and
285 on the proposed extension of Eastbourne on the proposed extension of Eastbourne through working with Eastbourne Park, as part of a wider cross boundary Park, as part of a wider cross boundary Borough Council on the proposed Green Infrastructure network. Biodiversity Green Infrastructure network. Biodiversity extension of Eastbourne Park, as part is generally low on this SDA. The Ecology is generally low on this SDA. The Ecology of a wider cross boundary Green report found that of all the sites land west report found that of all the sites land west Infrastructure network. Biodiversity is of Dittons Farm was of ecological value of Dittons Farm was of ecological value generally low on this SDA. The within the local context due to its potential within the local context due to its potential Ecology report found that of all the to support a range of BAP and protected to support a range of BAP and protected sites land west of Dittons Farm was species, including those protected at a species, including those protected at a of ecological value within the local national and European level. Land north national and European level. Land north context due to its potential to support and south of Ditton’s Farm are considered and south of Ditton’s Farm are considered a range of BAP and protected to be of lower value, and of ecological to be of lower value, and of ecological species, including those protected at value within the immediate vicinity only, value within the immediate vicinity only, a national and European level. Land any habitats are likely to form part of a any habitats are likely to form part of a north and south of Ditton’s Farm are wider habitat range for species/groups wider habitat range for species/groups considered to be of lower value, and and any proportions are likely to be small. and any proportions are likely to be small. of ecological value within the Development on the largest (most By leaving part of the area undeveloped, immediate vicinity only, any habitats biodiverse) sub-area, would be of a lower the biodiversity loss will be lessened. are likely to form part of a wider density and would perhaps contain more However, the option involves high density habitat range for species/groups and scope for the maintenance of habitats and development around quite a large section any proportions are likely to be small. wildlife networks which could be formed of the envelope of the site, this may lead The option involves high density by SUDS and open spaces also serving to an issue for biodiversity corridors. Also development. This may lead to an as recreation areas for workers. given that current biodiversity is generally impact on biodiversity corridors and low, a broader development area could an over-development of the site in provide more opportunity for ecological terms. Also, given that redevelopment of SUDS and recreation current biodiversity is generally low, a areas which could also operate as broader development area could habitats. provide more opportunity for redevelopment of SUDS and recreation areas which could also operate as habitats.
11 Conserve, enhance and make No option will lead to the loss of high No option will lead to the loss of high No option will lead to the loss of high accessible for enjoyment, the quality agricultural land. The landscape is quality agricultural land. The landscape is quality agricultural land. The District’s countryside (in identified in the 2009 study as suitable for identified in the 2009 study as suitable for landscape is identified in the 2009 particular protecting the best the provision of a landscape buffer the provision of a landscape buffer study as suitable for the provision of a and most versatile agricultural between the settlements of Stone Cross, between the settlements of Stone Cross, landscape buffer between the land), landscape, historic and forming part of a wider buffer which forming part of a wider buffer which settlements of Stone Cross, forming built environment includes the Willingdon Levels includes the Willingdon Levels part of a wider buffer which includes Recreational area to the south of the site. Recreational area to the south of the site. the Willingdon Levels Recreational Option 1 requires development to take Option 2 contains development to the area to the south of the site. Option 3 place across the whole site, and not west and south of Dittons Farm. This contains development to the west of retaining any of the site as landscape leaves a buffer between the settlements Dittons Farm. This leaves a wide buffer to the east does the least to of Polegate and Stone Cross. However, buffer between the settlements of alleviate landscape concerns. The the site will involve a higher density of Polegate and Stone Cross. However, southern part of the site is visible from development than option 1 and may not the site will involve a high density of and within sight of the South Downs necessarily improve in terms of the issue development, higher than all other National Park but needs to be considered of landscape impact, depending on the options, and subsequently may not in context. The site is higher than the design. The southern part of the site is necessarily improve in terms of the Willingdon Levels recreational area to the visible from and within sight of the South issue of landscape impact. The south - visual impact may be an issue. Downs National Park - visual impact may southern part of the site is visible This option will have least impact in this be an issue. This option will have more from and within sight of the South respect. There are no listed building within impact than option 1, but less than Option Downs National Park - visual impact the SDA and none affected by 3. The site is higher than the Willingdon may be an issue. This option will development of the SDA. Levels recreational area to the south - have slightly less impact than option visual impact may be an issue. This 2. The site is higher than the
286 option will have more impact than option Willingdon Levels recreational area to 1, but less than Option 3. Both needs to the south - visual impact may be an be considered in context of the existing issue. There are no listed building development. There are no listed within the SDA and none affected by buildings within the SDA and none development of the SDA. affected by development of the SDA. 12 Reduce the need to travel by All sites provide a highly accessible All sites provide a highly accessible All sites provide a highly accessible car and promote alternative location which reduces the need to travel location which reduces the need to travel location which reduces the need to methods of transport by car and promote alternative methods of by car and promote alternative methods of travel by car and promote alternative transport. transport. methods of transport. 13 Minimise waste, maximise the Not applicable. Details will become Not applicable. Details will become Not applicable. Details will become re-use of materials, recycling available at the planning applications available at the planning application available at the planning application and composting stage. stage. stage. 14 Maintain and where The location may have potential The location may have potential The location may have potential appropriate improve quality of attenuation considerations attenuation considerations attenuation considerations groundwater and surface for run-off to the Willingdon Levels and for run-off to the Willingdon Levels and for run-off to the Willingdon Levels waters in the District and the Pevensey Levels Special Protection the Pevensey Levels Special Protection and the Pevensey Levels Special promote water efficiency Area (SPA),. land will need to be set Area (SPA),. land will need to be set Protection Area (SPA),. land will aside for swales and balancing ponds or aside for swales and balancing ponds or need to be set aside for swales and alternative methods of SUDs. alternative methods of SUDs. balancing ponds or alternative methods of SUDs. 15 Promote energy efficiency The site is predominantly south facing. The site is predominantly south facing. The site is predominantly south measures and encourage the There is good scope for the use of solar There is good scope for the use of solar facing. There is good scope for the use of renewable energy technology on all options. Option 1 is technology on all options. Option 2 scores use of photo voltaic technology on all considered best if solar technology is to better than option 3, but not as well as options. Option 3 fares worse in this be fitted to roofs of buildings rather than option 1 in this respect as the density of respect as the density of ground based, then the low density of development means there is moderate development means there is lowest development increases the roof to scope for solar technology. If such scope for solar technology. If such building ratio which allows more scope for technology is to be fitted to roofs of technology is to be fitted to roofs of the use of the technology. Also, in terms buildings rather than ground based, then buildings rather than ground based, of the use of panels on the other options, the low density of development increases then the low density of development high density will create more of a visual the roof to building ratio which allows increases the roof to building ratio intrusion. Option 1 also scores best in more scope for the use of the technology. which allows more scope for the use terms of the potential for wind powered Also higher density of development will of the technology. Also, higher generation. It is the option which will have create more of a visual intrusion on sites if density of development will create the least impact on wind circulation and solar panels are added to roofs. High more of a visual intrusion on sites if the least visual impact if micro wind density development on the site’s western solar panels are added to roofs. energy attached to buildings is favoured. edge will reduce wind circulation within Option 3 potentially performs worse in the development for parts of the site lying terms of the potential for wind behind this. Visual impact may also be powered generation. High density high if micro wind energy attached to development on the site’s western buildings is favoured. Higher density edge will reduce wind circulation development will improve energy within the development for parts of efficiency though. the site lying behind this. Visual impact may also be high if micro wind energy attached to buildings is favoured. Higher density development will improve energy efficiency though.
16 Reduce the global, social and Not relevant to this option Not relevant to this option Not relevant to this options 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 Not relevant to this option prosperity of the District and
287 increase the vitality of villages and the rural economy 18 Promote sustainable tourism Not relevant to this option Not relevant to this option Not relevant to this option 19 Ensure high and stable levels The ability to use the Chaucer Business This provides the average range of This provides lowest range of options of employment and provide Park as a model with confidence that the options to small and medium SMEs from a to small and medium SMEs from a support for small firms and floor space allocation for the site can be range of sectors, but also the ability to range of sectors, but a large scope local businesses achieved at a similar density and mix of provide a site (along Dittons Road and the for a range of office/service sector units. There is less risk involved and more west side of the site) for a range of users. likelihood of achieving this objective. office/service sector users. However, this is tempered by the risk Utilises all land available and provides Opportunity to utilise the Dittons Road involved. If development is to focus optimum flexibility regarding density, the frontage for quality designed flagship on high density 3 to 4 storey use of sites, mix and size of units. This building(s), thereby raising the profile of development it is likely to form of provides the maximum range of options to the site, and the employment office and service development on a small and medium SMEs from a range of opportunities in the area. scale which it is uncertain the market sectors, but also the ability to provide a can support. The sites may find few site (site A (north east of site) for a well willing developers. established, large scale, single employer.
Opportunity to utilise highly visible and prominent site for quality designed building, thereby raising the profile of the site, providing a ‘new’ gateway to Polegate and to the employment opportunities in the area.
20 Develop and maintain a skilled Increased job opportunities and improved Increased job opportunities and improved Increased job opportunities and workforce to support long term diversity of opportunities will move diversity of opportunities will move improved diversity of opportunities competitiveness towards this objective. towards this objective. will move towards this objective. 21 Stimulate regeneration of town There are no opportunities in the Polegate There are no opportunities in the Polegate There are no opportunities in the centres town centre to provide development of town centre to provide development of Polegate town centre to provide this scale and type, however the options this scale and type, however the options development of this scale and type, provide large scale employment uses with provide large scale employment uses with however the options provide large good connections to Polegate as well as good connections to Polegate as well as scale employment uses with good Stone Cross. Stone Cross. connections to Polegate as well as Stone Cross. 22 Develop a dynamic, diverse, All options offer good scope for the All options offer good scope for the All options offer good scope for the and knowledge based provision of SME premises including provision of SME premises including provision of SME premises including economy those for start ups. The success of these those for start ups. The success of these those for start ups. The success of is key to the achievement of this objective. is key to the achievement of this objective. these is key to the achievement of this objective.
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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