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Land at Dittons Road, Polegate

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Land at Dittons Road, Polegate 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 Office hours Monday to Friday 8.30am to 5.00pm You may also visit the Hailsham Customer Help Point, Prospects House, 7-9 George Street, Hailsham, BN27 1AD between the hours of 8.30am to 5.00pm Monday to Friday, to view Local Development Framework documents. If you, or somebody you know, would like the information contained in this document in large print, Braille, tape/CD or in another language please contact Wealden District Council on 01323 443322 or [email protected] Chapter 4 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.
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