Wealden District Council Local Development Framework Strategic Sites Development Plan Document Background Paper
Chapter 3 Hailsham
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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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.
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Contents
SDA 2: Hailsham East
3.1 Introduction 71 3.2 Area of Interest 71 3.3 Land Availability 71 3.4 Site Appraisal 73 3.5 Core Strategy objectives 83 3.6 Opportunities 85 3.7 Constraints 86 3.8 Strategic Infrastructure Requirements 88 3.9 Additional local infrastructure required to support the 89 development of SDA 2: Land East of Hailsham 3.10 Sustainability Appraisal Summary 89 3.11 Guiding Principles for the development of SDA 2: Land East 91 of Hailsham 3.12 Options for the development of SDA 2: Land at East 92 Hailsham 3.13 SA of Options for SDA 2: Land to the East of Hailsham 96
SDA 3: Land at North Hailsham
3.14 Introduction 105 3.15 Area of Interest 105 3.16 Land Availability 106 3.17 Site Appraisal 107 3.18 Core Strategy Objectives 116 3.19 Opportunities 118 3.20 Constraints 121 3.21 Strategic Infrastructure Requirements 122 3.22 Additional infrastructure requirements to support the 123 development of SDA 3: Land North of Hailsham 3.23 Sustainability Appraisal Summary 124 3.24 Guiding Principles for the development of SDA 3 - Land 125 north of Hailsham. 3.25 Options for the development of SDA 3 - Land north of 127 Hailsham. 3.26 SA of Options for SDA 3:Land to the North of Hailsham 139
Strategic Sites Strategic Development Document
SDA 2: Hailsham East
3.1 Introduction
3.1.1 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.
3.1.2 This background document relates to Strategic Development Area 2: Land at East Hailsham which has been identified in the Proposed Submission Core Strategy as being suitable for the development of 600 homes.
3.1.3 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 - 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.
3.2 Area of Interest
3.2.1 Strategic Development Area 2 (SDA 2) is shown in relation to the rest of Hailsham in Figure 6.1 - SDA 2 Hailsham East Core Strategy Strategic Sites Context Plan. The site lies to the north of Hailsham Town Centre and east of Battle Road.
3.2.2 The site is bounded to the north by A271 (Amberstone Road), the west by Battle Road and the south by Marshfoot Lane. Hailsham Town Centre is approximately 1 km (0.6 miles) from the centre of the site.
3.2.3 The site is large (84 hectares) and varies markedly in topography and landscape character. Whilst the majority of the site is actively farmed (livestock grazing), the rest of the site comprises former plant nurseries, allotments and a children's play area. All of the land is classed as greenfield.
3.3 Land Availability
3.3.1 The land available for consideration as part of SDA 2 has been drawn from the the evidence base to the Core Strategy1. The sites submitted through the
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 2 - Hailsham East - SSDPD Background Document - November 2011 71 SHLAA, have been assessed in relation to their suitability, availability and achievability for housing (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 much of the SHLAA land available is used for development purposes.
3.3.2 Strategic Development Area 2 (SDA 2) is a complex site and comprises 10 individual sites in total, which are clustered together and are owned by eight different land owners. Figure 6.2 - SDA 2 Hailsham East Land Availability Plan shows the land availability presented by the eight different landowners.
3.3.3 All of the sites are detailed in Table 3.1: Details of available land, below.
Table 3.1: Details of available land within SDA 2: Land East of Hailsham
Site Character SHLAA Location Greenfield/ Gross area Reference Brownfield/ area Previously (Hectares) developed Land (PDL) Site A A - North 128/1310 Amberstone Part 2.11 ha Nursery** Greenfield
Part Brownfield Site B A - North 523/1310 Land NE of Greenfield 3.48 ha Amberstone Nursery Site C A - North 215/1310 Poplar Greenfield 3.61 ha Cottage Farm Site D A - North 134/1310 Land North of Greenfield 9.98 ha Harebeating Lane Sub 19.18 ha total Site E B - Central 135/1310 Land south of Greenfield 17.09 ha A271 and north of Harebeating Lane Sub 17.09 ha total Site F C - South 524/1310 Land at Part 0.50 ha Harebeating Greenfield Nursery **
** Nursery sites are generally considered as Greenfield sites, the brownfield element of this site relates to the inclusion of a residential property within the site.
SDA 2 - Hailsham East - SSDPD Background Document - November 2011 72 Part Brownfield Site G C - South 522/1310 Land at Battle Greenfield 1.14 ha Road Site H C - South 313/1310 Land at Battle Greenfield 0.69 ha Road Site I C - South 521/1310 Land to East Greenfield 6.24 ha of Battle Road Site J C - South 197/1310 Land at Greenfield 31.24 ha Harebeating Farm, south of Harebeating Lane Sub 39.81 ha total Total 76.08 ha
3.3.4 For ease of analysis the SDA has been divided into three areas which correspond to the distinct Character Areas (A, B and C), as shown on Figure 6.7 - SDA 2 Character areas within Hailsham East. Area A is located to the south and south-east of Amberstone Road and to the north of the access road to the Wastewater Treatment Works. Area B is located between the Wastewater Treatment Works access road and Harebeating Lane. Area C is located to the south of Harebeating Lane, to the east of Battle Road and the north of Marshfoot Lane. The overall gross area of land being considered as part of SDA 2 is 76.08 hectares.
3.4 Site Appraisal
3.4.1 A visual appraisal of the site surroundings is shown on Figure 6.3 - SDA 2 Hailsham East Site Appraisal.
Adjoining housing
3.4.2 To the north of Area A, ribbon development extends along Amberstone Road, comprising detached, medium density and predominantly two storey dwellings. The age of the dwellings dates back to pre 1940's with an element of more recent infill residential development.
3.4.3 To the north of Area B (and the west of Area A and on the corner of Amberstone Road with Battle Road) a development of 128 medium density semi detached and detached family sized dwellings is nearing completion. Further to the west of Area B, a linear pattern of detached dwellings set within good sized plots, front onto Battle Road. The age of the dwellings date back to pre 1940's, with some more recent infilling development and one dwelling circa 17th century (Whiteoaks), which is Grade II Listed.
SDA 2 - Hailsham East - SSDPD Background Document - November 2011 73 3.4.4 The western boundary of Area C abuts Battle Road which extends in a north/south direction from north Hailsham towards Hailsham town centre. Residential development within comprehensively planned estates are located on the western side of Battle Road and date from the 1950's and 1960's.
Adjoining employment
3.4.5 The major traditional employment zones within Hailsham are to be found to the south-west and south of the Town Centre at Diplocks Way industrial estate and Station Road industrial estate. In addition, there are a range of employment opportunities at Hackhurst Lane in Lower Dicker to the west of the site, and along the A22 towards Golden Cross.
3.4.6 Closer to the site, employment is provided in the retail and service sectors in Hailsham Town Centre, which is located to the south of the site (approximately 1km from the centre of the site). Furthermore, the SDA borders a currently undeveloped site to the north of Vicarage Lane which benefits from planning permission granted in 2010 for a mixed use development to include 170 homes together with extra care facilities, 4000 sq metres of office space, a health centre and community/library uses.
Current uses
3.4.7 Area A is currently used for agricultural purposes (pasture) except for the former Amberstone Nursery site to the western boundary of Area A (adjacent to the recently built residential development at the junction of Amberstone and Battle Road). The former nursery site is currently redundant. The eastern and south eastern boundaries of Area A abut the Hurst Haven river, which drains into the Pevensey Levels. Hailsham North Wastewater Treatment Works is located to the south of Area A.
3.4.8 Area B is currently used for agricultural purposes (pasture). Hailsham North Wastewater treatment works is located to the east of Area B, with Harebeating Lane bordering the southern perimeter.
3.4.9 The majority of Area C is currently used for agricultural purposes (pasture) with small parts of the site comprising previous plant nurseries, allotments and a children's play area. Harebeating Farmhouse is located in the north-east part of Area C. Hailsham North Wastewater treatment works is located to the north east of Area C with Harebeating Lane bordering the northern perimeter. The southern boundary of the site borders an area of land sited to the north of the Council Offices and Leisure Centre, which benefits from planning permission (granted in 2010) for a mixed use development to include 170 homes together with extra care facilities, office space, a health centre, and community/library uses. The south-eastern corner of Area C borders the rear of dwellings fronting onto Marshfoot Lane, whilst the eastern boundary abuts open countryside with the Pevensey Levels beyond.
Access to the site
SDA 2 - Hailsham East - SSDPD Background Document - November 2011 74 3.4.10 Current vehicular access to Area A is via a vehicular access to the redundant Amberstone nursery and in addition, via a field access from Amberstone Road. Pedestrian access to Area A is via a public footpath (No. 26b (Amberstone Road - Harebeating Lane) which skirts the western boundary of Area A.
3.4.11 Current vehicular access to Area B is via Harebeating Lane (a private, unadopted track which extends eastwards from the A295 Battle Road). Pedestrian access is via a number of public footpaths including No.33a and No.33b (along Harebeating Lane) and No.26b (Amberstone Road - Harebeating Lane).
3.4.12 Current vehicular access to Area C is via Harebeating Lane (a private, unadopted track) and Pattenden Farm. Pedestrian access is via a number of public footpaths including No. 25 (Harebeating Lane to Marshfoot Lane), No 25a (Vicarage Lane to No.26a and No.25) and No.26a (South of Harebeating Lane).
Local road networks
3.4.13 Amberstone Road (A271) which runs along the northern boundary of Area A, is the only road which could provide vehicular access to Area A. Amberstone Road continues westbound through Lower Horsebridge, joining thereafter with the A22 trunk road to the west of Hailsham. Area A is approximately 2.5 km from the A22 trunk road. Battle Road (A295) joins onto Amberstone Road (A271) to the west of Sites A and B and extends southwards past Areas B and C into the town centre.
Open space
3.4.14 Despite the proximity and accessibility to open countryside, there is an overall deficit in terms of quantity, quality and accessibility of open space provision in the area.
3.4.15 In the Hailsham area there are currently 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.
3.4.16 SDA 2 includes land currently used as allotments at Battle Road, to the west of the SDA. Should this land be considered more suitable for housing development as part of this SDA, the provision of replacement allotments should be considered as part of the overall Green Infrastructure provision of the site.
3.4.17 In addition, SDA 2 also includes the land currently occupied by the Battle Road play area, which provides facilities for the under 8's and also for the 8 - 12 year olds. Should this site be included within the development area, the development should consider the provision of new and accessible play facilities for the Under 8's, and 8 - 12 year olds as part of the development and Green Infrastructure provision.
SDA 2 - Hailsham East - SSDPD Background Document - November 2011 75
3.4.18 There is currently limited choice in relation to the type and accessibility to teen facilities within the Hailsham area. The development of SDA 2 provides opportunities to provide more variety and more accessible teen provision.
3.4.19 A need has been identified in Hailsham for 1 additional bowling green, additional pitches, multi courts, tennis courts and multi-functional green space.
3.4.20 In addition to requirements for new provision, there are requirements overall to improve and enhance the quality of and accessibility to existing recreational facilities in the area. There are opportunities through the development of the area, to address some of these needs and deficits.
Other adjacent commercial and public land uses
3.4.21 The southern boundary of Area C is within 0.5 km of the retail and service sectors in Hailsham Town Centre. A leisure centre, a library, a primary school, a doctors surgery and the District Council offices are located on land abutting Vicarage Lane, located within 0.5 km of Site C. Furthermore, the SDA borders a currently undeveloped site to the north of Vicarage Lane which benefits from planning permission granted in 2010 for a mixed use development to include 170 homes together with extra care facilities, 4000 sq metres of office space, a health centre and community/library uses.
Historic buildings/ ancient monuments, and settings
3.4.22 There is one listed building within the site and a number of listed buildings adjoining the SDA.
Located within the SDA
3.4.23 Harebeating Farmhouse is located within the north-eastern part of Area C. This is a delightful 18th Century Grade II Listed farmhouse, comprising a tile hung two storey property under a tile roof. The Listed Building does not form a particularly prominent landmark building in the wider locality due to the topography and existence of trees in the vicinity of the building. However, should development extend to the north-east of Area C, creative planning of the layout of development would be required to ensure that the setting of the Listed Building was sensitively and carefully taken into account.
Located adjacent to the SDA
3.4.24 Harebeating Windmill is located close to the south - eastern corner of Area B. The building is Grade II Listed, 19th Century and comprises the remains of a former windmill, originally comprising a two storey roundhouse. The windmill forms a prominent landmark within the wider landscape. The windmill has undergone considerable work to convert the building into a dwellinghouse. Creative planning of the layout of development on Area B would be required to ensure that the setting of the Windmill in the landscape is not adversely affected.
SDA 2 - Hailsham East - SSDPD Background Document - November 2011 76
3.4.25 Longsleys Farmhouse is located close to Harebeating Farmhouse, to the north - eastern boundary of Area C. This building comprises of an 18th Century Grade II Listed farmhouse, comprising a tile hung two storey property under a tiled roof. The Listed Building does not form a particularly prominent landmark in the wider locality due to the topography and existence of trees in the vicinity of the building. However, should development extend to the north-east of Area C, creative planning of the layout of development would be required to ensure that the setting of the Listed Building is considered sensitively and taken into account in the layout of future development.
3.4.26 Whiteoaks, 180 Battle Road is located to the western boundary of Area B. This Grade II Listed building dates back to the 17th century, comprising an early timber framed building under a tiled roof. The Listed Building is set back from the western boundary of Area B, with the ample sized curtilage of a dwellinghouse (168 Battle Road) located between the Listed Building and Area B.
The Views into the site
3.4.27 Area A within the SDA is relatively contained from views into and out of the site. The relatively flat and gentle north south gradient affords only short range views to the east, over the Hurst Haven river.
3.4.28 The northern part of Area B slopes down to the north with only short range views to the north over the recently constructed residential development at the corner of Battle Road and Amberstone Road. The central and southern parts of Area B are located on a ridgeline/spur point, presenting long range views to the south and south - east towards the Pevensey levels. Uninterrupted views are afforded from Area B southwards to the town centre, with landmark buildings such as St. Mary's Church near the town centre clearly identified when viewed from Area B.
3.4.29 The western part of Area C forms a spur on high ground, after which the land gradually slopes away to the east and south east. Long range views are therefore afforded from the western part of the site towards the south and south - east.
Landscape character
3.4.30 Areas A and B are described within the Landscape Character Assessment and Development Option evaluation study of February 20092 as:
'Low Weald Landscape, flat, open fields between ridge and Pevensey Levels with a fragmented structure'.
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 2 - Hailsham East - SSDPD Background Document - November 2011 77 3.4.31 The study identifies that the areas have potential for development with the sensitivity to change with visual sensitivity assessed as moderate. The study recommends improving the landscape structure to restore features and planting to soften the urban edge. The scope for enhancement and mitigation is described as moderate with some scope for replacing lost structure. However it also states that extensive tree planting would be out of character. The capacity to accept change for housing is considered moderate and should be restricted to the urban edge with low landscape capacity to accept business development
3.4.32 Area C is described within the Landscape Character Assessment and Development Option evaluation study of February 2009, as:
'agricultural land on the rural fringe of Hailsham including some unmanaged fields but mostly grazing land. Some loss of landscape structure with loss of hedges and historic field pattern...... remaining tress and hedges are important, no focus of character, countryside adjacent to the town centre is an important setting for the town'.
3.4.33 The study identifies that the western part of the site (adjacent to Battle Road) and land in the south - eastern part of the site adjacent to Marshfoot Lane, has potential for development with the sensitivity to change and visual sensitivity assessed as moderate and moderate to high respectively.
3.4.34 The study also recommends that agricultural management should be retained and landscape structure restored, with the historic landscape structure worthy of retention as a countryside setting. However, this needs to be appreciated in relation to options for development and land that would be retained as agricultural within a countryside setting. The scope for enhancement and mitigation is described as moderate with some scope for softening the urban edge and replacing lost structure. The capacity to accept change for housing is assessed as moderate with a recommendation that development should be restricted to defined boundaries and close to the urban edge. The site is assessed as having low landscape capacity to accept business development.
Trees and Hedgerows
3.4.35 Arboriculture surveys were undertaken for all sites being considered as part of the SDA by WDC's Tree officer.
3.4.36 In summary, The tree officer concluded that the site has a well defined field and hedgerow system, and a number of good significant trees and hedgerows have been identified across the site, which should be considered further and retained/enhanced if possible.
3.4.37 In particular, within Area A, there are a number of oak trees within the hedgerows and site boundaries that are worthy of retention. In addition, a small oak at the site entrance, the southern site boundary hedge and tree line are considered worthy of retention together with a small copse of mixed oak, in the south - east corner of the site, which is considered to be a significant habitat and landscape amenity feature.
SDA 2 - Hailsham East - SSDPD Background Document - November 2011 78
3.4.38 Within the remainder of Area A, there is a well defined field system with a number of significant native hedgerows and trees (predominantly oak but also some field maple and ash) along field boundaries worthy of retention. Specifically noted is a stream/ditch along the north - eastern boundary of the site, which is considered to be a 'useful' feature to retain.
3.4.39 Within the central part of the SDA (Area B) the landscape is dominated by strong field boundaries. Of particular note are the boundaries to the north adjacent to the access road to the Waste Water Treatment Works, along the southern boundary of the area with Harebeating Lane and across the centre of the area, where there are a number of significant oak trees and groups of oak worthy of retention. In addition, a significant belt of oak, an oak copse and small copse woodland are located along the northern boundary of the area and present significant landscape features that should be retained. A small group of oak, ash and willow around a pond to the centre of the area, is considered to be a feature that could be established as part of an amenity space.
3.4.40 The area to the south of Harebeating Lane (Area C) can be split into two main areas, the strip of land adjacent to Battle Road, and the remainder of the area towards the east.
3.4.41 The land adjacent to Battle Road, contains a line of amenity birch trees alongside the highway which are considered to be a good established amenity feature which should be retained. In addition, parallel to this is a line of small hedgerow native trees containing oak, ash and field maple which is considered to be a significant feature to retain in full if possible, along with established native boundary hedges along adjoining boundaries.
3.4.42 In the remainder of Area C, includes a number of field boundaries, particularly to the south of the area, which comprise thick mixed native boundary hedges which are worthy of retention.
3.4.43 Towards the eastern boundary, adjacent to Harebeating Farm, there are a number of individual or small groups of oak that have amenity value and are worthy of retention.
3.4.44 To the north and north - east of the Farmhouse are a hedgerow boundary and a copse which contain diseased elm trees.
3.4.45 To the south of Harebeating Farm, on the corner of field boundaries, is a small group of oak and willow around a small pond which has good feature trees and is a good/amenity habitat area to retain.
3.4.46 The line of medium sized oak and monterey cypress trees are located adjacent to the eastern boundary of the Battle Road site with planning permission, which is considered to be a good amenity feature which should be assessed, protected and retained. More detailed assessments of trees should be undertaken prior to any planning submission.
SDA 2 - Hailsham East - SSDPD Background Document - November 2011 79 Ecology and biodiversity
3.4.47 A phase 1 ecological assessment was undertaken of the site on behalf of WDC by The Ecology Consultancy3. They found that UK BAP habitats present on- site include lowland deciduous woodland, traditional orchards, hedgerows and ponds.
3.4.48 The assessment recommends that good areas of semi-improved grassland within the SDA, in particular to the south, east and centre, are retained and restored as these retain features typical of 'lowland meadows' such as ant hills and natural assemblages of grass species.
3.4.49 In particular, the ecologists recognised that:- The SDA has significant potential for restoration of valuable semi-natural habitats, including:
.Ponds, watercourses and ditches, including a suitable buffer between any development and any retained watercourse. .Woodland including ghyll, important hedgerows and orchards. .Traditional orchard - bringing it back into use and developing a suitable management plan for the orchard and its wildlife. .Enhance connectivity between woodland areas on and off site, including areas of traditional orchard, by replanting native hedgerows where necessary. .Restore areas of grassland on site to lowland meadow through appropriate management. .SDA has potential to support a low to moderate range of common, rare and BAP species, including those protected at European level i.e. great crested newts, bats and dormice.
3.4.50 The study made a number of recommendations for further studies for bats, badger, dormice, Great Crested Newts, invertebrates and birds, across the various areas identified in their study. These additional studies will need to be undertaken by the developer as part of the overall site appraisal and master planning prior to development.
Adjacent (and other relevant) designations
3.4.51 The SDA area does not have any specific designations within the Wealden Local Plan (adopted 1998)4. Part of the site adjacent to the southern boundary of the SDA however is designated for housing and community purposes under Policy HA 12 in the Wealden non statutory Local Plan - 2005 (unadopted)5. This land (land East of Battle Road and north of Vicarage Lane) is included within the SDA although it benefits from planning permission (granted in 2010), to ensure that the site and adjoining sites can be delivered through the Core Strategy. This permission is in accordance with Policy HA 12 in Wealden non
3 Wealden District Council - Ecological Assessment of the Strategic Sites Development Plan Document - The Ecology Consultancy - 2011- add web link when available 4 Wealden Local Plan - Adopted December 1998 - Adopted Wealden Local Plan 5 Non Statutory Wealden Local Plan - December 2005 - Non Statutory Wealden Local Plan
SDA 2 - Hailsham East - SSDPD Background Document - November 2011 80 statutory Local Plan for a mixed use development to include 170 homes together with extra care facilities, office space, a health centre, and community/library uses.
3.4.52 Parts of the site are within 200 metres of the Pevensey Levels RAMSAR Site, Site of Special Scientific Interest (SSSI) and candidate Special Area for Conservation (SAC). Any development of the site may have potential impacts upon the nature conservation and biodiversity value of the Pevensey Levels, requiring appropriate mitigation measures as outlined in the Appropriate Assessment of the Pevensey Levels.
3.4.53 Flood Zones 2 and 3a (fluvial and tidal) extend into parts of the SDA. As such, the Environment Agency will need to be consulted in relation to the impact of development on the Flood Zone areas and on the Pevensey Levels.
3.4.54 Area A (Amberstone) is located within the Pevensey and Cuckmere Valley Link Biodiversity Opportunity Area (No. 73), thereby presenting opportunities (if this area of land was selected for future growth), to improve the biodiversity and ecological value of the site through careful plant selection as part of the Green Infrastructure provision.
Landmark buildings
3.4.55 Harebeating Windmill forms a prominent landmark within the wider landscape, most notably from the south, with views extending from Vicarage Lane northwards clearly identifying the Listed Windmill on the ridgeline. The building is Grade II Listed, 19th Century and comprises the remains of a former windmill, comprising originally of a two storey roundhouse. The windmill is located close to the south - western corner of site B.
Archaeological features
3.4.56 The site is not within a designated area of archaeological interest nor are there any records of finds nor any visible archaeological features on site.
Consultation areas emanating off site which will affect the site
3.4.57 Any development on the site will impact upon the Waste Water capacity at Hailsham North Waste Water Treatment works. One of the key issues in relation to the development of this site is the impact on discharge limits on the Pevensey Levels RAMSAR site. Consultation with the Environment Agency in relation to the development of the SDA and the potential impact on the Pevensey Levels will be required.
Rights of Way
3.4.58 There are a number of statutory footpaths, Bridleways and Byways in the general area providing good accessibility to surrounding countryside including several footpaths crossing through character areas A, B and C.
SDA 2 - Hailsham East - SSDPD Background Document - November 2011 81 .Character Area A - Public Footpath No. 26b (Amberstone Road - Harebeating Lane) .Character Area B - As above, plus Public Footpaths No. 33a and 33b (Harebeating Lane) .Character Area C - Public Footpath No. 26a (South of Harebeating Lane) and No.25 (Harebeating Lane to Marshfoot Lane). Public Footpath No. 27a (The Red Lion PH, Magham Down to Longleys Farm, Harebeating Lane). Public Footpath Nos. 26a and 25, link into Public Footpath No. 25a (Vicarage Lane to No.26a and No.25) which cross the southern site with planning consent for mixed use development (granted in 2010) onto Vicarage Lane.
3.4.59 There are opportunities to incorporate these footpaths within the housing layout and Green Infrastructure development of the site, through creative and sensitive design, increasing accessibility and connectivity through the site and in the local area.
Nearest public transport routes
3.4.60 The site is well served by existing public transport routes with frequent bus services available along Battle Road and Amberstone Road, and additional bus services along Marshfoot Lane.
Public Transport
3.4.61 There are 5 key bus routes that serve the edges of the SDA area, these are:-
.Route 54 - Uckfield to Eastbourne, Battle Road and Hailsham .Route 143 - Lewes to Eastbourne via Horsebridge, Battle Road and Hailsham. .Route 98 - Hastings to Eastbourne via Hawkswood Road, Battle Road and Hailsham. .Route H1 - a Hailsham town route which serves the south-eastern part of Hailsham (Marshfoot Lane to Station Road) .Route H3 - a Hailsham town route which serves the western part of Hawkswood Road and Battle Road. .Additional services to Hailsham Town Centre are available from Mill Road (Routes 42 and 45) and London Road (Routes 51, 98 and 197)
Bus Stops
3.4.62 There are 3 bus stops which are located within 5 minutes walking distance of character area A (and 13 bus stops within 15 minutes) with destinations to include Hastings, Uckfield, Eastbourne, Lewes, Heathfield and routes within Hailsham itself.
3.4.63 There are 2 bus stops located within 5 minutes walking distance of character area B (and 14 bus stops within 15 minutes) with destinations to include Hastings, Uckfield, Eastbourne, Lewes, Heathfield and routes within Hailsham itself.
SDA 2 - Hailsham East - SSDPD Background Document - November 2011 82
3.4.64 There are 5 bus stops located within 5 minutes walking distance of character area C (and 18 bus stops within 15 minutes) with destinations to include Hastings, Uckfield, Eastbourne, Lewes, Heathfield, Upper Dicker/Berwick and routes within Hailsham itself.
3.4.65 The development of the SDA provides opportunities to improve and enhance public transport provision in the area.
3.5 Core Strategy objectives
3.5.1 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.'
3.5.2 Through the careful design, implementation and phasing of development within Strategic Development Area 2 at Hailsham East, a number of the key Spatial Objectives relevant to the area could be achieved.
3.5.3 The phased development of up to 600 new homes and affordable housing as an urban extension to the land to the east of Hailsham, will contribute to the delivery of market and affordable housing in this part of South Wealden. This will contribute 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.
3.5.4 Flood Zones 2 an 3 (fluvial and tidal), 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
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
SDA 2 - Hailsham East - SSDPD Background Document - November 2011 83 economic impacts of Flooding in accordance with Planning Policy Statement PPS 25: Development and Flood Risk8 and Spatial Objective SPO10.
3.5.5 The provision of Green Infrastructure, leisure and recreational facilities is important to the well being of the community, 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 Conservation9.
3.5.6 Promoting high quality, inclusive, safe and attractive design, whilst retaining and promoting local distinctiveness, is important to the local community and will contribute to creating spaces and places which are sustainable, distinctive, where people want to live whilst addressing climate change. This will accord with Spatial Objective SPO13 and Planning Policy Statement 1: Delivering Sustainable Development.
3.5.7 These key Strategic Objectives steering the development of East Hailsham SDA will support the viability of Hailsham 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 Objective SPO4 and will accord with Planning Policy Statement 4: Planning for Sustainable Economic Growth10.
3.5.8 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 Hailsham/Eastbourne Quality Bus Corridor, outlined in the East Sussex County Council Local Transport Plan 3 (LTP3)11 and other integrated transport and Green infrastructure measures, will support Spatial Objective SPO7.
3.5.9 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 50m 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 change.
3.5.10 Through partnership working across the District and in relation to the development of the North Hailsham SDA, we will achieve Spatial Objective
8 Planning Policy Statement 25 (PPS 25): Development and Flood Risk - DCLG (December 2006) - Planning Policy Statement 25.pdf 9 Planning Policy Statement 9 (PPS 9): Biodiversity and Geological Conservation - ODPM (August 2005) - Planning Policy Statement 9.pdf 10 Planning Policy Statement 4 (PPS 4): Planning for Sustainable Economic Growth - DCLG (2009) - Planning Policy Statement 4.pdf 11 East Sussex County Council Local Transport Plan 3 (LTP 3) (2011) - ESCC Local Transport Plan 3 (2011).pdf
SDA 2 - Hailsham East - SSDPD Background Document - November 2011 84 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 Planning12.
3.5.11 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.
3.5.12 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
3.6 Opportunities
Opportunities to secure odour mitigation measures
3.6.1 Securing odour mitigation measures at Hailsham North wastewater treatment works will benefit the occupiers of both existing and new development in the vicinity of the wastewater water treatment works, through improving air quality.
Enhance and create open space/green infrastructure provision
3.6.2 The site presents the opportunity to provide additional open space, leisure and recreational space (including the provision of allotments) to support the development as part of the green infrastructure of the site.
Enhance biodiversity value of the site and reduce flood risk and surface water run off
3.6.3 Opportunities exist through the design and layout of the development to retain and enhance existing trees, hedgerows, and ecological features identified through the recommendations of the arboriculture and ecological assessment work.
3.6.4 Part of the SDA (land at Amberstone) is within a Biodiversity Opportunity Area. Opportunities exist therefore, through the careful layout and development of the site and careful plant selection in various locations, to improve the biodiversity and ecological value of the site as part of the Green Infrastructure provision.
12 Planning Policy Statement 12 (PPS 12): Local Spatial Planning - DCLG (2008) - Planning Policy Statement 12.pdf
SDA 2 - Hailsham East - SSDPD Background Document - November 2011 85 3.6.5 In addition, the development provides opportunities to enhance the biodiversity and ecological value of the site through the incorporation of a number of sustainable urban drainage systems (SUDS) such as swales, balancing ponds, open watercourses and attenuation ponds.
Opportunities to improve rate and quality of discharge to water courses and the Pevensey Levels in line with Water Framework Directive objectives
3.6.6 The use of sustainable urban drainage systems will also assist climate change objectives through reducing surface water flow and absorption and reducing the level of run off to local streams, rivers and the Pevensey Levels.
Vehicular Access
3.6.7 There are opportunities to provide several points of vehicular access into the site from Battle Road, (through land to the north of Vicarage Lane which currently has the benefit of planning permission for a mixed used development) and from Marshfoot Lane. If development of the site includes land in the northern part of the SDA, opportunity exists for a vehicular access from Amberstone Road (A271) to the north of the SDA.
Footpath/cycle routes
3.6.8 Good opportunities exist through creative design, to incorporate the many public footpaths that extend through the site, to increase connectivity to the countryside and additional green infrastructure provision together with providing greater connectivity to the town centre and wider locality.
Opportunities to address climate change issues and include renewable energy
3.6.9 The site is predominantly south and east facing. Utilising the site orientation through the design of and buildings and the layout of the development, could optimise solar gain and assist urban cooling. In addition, the site orientation could support solar panels or photovoltaic energy generation. 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. Small scale wind generation may be possible, through the use of vertical wind turbines, subject to availability of appropriate wind speeds and direction.
3.7 Constraints
Proximity of wastewater treatment works
3.7.1 The level of odour, vehicular movements and noise/operational disturbance from the Wastewater Treatment Works at North Hailsham, located adjacent to the SDA, represents a constraint to the development of the site. Mitigation measures to reduce the level of odour emanating from the plant and a buffer zone (separation distance) will be required to safeguard the future amenities of
SDA 2 - Hailsham East - SSDPD Background Document - November 2011 86 the occupants of the homes together with users of the open space/green infrastructure. It is anticipated that the feasibility study and mitigation costs will be funded through the development.
The site within the landscape
3.7.2 The southerly parts of the land to the north of Harebeating Lane (Area B) enjoy long range views to the south and south - east towards the Pevensey levels. Creative building design together with creative landscaping would be required on this part of the site to mitigate any impact from development as seen from the Pevensey Levels.
Loss of agricultural land
3.7.3 The development of the site will involve the loss of agricultural land, which is currently used for grazing. However, given the location of the site adjacent to the established urban area of Hailsham, the value of the land is already diminished, and development in this location would help to strengthen and support Hailsham town centre and contribute towards the sustainable development of the area.
Vehicular access
3.7.4 Whilst potential exists to physically provide new vehicular access into the strategic development area at a number of locations, traffic modelling will be required to demonstrate that there will not be an unacceptable impact on Battle Road, particularly on the approach to the town centre, the A271 through Horsebridge, the Boship roundabout and the A22. Road improvements will be required as part of the development of the SDA, in accordance with the South Wealden and Eastbourne Transport Study13 (SWETS) outlined in the IDP, to address traffic impacts.
Biodiversity
3.7.5 Given the proximity of the site (200m) to the Pevensey Levels Ramsar and SSSI site, 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.
3.7.6 In addition, some of the recommendations regarding tree and hedgerow retention and the retention of particular features of biodiversity and ecological interest, included within the arboriculture and ecological assessment, may provide challenges and constrain the development of certain parts of the site.
Flood Zone Constraints
3.7.7 Flood Zones 2 and 3a (fluvial and tidal) extend into north-eastern and south- eastern parts of the SDA. As such, the Environment Agency will need to be
13 South Wealden and Eastbourne Transport Study (SWETS) - November 2010 - South Wealden and Eastbourne Transport Study (2010).pdf
SDA 2 - Hailsham East - SSDPD Background Document - November 2011 87 consulted in relation to the impact of development on the Flood Zone areas and on the Pevensey Levels, and together with buffer zones to accommodate the effects of climate change, this may impact upon the land available for development in these areas of the SDA.
3.8 Strategic Infrastructure Requirements
3.8.1 Through the preparation of the Proposed Submission Core Strategy and accompanying Infrastructure Delivery Plan14, a number of key infrastructure elements have been identified as being required to address the increased growth proposed to the north and east of Hailsham, through the strategic development of areas SDA2 and SDA3. The development of both of these strategic development areas will generate the requirement for the following infrastructure:-
Transport .Need to address the capacity and safety issues along the A271, including improvements at Boship Roundabout and/or at the junction of the A22 and Hempstead Lane. Improvements to the junction of the A22 with Hempstead Lane to include a roundabout. This could be the more effective solution in comparison to the re-configuration of the Boship Roundabout, but further assessments are required to test physical and financial deliverability. .The adoption of demand management (e.g. Smarter Choices) approaches, to help mitigate issues in Hailsham Town Centre and the impacts of traffic on the wider town and strategic road network. .Signal improvements at Battle Road/Town Centre
Schools .New land and buildings for a 2 Form Entry (2FE) primary school (420 spaces) in north or northeast Hailsham, together with nursery provision of 120 spaces.
Waste Water Capacity .Additional capacity required at the existing Waste Water Treatment Works (WWTW) to enable delivery of 1500 dwellings at Hailsham, Hellingly and Upper Dicker. .Study into alternative discharge locations and/or additional infrastructure required to Hailsham North and South WWTW to accommodate growth in addition to that allocated in the Proposed Submission Core Strategy.
3.8.2 In addition to the strategic infrastructure elements above, there will be a requirement to provide social/community and green infrastructure as part of the development of the SDA, including opportunities for playing field provision and children's play areas.
14 Wealden District Council - Local Development Framework - Core Strategy Infrastructure Delivery Plan Background Paper 11 - February 2011 - Proposed Submission Core Strategy Infrastructure Delivery Plan Background Paper 11 (Feb 2011).pdf
SDA 2 - Hailsham East - SSDPD Background Document - November 2011 88 3.9 Additional local infrastructure required to support the development of SDA 2: Land East of Hailsham
3.9.1 Additional requirements which will be specific to the site, which may be provided on or off site, may include:-
.New vehicular access(es) into the site from Battle Road (A295) and/or Amberstone Road (A271) or from the proposed development north of Vicarage Lane, subject to Highways approval, .New crossing facilities and signage (to local facilities, footpath and cycle routes) within the site and along Battle Road, Amberstone Road and within the town centre. .Provision of footpath and cycling facilities within the site and suitable linkages to existing footpaths and cycle routes and the town centre, to enhance accessibility to facilities and the regeneration of Hailsham town centre. .Provision of appropriate odour mitigation measures and buffer zone in relation to the emissions from the North Hailsham Waste Water Treatment works, subject to further investigation. .Provision allotments and play facilities as part of the overall Green Infrastructure provision of the site, to replace those that may be lost through the development of the site. .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, and to increase the variety, choice and accessibility to these facilities. .Provision of or contributions towards 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 and/or enhancement of existing recreational facilities in the local area, .Provision of sustainable urban drainage solutions within the site, associated with open space/Green Infrastructure provision. This should include possible solutions to address issues relating to the culverts of the Hurst Haven Stream under Amberstone Road, which should be the subject of further investigation. .Provision of Green Infrastructure, landscaping and biodiversity habitat creation.
3.9.2 NB: Off site provision is not included in the land take calculations for the development of the site and options generated - although may be provided in other parts of the SDA outside of the final preferred development area.
3.10 Sustainability Appraisal Summary
3.10.1 A Sustainability Appraisal (SA) was undertaken of SDA2: Land East of Hailsham, in accordance with the methodology provided in the
SDA 2 - Hailsham East - SSDPD Background Document - November 2011 89 Sustainability/Strategic Environment Assessment of the Strategic Site Allocations DPD, Scoping Report - April 2011.
3.10.2 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 2: Hailsham East, is attached as Appendix A.
3.10.3 The High Level Sustainability Assessment of the Core Strategy Spatial Development Options, identified land at East Hailsham as a broad location for development and stated that the SDA:-
'.... is well located in relation to the town centre and presents good opportunity to positively impact on the regeneration of Hailsham and East to provide benefits for the wider community including for social cohesion and community vibrancy. Mitigation will be required to eliminate odour issues and investigations into this and into necessary ground works will be required.'
3.10.4 In summary, the role of this site as a strategic development area is supported by the sustainability appraisal. Whilst the majority of the SDA is currently agricultural land, the location of the site adjacent to the urban area of Hailsham provides opportunities to diversify the housing type and tenure in the area to meet local need as well as providing opportunities to increase open space facilities in the local area. The development of the SDA would provide a sustainable urban extension within close proximity and with potentially good access to the services and facilities provided within Hailsham town centre.
3.10.5 Improvements in the air quality emanating from Hailsham North Waste Water Treatment Works will be achieved as a result of the development of the SDA. Securing odour mitigation measures at Hailsham North WWTW will benefit the occupiers of both existing housing in addition to new development, thereby improving air quality to the benefit of the amenities of existing residents in the vicinity of the waste water treatment works.
3.10.6 Connectivity to the wider area, particularly public transport routes, residential and open space areas and the town centre can be easily and effectively achieved through strengthening footpath and cycle linkages. The provision of additional planting will enhance the sense of place and distinctiveness as well as the biodiversity of the area. These features could be incorporated into the Green Infrastructure provision alongside landscaped areas and open spaces as part of the development of the site and enhance biodiversity opportunities.
3.10.7 The site presents considerable opportunities to address climate change and increase the use of renewable energy through - maximizing passive solar gain, the use of solar panels and photovoltaic cells (subject to minimizing any glare that may impact from the Pevensey Levels), wind energy generation, the use of sustainable urban drainage and in the building design through the use of sustainable building materials and appropriate water efficiency measures.
SDA 2 - Hailsham East - SSDPD Background Document - November 2011 90 Additional renewable sources of energy should be explored, particularly in conjunction with development at Hailsham north, including biomass, micro CHP and ground source heating and cooling.
3.11 Guiding Principles for the development of SDA 2: Land East of Hailsham
3.11.1 The general guiding principles for the development of the site, include;
.The provision of 600 dwellings, whilst providing a range of dwelling types and tenure, .A minimum of 35% of the site being developed for affordable housing, to attract economically active families to the Hailsham area, so helping to address socio-economic issues. .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.
3.11.2 The site specific guiding principles for the development of the site are shown, where appropriate on Figure 6.4 - SDA 2 Guiding Principles for the development of Hailsham East and include;-
.Mitigation measures at Hailsham North Waste Water Treatment Works (WWTW) to ensure that the new development is not exposed to an unacceptable level of odour. The mitigation measures will be funded by developer contributions with the identification of the necessary measures following the commissioning of a developer funded feasibility study. The feasibility study will quantify the risk of the new development being subject to an unacceptable level of odour from Hailsham North WWTW together with the required mitigation measures. .Land within the odour mitigation zone of the sewage treatment works, to the east of the SDA, will be retained as green space and/or used for renewable energy provision with appropriate landscaping and screening works provided around any renewable energy plant. This may be explored further in relation to the development of SDA 3 in North Hailsham and later phases of development at Hellingly Hospital and within Hailsham town centre. .The concentration of the built form to be sited within the western part of the proposed site (adjacent to Battle Road) and to the rear of existing residential development along Marshfoot Lane (Option 1) or should Option 2 (two areas of growth) be pursued, within the northern part of the site at Amberstone and within the western part of the proposed site (adjacent to Battle Road) and to the rear of existing residential development along Marshfoot Lane. The remainder of the proposed allocation to be dedicated to providing green infrastructure and biodiversity requirements. .The provision of allotments and children's play space, to replace the existing allotments and children's play space located adjacent to Battle Road, together with additional allotments and play space that may be identified as part of the green infrastructure and biodiversity requirements on site.
SDA 2 - Hailsham East - SSDPD Background Document - November 2011 91 .Provision of a new vehicular access from Battle Road and two further vehicular access points over land to the north of Vicarage Lane which (as of June 2010) benefits from planning permission for a mixed use development to include the provision of highways into the site. Should option 2 (sub- division of growth) be pursued, new development within the northern part of site is to be provided with a vehicular access from Amberstone Road (A271). All vehicular access points are to be subject to traffic modelling and traffic speed surveys to establish required visibility splays. Further improvements to cycle and bus connections will be sought. .Incorporate the existing public right of ways that run through the site to the north, south and east, into the layout and design of the development, to enhance the connectivity of the site with the existing pedestrian and cycle linkages and to enhance accessibility into the town centre and wider countryside. .Provision of adequate parking to support the development whilst supporting and encouraging use of a variety of sustainable transport modes. Incorporation within the site layout to encourage slower traffic speeds and encourage a pedestrian/cycle/play friendly environment. .Provision of appropriate habitat and landscaping enhancement measures, children's play space, leisure and recreation facilities, as part of the provision of the green infrastructure and biodiversity requirements on site, together with the provision of a clear but 'soft' transitional/landscaping edge along the boundary of the developable area. .Provision of sustainable drainage solutions, particularly in relation to existing drainage ditches and the setting aside of suitable land for infiltration SUDS, balancing ponds and swales and as part of the green infrastructure on this site, subject to agreement by the Environment Agency and East Sussex County Council. .Optimising within the site layout and building design the southerly and easterly aspect to enable passive solar heating and cooling and the reduction of carbon production through the provision of renewable sources of energy. As the site is scheduled for development post 2016, the development should be in line with proposed Building Regulation measures for energy consumption and water efficiency. .Retention of existing mature hedgerows and trees, as indicated or recommended through the arboriculture and ecology assessments, to strengthen the new landscape structure, biodiversity and habitat creation and green infrastructure. .Development will have regard to and respect the setting of Listed Buildings within or adjacent to the site, namely Harebeating Mill, Harebeating Farm and Longsleys Farmhouse.
3.11.3 Not all options will involve all of the guiding principles, as this may be dependant upon the final preferred option for land take.
3.12 Options for the development of SDA 2: Land at East Hailsham
3.12.1 SDA 2: Hailsham East is constrained by a number of factors, including flood risk, ecology and the need to mitigate against odour emanating from the
SDA 2 - Hailsham East - SSDPD Background Document - November 2011 92 Hailsham North Waste Water Treatment Works adjacent to the SDA. These factors constrain the land available for development within the SDA.
3.12.2 The development needs to avoid areas of possible flood risk to the north - east and south - east. An odour buffer zone (distance of separation from the Wastewater Treatment Plan) will be required. The recommended distance needs to be ascertained through a detailed odour survey, but is likely to be in the region of 400m radius and will reduce the net developable area considerably in parts of the SDA. In addition, protection and retention of ecological features of interest, will further impact on the land available for development.
3.12.3 Despite these constraints, the amount of land available for development - 76.08 hectares - is more than is required to accommodate the allocation of 600 new homes as outlined in the proposed submission Core Strategy document. Not all of the land will be required for development therefore but may 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.
3.12.4 Two options are presented for consideration in relation to the possible development of this SDA, based on the provision of 600 new homes, as an extension to the urban area of Hailsham.
3.12.5 In addition, both options include approximately 12.05 hectares of land to the north of Vicarage Lane within the southern part of the SDA. This land has an extant planning permission (granted in 2010) for a mixed use scheme including 170 dwellings and community facilities. The 170 dwellings are not included in the allocation of 600 homes to be provided in SDA2, but are in addition to the allocated 600 homes for SDA2. However, as this development is yet to be built but is important in relation to enabling access to the southern part of the SDA, it is necessary to include this area of land with planning permission within the SDA, to ensure the comprehensive development of the southern part of the SDA.
3.12.6 The option generations relate to the use of the land available for development and the provision of Green Infrastructure.
3.12.7 The preferred option will be dependant upon feasibility testing and will be the most feasible and best combination of these aspects 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.
3.12.8 A considerable amount of land - 76.08 ha - is available within SDA 2. Taking the requirement to provide 600 new homes, working on rough density calculations, at 30 dph for example this would equate to a rough residential land take
SDA 2 - Hailsham East - SSDPD Background Document - November 2011 93 requirement of 20 ha, at 35 dph would equate to a rough residential land take of 17 ha at 40dph it would equate to a rough residential land take of 15 ha.
3.12.9 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 20 ha of land to accommodate the residential development. This means that just under one third of the land available within the SDA will be required for the allocated development, although additional land will be required to provide environmental or ecological mitigation and any open space/recreational facilities required on site.
Option 1 - A single location to the rear of development along Battle Road and Amberstone Road, including land in the north, centre and south of the SDA .
3.12.10 This option proposes the majority of the new housing on land to the east of Battle Road with two smaller housing developments sited to the north of Harebeating Lane (outside of the flood zone) with the provision of open space/recreational areas provided within the eastern parts of the site. Access to the northern site, may be from the southern development area, crossing Harebeating Lane as shown on Figure 6.5 - SDA 2 Hailsham East Option for development 1. . 3.12.11 This option reflects the opportunities presented on the land within the southern part of the SDA, utilising the site with existing planning permission, Sites, F,G,H, I and part of Site J within Character Area C and part of Site E in the central part (Area B) of this SDA. These areas are located outside the flood risk zones and concentrate housing provision within the parts of the SDA which are closer to the services, facilities and employment provided within Hailsham town centre.
3.12.12 The central part of the site however, is a landscape sensitive area, with potentially long range views to the south and south - east over the Pevensey Levels, which will require mitigation.
3.12.13 In addition, development focused on this part of the SDA would be adjacent to services, facilities and employment which is planned on land north of Vicarage Lane within the southern part of the site, which currently benefits from planning permission for a mixed use development.
3.12.14 This option provides increased opportunities for optimising green infrastructure and biodiversity provision by the inclusion of land to the north of Harebeating Lane which, could accommodate a small amount of carefully planned housing of an appropriate scale, density and design.
3.12.15 The total land available in Option 1 is approximately 22 hectares.
Pros and cons of Option 1
3.12.16 The pros in relation to Option 1 include:-
SDA 2 - Hailsham East - SSDPD Background Document - November 2011 94 .Concentrates development in a defined area as an 'extension' to the existing development east of Hailsham. .Optimises the location of the development adjacent to Hailsham Town Centre providing potential to increase accessibility and connectivity and to regenerate Hailsham town centre, services and retail facilities. .Retains open land to the north and east of the site. .Avoids development in the Flood Risk Zone to the north - east and south - east of the SDA .Enables the protection, retention/enhancement of important trees, hedgerows and ecological corridors as part of the development. .Offers some frontage development onto Battle Road, which will raise the profile of the site and new development opportunities. .Very accessible to existing and proposed facilities in the Town Centre and the development proposed north of Vicarage Lane.
3.12.17 The cons in relation to Option 1 include:-
.Access onto Battle Road may be problematic in places. .Sensitive visual landscape issues to the centre of the site, would need to be mitigated through careful and creative building and landscaping layout design.
Option 2 - Two locations, one to the north adjacent to Amberstone Road and one to the south adjacent to the town centre retaining open land in the centre of the SDA.
3.12.18 This option proposes two distinct areas for development, with a distinctive area of open land in between, as shown on Figure 6.6 - SDA 2 Hailsham East Option for development 2. The majority of new housing would be located to the south of the SDA in two distinct areas, one on land to the east of Battle Road, but outside of the flood zone - utilising the site with existing planning permission, Sites F,G,H,I, and a smaller part of Site J (than in Option one) within Area C. The second area would be located to the north of the strategic development area, adjacent to Amberstone Road A271 (Area A) utilising parts of Sites A, B, C and a small part of Site D, outside of the flood zone area. Both areas would be accessed independently.
3.12.19 This option optimises the opportunities presented on the southern and northern parts of the SDA, whilst omitting the central part of the SDA (Site E within Area B) north of Harebeating Lane. This area of the site is more landscape sensitive and provides long range views to the south and south - east over the Pevensey Levels, and is also the part of the site likely to be most constrained by odour buffer zone requirements.
3.12.20 This option also presents good opportunities to bring forward green infrastructure and biodiversity provision and possible connections/extensions to the Green Infrastructure provision within the adjacent SDA 3 - Land to the north of Hailsham.
3.12.21 The total land available in Option 2 is approximately 23 hectares.
SDA 2 - Hailsham East - SSDPD Background Document - November 2011 95
Pros and cons of Option 2
3.12.22 The pros in relation to Option 2 include:-
.Splits development to two distinct locations, with the southern most location as an 'extension' to the existing development east of Hailsham, with the northern location adjacent to new development along Amberstone Road and with potential to be 'linked' to the development area to north of Hailsham (SDA3). Each area would be accessed independently. .Optimises the location of the majority of development adjacent to Hailsham Town Centre providing potential to increase accessibility and connectivity and to regenerate Hailsham town centre, services and retail facilities. .Retains open land to the centre and east of the site, and avoids development on the landscape sensitive and most odour constrained part of the site . .Avoids development in the Flood Risk Zone to the north - east and south - east of the SDA. .Enables the protection, retention/enhancement of important trees, hedgerows and ecological corridors as part of the development. .Offers some frontage development onto Battle Road, which will raise the profile of the site and new development opportunities. .Southern development area would be very accessible to existing and proposed facilities in the Town Centre and the development proposed north of Vicarage Lane.
3.12.23 The cons in relation to Option 2 include:-
.Development to the north of the SDA off Amberstone Road, reduces the open aspect at this end of the town. .Two developments quite separate and may be seen and developed as such, rather than as part of a comprehensive development.
3.12.24 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 'reasonable alternative' options for the location of key elements of the development, which are presented for consideration and further assessment through the consultation process. It is anticipated that the final preferred development option may be a variation of the options presented and may include additional concepts and solutions not indicated here. 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.
3.13 SA of Options for SDA 2: Land to the East of Hailsham
SDA 2 - Hailsham East - SSDPD Background Document - November 2011 96 3.13.1 An assessment of the development options presented for SDA 2 against the 22 Sustainability Appraisal objectives, has been carried out and is attached in full at Appendix B.
Table 3.2: Summary of Sustainability Appraisal of Options for SDA 2: Land to the East of Hailsham
Potential Benefits Potential Problems and Mitigation .Option 1 concentrates .Option 2 has the benefit of close development close to the town links to the town centre, but the centre encouraging pedestrian separate parcel of land to the and cycling links to the town north with access onto the A271 centre and to the development could potentially increase car area to the north of Hailsham/ journeys and trips to employment Hellingly (SD3). This will help and retail centres outside of the revive the economy of the town District. centre and reduce the need to .Option 1 is landscape sensitive, travel by car. with open views from the .Option 2 is less landscape Pevensey Levels. Land is sensitive than Option 1, with less available in order to reduce the land to the east being part of the impact on the fringes to the east allocation, and the land to the of the potential allocation. north being less open to views .Both options have the potential from Pevensey Levels. to change the hydrology of the .There are no particular Pevensey Levels and biodiversity issues on the site, and development will require development of both options will measures to ensure that the be able to enhance both green hydrology is not changes and the infrastructure and biodiversity. pollution is not introduced to the However, Option 1 would provide Pevensey Levels. an opportunity to create a corridor of green infrastructure allowing the migration of species. .Option 2 has less of a potential for odour and other issues relating to the Waste Water Treatment Works to impact upon development.
3.13.2 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 in the presentation of alternative options for the development of the SDA.
SDA 2 - Hailsham East - SSDPD Background Document - November 2011 97 Figure 6.1:SDA 2 Hailsham East Core Strategy Strategic Sites Context Plan
SDA 2 - Hailsham East - SSDPD Background Document - November 2011 98 Figure 6.2: SDA 2 Hailsham East Land Availability Plan
SDA 2 - Hailsham East - SSDPD Background Document - November 2011 99 Figure 6.3: SDA 2 Hailsham East Site Appraisal
SDA 2 - Hailsham East - SSDPD Background Document - November 2011 100 Figure 6.4: SDA 2 Guiding Principles for the development of Hailsham East
SDA 2 - Hailsham East - SSDPD Background Document - November 2011 101 Figure 6.5: SDA 2 Hailsham East Option for development 1
SDA 2 - Hailsham East - SSDPD Background Document - November 2011 102 Figure 6.6: SDA 2 Hailsham East Option for development 2
SDA 2 - Hailsham East - SSDPD Background Document - November 2011 103 Figure 6.7: SDA 2 Character areas within Hailsham East
SDA 2 - Hailsham East - SSDPD Background Document - November 2011 104 Strategic Sites Area Based Background Document
SDA 3: Land at North Hailsham
3.14 Introduction
3.14.1 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.
3.14.2 This background document relates to Strategic Development Area 3: Land at North Hailsham, which has been identified in the Core Strategy as being suitable for the development of 700 new homes, and 8,650 sq m (net) new employment floor space.
3.14.3 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.
3.15 Area of Interest
3.15.1 Strategic Development Area 3 (SDA 3) is shown in relation to the rest of Hailsham in Figure 7.1: SDA 3 Hailsham North Core Strategy Strategic Sites Context Plan. The site lies to the north of Hailsham Town Centre and to the east of Horsebridge and Hellingly Village.
3.15.2 The site is bounded to the west by Park Road, providing access to Hellingly village and the Hellingly Hospital Site (currently being developed for housing), to the north by the Hellingly Hospital development and the Ancient Woodland of Park Wood, to the east by the A 271 Amberstone Road and New Road nursery and to the south by the housing development off Danum Close and Hawkswood Drive. New Road dissects the site west to east between Park Road and Amberstone Road. The western end of New Road has recently being diverted slightly north, as part of the Hellingly Hospital development, to improve the junction alignment with Park Road, and provide a footpath and cycle path along each side of the road.
3.15.3 Hailsham Town Centre is approximately 2.25 km (1.25 miles) from the centre of the site.
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 105 3.15.4 The site is large and relatively flat with a slight gradient from west to east. The area to the east of the Hurst Haven Stream in the eastern part of the site, slopes more steeply from north west to south east.
3.15.5 The majority of the site (87.50 hectares) is actively farmed with most of the land to the west of Park Road and south of New Road having been planted or ploughed recently.
3.16 Land Availability
3.16.1 The land available for consideration as part of SDA 3 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). 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.
3.16.2 The SDA comprises 4 sites in total, which are clustered together and are owned by three different land owners. These are shown as Sites A to D on Figure 7.2: SDA 3 Hailsham North Land Availability Plan. Sites A, and B are located to the north of new road, with Site D to the south of New Road, and Site C further to the west on the western side of Park Road. The sites vary in size, but the overall gross area of land submitted through the SHLAA for the four sites, is approximately 87.50 hectares.
3.16.3 In addition, the former Danecroft Nursery site in Station Road - comprising approximately 5.20ha - was submitted for SHLAA but was assessed as unsuitable for housing but possibly suitable for employment use. This site is therefore being considered for possible employment provision as part of this SDA. Also being considered as part of the SDA for possible employment use is the Amberstone Depot on Amberstone Road - comprising approximately 0.5ha. The inclusion of these sites would provide approximately 5.70ha additional land. The total land available within SDA 3: Land at North Hailsham is 94.78 hectares.
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 3: Land at North Hailsham - SSDPD Background Document - December 2011 106
3.16.4 All of the sites are detailed in Table 3.1: Details of available land, below.
Table 3.1: Details of available land within SDA 3: Land at North Hailsham
Site SHLAA Location Greenfield/ Gross Area Reference Brownfield/ (Hectares) Previously Developed Land (PDL) A 262/3000 North of New Greenfield 20.82 ha Road - West B 263/3000 North of New Greenfield 16.55 ha Road - East C 240/1310 West of Park Greenfield 16.08 ha Road D 243/1310 South of New Greenfield 34.05 ha Road SHLAA Site 87.50 ha Total Danecroft North of Station Part Greenfield 6.70 ha Nursery Road Part Brownfield** Amberstone North of Brownfield 0.58 ha Depot Amberstone Road Total extra 7.28 ha sites Total SDA 94.78 ha Area ** Nursery sites are generally considered as Greenfield sites, the brownfield element of this site relates to the inclusion of a residential property within the site.
3.17 Site Appraisal
3.17.1 A visual appraisal of the site surroundings is shown on Figure 7.3: SDA 3 Hailsham North - Site Appraisal.
Adjoining housing
3.17.2 To the south of the SDA is an established residential area of predominantly terraced, semi-detached and detached housing, with some bungalows, to the north of Hailsham Town Centre. The majority of development dates from the 1950's/60's and 70's with some earlier terraced and detached development.
3.17.3 The Ribbon development along New Road - comprises older 1930's red brick 2 storey semi-detached housing with tile hung upper storey's and front gardens with hedges. New development on the eastern side of Site A and also on the
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 107 western side of Site B, and southern side of New Road (Site D) will need to consider the treatment of boundaries adjacent to these dwellings.
3.17.4 There is a Caravan Site to the south of New Road which comprises 12 static single storey prefabricated mobile homes which are neat and in good condition, with car parking provision and scope for further pitches to the east of the site. Although fairly well screened to the rear of the site with neat hedging, additional screen planting may be required along the southern and eastern boundaries, to ensure the privacy of existing residents.
3.17.5 To the north of the site is the old Hellingly Hospital site, which is currently being developed to provide 400 new homes, (30% of which will be affordable homes) with a mix of 1, 2, 3, 4 and 5 bed roomed properties. The development will also provide extensive social and community facilities within a landscaped parkland setting, including a multi-functional community hall, allotments, a bowling green and multi games court, as well as shopping and commercial facilities.
3.17.6 The site is in close proximity to Horsebridge Village to the west, Hellingly Village to the north west and Magham Down to the east.
Adjoining employment
3.17.7 The major traditional employment zones within Hailsham are to be found to the south-west and south of the Town Centre at Diplocks Way industrial estate and Station Road industrial estate. In addition, there are a range of employment opportunities at Hackhurst Lane in Lower Dicker to the west of the site, and along the A22 towards Golden Cross. Employment is also provided in the retail and service sectors in Hailsham Town Centre, to the south of the SDA.
3.17.8 Closer to the site, there is a large nursery complex to the west of Park Road in the western part of the SDA, to the north of Site C, with a smaller nursery to the east of New Road, close to the Amberstone Road junction. Amberstone NHS Hospital is located to the east of the site, and Amberstone Depot to the south along Amberstone Road. A number of small business units are located in the centre of the SDA at Park Farm. Danecroft Nurseries to the north west of the SDA also has a number of small business units.
Current uses
3.17.9 Sites A, B and D - which comprise approximately 71.37ha of the SDA, and the northern part of Site C are currently in agricultural use, with recent evidence of ploughing and cultivation of maize crops in Site D and the northern part of Site C. The southern part of Site C is currently laid out as paddocks for grazing horses.
Access to the site
3.17.10 Park Road and New Road both dissect the SDA area and currently provide access to sites and properties along these roads. They also have the potential
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 108 to provide possible access points to development sites within the SDA, subject to the necessary highway works to provide safe and appropriate access.
3.17.11 New Road at present is fairly narrow however, and does not have any footways along the carriageway and some upgrading may be necessary. Works have recently been undertaken to re-align and improve the junction of New Road/Park Road and Station Road, as part of the Hellingly Hospital development. This includes the provision of footway and cycle paths which could be extended along New Road and into the new development.
3.17.12 In addition, junction improvements may be required to provide appropriate access into New Road from Amberstone Road (to the east). Access from the residential areas to the south of the SDA (Ashley Gardens/Danum Close) is not considered possible.
Local road networks
3.17.13 Park Road, which runs north south through the west of the SDA area, is the only road where access can be gained to Site D, and could provide access to Site A, and the west of Site C, subject to Highways approval.
3.17.14 New Road - which runs west to east and dissects the main part of the SDA site, would provide access to Site A, B and C. The western part of New Road has recently been re-aligned with a new junction onto Park Road, as part of the Hellingly Hospital development - with the provision of footpath and cycle routes.
3.17.15 Both Park Road and New Road are currently unclassified and are reasonably straight. Junction improvements will be provided as part of the Hellingly Hospital development, but subject to Highways consideration, further improvements may be required to all local road junctions to accommodate the new traffic generated from the SDA. The cross road junction with Park Road, New Road and Station Road has recently been replaced by a staggered junction with New Road realigned to provide a new junction with Park Road further to the north of the original junction.
Open space
3.17.16 Despite the proximity and accessibility to open countryside, there is an overall deficit in terms of quantity, quality and accessibility of open space provision in the area.
3.17.17 In the Hailsham area there are deficiencies in the provision, quality or accessibility to:- Parks and Gardens; Natural and Semi-natural green space; outdoor sports and recreation facilities; multi-sports pitches, amenity green space; play facilities; youth facilities; allotments; cemeteries and churchyards.
3.17.18 There is a large allotment site adjacent to the south-west of the SDA at Norm Corner at the junction of Upper Horsebridge Road and Park Road, to the south of Site C, however, further allotments (20+ plots) will be required to support the
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 109 needs of future residents, and should be included within or in close proximity to SDA 3.
3.17.19 The development of the area should include the provision of new and accessible play facilities for the Under 8's, 8 - 12 year olds as part of the development and Green Infrastructure provision.
3.17.20 There is currently limited choice in relation to the type and accessibility to teen facilities within the Hailsham/Hellingly area. The development of SDA 3 provides opportunities to provide more variety and more accessible teen provision.
3.17.21 A need has been identified in Hailsham/Hellingly for 1 additional bowling green, additional grass pitches, multi courts, tennis courts and multi-functional green space.
3.17.22 In addition to requirements for new provision, there are requirements overall to improve and enhance the quality of and accessibility to existing recreational facilities in the area. There are opportunities through the development of the area, to address some of these needs and deficits.
Other adjacent commercial and public land uses
3.17.23 There is a small shopping parade and some individual shops to the south of the site along Hawkswood Road.
3.17.24 A new Nursing home has been built at Park Farm in the centre of the site, which is a recent modern two storey building of red brick, which is an attractive feature, with well landscaped spaces. This is visible from Park Road and the western part of New Road, but depending on the layout of development on Site A, could gain greater or lesser prominence.
Historic buildings/ ancient monuments, and settings
3.17.25 There are no listed or historic buildings within the SDA area, however the listed Magham Oast building is located just to the north east of the SDA, and is currently visible from New Road. The development of the SDA should be designed to ensure that there is no impact upon the setting of this listed building. There are no designated conservation areas within or adjoining the SDA area
The Views into the site
3.17.26 The SDA site is relatively flat with a gentle north south gradient. Views into the site are at present limited and are only really afforded from residential properties backing onto the SDA, the new development of Roebuck Park (part of the Hellingly Hospital development) to the north, from the local access roads (Park Road and New Road) local footpaths and the Cuckoo trail to the west of the SDA.
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 110 3.17.27 The new development at Roebuck Park - part of the Hellingly Hospital site is highly visible from Park Road and the West of New Road. The housing is modern and new Executive style and the variety of style and materials attractive - possibly setting the standard for new development in the area. As this area is slightly raised it is especially visible from Sites A and the western Part of Site D and to some extent from parts of Site C. Screen planting is proposed as part of this development, however opportunities exist to provide additional screen planting - if deemed necessary to the north of Site A.
3.17.28 Some important views, particularly from New Road towards Magham Oast towards the rear of Park Farm, are afforded from New Road. These views may be enhanced from the recent re-configuration and realignment of New Road. Creative planning of the layout within Site A, could ensure that the views of the Oast are integral part of the development, helping to integrate the development with the existing settlement and landscape.
Landscape character
3.17.29 The area is described within the Landscape Character Assessment and Development Option evaluation study of February 20092, as:-
'typical low weald', mostly arable with few outstanding features' and recognises the SDA area as 'an area with potential for development'.
3.17.30 The Landscape Study assesses the sensitivity to change and visual sensitivity of the area as moderate in the north and low in the south. The study recommends the need to retain an open gap between Hellingly and Horselunges Manor to the west and avoid urban coalescence.
3.17.31 The scope for enhancement and mitigation is described in the study as moderate to the north and considerable to the south, with scope to strengthen the landscape structure through provision of a multi-functional green network, replacement tree/hedge planting and screening of buildings.
3.17.32 The capacity to accept change for housing, mixed uses and business development is considered to be moderate in the north and high in the south of the site.
Trees and Hedgerows
3.17.33 Arboriculture surveys were undertaken for all sites being considered as part of the SDA 3 by WDC's Tree officer.
3.17.34 In summary, there are a number of significant trees and hedgerows within most of the individual sites being assessed as part of the SDA, which have been
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 3: Land at North Hailsham - SSDPD Background Document - December 2011 111 identified as worthy of retention and which should be considered further through the development of the site.
3.17.35 In relation to Site A - Land north of New Road and west of Park Farm, of particular note is a line of 6 Oaks (subject to TPO no 0001 OF 2010) along the eastern boundary which is part of a boundary of mature trees, and should be retained as they are mature and provide screening from the neighbouring development. In addition, along the northern part of the site boundary, there is a group of trees, and woodland on the north eastern boundary which are covered by TPO No 2 of 2002. All of the trees on the boundaries of the site are considered to important to the landscape of the area and should be retained. In addition, any landscape scheme must include a buffer zone to the woodland along the north - eastern boundary.
3.17.36 With regards to Site B, the area of land to the north of New Road but to the east of Park Farm, is divided into two main sections - east and west - divided by a central flood zone. The southern boundary of each section of the site, is a hedgerow consisting of a variety of species such as hawthorn, although no trees of any significance were noted. Along the western boundary of the second section of the site, adjacent to the central flood zone, is a hedge with prominent semi-mature oaks. These are considered of significant amenity value and also would be beneficial to the local landscape if retained.
3.17.37 The landscape of Site C, to the west of Park Road consists of a number of fields with water courses which intersect the site at various locations. There is little by way of trees and hedgerows of significance within Site C, but there is an area of Ancient woodland to the eastern boundary of the site and just off site along the southern boundary of Site C - which is also covered by TPO No 0018 of 2010. A buffer zone is recommended adjacent to these areas to protect the Ancient Woodland.
3.17.38 Site D lies to the south of New Road, which consists of 4 sections. The westernmost section adjacent to Park Road, slopes to the south with a small area of Ancient Woodland at the southern boundary - a buffer zone would be required to protect this woodland.
3.17.39 The central section of the site consists of an open field with hedgerow borders. An established buffer zone of tree planting exists along the southern boundary of the housing to the south of the site around Danum Close and Ashley Gardens, comprising deciduous trees such as Ash, which provide some screening to the existing development and should be retained and supplemented if necessary. A number of mature oaks exist to the west of this central section, which should be retained.
3.17.40 The eastern part of Site D are two smaller areas of land running west - east, which are dissected by a small stream and associated flood zone area and a short section of hedgerow with mature oaks which are a prominent feature of the landscape and should be retained.
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 112 3.17.41 The site of the former Danecroft Nurseries off Station Road, is roughly divided into three areas, the area of the derelict greenhouses, a field to the rear of the greenhouses and a field to the east, fronting onto Grove Hill.
3.17.42 The most significant features are the trees along the Western boundary of the site adjacent to the Cuckoo Trail, which are off site, but have significant impact upon the local landscape. Any development on the site should ensure the protection of these trees. In addition, there is a line of poplars along the northern boundary of the greenhouse site and the rear filed, which are quite prominent, but it is considered that if these were removed it would not necessarily be detrimental to the landscape.
3.17.43 The field to the rear of the greenhouses, comprises a small plantation of Christmas trees, remnants of past activities on the site. Along the western boundary are a number of mature cypresses and a shelter belt surrounding the field of alder and spruce. Although these trees have some prominence, they are not considered an essential part of the landscape and it is considered that their removal could be justified.
3.17.44 The eastern field comprises mainly grasses and scrubland with small trees such as hawthorn, birch and goat willow at random locations which are not considered to be significant and could be removed.
3.17.45 There are no trees or shrubs of significance within the Amberstone Depot site, which is also being considered as part of this SDA.
3.17.46 More detailed assessments of trees should be undertaken prior to any planning submission.
Ecology and biodiversity
3.17.47 A phase 1 ecological assessment was undertaken of the site on behalf of WDC by The Ecology Consultancy3. The close proximity of the SDA to the Pevensey levels was recognised. It was considered that development of this SDA could impact upon the levels, via the Ghyll to the east of the SDA.
3.17.48 As the SDA is currently dominated by arable production, the ecological assessment concluded that land to the west of Park Farm and north of New Road, are of limited ecological value, In addition, they also concluded that the areas of Danecroft Nurseries and Amberstone Depot had limited ecological value, due to their current/previous uses.
3.17.49 However, the SDA also includes areas of Semi Natural Woodland, Ancient Woodland, species rich 'important hedgerows', semi-improved grassland, discrete areas of marshy grassland and ghyll woodland, all of which are considered to be habitats with the greatest ecological value on site.
3 Wealden District Council - Ecological Assessment of the Strategic Sites Development Plan Document - The Ecology Consultancy - 2011- add web link when available
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 113 3.17.50 In particular the area to the east of Park Farm, north of New Road, where the ghyll woodland is located, was considered the best opportunity for habitat restoration within the SDA
3.17.51 The ecologists recommendations include:- .Retention and protection of the Areas of Semi-Natural Woodland (ASNW), the ghyll and feeder ditches (including the wet woodland on the western edge of the SDA). .The provision of a 15m buffer Zone around ASNW , and .The restoration of Woodland and grassland areas.
3.17.52 In addition, the ecological assessment made a number of recommendations for further studies for bats, badger, dormice, reptiles and invertebrates, across the various sub areas identified in their study, but particularly in areas to the south of New Road, to the north of New Road and west of Park Farm, and to the west of Park Road. These additional studies will need to be undertaken by the developer as part of the overall site appraisal and master planning prior to development.
Adjacent (and other relevant) designations
3.17.53 The site is within close proximity of the Pevensey Levels SNCI and RAMSAR Site. Any development of the site may have potential impacts upon the nature conservation and biodiversity value of the Pevensey Levels, requiring appropriate mitigation measures as outlined in the Appropriate Assessment of the Pevensey Levels.
The SDA is located within the Pevensey and Cuckmere Valley Link Biodiversity Opportunity Area (No. 73), thereby presenting opportunities (if this area of land was selected for future growth), to improve the biodiversity and ecological value of the site through careful plant selection as part of the Green Infrastructure provision.
Landmark buildings
3.17.54 There are no landmark buildings within the SDA but there are two distinctive buildings abutting or close to the site. These are:-
.Magham Oast - this is a delightful little Oast house with the traditional roundel and cowl intact, which is visible from the West of New Road and Park Road, between a gap in the Ancient woodland to the north east and the Park Farm buildings. The Oast is occupied and an attractive building within the landscape. Creative planning of the layout of development on Site A, could help to retain good views of the Oast and help to 'incorporate' it with the overall development and new landscape. .Amberstone Hospital - is located to the east of Site B on a slight ridge and is very visible from areas to the east of Park Farm. The building is a 3 storey slab block with large office type windows and white cladding, and out of character with surrounding buildings, but well maintained and not unpleasant
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 114 in appearance. The north western facade is screened by a heavy Leylandii planting strip.
Archaeological features
3.17.55 The site is not within a designated area of archaeological interest nor are there any records of finds nor any visible archaeological features on site.
Any consultation areas emanating off site which will affect on site
3.17.56 Any development on site will impact upon the Waste Water capacity at Hailsham North Waste Water Treatment works. One of the key issues in relation to this is the impact of discharge on the Pevensey Levels RAMSAR site. Consultation with the Environment Agency in relation to the development of the SDA and the potential impact on the Pevensey Level will be required.
Rights of Way
3.17.57 There are a number of statutory footpaths, Bridleways and Byways in the general area providing good accessibility to surrounding countryside. There are several footpaths crossing the western part of the SDA, to the west of Park Road, including:
.FP's - Hellingly - 2, 4a, 4b, 5b, 6a, 6b,7a, 7b, and 7c, .FP's - Hailsham - 23 and 73
3.17.58 In addition, there is a well used non statutory footpath to the east of the SDA connecting Park Gate/Ashley Gardens to New Road. There are opportunities to incorporate these footpaths into the development through creative and sensitive design and to increase accessibility, connectivity and Green Infrastructure in the local area.
Cycling
3.17.59 National Cycling Route 21 (The Cuckoo Trail) forms part of the western boundary of the SDA. In addition, new footpath and cycle routes have been created along Park Road and the western part of New Road, as part of the Hellingly Hospital development. There are opportunities to build upon and extend this growing network through the development of the SDA.
Nearest public transport routes
3.17.60 There are no bus services along New Road, and only one infrequent bus service serving Park Road. Bus stops for this service are located at the top of Park Road, where it forks off and becomes The Drive and Grove Hill, which is some distance from all but the northernmost part of Site A.
Public Transport
3.17.61 There are 5 key bus routes that serve the edges of the SDA area, These are:-
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 115
.Route 52 - Heathfield to Eastbourne via Horsebridge, Battle Road and Hailsham. .Route 143 - Lewes to Eastbourne via Horsebridge, Battle Road and Hailsham. .Route 98 - Hastings to Eastbourne via Hawkswood Road, Battle Road and Hailsham. .Route 197 - Heathfield to Eastbourne via Park Road, Hawks Road and Hailsham. .Route H3 - a Hailsham town route which serves the western part of Hawkswood Road and Battle Road. .Additional services to Hailsham Town Centre are available from Upper Horsebridge Road (Routes 51, 42, 54), Hawks Road (Routes 51 and H4).
Bus stops
3.17.62 Bus stops adjacent to the site, are located at the following points:-
.Park Road - North bound - Off Grove Road, just to the south of Mill Lane - south bound - just south of The Drive. .Hawkswood Road - west bound - opposite Park Gate, Amberstone View, Falcon Way - east bound- Hawkswood Road Shopping Parade, Opposite Amberstone View, Park Gate.
3.17.63 It is likely that additional bus routes and bus stops will be required to serve the SDA, and the Hellingly Hospital development and discussions are underway through the Hailsham Quality Bus Partnership to take forward schemes to provide transport links from this area to Hailsham Town Centre. There are opportunities to improve and enhance public transport provision in line with the development.
3.18 Core Strategy Objectives
3.18.1 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.'
3.18.2 Through the careful design, implementation and phasing of development within Strategic Development Area 3 at North Hailsham a number of the key Strategic Objectives relevant to the area could be achieved.
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 116 3.18.3 The phased development of up to 700 new homes and affordable housing as an urban extension to the Hailsham area, will contribute to 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 Development4, and Planning Policy Statement 3:Housing5.
3.18.4 The provision of approximately 8,650 sq m of employment floor space and 300 sq m of retail space 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 This accords with Planning Policy Statement 4: Planning for Sustainable Economic Growth6.
3.18.5 Flood Zones 2 an 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 Risk7 and Spatial Objective SPO10.
3.18.6 The provision of Green Infrastructure, leisure and recreational facilities is important to the well being of the community, 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 Conservation8.
3.18.7 Promoting high quality, inclusive, safe and attractive design, whilst retaining and promoting local distinctiveness, is important to the local community and will contribute to creating spaces and places which are sustainable, distinctive, where people want to live whilst addressing climate change. This will accord with Spatial Objective SPO13 and Planning Policy Statement 1: Delivering Sustainable Development.
3.18.8 These key Strategic Objectives steering the development of North Hailsham SDA will support the viability of Hailsham Town Centre, local shopping parades, leisure, cultural and community facilities, though increasing the potential footfall
4 Planning Policy Statement 1 (PPS1): Delivering Sustainable Development - ODPM (2005) - Planning Policy Statement 1.pdf 5 Planning Policy Statement 3 (PPS 3): Housing - DCLG ( November 2006) - Planning Policy Statement 3.pdf 6 Planning Policy Statement 4 (PPS 4): Planning for Sustainable Economic Growth - DCLG (2009) - Planning Policy Statement 4.pdf 7 Planning Policy Statement 25 (PPS 25): Development and Flood Risk - DCLG (December 2006) - Planning Policy Statement 25.pdf 8 Planning Policy Statement 9 (PPS 9): Biodiversity and Geological Conservation - ODPM (August 2005) - Planning Policy Statement 9.pdf
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 117 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.
3.18.9 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 Hailsham /Eastbourne Quality Bus Corridor, outlined in the East Sussex County Council Local Transport Plan 3 (LTP3)9 and other integrated transport and Green infrastructure measures, will support Spatial Objective SPO7.
3.18.10 Through optimising 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 change10.
3.18.11 Through partnership working across the District and in relation to the development of North Hailsham, 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.
3.18.12 In addition partnership working as outlined in Spatial Objective SPO5, will enable us through the provision of new employment space the opportunities 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.
3.18.13 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
3.19 Opportunities
9 East Sussex County Council Local Transport Plan 3 (LTP 3) (2011) - ESCC Local Transport Plan 3 (2011).pdf 10 Supplement to Planning Policy Statement 1( PPS 1) on Planning and Climate Change - DCLG (December 2007) - Supplement to Planning Policy Statement 1.pdf 11 Planning Policy Statement 12 (PPS 12): Local Spatial Planning - DCLG (2008) - Planning Policy Statement 12.pdf
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 118 Road access
3.19.1 There are opportunities to provide several points of access to the SDA from both New Road and Park Road, subject to the approval of the Highway Authority and the implementation of necessary highway improvements. This may help to disperse traffic flow, assist with creating a sense of place and local distinctiveness,
Footpath/cycle routes
3.19.2 There are opportunities to link to the Cuckoo Trail NCR to the west of the site and to incorporate the many existing footpaths into the development through creative and sensitive design and to increase accessibility, connectivity and Green Infrastructure in the local area.
Reduce flood risk and surface water run off, enhance biodiversity, enhance green infrastructure network
3.19.3 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.
Enhance and improve open space provision
3.19.4 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.
3.19.5 The development of the area should include the provision of new and accessible play facilities for the Under 8's, 8 -12 year olds and teen facilities as part of the development and Green Infrastructure provision.
3.19.6 In addition, a need has been identified in Hailsham/Hellingly for 1 additional bowling green, additional grass pitches, multi courts, tennis courts and multi- functional green space. The development of the SDA provides opportunities to address this need through the provision of new facilities and/or the enhancement of existing facilities.
Enhance the biodiversity and Green Infrastructure value of the site
3.19.7 As the site is adjacent to the Hailsham North 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.
3.19.8 The retention and enhancement of areas identified as being of ecological importance, through the ecological assessment, particularly, the ghyll woodland area to the west of Park Farm and north of New Road, areas of Semi Natural Woodland, Ancient Woodland, species rich 'important hedgerows', semi-
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 119 improved grassland, and discrete areas of marshy grassland, will enhance the biodiversity value of the SDA.
3.19.9 In addition, the retention and enhancement of significant trees and hedgerows, existing designated TPO's and areas of Ancient Woodland within and adjacent to the SDA, will also serve to protect and enhance areas of biodiversity value in the area.
Create/enhance Green Infrastructure network, improve connectivity and accessibility and enhance integrated transport networks
3.19.10 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 linking footpath, cycle and bus services.
3.19.11 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 Cuckoo Trail, will provide access to extensive tracts of open countryside and a range of employment, social and community facilities, open space and recreational facilities.
3.19.12 This could be achieved as part of the Green Infrastructure network and creative development layouts.
Opportunities to improve rate and quality of discharge to water courses and the Pevensey Levels in line with Water Framework Directive objectives
3.19.13 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.
Opportunities to address climate change issues
3.19.14 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.
3.19.15 The 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.
3.19.16 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.
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 120 Opportunities for including renewable energy as part of the development of the site
3.19.17 The site is predominantly south facing and could support solar panels or photovoltaic energy generation. Opportunities exist to investigate micro CHP, biomass, ground source heating and cooling as part of the overall strategic development of the SDA and/or in conjunction with the development of SDA 2 - Land East of Hailsham and possibly later phases of the Hellingly Hospital site (if relevant). Visual impacts may prove an issue, but opportunities to utilise renewable energy and creative design to provide exemplar landmark buildings, particularly development for social and community provision.
3.20 Constraints
Access to main roads
3.20.1 Current access to the sites is via unclassified roads and farm access gates in the main. These roads need to be upgraded and improved to provide adequate access to the site. In addition, to enable access onto the main highway network - the A271 and A22, further junction improvements may be required, subject to Highways consideration.
Footpaths
3.20.2 Whereas the many existing footpaths/ROW provide possibilities for increasing connectivity, they may also constrain the development of Site C where there is a criss-crossing network of statutory footpaths. Some rationalisation of these footpaths and statutory footpath diversions may be required, but should have regard to current usage and popularity of routes.
Flood risk and environmental
3.20.3 With part of the site being within Flood Zones 2 and 3 requiring the implementation of a 50m buffer zone, this will need to be taken into account in the master planning of the Site, band will reduce the land available for development, but may provide opportunities to incorporate a range of SUDS and in addition, promote opportunities to enhance the biodiversity and green infrastructure network.
Biodiversity
3.20.4 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.
3.20.5 In addition, the retention of areas identified through the Stage 1 ecological assessment and any further survey work, as being of ecological importance, buffering to Ancient Woodland areas, and habitat restoration to the west of Park Farm, North of New Road, will impact on land available for development.
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 121
3.20.6 Linking these habitat areas through a comprehensive framework for Green Infrastructure may also presents constraints (and also benefits) to the master planning and development of the site.
The loss of agricultural land
3.20.7 The site will involve the loss of agricultural land which is currently used for cereal crops. The location of the site adjacent to established urban areas means that it's value as agricultural land is diminished, particularly given the proximity of new developments, pressure for housing in the south of the District, the availability of sites for development and adjacent landscape and ecological constraints. However, opportunities exist through the development of options for the development of 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
3.20.8 Despite the proximity to the South Down National Park, the coast and immediate accessibility to 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 and ensuring provision of facilities for the new residents.
Drainage/Water Framework Directive
3.20.9 A number of drainage ditches currently exist on site, which drain into the Pevensey 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.
3.21 Strategic Infrastructure Requirements
3.21.1 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 on the site. In relation to the development of North Hailsham these include:-
Transport .Addressing capacity and safety issues along the A271 including improvements to the Boship roundabout and/or improvements to the junction at the A22/Hempstead Lane. .Demand management/smarter choices approaches to new development. .Signal improvements at the Battle Road/Town Centre junction.
Schools
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 122 .New land and buildings for 2FE primary School (420 spaces) in north or northeast Hailsham together with nursery provision of 120 spaces.
Waste Water Capacity .Additional capacity required at the existing water treatment works to enable delivery of 1500 dwellings to the north of Hailsham, Hellingly and Upper Dicker. .Study into alternative discharge locations and/or additional infrastructure required to Hailsham north and south WWTW to accommodate growth in addition to that allocated in the proposed submission Core Strategy.
Health .New primary Health Care provision in the form of GP and Community Services required - linked to build rates of development.
3.21.2 The development of SDA 3 will be required to contribute to the provision of infrastructure improvements in the local area through Section 106 or CIL contributions.
3.22 Additional infrastructure requirements to support the development of SDA 3: Land North of Hailsham
3.22.1 Additional requirements which may be required to support the development of the site, which may be provided on or off site, may include:-
.Provision of new open space and recreation provision in the form of new allotments, an additional bowling green (6 rinks), additional grass pitches, provision of multi- courts and the provision of multi-functional green space - particularly 'park-like' space. .Contributions towards the improvement or enhancement of existing recreational 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, providing greater variety and accessibility, to cater for the increased population. .New vehicular access(es) into the site from Park Road and/or New Road. (subject to Highways approval). .Local highway and junction improvements. .Improvements to local bus services and routes as part of the implementation of the Quality Bus Corridor in the area. .Provision of footpath and cycling facilities within the site and suitable linkages to existing footpaths and cycle routes and the town centre, to enhance accessibility to facilities and the regeneration of Hailsham Town Centre. .New crossing facilities and signage (to local facilities, footpath and cycle routes, Cuckoo Trail) within the site and along New Road, Park Road and Lower Horsebridge Road/Amberstone Road. .Provision of sustainable drainage solutions within the site, associated with open space/Green Infrastructure provision. This may include possible
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 123 solutions to address issues relating to the culverts of the Hurst Haven Stream under New Road and Amberstone Road, which should be the subject of further investigation. .Provision of Green Infrastructure, landscaping and biodiversity habitat creation.
3.22.2 NB: Off site provision is not included in the land take calculations for the Options - although may be provided in other parts of the SDA outside of the preferred development area.
3.23 Sustainability Appraisal Summary
3.23.1 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 Strategic Site Allocations DPD, Scoping Report - April 2011.
3.23.2 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.
3.23.3 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. The Sustainability Appraisal of constraints and opportunities for SDA 3: Land at North Hailsham is attached as Appendix A.
3.23.4 The High Level Sustainability Assessment of the Core Strategy Spatial Development Options12, identified land at North Hailsham as a broad location for development and stated that:-
'.... the location presents a good opportunity for substantial development with new neighbourhood centre to benefit the wider population. Concern over potential traffic impact and localised flood risk - further research in these areas will be necessary in order to master plan any development.'
3.23.5 In summary, the role of North Hailsham as a strategic development area is supported by the sustainability appraisal, as shown in Appendix A. Whilst it is currently predominantly agricultural land the location of the site adjacent to the urban area of Hailsham and the new development area around Hellingly Hospital, 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.
3.23.6 Connectivity to the wider area, particularly public transport routes, residential and open space areas and commercial and community facilities can be easily
12 Wealden Sustainability Appraisal of the Core Strategy Spatial Development Options - July 2009 - Core Strategy Spatial Development Options Sustainability Appraisal.pdf
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 124 and effectively achieved through strengthening footpath and cycle linkages and extending linkages to the wider area particularly to Hailsham Town Centre, recreational facilities, employment areas, local schools and community facilities. Additional signage highlighting accessibility to facilities will improve the perception of the relative proximity of the site to existing facilities. Green travel plans for companies locating to new employment areas within the SDA should make particular reference to the sites attributes in this respect. Linkages, particularly to the extensive local footpath routes and the Cuckoo Trail NCR, 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.
3.23.7 The protection of ancient woodland on and adjacent to the site, and the provision of additional planting along boundaries and along existing tree/hedgerows on site, will enhance the sense of place and distinctiveness as well as the biodiversity value of the area. These features could be incorporated into the Green Infrastructure of the area and enhance biodiversity opportunities, alongside landscaped areas and open spaces as part of the development of the site
3.23.8 The site presents considerable opportunities to address climate change through the provision of landscaped areas and shaded open spaces to ameliorate climate change effects through providing opportunities for urban cooling. Further opportunities to address climate change will be presented through increasing the use of renewable energy, through maximising passive solar gain, the use of solar panels and photovoltaic cells, 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.
3.23.9 Additional renewable sources of energy should be explored, particularly in conjunction with development at Hailsham East and at Hellingly Hospital (if appropriate in relation to the on-going phasing of this development) including biomass, micro CHP, ground source heating and cooling.
3.23.10 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.
3.24 Guiding Principles for the development of SDA 3 - Land north of Hailsham.
3.24.1 The general guiding principles for the development of SDA 3; Land north of Hailsham, include :-
.the need to accommodate up to 700 new homes, whilst providing a range of dwelling types and tenure. .A minimum of 35% of the site being developed for affordable housing.
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 125 .There is a 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 8,650 sq m of new employment space, 300 sq m of retail space, the provision of appropriate social and community facilities and the provision of Green Infrastructure. .Provision of appropriate climate change buffer zones in Flood risk areas and adjacent to designated Ancient Woodland within or immediately adjacent to the site. .The provision of Section 106/CIL contributions towards the strategic infrastructure provision identified in the Core Strategy and future Infrastructure Delivery Plans (and any future CIL Charging schedule that may be adopted), and towards the provision/enhancement of social, community and green infrastructure provision, both on and off site.
3.24.2 Taking into account the sustainability appraisal, site appraisal and site visits the development of the site should also include the following as shown on Figure 7.4: SDA 3 Guiding Principles for development of Hailsham North, and below:-
.Provide improved vehicular, pedestrian and cycling access from the A271 (Upper Horsebridge Road/Amberstone Road) from/to the site. .Improve connectivity between the site, Hellingly village and Hailsham town centre, commercial and community facilities to the north of the site within the Hellingly Hospital development and also in Hailsham Town Centre; existing employment opportunities at Hackhurst Lane (Lower Dicker), Diplocks Way and Station Road industrial estates in Hailsham, and retail and service employers in Hailsham town centre; through the improvement of existing footpath and cycle network and linkages to the site (particularly to/from the Cuckoo Trail to the west of the site), and provision of appropriate crossing facilities on Upper Horsebridge Road. .Retain trees along the boundaries of the site and hedgerow trees where possible to strengthen the new landscape structure and green infrastructure of the site. .Provide good landscape screens along New Road and along the southern boundary to provide screening to existing and proposed housing. .Provide sustainable drainage solutions, particularly in relation to existing drainage ditches and as part of the Green infrastructure on site. This could be part of a 'wider' SUDS system incorporating land to the East of Hailsham within SDA 2, as advocated by the Environment Agency. .Provide good landscaped screens between settlements and the new development - including the current construction at Hellingly hospital. .Optimise the southerly aspect through the site layout and building design to enable passive solar heating and cooling and the reduction of carbon production through the provision of renewable sources of energy. As the site is scheduled for development post 2019, the development should be in line with proposed Building Regulation measures for energy consumption and water efficiency.
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 126 .Investigate other sources of renewable energy in relation to the development of this site, particularly if this can be achieved in conjunction with development in SDA 2 to the east of Hailsham and also the later development at Hellingly hospital, which could increase scheme viability. .As part of the provision of GI and biodiversity requirements on site - the provision of appropriate landscaping and habitat enhancement measures, children's play space, leisure and recreation facilities to address future need and some of the deficiencies in the local area. .Parking provision - the development should include 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 site is well served by footpath routes and has the advantage of facilitating easy accessibility to the Cuckoo Trail to the western boundary of the SDA. This should be reinforced and supplemented where possible, providing greater permeability and accessibility between residential, employment, community and recreational facilities. Public transport provision currently is available only on the edges of the SDA. Additional bus services serving the SDA and accessing the main development areas and the provision of loop bus routes serving the SDA may be possible in the longer term, as may the provision of additional bus routes along Park Road, serving more destinations. Bus services 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). 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.
3.25 Options for the development of SDA 3 - Land north of Hailsham.
3.25.1 A range of options have been explored in relation to the possible development of this SDA, based on the provision of 700 new homes, 8,650 sq m of new employment space, 300 sq m of new retail floor space, community facilities including a possible new nursery and primary school and Green infrastructure provision, as an extension to the Urban Area of Hailsham as outlined in the proposed submission Core Strategy document.
3.25.2 The option generation relate 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/retail uses
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 127 3.25.3 The preferred option will be dependant upon feasibility testing and will be the most feasible and best combination of these aspects 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 ways of incorporating opportunities for new initiatives, especially improving connectivity, climate change initiatives and the use of renewable energy.
3.25.4 A considerable amount of land - 87.50 ha - is available for residential development within the main sites of this SDA. Taking a requirement to provide 700 new homes and working on rough density calculations, at 30 dph for example, this would equate to a residential land take requirement of 24 ha, 35 dph would equate to a residential land take of 20 ha, and 40dph would equate to a residential land take of 17.5 ha. The provision of land for employment , social and community uses however also needs to be taken into account, but nonetheless this demonstrates that there is considerable scope to accommodate development and to be creative and innovative in the layout and use of land on the site.
3.25.5 For the purposes of this exercise, a density of 30 dph is adopted as guide, 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 allow 3.5 ha for employment provision and 6 ha for community and retail provision to include nursery and school provision with playing fields. This would equate to a total land take of around 35ha for all building development required within the strategic area.
3.25.6 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, which may require some flexibility in the overall land take.
3.25.7 Respondents to recent consultations have expressed a keen desire to retain some separation between the SDA site and the Hellingly development. Depending on the density used and incorporating employment opportunities, education and other community provision, not all of the land available within the SDA may be required for development and there is ample land available to provide open space within the SDA. In addition, areas of flood risk within the SDA, will constrain development potential but could be incorporated as features within the green infrastructure network for the site.
3.25.8 The provision of Green Infrastructure should be integral to the overall master planning and design of the site, and should include a range of formal and informal open spaces, capable of providing a range of facilities for residents. These areas could 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 for residents to a range of facilities and enhance links between habitats for wildlife.
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 128
3.25.9 Key principles for the provision of Green Infrastructure on site are common to all land take options being considered for SDA3, namely - the provision of 20m buffer zones adjacent to Flood Risk zones; the provision of a 15m buffer zone around areas of ancient woodland, both within and on the boundaries of the site, and improved linkages to the neighbouring facilities, countryside and woodland areas.
3.25.10 Each of the six options described below looks at optimising the development, whilst reducing land take and impacts upon infrastructure provision.
Option 1 - Focus on part of the land south of New Road, land west of Park Road, and land north of Station Road.
3.25.11 This option, as shown on Figure 7.5: SDA 3 Hailsham North Option for development 1, seeks to provide new housing as a 'natural' extension to the existing housing in north Hailsham but restricts development largely to the south of New Road, thereby retaining open land and an open aspect between the proposed development and the current development underway at Hellingly Hospital, as well as to the south east and east of the SDA.
3.25.12 This option also extends development to the west towards the Cuckoo trail. This land is currently criss-crossed by a number of statutory footpaths, and has areas of Ancient Woodland both within and on the edges of the site, which would require protection and may impact upon the layout design. The site provides opportunities to optimise possibilities of incorporating existing footpaths within the site through creative design and to increase accessibility and connectivity to the Cuckoo Trail, Hailsham Town Centre, and areas to the north and south of the district served by the Cuckoo Trail.
3.25.13 This option incorporates one of the well used non-statutory footpaths from the existing development of north Hailsham, through to New Road; protects the flood areas and sensitive ecological areas to the east of the SDA and enables through the development appropriate protection, retention and enhancement of areas of ancient woodland and ecological corridors.
3.25.14 Although indicative and subject to master planning - suggested locations have been shown for the provision of employment and education/community facilities.
3.25.15 Employment provision in Option 1 uses the former Danecroft Nurseries site for employment use, with the provision of a new access onto Park Road. This makes best use of a location adjacent to the Cuckoo Trail, providing opportunities for green travel for employees.
3.25.16 The eastern end of New Road has been realigned as part of the Hellingly Hospital development. This has left a piece of land severed from Site A (north of New Road). This option shows land for education and community/retail uses to the north west of the site, using this 'severed' land and additional land to the south of New Road for community uses to serve the wider community in an accessible and visible part of the site.
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 129
3.25.17 The total land available through Option one is approximately 41 hectares, but would need to incorporate buffer zones to Ancient Woodland areas to the west of Park Road and to the very south of the site, south of New Road.
Pros and cons of Option 1.
3.25.18 The pros in relation to Option 1 include:-
.Concentrates development in a defined area as an 'extension' to the existing development at North Hailsham. .Optimises the location of the development adjacent to north Hailsham and existing facilities and adjacent to the Cuckoo Trail providing potential to increase accessibility and connectivity and potential to help regenerate Hailsham town centre, services and retail facilities. .Optimises the connectivity and potential for community integration with existing communities to the south of the site. .Uses land at the former Danecroft Nursery site for the provision of employment. .Focuses development towards Park Road, where existing road improvements have been carried out to include new footways and cycle ways, and where bus services are provided (although improvements in routes and frequency of service is required). .Retains open land to the north and east of the site. .Avoids development in the Flood Risk Zone to the east. .Enables the protection, retention/enhancement of Ancient Woodland, important trees, hedgerows 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. .The provision of a separate location for employment use, may enable employment opportunities to be provided in advance of, or in line with housing development as it would not be dependant upon the provision of serviced land elsewhere.
3.25.19 The cons in relation to Option 1 include:-
.The numerous criss-crossing statutory footpaths and buffer Zones to Ancient Woodland, may impact upon land available for development and require creative layout design. .The provision of community facilities on green field land may be dependant upon the provision of serviced land, provided in line with residential development which may mean a delay in the phasing of provision.
Option 2 - Focus on most of the land south of New Road and land north of Station Road.
3.25.20 This option, as shown on Figure 7.6: SDA 3 Hailsham North Option for development 2, seeks to provide new housing as a 'natural' extension to the existing housing in north Hailsham but restricts development to the south of New Road, (whilst also using the 'severed' land to the north of New Road)
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 130 thereby retaining open land and an open aspect between the proposed development and the current development underway at Hellingly Hospital, as well as to the west and east of the site.
3.25.21 This option incorporates both of the well used non-statutory footpaths from the existing development of north Hailsham, through to New Road; protects the flood areas and sensitive ecological areas to the east of the SDA and avoids development near areas of ancient woodland and ecological corridors and statutory footpaths to the west of the site.
3.25.22 Although indicative and subject to master planning - indicative locations have been shown for the provision of employment and education/community facilities.
3.25.23 Employment provision in Option 2 uses the former Danecroft Nurseries site for employment use, with a new access onto Park Road. This makes best use of land adjacent to the Cuckoo Trail, providing green travel opportunities for employees.
3.25.24 In this Option, education and community facilities are located to the centre of the site, to the south of the existing mobile home park, accessible to all parts of the new development and to existing residents of north Hailsham and new Road and potentially more accessible by foot and cycle to residents in the East Hailsham area.
3.25.25 The total land available in Option 2 is approximately 39 hectares, but would need to incorporate buffer zones to Ancient Woodland areas to the very south of the site, south of New Road.
Pros and cons of Option 2.
3.25.26 The pros in relation to Option 2 include:-
.Focuses residential and community development in a defined area, south of New Road as a 'natural' extension to the existing development at North Hailsham. .Optimises the connectivity and potential for community integration with existing communities to the south of the site and enables location of community facilities in a way which will encourage community integration. .Close to the Cuckoo Trail and footpaths to the west of Park Road, providing potential to increase accessibility and connectivity and potential to help regenerate Hailsham town centre, services and retail facilities. .Makes use of the former Danecroft Nursery site for the provision of employment. .Focuses development towards Park Road, where existing road improvements have been carried out to include new footways and cycle ways, and where bus services are provided (although improvements in routes and frequency of service is required). .Avoids development in the Flood Risk Zone to the east. .Retains open land to the north, west and east of the site, retaining perceptions of openness to the countryside.
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 131 .Enables the protection, retention/enhancement of Ancient Woodland, important trees, hedgerows 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. .Provision of a separate location for employment use, may enable employment opportunities to be provided in advance of, or in line with housing development as not dependant upon the provision of serviced land elsewhere. .Enabling development further to the east, will encourage greater use of the eastern non-statutory footpath, accessing Amberstone Road and bus routes/services located there.
3.25.27 The cons in relation to Option 2 include:-
.Focuses development predominately within one ownership, which may impact upon delivery, viability and phasing of residential and community facilities. .The provision of community facilities on greenfield land may be dependant upon the provision of serviced land, provided in line with residential development which may influence the location of facilities or may mean a delay in the phasing of provision.
Option 3 - Focus on part of the land south of New Road, land north of New Road and land north of Station Road.
3.25.28 This option as shown on Figure 7.7: SDA 3 Hailsham North Option for development 3, Figure seeks to provide new housing as a 'natural' extension to the existing housing in north Hailsham but restricts development largely to the central section of the SDA, but including land to the north and south of New Road. This would include retaining a proportion of open land between the proposed development and the current development underway at Hellingly Hospital, as well as retaining open land to the west and east of the SDA.
3.25.29 This option incorporates both of the well used non-statutory footpaths from the existing development of north Hailsham, through to New Road; protects the flood areas and sensitive ecological areas to the east of the SDA and avoids development near areas of ancient woodland and ecological corridors and statutory footpaths to the west of the site.
3.25.30 Although indicative and subject to master planning - indicative locations have been shown for the provision of employment and education/community facilities.
3.25.31 Employment provision in Option 3 also uses the former Danecroft Nurseries site for employment use, with a new access onto Park Road. This makes best use the location adjacent to the Cuckoo Trail, providing opportunities for green travel for employees.
3.25.32 In this Option, education and community facilities are located to the east of the site, to the east of the existing mobile home park, providing development with a lot of open space to the eastern boundary of the development area, and
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 132 potentially more accessible by foot and cycle to residents in the East Hailsham area.
3.25.33 The total land available in Option 3 is approximately 44 hectares, but would need to incorporate buffer zones to Ancient Woodland areas to the very south of the site, south of New Road.
Pros and cons of Option 3.
3.25.34 The pros in relation to Option 3 include:-
.Focuses residential and community development in a defined area, in the centre of the SDA as a 'natural' extension between the existing development at North Hailsham and the new development at Hellingly Hospital, whilst retaining a moderate area free from development adjacent to the Hellingly Hospital site. .Optimises the connectivity and potential for community integration with existing communities to the south of the site and new communities to the north of the site, and enables location of community facilities in a way which will encourage community integration. .Close to the Cuckoo Trail and footpaths to the west of Park Road, providing potential to increase accessibility and connectivity and potential to help regenerate Hailsham town centre, services and retail facilities. .Uses Danecroft Nursery for employment provision. .Focuses development towards Park Road, where existing road improvements have been carried out to include new footways and cycle ways, and where bus services are provided (although improvements in routes and frequency of service is required). .Avoids development in the Flood Risk Zone to the east. .Retains open land to the west and east of the site, retaining perceptions of openness to the countryside. .Enables the protection, retention/enhancement of Ancient Woodland, important trees, hedgerows 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. .Provision of a separate location for employment use, may enable employment opportunities to be provided in advance of, or in line with housing development as not dependant upon the provision of serviced land elsewhere. .Enabling development further to the east, will encourage greater use of the eastern non-statutory footpath, accessing Amberstone Road and bus routes/services located there.
3.25.35 The cons in relation to Option 3 include:-
.Development may be perceived by some people to be joining the communities of Hailsham and Hellingly and consequently reducing the individual identity and distinctiveness of the two settlements. .The provision of community facilities on green field land may be dependant upon the provision of serviced land, provided in line with residential
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 133 development which may mean restricting the locations available to those that can be provided at an earlier date and/or may delay the phasing of provision.
Option 4 - Focus on land in the north of the SDA, but with a limited amount of development to the south of New Road.
3.25.36 This option as shown on Figure 7.8: SDA 3 Hailsham North Option for development 4, seeks to provide new housing as a 'natural' extension to the existing housing in north Hailsham but restricts development largely to the central section of the SDA, with the majority of development on land to the north of New Road, extending towards the Hellingly Hospital development, with a smaller proportion of the development to the south western part the land south of New Road. This would enable the retention of open land to the west and east of the SDA, as well as a considerable proportion of land to the south of the SDA, south of New Road.
3.25.37 This option incorporates one of the well used non-statutory footpaths from the existing development of north Hailsham, through to New Road; protects the flood areas and sensitive ecological areas to the east of the SDA and avoids development near areas of ancient woodland and ecological corridors and statutory footpaths to the west of the site.
3.25.38 Although indicative and subject to master planning - indicative locations have been shown for the provision of employment and education/community facilities.
3.25.39 Employment provision in Option 4 uses the former Danecroft Nurseries site for employment use, with a new access onto Park Road. This makes best use of the location adjacent to the Cuckoo Trail, providing opportunities for green travel for employees.
3.25.40 In this option, the education and community facilities are located to the north of New Road, adjacent to and creating a focus around the existing housing along New Road, providing a focus for the existing and new community.
3.25.41 The total land available in Option 4 is approximately 37 hectares, but would need to incorporate buffer Zones to Ancient Woodland areas to the very south of the site, south of New Road.
Pros and cons of Option 4.
3.25.42 The pros in relation to Option 4 include:-
.Focuses residential and community development in a defined area, in the centre of the SDA as a 'natural' extension between the existing development at North Hailsham and the new development at Hellingly Hospital, but with more of a focus/relationship with the Hellingly Hospital development than in Option 3, and less with the existing housing development to the south.
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 134 .Optimises the connectivity and potential for community integration with the new Hellingly Hospital community to the north of the site, and enables location of community facilities in a way which will encourage community integration. .Extends development up to the Hellingly Hospital boundary, enabling synergies in relation to design, style and landscaping, and potential physical and community provision linkages between the two development areas. .Close to the Cuckoo Trail and footpaths to the west of Park Road, providing potential to increase accessibility and connectivity and potential to help regenerate Hailsham town centre, services and retail facilities. .Uses the former Danecroft Nursery site for the provision of employment. .Focuses development towards Park Road, where existing road improvements have been carried out to include new footways and cycle ways, and where bus services are provided (although improvements in routes and frequency of service is required). .Avoids development in the Flood Risk Zone to the east. .Retains open land to the west and east of the site, retaining perceptions of openness to the countryside. .Enables some protection, retention/enhancement of Ancient Woodland, important trees, hedgerows and ecological corridors as part of the development to the very south of the site, potentially enhancing the sense of place and distinctiveness of the development as well as the ecological value. .Provision of a separate location for employment use, may enable employment opportunities to be provided in advance of, or in line with housing development as not dependant upon the provision of serviced land elsewhere. .Development along Park Road, to the south of New Road, but restricted to the west of the mobile Home Park, will encourage greater use of the western non-statutory footpath, accessing Lower Horsebridge Road and bus routes/services located there.
3.25.43 The cons in relation to Option 4 include:-
.Development may be perceived by some people to be joining the communities of Hailsham and Hellingly and consequently reducing the individual identity and distinctiveness of the two settlements. .The provision of community facilities on green field land may be dependant upon the provision of serviced land, provided in line with residential development which may restrict locations for facilities and/or may mean a delay in the phasing of provision.
Option 5 - Focus on most of the land south of New Road, and part of the land west of Park Road.
3.25.44 This option as shown on Figure 7.9: SDA 3 Hailsham North Option for development 5, seeks to provide new housing as a 'natural' extension to the existing housing in north Hailsham but restricts development to the south of New Road, with use of part of Site C, west of Park Road, for community uses. This enables the retention of open land and an open aspect between the proposed development and the current development underway at Hellingly
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 135 Hospital, as well as the retention of a proportion of open land to the west and open land to the east of the SDA.
3.25.45 This option incorporates both of the well used non-statutory footpaths from the existing development of north Hailsham, through to New Road; protects the flood areas and sensitive ecological areas to the east of the SDA and reduces the level and type of development near areas of ancient woodland and ecological corridors and statutory footpaths to the west of the SDA.
3.25.46 Although indicative and subject to master planning - indicative locations have been shown for the provision of employment and education/community facilities.
3.25.47 Option 5 shows an alternative location for employment provision using a small proportion of brownfield land available at Amberstone Depot, as well as greenfield land to the east of the site, with potential access from either New Road, Amberstone Road or both, subject to Highways comments. This employment location would potentially be more accessible by foot and cycle from the new residential areas in East Hailsham.
3.25.48 The education and community uses for Option 5 are shown located to the west of Park Road, on part of Site C, with good access to the existing road network, footpaths and the Cuckoo Trail.
3.25.49 Option 5, locates the residential development in the centre of the development area, with the employment and education/community facilities on the east and west boundaries respectively.
3.25.50 The total land available in Option 5 is approximately 35 hectares, but would need to incorporate buffer zones to Ancient Woodland areas to the west of Park Road and to the very south of the site, south of New Road.
Pros and cons of Option 5.
3.25.51 The pros in relation to Option 5 include:-
.Focuses residential and community development in a defined area, south of New Road as a 'natural' extension to the existing development at North Hailsham. .Optimises the connectivity and potential for community integration with existing communities to the south of the site. .Community facilities and residential development close to the Cuckoo Trail and footpaths to the west of Park Road, providing potential to increase accessibility and connectivity and potential to help regenerate Hailsham town centre, services and retail facilities. .Focuses community and residential development towards Park Road, where existing road improvements have been carried out to include new footways and cycle ways, and where bus services are provided (although improvements in routes and frequency of service is required). .Avoids development in the Flood Risk Zone to the east.
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 136 .Retains open land to the north, and east of the site, with a smaller proportion of open space to the west, retaining perceptions of openness to the countryside. .Enables the protection, retention/enhancement of Ancient Woodland, important trees, hedgerows and ecological corridors as part of the development to the west of the site and to the far south of the site, potentially enhancing the sense of place and distinctiveness of the development as well as the ecological value. .Enabling development to the south of New Road will encourage greater use of both the western and the eastern non-statutory footpath, accessing Lower Horsebridge Road/Amberstone Road and the bus routes and neighbourhood services located there. .The location of employment provision to the east of the site, may make it more accessible by foot/cycle to residents from the Hailsham East area and makes best use of the brownfield land available at Amberstone Depot. .
3.25.52 The cons in relation to Option 5 include:-
.Focuses development predominately within one ownership, which may impact upon delivery, viability and phasing of residential and community facilities. .Optimises the use of the small amount of available brownfield land within the SDA. Although the Amberstone Depot is a fairly small site, the majority of employment land in Option 5 would be provided on green field land. .The provision of employment and community facilities on green field land may be dependant upon the provision of serviced land, provided in line with residential development which may mean a delay in the phasing of provision. .Community facilities on Site C may be considered to be separate from the residential development and some distance from the easternmost part of the development site.
Option 6 - Focus on part of the land south of New Road and part of the land north of New Road.
3.25.53 This option as shown on Figure 7.10: SDA 3 Hailsham North Option for development 6, is similar to Option three and seeks to provide new housing as a 'natural' extension to the existing housing in north Hailsham and restricts development largely to the central section of the SDA, but includes land both to the north and south of New Road. This option incorporates employment land within the main development area. This option would include retaining a proportion of open land between the proposed development and the current development underway at Hellingly Hospital, as well as retaining open land to the west and east of the SDA.
3.25.54 Although indicative and subject to master planning - indicative locations have been shown for the provision of employment and education/community facilities.
3.25.55 Option 6 also shows an alternative location for employment provision and does not take advantage of opportunities available at the former Danecroft Nursery
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 137 nor the brownfield land available at Amberstone Depot. Instead all employment land is provided on green field land to the east of the site, adjacent to the existing mobile Home Park off New Road. This employment location would potentially be more accessible by foot and cycle from the new residential areas in East Hailsham and via existing non statutory footpaths linking to New Road.
3.25.56 The location of education and community facilities would be to the north of New Road, using the piece of land severed from Site A (north of New Road) through the realignment of the western end of New Road and additional land to the north of the new road adjacent to Grove Hill. This option shows land for education and community/retail uses to the north west of the development site, in an accessible and visible part of the site. The facilities would serve new residential development to the south and north of the facilities, as well as existing communities to the west.
3.25.57 The total land available in Option 6 is approximately 36 hectares, but would need to incorporate buffer zones to Ancient Woodland areas to the very south of the site, south of New Road.
Pros and cons of Option 6.
3.25.58 The pros in relation to Option 6 include:-
.Focuses residential and community development in a defined area, in the centre of the SDA as a 'natural' extension between the existing development at North Hailsham and the new development at Hellingly Hospital, whilst retaining a moderate area free from development adjacent to the Hellingly Hospital site. .Optimises the connectivity and potential for community integration with existing communities to the south of the site and new communities to the north of the site, and enables location of community facilities in a way which will encourage community integration. .Close to the Cuckoo Trail and footpaths to the west of Park Road, providing potential to increase accessibility and connectivity and potential to help regenerate Hailsham town centre, services and retail facilities. .Focuses development towards Park Road, where existing road improvements have been carried out to include new footways and cycle ways, and where bus services are provided (although improvements in routes and frequency of service is required). .Avoids development in the Flood Risk Zone to the east. .Retains open land to the west and east of the site, retaining perceptions of openness to the countryside. .Enables the protection, retention/enhancement of Ancient Woodland, important trees, hedgerows and ecological corridors to the south of the development site, as part of the development, potentially enhancing the sense of place and distinctiveness of the development as well as the ecological value. .Enabling development to the south of New Road will encourage greater use of both the western and the eastern non-statutory footpath, accessing Lower
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 138 Horsebridge Road/Amberstone Road and the bus routes and neighbourhood services located there. .The location of employment provision to the east of the site, may make it more accessible by foot/cycle to residents from the Hailsham East area. .The provision of education and community facilities in a more central and highly accessible location, would serve new residents and existing communities. .Optimises the use of available brownfield land through utilising the Amberstone Depot site, although the majority of employment land would be provided on green field land.
3.25.59 The cons in relation to Option 6 include:-
.Development may be perceived by some people to be joining the communities of Hailsham and Hellingly and consequently reducing the individual identity and distinctiveness of the two settlements. .The provision of employment and community facilities on green field land may be dependant upon the provision of serviced land, provided in line with residential development which may mean a delay in the phasing of provision. .Although Option 5 optimises the use of available brownfield land through utilising the Amberstone Depot site, which is a positive aspect, the majority of employment land provision would be on greenfield land.
3.25.60 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. 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.
3.26 SA of Options for SDA 3:Land to the North of Hailsham
3.26.1 An assessment of the development options presented for SDA 3 against the 22 Sustainability Appraisal objectives, has been carried out and is attached in full at Appendix B.
Table 3.2: Summary of Sustainability Appraisal of Options for SDA 3:Land to the North of Hailsham
Potential Benefits Potential Problems and Mitigation .All of the Options are some .Options 3, 4 and 6 have a greater distance from the Town Centre, north south focus which will allow and mitigation will be required to connectivity to the Hellingly reduce the need to travel by car Hospital Site, but lesser linkages
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 139 and maximise the regeneration with the rest of Hailsham. effect of the option. Option 1 has .Options 3, 4 and 6 create a the closest link to the cycle greater degree of coalescence network, the Cuckoo Trail, and with Hellingly Hospital, Options 1, 2 and 5 have strong Horselunges and Hellingly Village. potential to increase the east west .All options, but to a lesser extent connection by walking and cycling. Option 4, have the potential to .All options are not particularly change the hydrology of the landscape sensitive, although Pevensey Levels and Option 1 has greater sensitivity. development will require .Options 3 and 5 have the lesser measures to ensure that the impact in terms of perceived hydrology is not changed and the impact upon the coalescence with pollution is not introduced to the Hellingly Village. Pevensey Levels. .There are similar biodiversity issues in relation to all the options with potential in all cases to enhance both green infrastructure and biodiversity. .Options 1, 2, 3 and 4 make the use land at Danecroft Nursery for employment provision, which uses a site which has previously provided some local employment but with improvements to access in the delivery of employment provision compared to Options 5 and 6.
3.26.2 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 Site DPD consultation document to aid consideration of the most suitable option for development and/or in the consideration of any alternative options that should be considered.
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 140 Figure 7.1:SDA 3 Hailsham North Core Strategy Strategic Sites Context Plan
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 141 Figure 7.2: SDA 3 Hailsham North Land Availability Plan
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 142 Figure 7.3: SDA 3 Hailsham North Site Appraisal
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 143 Figure 7.4: SDA 3 Guiding Principles for development of Hailsham North
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 144 Figure 7.5: SDA 3 Hailsham North Option for development 1
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 145 Figure 7.6: SDA 3 Hailsham North Option for development 2
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 146 Figure 7.7: SDA 3 Hailsham North Option for development 3
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 147 Figure 7.8: SDA 3 Hailsham North Option for development 4
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 148 Figure 7.9: SDA 3 Hailsham North Option for development 5
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 149 Figure 7.10: SDA 3 Hailsham North Option for development 6
SDA 3: Land at North Hailsham - SSDPD Background Document - December 2011 150
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
151
152 Appendix A
SA of Strategic Sites - Constraints & Opportunities Analysis SDA 2: Land east of Hailsham
Constraints Constraint Notes Appraisal Comments First Tier Constraints & Opportunities Flood risk The site lies partly within the In line with guidance from the catchment area of the Cuckmere Environment Agency, and in River but predominantly within order to assess Flood Zone 2 the catchment area for the and climate change scenarios, Pevensey Levels. a 50m buffer zone will be applied to the existing Flood Part of the site is within fluvial Zone 2 outline. and tidal Flood Risk Zones 2 and 3. 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 AONB No constraints. or SDNP. Natura 2000 / Parts of the site are within 200m Development on the site will Ramsar site of the Pevensey Levels Ramsar have to consider possible Site. impacts on the Pevensey Levels Ramsar Site, and means of enhancing the biodiversity and Green Infrastructure on the site SSSI Parts of the site are within 200m Development on the site will of the Pevensey Levels SSSI. have to consider possible impacts on the Pevensey Levels SSSI as well as biodiversity on the site. Opportunities Enhance biodiversity There are opportunities to implement the Enhance green infrastructure recommendations of the network ecological assessment to retain/enhance biodiversity and Reduce flood risk and surface include this as part of the GI of water run off the site.
The site also 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.
153 Key Issues:
Flood risk and environmental - with part of the site being within Flood Zones 2 and 3 requiring the implementation of a 50m buffer zone, this will need to be taken into account in the master planning of the site, but may provide opportunities to incorporate a range of SUDS and in addition, promote opportunities to enhance the biodiversity and green infrastructure network.
Biodiversity - with parts of the site being within 200m 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 There are a number of deficits in The development of the site quantity, quality and accessibility should take into account the to open space and recreational need to provide for facilities within Hailsham. replacement allotment and play space (if the land currently Should areas currently used for occupied by these facilities is allotments and play areas be to be developed) required for the development of housing, there will be a need to The development should also make new provision of these make appropriate play and facilities within the SDA. open space provisions for the development area and In addition, there is a particular surrounding areas of Hailsham, need for play areas for Under in accordance with the 8's, 8-12 year olds and teen recommendations in the report. facilities. Ground water The site is not within or adjacent No constraints protection to any EA designated Ground zones Water Protection Zones.
Listed buildings There is one listed buildings The development of the site within the site (Harebeating should take into account the Farm Grade II Listed|) and two setting of these three listed listed buildings (both Grade II buildings. Listed) adjacent to the site - Harebeating Mill and Longleys Farmhouse. Conservation The site is not within or adjacent No constraints. Area to any designated Conservation Area Ancient The site does not include, nor is No constraints. Woodland it adjacent to any areas designated as Ancient Woodland Local The site subdivided into two The sensitivity to change and landscape distinctly different character visual sensitivity is considered significance areas within the Landscape moderate in the north Character Assessment and (Amberstone character area) Development Option evaluation and moderate/high (views from study of February 2009. The levels) in the south northern part of the site (Harebeating). (Amberstone) is described as 'low weald landscape, flat large The study recommends in open fields between ridge and respect of the Amberstone part Pevensey Levels, a fragmented of the site, that the landscape structure with few attractors'. structure is improved, restoring
154 The study identifies the area as features with planting to soften an area with potential for urban edges. The scope for development. enhancement and mitigation is described as moderate with The central and southern parts scope for replacing lost of the site (Harebeating) are structure, but extensive tree described as 'mostly grazing planting would be out of land, some loss of landscape character apart from along the structure with loss of hedges urban fringe. and historic farm pattern, urban The capacity to accept change fringe and sewage works for housing is considered to be influence character, no focus of moderate. character, countryside adjacent to town centre is an important With respect to the land to the setting for the town' The study south (Harebeating) the study identifies some parts of the site recommends that agricultural (primarily within the western management be retained and parts of the site adjacent to the the landscape structure existing built form) as an area restored, with the historic with potential for development. setting landscape structure worth of retention. The scope for enhancement and mitigation is described as moderate with scope for softening to the urban edge and replacement of lost landscape structure. The capacity to accept change for housing is considered to be moderate within defined boundaries and close to the urban edge. SNCI, Site is not a SNCI, it has a Development would need to ecological number of ponds and groups of conserve trees and mature importance trees and mature hedgerows. hedgerows where possible and incorporate (along with existing ponds) into design of development. Agricultural The majority of the site is The development of the site land currently farmed and is shown will result in the loss of Grade 3 classification on the Agricultural Land Agricultural land in the Classification Map as Grade 3 Hailsham area. agricultural land. 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 7 public footpaths No constraints. crossing the site, running from north to south and east and west Development will need to across the SDA, leading to town ensure no loss of public access centre in the south, the to the existing public footpaths. countryside areas (levels) to the east and to the north linking with numerous other footpath routes.
155 Opportunities Enhance and improve open The site provides the space provision. opportunity to provide additional open space, leisure and recreation facilities to support the development possibly as part of the Green Infrastructure of the site.
Enhance the biodiversity value As the site is adjacent to the of the site. Pevensey and Cuckmere 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.
The existing extensive Create/enhance Green coverage of footpaths through Infrastructure network, improve the site provide a good connectivity/accessibility and opportunity to increase enhance integrated transport connectivity as part of the networks. Green Infrastructure network of the site, and form part of an integrated transport network serving the site, through linking to bus and train services.
Improving connectivity through the enhancement of existing and provision of new walking and cycling networks from the developments to new facilities on site and linkages to existing facilities, will provide access to a range of open spaces. This could be achieved as part of the Green Infrastructure network and creative development layouts.
South and east facing parts of the site may offer potential for Energy efficiency passive solar gain, whilst the higher ground within the southern and central parts of the site may offer potential for wind generation.
The loss of agricultural land - The site will involve the loss of agricultural land which is currently used for grazing. There is no evidence of any arable crops having being grown on site in recent years. The location of the site adjacent to 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
156 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 or allotments 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 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 provided. 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 Cuckmere The current status of River 17 Framework and Pevensey Levels catchment (Hurst Haven at Hailsham) is Directive and River 17 (Hurst Haven at moderate - objective good by Hailsham) flows through the 2027. eastern parts of the site River 10 (Cuckmere from The northern part of the site is Warbleton to Lower within 1.8km of River 10 Horsebridge) and River 22 (Cuckmere from Warbleton to (Cuckmere between Arlington Lower Horsebridge) and River and Lower Horsebridge) are 22 (Cuckmere between Arlington within 1.8 km of the site - and Lower Horsebridge). current overall status for River 10 is poor, objective good by 2027,and for River 22 the current status is moderate, objective - good by 2027.
Mitigation measures may be required on site to ensure development contributes to this . objective, and those relating to the Pevesey Levels Special Protection Area (SPA). through the use of sustainable drainage systems Climate The site is predominantly south The site presents good Change and east facing. opportunities for maximising passive solar gain, due to the Part of the site is within Flood predominantly south and east Zones 2 and 3 and a facing orientation of the site. precautionary approach to development adjacent to this Retention of and the addition of areas should be adopted. 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.
Small scale wind generation may be possible, through the
157 use of vertical wind turbines, subject to availability of appropriate wind speeds and direction.
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. Renewable The site is predominantly south The predominantly southern Energy and east facing with higher and eastern orientation of the ground within the central parts of site could support the use of the site. solar panels or photovoltaic energy generation.
Small scale wind generation may be possible, through the use of vertical wind turbines, subject to availability of appropriate wind speeds and direction.
Opportunities exist to investigate micro CHP, biomass, ground source heating and cooling as part of the overall strategic development of the SDA.
Opportunities exist through creative layout of the development of the site, to optimise Urban Cooling through the design of space and careful landscaping design and tree planting Opportunities Opportunities to improve rate The use of sustainable and quality of discharge to water drainage systems will assist courses and the Pevensey climate change objectives Levels in line with the Water through reducing surface water Framework Directive objectives flow and absorption, and reducing the level of run off to local streams and rivers and the Pevensey Levels. Opportunities for including renewal energy as part of the The site presents good development of the site. opportunities to address climate change issues through the design and layout of the development through utilizing the predominately south and east facing orientation of the site to maximise passive solar gain.
158 Retention of and addition of tree/hedge retention and planting, will assist Urban Cooling and carbon reduction through creating local carbon 'sinks' as well as supporting diversity and the provision of green infrastructure.
Opportunities exist to investigate micro CHP, biomass, ground source heating and cooling as part of the overall strategic development of the SDA together with SDA3 (north Hailsham). Key Issues:
Drainage/Water Framework Directive - A number of drainage ditches currently exist on site, which drain into the Pevensey 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.
Wastewater Treatment Works - Hailsham North Wastewater Treatment Works is adjacent to the eastern boundary of the site. Odour currently emanates from the works. Mitigation measures at Hailsham North wastewater treatment works will be required to ensure that the new development is not exposed to an unacceptable level of odour. A developer funded feasibility study will be required to be undertaken which should seek to quantify the risk of the new development being subject to an unacceptable level of odour from Hailsham North together with the required mitigation measures Analysis:
The role of this site as a strategic development area is supported by the sustainability appraisal. Whilst it is currently agricultural land, the location of the site adjacent to the urban area to the east of Hailsham provides opportunities to diversify the housing type and tenure in the area to meet local housing need as well as providing opportunities to increase open space provision in the local area.
Connectivity to the wider area, particularly public transport routes, residential and open space areas can be easily and effectively achieved through strengthening footpath and cycle linkages to the wider area particularly to Hailsham town centre, recreational facilities, employment areas and local schools and community facilities.
The protection of existing hedgerows and trees, where appropriate, together with the provision of additional planting will enhance the sense of place, distinctiveness and well as biodiversity of the area. These features could be incorporated into the Green Infrastructure of the area, alongside landscaped areas and open spaces as part of the development of the site and enhance biodiversity opportunities and climate change.
The site presents considerable opportunities to address climate change and increase the use of renewable energy, through maximizing passive solar gain, the use of solar panels and photovoltaic cells (subject to minimizing glare that may impact upon views from the Pevensey Level). Additional renewal sources of energy should be explored, especially in conjunction with the development of SDA3 (north Hailsham), including Biomass, Micro CHP and ground source heating and cooling.
The site has the potential to become an exemplar sustainable urban extension through utilizing
159 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.
160
161 Appendix A
SA of Strategic Sites - Constraints & Opportunities Analysis SDA 3 : Land at North Hailsham
Constraints Constraint Notes Appraisal Comments First Tier Constraints & Opportunities Flood risk The site lies partly In line with guidance from the within the catchment Environment Agency, and in order to area of the Cuckmere assess Flood Zone 2 and climate change River but predominantly scenarios, a 50m buffer zone will be within the catchment applied to the existing Flood Zone 2 area for the Pevensey outline. Levels. Development for housing or employment A small part of the site would need to avoid this area and avoid to the east, is within increasing flood risk in this area, though Flood Risk Zones 2 and the implementation of SUDS. 3. The area may be suitable for open space or as part of the Green Infrastructure network. AONB The site is not within the No constraints. AONB. Natura 2000 / The site is within 2 km The sites to the north and east of Ramsar site of the Pevensey Levels Hailsham drain eastwards into the Ramsar Site. Pevensey Levels. This means that any development in this location will need to incorporate Sustainable Drainage Systems (SuDS) to improve water quality, and avoid flushing potentially polluted and/or high volumes of water into the Levels. SuDS will mitigate detrimental impacts of surface water runoff on the ecology and natural features of the Site of Special Scientific interest (SSSI) and Ramsar.
There are a number of SuDS options that could be incorporated into development design and layout that would work in this location. Our preferred approach is that swales, balancing ponds, open watercourses and attenuation ponds are used, as they:
Are effective in managing surface water runoff; Provide Biodiversity and ecology benefits; Provide a contribution to Green Infrastructure; and Are an easier and less costly to monitor and maintain than 'closed'
162 methods.
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 Ramsar Site, and means of enhancing the 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 requiring 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 a range of SUDS and in addition, promote opportunities to enhance the biodiversity and green infrastructure network.
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. Second Tier Constraints & Opportunities Open Space Despite the proximity The development of the site presents and accessibility to opportunities to increase the level and open countryside, there quality of publicly accessible open space is an overall deficit in through the provision of community terms of quantity, quality facilities, open space and green and accessibility of infrastructure, and address some of the open space provision in deficits in recreation and open space the area. provision.
In the Hailsham area By improving connectivity through the there are deficiencies in provision and improvement of physical the provision, quality or linkages to the wider area and better accessibility to:- Parks signage, the accessibility to recreational and Gardens; Natural and open space facilities will be greatly and Semi-natural improved 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 two listed The development of the site should take buildings buildings immediately into account the setting of the two listed adjacent to the northern buildings. boundary of the site - at Magham Oast and Park Farm.
163 Conservation The site is not within or No constraints. Area adjacent to any designated Conservation Area The site contains two The development of the site will need to areas of designated avoid the areas of Ancient Woodland on Ancient Woodland, part the site and take into account areas of of Horselunges Wood to Ancient woodland immediately abutting the west adjacent to the the site, though the implementation of a Cuckoo Trail, and 15m buffer zone (recommended), and Longfields Shaw to the should be incorporated, where appropriate south of the site, into the Green Infrastructure network of abutting housing on the site. Hawkswood Road.
The site abuts several Ancient Woodland areas including the extensive Park Wood to the north and east and Horselunges Wood, South, off Upper Horsebridge Road and Hellingly Hospital to the north. Local The is described within The sensitivity to change and visual landscape the Landscape sensitivity is considered moderate in the significance Character Assessment north and low in the south. Recommends and Development the need to retain an open gap between Option evaluation study Hellingly and Horselunges Manor to the of February 2009, as west and avoid urban coalescence. 'typical low weald', mostly arable with few The scope for enhancement and outstanding features mitigation is described as moderate to the and identifies the area north and considerable to the south, with as an area with potential scope to strengthen the landscape for development. structure through provision of a multi- functional green network, replacement tree/hedge planting and screening of buildings.
The capacity to accept change for housing, mixed uses and business development is considered to be moderate in the north and high in the south of the site SNCI, The site is within 2 km Development on the site will have to ecological of the Pevensey Levels consider possible impacts on the importance SSSI. Pevensey Levels SSSI and means of enhancing biodiversity and Green Infrastructure on 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 Hailsham area. Agricultural Land Classification Map as However, the site lies between the urban Grade 3 agricultural area of Hailsham, the settlements of
164 land. Horsebridge and Hellingly Village and the substantial new development at the Hellingly Hospital site and is somewhat isolated from surrounding agricultural areas. 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 a number of No constraints. public footpaths crossing the site, Opportunities to increase connectivity and particularly to the west the use of various alternative modes of of the SDA, leading to transport to the car through the provision the woodland and of better linkages from the site to the countryside areas to the public footpath and cycle network and west and north of the wider public transport facilities. site, and linking with numerous other footpath routes.
The Cuckoo Trail NCR is adjacent to the western boundary of the SDA, and provides access to Heathfield in the north and Polegate further south, and links to the National Long Distance walking routes - the South Downs Way, the Saxon Way and the 1066 Walk. 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. Enhance the biodiversity value of the As the site is adjacent to the Hailsham site. North 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 Create/enhance Green ecological value of the site. Infrastructure network, improve The footpaths provide a great opportunity connectivity/accessibility to increase connectivity as part of the and enhance integrated Green Infrastructure network of the site, transport networks. and form part of an integrated transport network serving the site, through linking footpath, cycle and bus services.
165
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 Cuckoo Trail, will provide access to extensive tracts of open countryside and a range of employment, social and community facilities, open space and recreational facilities.
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 cereal crops.
The location of the site adjacent to 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 immediate accessibility to 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. 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 10 (Cuckmere from Warbleton to Framework Cuckmere and Lower Horsebridge) and River 22 Directive Pevensey Levels (Cuckmere between Arlington and Lower catchment and within Horsebridge) are adjacent to and within 1km of River 10 1km of the site - current overall status for (Cuckmere from River 10 is poor, objective good by 2027, Warbleton to Lower and for River 22 the current status is Horsebridge) and River moderate, objective - good by 2027. 22 (Cuckmere between Arlington and Lower The current status of River 17 (Hurst Horsebridge) to the Haven at Hailsham) is moderate - west of the site. objective good by 2027.
River 17 (Hurst Haven Mitigation measures may be required on at Hailsham) flows site to ensure development contributes to through the eastern part this objective, and those relating to the of the site Pevesey Levels Special Protection Area (SPA). through the use of sustainable drainage systems Climate The site is The site presents good opportunities for
166 Change predominantly south maximising passive solar gain, due to the facing. Considerable predominantly south facing orientation of tree cover, particularly the site. in the form of Ancient Woodland exists Retention of and the addition of adjacent to the site, appropriate tree/hedge retention and particularly to the north planting, will assist Urban Cooling and east, and to the south carbon reduction through creating local west. carbon 'sinks' as well as supporting biodiversity and the provision of green Part of the site is within infrastructure. Flood Zones 2 and 3 and a precautionary approach to development adjacent Development of the SDA will be subject to to this areas should be Building Regulation requirements for new adopted. homes and non domestic buildings in relation to Zero carbon reduction by 2016. Renewable The site is The predominantly southern orientation of Energy predominantly south the site could support the use of solar facing with higher panels or photovoltaic energy generation. slopes to the north of the site. Small scale wind generation may be possible, through the use of vertical wind turbines, subject to availability of appropriate wind speeds and direction, and given the extent of tree cover in the area.
Opportunities exist to investigate micro CHP, biomass, ground source heating and cooling as part of the overall strategic development of the SDA.
Opportunities exist through creative layout of the development of the site, to optimise Urban Cooling through the design of space and careful landscaping design and tree planting Opportunities Opportunities to The use of sustainable drainage systems improve rate and quality will assist climate change objectives of discharge to water through reducing surface water flow and courses and the absorption, and reducing the level of run Pevensey Levels in line off to local streams and rivers and the with Water Framework Pevensey Levels. Directive objectives. The site presents good opportunities to Opportunities to address climate change issues thorough address climate change the design and layout of the development issues. through utilising the predominantly south facing orientation of the site to maximise passive solar gain.
Retention of and the addition of appropriate tree/hedge retention and planting, will assist Urban Cooling and carbon reduction through creating local
167 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 Opportunities for homes to Sustainable Homes Code Level including renewable 3 or 4. energy as part of the development of the site The site is predominantly south facing and could support solar panels or photovoltaic energy generation.
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, particularly development for social and community provision. Key Issues:
Drainage/Water Framework Directive:- A number of drainage ditches currently exist on site, which drain into the Pevensey 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:
Electrical Power supply - An elevated electricity box is located to the north of New Road, with overhead power lines which cross the road to provide power to the caravan site. A further elevated switch gear box is located on Park Road on the verge to the western boundary of the Site.
Soakaway/Sewerage treatment plant - A small fenced off enclosure exists half way down the western path from Hawkswood Road to New Road, which is thought to be part of a soakaway/local sewerage treatment plant. This needs to be further investigated.
Water Pumping Station - A water Pumping Station is located directly to the south of the eastern part of the site, to the east of the Hurst Haven stream. The impact of development on this facility needs to be taken into account.
Vehicular Access - Vehicular access to the majority of the SDA is currently available from a number of field access gates off New Road and Park Road. With the exception of the re-alignment of the western end of New Road, currently under construction, no private or adopted roadways exist within the SDA sites.
Public transport A number of public transport routes currently service Upper Horsebridge Road/Hawkswood Road/Amberstone Road. Additional service provision may be possible/required subject to review of the development proposals.
168 Analysis:
The role of this site as a strategic development area is supported by the sustainability appraisal. Whilst it is currently agricultural land the location of the site adjacent to the urban area of Hailsham and the development area around Hellingly Hospital, 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 Hailsham Town Centre, recreational facilities, employment areas, and local schools and community facilities. 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 new employment areas within the SDA should make particular reference to the sites attributes in this respect. Linkages, particularly to the extensive local footpath routes and the Cuckoo Trail NCR, 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 protection of ancient woodland on and adjacent to the site, and the provision of additional planting along boundaries and along existing tree/hedgerows on site, will enhance the sense of place, distinctiveness as well as the biodiversity value of the area. These features could be incorporated into the Green Infrastructure of the area, 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 should be explored, particularly in conjunction with development at Hellingly Hospital and at Hailsham East, including 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.
169
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.
170
171
Sustainability Appraisal of Options for SDA 2 Land at East Hailsham
Wealden District Council Sustainability Appraisal Effect Option 1 Option 2 Objective 1 Ensure that everyone has Implementation of this option will yield 600 Implementation of this option will yield 600 the opportunity to live in a homes, and takes into account potential issues homes, and takes into account potential issues good quality, sustainably relating to the nearby waste water treatment relating to the nearby waste water treatment constructed and affordable works. Costs through potential mitigation of the works. Costs through potential mitigation of the home impact of waste water treatment works and site impact of waste water treatment works and site preparation work should not create a differential preparation work should not create a differential between option 1 and option 2 in terms of the between option 1 and option 2 in terms of the ability to deliver affordable homes. ability to deliver affordable homes.
2 Improve the health and well This option encompasses a public footpath from This option encompasses a public footpath from being of the population Hailsham to Harebeating lane and beyond, Hailsham to Harebeating, which may promote which subject to enhancement, may promote walking and access through the connect walking and access through the connect footpaths to the surrounding countryside. Option footpaths to the surrounding countryside thereby 2 does not connect through to the land beyond have a positive health benefits. A proportion of Harebeating Lane which may therefore have less the potential land for development is closer to potential to enhance the existing footpath route. the town centre than option 2, with a greater A proportion of the potential land for
172 choice of GP services. development is further away from the town centre than option 2, with a lesser choice of nearby GP services. 3 Promote social inclusion Option 1 is developed in closest proximity to the Part of Option 2 is developed in further from the and create/ sustain vibrant town centre, increasing support for the town town centre and the community use of the communities centre and improving the likelihood of community facilities available there. Option 2 also does not use of the facilities available there. Option 1 also concentrate as much development in close concentrates development in closest proximity to proximity to East Hailsham which is the more East Hailsham which is the more deprived area deprived area of Hailsham. Development here of Hailsham. Development here has most has less potential to maintain and improve potential to maintain and improve facilities in the facilities in the eastern side of Hailsham than eastern side of Hailsham. Option 1. 4 To ensure a safe The option does not provide the detail required The option does not provide the detail required environment including to assess against this objective. to assess against this objective. reducing crime and the fear of crime
5 To provide accessible and Development is concentrated in close proximity Development is concentrated in close proximity high quality public services to the town centre and a proposed new mixed to the town centre and a proposed new mixed and facilities use development bordering the town centre. The use development bordering the town centre. The option offers the best opportunity to improve option offers the best opportunity to improve links to the centre and the services which are links to the centre and the services which are available there. Given the development strategy available there. Given the development strategy for Hailsham SDA2 has not been chosen to for Hailsham SDA2 has not been chosen to provide extensive facilities on site. However, provide extensive facilities on site. However, both options are likely to provide towards the both options are likely to provide towards the wider strategy. wider strategy. 6 To reduce the risk of All sites will have to avoid increasing flood risk All sites will have to avoid increasing flood risk flooding and the either on site or off site. Development can avoid either on site or off site. Development can avoid consequential damage to flood risk areas which have been identified flood risk areas which have been identified property and public well accounting for climate change predictions. No accounting for climate change predictions. No being issue subject to mitigation including the issue subject to mitigation including the implementation of Sustainable Urban Drainage implementation of Sustainable Urban Drainage Systems. Systems.
7 Make the most efficient use Greenfield development, but with opportunities to Greenfield development, but with opportunities of land by prioritising increase densities close to the town centre in close to the town centre to increase densities in Brownfield sites for order to make efficient use of land. order to make efficient use of land. However, a development, the re-use of proportion of the area identified is further from existing buildings and the town centre more likely to require lower promoting higher housing densities in order to maintain the development densities character of the area.
8 Reduce air pollution and The option concentrates development in close The option concentrates less development in ensure local air quality proximity to the town centre avoiding the need to close proximity to the town centre which slightly continues to improve be reliant on car for journeys to the centre and increases the reliance on the car for journeys to encouraging the use of public transport for the centre and marginally discourages the use of external journeys, thereby reducing the amount public transport for external journeys compared of air pollution invariably created by housing to option 1. However, both options will development in a rural area. realistically involve car based journeys, which Development will account for and mitigate odour will invariably increase air pollution. at the nearby waste water treatment works, in Development will account for and mitigate odour order to protect residential amenities. at the nearby waste water treatment works, in 173 order to protect residential amenities. 9 Reduce emissions of Development will not reduce overall emissions of The option does not provide the detail required greenhouse gases greenhouse gases. Mitigate through sustainable to assess against this objective. construction, energy/thermal efficiency, renewable energy. 10 Conserve and enhance the Both options are in close proximity to the Both options are in close proximity to the biodiversity of the District Pevensey Levels (SSSI RAMSAR) and Pevensey Levels (SPA) and implementation of implementation of SUDS to minimise SUDS to minimise hydrological impact will be hydrological impact will be required. Both required. Both options contain similar options contain similar biodiversity attributes and biodiversity attributes and conservation and conservation and enhancement of the option will enhancement of the option will need to be need to be considered as part of detailed considered as part of detailed consideration. consideration. Option 1 would be able to create a corridor of green infrastructure along the eastern strip of Hailsham providing for the continuous migration of species. 11 Conserve, enhance and The three listed buildings (Harebeating Farm, The three listed buildings (Harebeating Farm, make accessible for Harebeating Mill and Longleys Farmhouse) are Harebeating Mill and Longleys Farmhouse) are enjoyment, the District’s in close proximity to land identified in option 1 in close proximity to land identified in option 1 countryside (in particular and 2, but with no impact upon the setting. and 2, but with no impact upon the setting. protecting the best and most Harebeating Mill is located on the edge of the The land to the north of Vicarage lane is a versatile agricultural land), existing built up area, and mitigation may be landscape sensitive area with the open and landscape, historic and built required in order to preserve its setting. gently sloping site being in full view of the low- environment Option 1 is situated in a landscape sensitive lying and open aspect Pevensey Levels. The areas, with the open and gently sloping site northern part of the option (Amberstone) is less being in full view of the low-lying and open sensitive and is described as 'low weald aspect Pevensey Levels. The northern part of landscape, flat large open fields between ridge this option is also landscape sensitive being in a and Pevensey Levels, a fragmented structure prominent ridge line position. However, the land with few attractors'. available allows mitigation to be put in place in The development of option 2 would make slightly order to reduce the impact. more use of this northern area which is identified The development of the site will result in the loss as being more suitable for development in terms of Grade 3 Agricultural land which surrounds the of impact on the landscape. Hailsham area. The development of the site will result in the loss of Grade 3 Agricultural land which surrounds the Hailsham area. Option 1 could deliver uninterrupted cycle and Option 2 contains a large gap in development pedestrian access along the eastern edge of sites north of Harebeating Lane and so could not Hailsham. If this provision were to be made, this deliver an uninterrupted cycle and pedestrian network could be linked to new development to access along the eastern edge of Hailsham. the north of Hailsham. This would provide continuous access around the east and north of Hailsham before linking up with the national cycle network on the Cuckoo Trail. Option 1 would be able to create a corridor of green infrastructure along the eastern strip of Hailsham, enhancing the area and accessibility. 12 Reduce the need to travel Option 1 can move towards this through its Option 2 can move towards this through its by car and promote ability to deliver good access to services, ability to deliver good access to services, alternative methods of facilities and transport in the closest site facilities and transport by concentrating transport available to the town centre, with opportunities development close to the town centre. However, for cycling and pedestrian access. because development is proposed in the northern extremity then the opportunities for 174 cycling and pedestrian access will be more limited in this option. 13 Minimise waste, maximise The option does not provide the detail required The option does not provide the detail required the re-use of materials, to assess against this objective. to assess against this objective. recycling and composting 14 Maintain and where The site is within the Cuckmere and Pevensey The site is within the Cuckmere and Pevensey appropriate improve quality Levels catchment and River 17 (Hurst Haven at Levels catchment and River 17 (Hurst Haven at of groundwater and surface Hailsham) flows near the eastern parts of the Hailsham) flows through the northern part of the waters in the District and site. Therefore without mitigation there is site. promote water efficiency potential for adverse impacts on water quality Therefore without mitigation there is potential for through development of Option 1 due adverse impacts on water quality through hydrological impact upon the Pevensey Levels development of Option 1 due hydrological impact (cSAC, Ramsar Site and SSSI). This may upon the Pevensey Levels (cSAC, Ramsar Site require longer term attenuation for water storage and SSSI). This may require longer term and greater land take than ordinary SUDS. attenuation for water storage and greater land take than ordinary SUDS. 15 Promote energy efficiency All new development will have to meet energy All new development will have to meet energy measures and encourage efficiency standards in line with Building efficiency standards in line with Building the use of renewable energy Regulations. The site is predominantly south and Regulations. The site is predominantly south and east facing with higher ground within the east facing with higher ground within the northern and central section of Option 1. The northern and central section of Option 1. The predominantly southern and eastern orientation predominantly southern and eastern orientation of the site could support the implementation of of the site could support the implementation of solar gain practices in the orientation and design solar gain practices in the orientation and design of the properties and use of solar panels or of the properties and use of solar panels or photovoltaic energy generation. A larger photovoltaic energy generation. A larger renewable energy system, potentially associated renewable energy system, potentially associated with the town centre, could be considered which with the town centre, could be considered in the would benefit from economies of scale. area to the north of Vicarage lane, however this potentially would not be able to accommodate the separate parcel of land further to the north, without significant costs. 16 Reduce the global, social The option does not provide the detail required The option does not provide the detail required and environmental impact of to assess against this objective. to assess against this objective. consumption of resources by using sustainably produced and local products
17 Maintain and enhance the Not relevant to this option. Not relevant to this option. prosperity of the District and increase the vitality of villages and the rural economy 18 Promote sustainable tourism Not directly related to this appraisal. Not directly related to this appraisal. 19 Ensure high and stable A concentration of development in close The development further north has greater levels of employment and proximity to the town centre will potentially potential for consumers to undertake a journey provide support for small benefit the retail centre, and reduce the loss of into retail centres outside of the District. firms and local businesses consumers to towns outside the District. 20 Develop and maintain a While the SDA does not contain employment While the SDA does not contain employment skilled workforce to support land, the development will cater for substantial land, the development will cater for substantial long term competitiveness new population growth for the town, and new population growth for the town, and 175 therefore workforce. There is no discernable therefore workforce. There is no discernable difference between the options in this respect. difference between the options in this respect. 21 Stimulate regeneration of Option 1 potential to support the town centre. Although there is potential to support the town town centres New residents will be located within a short walk centre through land allocated to the north of of the centre. It can provide new pedestrian and Vicarage Lane. Development of Option 2 with its cycle links directly incorporated with centre. A separate land parcel is further from the centre reduction in car journey will benefit the centre and a longer journey to the centre. The increase and may dissuade longer car journeys to centres in car journeys will not benefit the town and may outside of the district for day to day items. lead to car journeys outside of the District for day to day items. 22 Develop a dynamic, diverse, Not directly related to this appraisal. Not directly related to this appraisal. and knowledge based economy
Sustainability Appraisal of Options for SDA 3 Land at North Hailsham Option 1 and 2
SDA 3 Wealden District Council Effect Option 1 Option 2 Hailsham Sustainability Appraisal North Objective
1 Ensure that everyone has Implementation of this option will yield 700 Implementation of this option will yield 700 the opportunity to live in a homes with no particular issues of deliverability. homes with no particular issues of deliverability. good quality, sustainably constructed and affordable home 2 Improve the health and well This option allows the most access onto the This option allows access onto the A271 but not being of the population A271 and the cuckoo trail so there is strong directly to the cuckoo trail so although there is scope for pedestrian and cycling to the existing strong scope for pedestrian and cycling to the facilities in Hailsham. However, the development existing facilities in Hailsham, the cuckoo trail is furthest from the Hellingly Hospital linkages will not be realised.. The allocation development which contains sports facilities, a option is furthest from the Hellingly Hospital community hall, and cycle facilities. Any benefits development which contains sports facilities, a associated with community facilities would be community hall, and cycle facilities. Any benefits remote from north Hailsham population but close associated with community facilities would be to Hellingly Hospital and Hellingly village. closer to the north Hailsham population and accessible to Hellingly Hospital and Hellingly
176 village, being centrally located. 3 Promote social inclusion Least isolated option with a good relationship This site is similar to option 1 in terms of the and create/ sustain vibrant with existing settlements of Hailsham and benefits of concentrating development in a communities Hellingly. Some relationship with faculties location close to the existing settlement of provided at Hellingly Hospital. Park Road Hailsham. Another positive factor is the location provides an existing route into the Hailsham of community facilities within the centre of the served by buses. If this relatively busy road were site. However, does not benefit Hellingly or to intensify in use, it could become a barrier Hellingly hospital to the extent of Option 1. between sites on either side of the road. 4 To ensure a safe No significant issues – design considerations at No significant issues – design considerations at environment including the application stage will address this. the application stage will address this. reducing crime and the fear of crime 5 To provide accessible and A new community neighbourhood centre would A new community neighbourhood centre would high quality public services benefit Hellingly Hospital and Hellingly village particularly benefit north Hailsham, where and facilities and to a lesser extent North Hailsham, where facilities are more limited. Any new facilities services are lacking. would be in the most accessible location for existing Hailsham residents compared to the other options. The site identified for these facilities is also very centrally located in the context of the development option.
6 To reduce the risk of All sites will have to avoid increasing flood risk All sites will have to avoid increasing flood risk flooding and the either on site or off site. Development can avoid either on site or off site. Development can avoid consequential damage to flood risk areas which have been identified flood risk areas which have been identified property and public well accounting for climate change predictions. No accounting for climate change predictions. No being issue subject to mitigation including the issue subject to mitigation including the implementation of Sustainable Urban Drainage implementation of Sustainable Urban Drainage Systems. Systems. 7 Make the most efficient use Density is similar for all options, however this Density is similar for all options, however this of land by prioritising option would require 41 hectares of land which option would require 39 hectares of land which Brownfield sites for is higher than some others. is around average compared to the other development, the re-use of options. existing buildings and promoting higher development densities 8 Reduce air pollution and Development will take place in one of the closest Development will take place in one of the closest ensure local air quality possible proximities to the existing settlement possible proximities to the existing settlement continues to improve and in the closest proximity to the Cuckoo Trail with potential bus linkages. which provides a high quality walking and cycling route to Hailsham and beyond. Also this site contains an existing route into Hailsham served by busses. 9 Reduce emissions of Development will not reduce overall emissions Development will not reduce overall emissions greenhouse gases of greenhouse gases. Mitigate through of greenhouse gases. Mitigate through sustainable construction, energy/thermal sustainable construction, energy/thermal efficiency, renewable energy. efficiency, renewable energy.
10 Conserve and enhance the The Hurst Haven Stream situated to the east of The Hurst Haven Stream situated to the east of biodiversity of the District the site drains into the Pevensey Levels the site drains into the Pevensey Levels (Ramsar, cSAC and SSSi). It will be necessary (Ramsar, cSAC and SSSi). It will be necessary to ensure that no pollutants are discharged into to ensure that no pollutants are discharged into 177 this stream or the rate of flow does not increase. this stream or the rate of flow does not increase.
This site is not subject to any statutory or non- This site is not subject to any statutory or non- statutory nature conservation designations. statutory nature conservation designations. However ancient woodland is present on site However ancient woodland is present on site with hedges of value locally. A 15 metre with hedges of value locally. A 15 metre protection zone should be incorporated into any protection zone should be incorporated into any proposal in relation to the ancient woodland. proposal in relation to the ancient woodland. These habitats have the potential to support a These habitats have the potential to support a wide range of protected and BAP species which wide range of protected and BAP species which may also be of value at a local scale may also be of value at a local scale
Brownfield land at Danecroft Nursery has the Brownfield land at Danecroft Nursery has the potential to support a wide range of common, potential to support a wide range of common, rare and BAP species which may of higher rare and BAP species which may of higher value, at a local scale. value, at a local scale.
There are also fragmented commuting routes There are also fragmented commuting routes along the ghyll streams and hedges running along the ghyll streams and hedges running north-south through the agricultural land. north-south through the agricultural land. Development proposals should seek to retain Development proposals should seek to retain and enhance the more valuable habitats. Ponds and enhance the more valuable habitats. Ponds immediately south of Sub-area 5 have confirmed immediately south of Sub-area 5 have confirmed records of great crested newt and it is very likely records of great crested newt and it is very likely that they are present within the woodland, that they are present within the woodland, hedges, grassland and ditches. The large arable hedges, grassland and ditches. The large arable fields may support wintering birds from the fields may support wintering birds from the nearby Pevensey Levels SSSI. nearby Pevensey Levels SSSI.
11 Conserve, enhance and The site’s east to west emphasis provides The site’s east to west emphasis provides make accessible for potential to link the Cuckoo Trail in the west to potential to create a continuous green network enjoyment, the District’s Amberstone Road in the east in a continuous incorporating a cycle and walkway, although countryside (in particular green network incorporating a cycle and there would be no direct linkages to the Cuckoo protecting the best and walkway. Trail most versatile agricultural All options involve development on Grade 3a All options involve development on Grade 3a land), landscape, historic agricultural land. agricultural land. and built environment The area is described within the Landscape The area is described within the Landscape Character Assessment and Development Option Character Assessment and Development Option evaluation study of February 2009, as 'typical evaluation study of February 2009, as 'typical low weald', mostly arable with few outstanding low weald', mostly arable with few outstanding features and identifies the area as an area with features and identifies the area as an area with potential for development, this applies to all potential for development, this applies to all options. Option 1, however, involves land to the options. The option has no impact on historic south of Danecroft nurseries, which in the sites. assessment suggest protecting around half the developable land (area adjacent Cuckoo Trail) as a landscape buffer. The option has no impact on historic sites. The option creates a greater coalescence of Hailsham with Hellingly village
12 Reduce the need to travel All options in relation to this SDA are some All options in relation to this SDA are some 178 by car and promote distance from the town centre which encourages distance from the town centre which encourages alternative methods of car trips to the town centre and ‘leapfrog’ car car trips to the town centre and ‘leapfrog’ car transport trips to Eastbourne. This could be mitigated by trips to Eastbourne. This could be mitigated by the provision of a neighbourhood centre the provision of a neighbourhood centre reducing the need for car trips., and the reducing the need for car trips and the provision provision or enhancement of bus services or enhancement of bus services associated with associated with the Hellingly Hospital the Hellingly Hospital development. The site development. The site concentrates concentrates development in the closest development in the closest possible proximity to possible proximity to Hailsham town centre and Hailsham town centre and is the closest option mitigation involving safe cycle links to the to the Cuckoo Trail, with cycling links to the Cuckoo Trail, will enhance cycling links to the Town Centre. Town Centre. 13 Minimise waste, maximise The option does not provide the detail required The option does not provide the detail required the re-use of materials, to assess against this objective. to assess against this objective. recycling and composting 14 Maintain and where The site is within the Pevensey Levels The site is within the Cuckmere and Pevensey appropriate improve quality catchment and River 17 (Hurst Haven at Levels catchment and River 17 (Hurst Haven at of groundwater and surface Hailsham) flows near the eastern parts of the Hailsham) flows near the eastern parts of the waters in the District and site. Therefore without mitigation there is site. Therefore without mitigation there is promote water efficiency potential for adverse impacts on water quality potential for adverse impacts on water quality through development of Option 1 due through development of Option 1 due hydrological impact upon the Pevensey Levels hydrological impact upon the Pevensey Levels (cSAC, Ramsar Site and SSSI). This may (cSAC, Ramsar Site and SSSI). This may require longer term attenuation for water storage require longer term attenuation for water storage and greater land take than ordinary SUDS. and greater land take than ordinary SUDS.
15 Promote energy efficiency All new development will have to meet energy All new development will have to meet energy measures and encourage efficiency standards in line with Building efficiency standards in line with Building the use of renewable Regulations. The site is predominantly south Regulations. The site is predominantly south energy facing. The orientation of the site could support facing. The orientation of the site could support the implementation of solar gain practices in the the implementation of solar gain practices in the orientation and design of the properties and use orientation and design of the properties and use of solar panels or photovoltaic energy of solar panels or photovoltaic energy generation. Land south of Danecroft nurseries is generation. A larger renewable energy system relatively sheltered with woodland and therefore such as combined heat and power could be there may be less potential for solar gain and considered which would benefit from economies wind generation. A larger renewable energy of scale and linkages with employment and system such as combined heat and power could education/ community facilities. be considered which would benefit from economies of scale and linkages with employment and education/ community facilities. 16 Reduce the global, social Not relevant to this option. Not relevant to this option. and environmental impact of consumption of resources by using sustainably produced and local products 17 Maintain and enhance the Not relevant to this option. Not relevant to this option. prosperity of the District and increase the vitality of villages and the rural economy 179 18 Promote sustainable Not relevant to this option. Not relevant to this option. tourism 19 Ensure high and stable All option provide opportunity for an increase in All option provide opportunity for an increase in levels of employment and floor space and a range of jobs to support local floor space and a range of jobs to support local provide support for small needs. This option concentrates employment needs. This option concentrates employment firms and local businesses land on a current nursery site which also land on a current nursery site which also operates with other businesses on site, a willing operates with other businesses on site, a willing developer is involved. This means that the developer is involved. This means that the employment site is not reliant on upfront employment site is not reliant on upfront provision of housing and increases the delivery provision of housing and increases the delivery of this. of this. 20 Develop and maintain a The SDA strategy will provide employment land The SDA strategy will provide employment land skilled workforce to support and for substantial new population growth for the and for substantial new population growth for the long term competitiveness town, and therefore workforce. There is no town, and therefore workforce. There is no discernable difference between the options in discernable difference between the options in this respect. this respect. 21 Stimulate regeneration of All options in relation to this SDA are some All options in relation to this SDA are some town centres distance from the town centre which encourages distance from the town centre which encourages car trips to Eastbourne. This could be mitigated car trips to Eastbourne. This could be mitigated by the provision or enhancement of bus services by the provision or enhancement of bus services associated with the Hellingly Hospital associated with the Hellingly Hospital development. The site concentrates development. The site concentrates development in the closest possible proximity to development in the closest possible proximity to Hailsham town centre and is the closest option Hailsham town centre and mitigation involving to the Cuckoo Trail, with cycling links to the safe cycle links to the Cuckoo Trail, will enhance Town Centre. cycling links to the Town Centre. 22 Develop a dynamic, There is a need to ensure high speed There is a need to ensure high speed diverse, and knowledge broadband is provided on all options. broadband is provided on all options. based economy
180 Sustainability Appraisal of Options for SDA 3 Land at North Hailsham Option 3 and 4
Wealden District Council Effect Option 3 Option 4 Sustainability Appraisal Objective 1 Ensure that everyone has Implementation of this option will yield 700 Implementation of this option will yield 700 the opportunity to live in a homes with no particular issues of deliverability. homes with no particular issues of deliverability. good quality, sustainably constructed and affordable home 2 Improve the health and well This option links north Hailsham with the This option links north Hailsham with the being of the population Hellingly Hospital Development allowing access Hellingly Hospital Development allowing access to the town of Hailsham and which contains to the town of Hailsham and which contains sports facilities, a community hall, and cycle sports facilities, a community hall, and cycle facilities.. Compared to the other options this is facilities.. Compared to the other options this is remote from the town centre than average with remote from the town centre than average with its associated health facilities. In addition there its associated health facilities. In addition there are no direct links to the cuckoo trail with its are no direct links to the cuckoo trail with its associated health benefits. Any benefits associated health benefits. Any benefits associated with community facilities would be associated with community facilities would be closer to the north Hailsham population but not remote from north Hailsham population but close as accessible to Hellingly Hospital and Hellingly to Hellingly Hospital. village, than option 2.
181 3 Promote social inclusion Creates a link between the separate In this option, the education and community and create/ sustain vibrant development of Hellingly Hospital and North facilities are located to the north of New Road, communities Hailsham, and therefore the linkages with North creating a focus for the community which is quite Hailsham are less than option 1, 2 and 5. A separate from Hailsham. positive factor is the location of community This option favours links to the Hellingly Hospital facilities within the centre of the site. development and Hellingly and may alternatively be viewed positively in that respect.
4 To ensure a safe No significant issues – design considerations at No significant issues – design considerations at environment including the application stage will address this. the application stage will address this. reducing crime and the fear of crime 5 To provide accessible and A new community neighbourhood centre would A new community neighbourhood centre would high quality public services benefit north Hailsham, especially residents provide little benefit to the existing north and facilities living in the Amberstone area, where the Hailsham community, but would benefit the population is limited compared to the western Hellingly Hospital and Hellingly village area. communities. The new facilities would be in a relatively accessible location for existing Hailsham residents compared to the other options.
6 To reduce the risk of All sites will have to avoid increasing flood risk All sites will have to avoid increasing flood risk flooding and the either on site or off site. Development can avoid either on site or off site. Development can avoid consequential damage to flood risk areas which have been identified flood risk areas which have been identified property and public well accounting for climate change predictions. No accounting for climate change predictions. No being issue subject to mitigation including the issue subject to mitigation including the implementation of Sustainable Urban Drainage implementation of Sustainable Urban Drainage Systems. Systems. 7 Make the most efficient use Density is similar for all options, however this Density is similar for all options, however this of land by prioritising option would require 44 hectares of land which is option would require 37 hectares of land which is Brownfield sites for above average compared to the other options. below average compared to the other options. development, the re-use of existing buildings and promoting higher development densities 8 Reduce air pollution and A large part of the development will take place in This option is relatively isolated from the ensure local air quality one of the closest possible proximities to the settlement of Hailsham which encourages the continues to improve existing settlement, this is moderated by use of car, and increases the potential for air development taking place north of the New Road pollution. which is very distant from the town centre. 9 Reduce emissions of Development will not reduce overall emissions of Development will not reduce overall emissions of greenhouse gases greenhouse gases. Mitigate through sustainable greenhouse gases. Mitigate through sustainable construction, energy/thermal efficiency, construction, energy/thermal efficiency, renewable energy renewable energy 10 Conserve and enhance the The Hurst Haven Stream situated to the east of The Hurst Haven Stream is not situated in the 182 biodiversity of the District the site drains into the Pevensey Levels site area, however it will be necessary to ensure (Ramsar, cSAC and SSSi). It will be necessary that any surface water run off from the site does to ensure that no pollutants are discharged into not increase the rate of flow or introduce any this stream or the rate of flow does not increase. pollutants
This site is not subject to any statutory or non- This site is not subject to any statutory or non- statutory nature conservation designations. statutory nature conservation designations. However ancient woodland is present on site However ancient woodland is present on site with hedges of value locally. A 15 metre with hedges of value locally. A 15 metre protection zone should be incorporated into any protection zone should be incorporated into any proposal in relation to the ancient woodland. proposal in relation to the ancient woodland. These habitats have the potential to support a These habitats have the potential to support a wide range of protected and BAP species which wide range of protected and BAP species which may also be of value at a local scale may also be of value at a local scale
Brownfield land at Danecroft Nursery has the Brownfield land at Danecroft Nursery has the potential to support a wide range of common, potential to support a wide range of common, rare and BAP species which may of higher rare and BAP species which may of higher value, at a local scale. value, at a local scale.
There are also fragmented commuting routes along the ghyll streams and hedges running The large arable fields may support wintering north-south through the agricultural land. birds from the nearby Pevensey Levels SSSI. Development proposals should seek to retain and enhance the more valuable habitats. Ponds immediately south of Sub-area 5 have confirmed records of great crested newt and it is very likely that they are present within the woodland, hedges, grassland and ditches. The large arable fields may support wintering birds from the nearby Pevensey Levels SSSI.
11 Conserve, enhance and The site’s east to west and north south emphasis The site’s north south emphasis provides make accessible for provides potential to create a continuous green potential to create a continuous green network enjoyment, the District’s network incorporating a cycle and walkway both incorporating a cycle and walkway both east countryside (in particular east west and north south, although there would west and north south, although there would be protecting the best and most be no direct linkages to the Cuckoo Trail and no direct linkages to the Cuckoo Trail . All versatile agricultural land), less of a frontage east west than options 1, 2 options involve development on Grade 3a landscape, historic and built and 5. All options involve development on Grade agricultural land. environment 3a agricultural land. The area is described within the Landscape The area is described within the Landscape Character Assessment and Development Option Character Assessment and Development Option evaluation study of February 2009, as 'typical evaluation study of February 2009, as 'typical low weald', mostly arable with few outstanding low weald', mostly arable with few outstanding features and identifies the area as an area with features and identifies the area as an area with potential for development, this applies to all potential for development, this applies to all options. There are two listed buildings options. There are two listed buildings immediately adjacent to the northern boundary of immediately adjacent to the northern boundary of the site - at Magham Oast and Park Farm. the site - at Magham Oast and Park Farm. Development will have to account for this. The Development will have to account for this. The option creates a greater coalescence of option creates a greater coalescence of Hailsham with Hellingly village, when considered 183 Hailsham with Hellingly village, when considered alongside the Hellingly Hospital development. alongside the Hellingly Hospital development.
12 Reduce the need to travel All options in relation to this SDA are some All options in relation to this SDA are some by car and promote distance from the town centre which encourages distance from the town centre which encourages alternative methods of car trips to the town centre and ‘leapfrog’ car car trips to the town centre and ‘leapfrog’ car transport trips to Eastbourne. This could be mitigated by trips to Eastbourne. This could be mitigated by the provision of a neighbourhood centre reducing the provision of a neighbourhood centre reducing the need for car trips., and the provision or the need for car trips., and the provision or enhancement of bus services associated with enhancement of bus services associated with the Hellingly Hospital development. The site the Hellingly Hospital development. The site concentrates development in the closest concentrates development further north towards possible proximity to Hailsham town centre but Hellingly Hospital and away from the town, and with development encroaching further north could be considered to exacerbate the situation. away from the town. Mitigation involving safe Mitigation involving safe cycle links to the cycle links to the Cuckoo Trail, will enhance Cuckoo Trail, will enhance cycling links to the cycling links to the Town Centre. Town Centre.
13 Minimise waste, maximise The option does not provide the detail required The option does not provide the detail required the re-use of materials, to assess against this objective. to assess against this objective. recycling and composting 14 Maintain and where The site is within the and Pevensey Levels The site is within the Pevensey Levels appropriate improve quality catchment and River 17 (Hurst Haven at catchment and River 17 (Hurst Haven at of groundwater and surface Hailsham) flows near the eastern parts of the Hailsham) flows near the eastern parts of the waters in the District and site. Therefore without mitigation there is site. Therefore without mitigation there is promote water efficiency potential for adverse impacts on water quality potential for adverse impacts on water quality through development of Option 1 due through development of Option 1 due hydrological impact upon the Pevensey Levels hydrological impact upon the Pevensey Levels (cSAC, Ramsar Site and SSSI). This may (cSAC, Ramsar Site and SSSI). This may require longer term attenuation for water storage require longer term attenuation for water storage and greater land take than ordinary SUDS. and greater land take than ordinary SUDS.
15 Promote energy efficiency All new development will have to meet energy All new development will have to meet energy measures and encourage efficiency standards in line with Building efficiency standards in line with Building the use of renewable energy Regulations. The site is predominantly south Regulations. The site is predominantly south facing. The orientation of the site could support facing. The orientation of the site could support the implementation of solar gain practices in the the implementation of solar gain practices in the orientation and design of the properties and use orientation and design of the properties and use of solar panels or photovoltaic energy of solar panels or photovoltaic energy generation. A larger renewable energy system generation. A larger renewable energy system such as combined heat and power could be such as combined heat and power could be considered which would benefit from economies considered which would benefit from economies of scale and linkages with employment and of scale and linkages with employment and education/ community facilities. education/ community facilities. 16 Reduce the global, social Not relevant to this option. Not relevant to this option. and environmental impact of consumption of resources by using sustainably produced and local products 184 17 Maintain and enhance the Not relevant to this option. Not relevant to this option. prosperity of the District and increase the vitality of villages and the rural economy 18 Promote sustainable tourism Not relevant to this option. Not relevant to this option.
19 Ensure high and stable All option provide opportunity for an increase in All option provide opportunity for an increase in levels of employment and floor space and a range of jobs to support local floor space and a range of jobs to support local provide support for small needs. This option concentrates employment needs. This option concentrates employment firms and local businesses land on a current nursery site which also land on a current nursery site which also operates with other businesses on site, a willing operates with other businesses on site, a willing developer is involved. This means that the developer is involved. This means that the employment site is not reliant on upfront employment site is not reliant on upfront provision of housing and increases the delivery provision of housing and increases the delivery of this. of this. 20 Develop and maintain a The SDA strategy will provide employment land The SDA strategy will provide employment land skilled workforce to support and for substantial new population growth for the and for substantial new population growth for the long term competitiveness town, and therefore workforce. There is no town, and therefore workforce. There is no discernable difference between the options in discernable difference between the options in this respect. this respect. 21 Stimulate regeneration of All options in relation to this SDA are some All options in relation to this SDA are some town centres distance from the town centre which encourages distance from the town centre which encourages car trips to Eastbourne. This could be mitigated car trips to Eastbourne. This could be mitigated by the provision or enhancement of bus services by the provision or enhancement of bus services associated with the Hellingly Hospital associated with the Hellingly Hospital development. The site concentrates development. The site concentrates development in the closest possible proximity to development further north towards Hellingly Hailsham town centre but with development Hospital and away from the town, and could be encroaching further north away from the town. considered to exacerbate the situation. Mitigation Mitigation involving safe cycle links to the involving safe cycle links to the Cuckoo Trail, will 185 Cuckoo Trail, will enhance cycling links to the enhance cycling links to the Town Centre. Town Centre. 22 Develop a dynamic, diverse, There is a need to ensure high speed There is a need to ensure high speed and knowledge based broadband is provided on all options. broadband is provided on all options. economy
Sustainability Appraisal of Options for SDA 3 Land at North Hailsham Option 5 and 6
Wealden District Council Effect Option 5 Option 6 Sustainability Appraisal Objective 1 Ensure that everyone has Implementation of this option will yield 700 Implementation of this option will yield 700 the opportunity to live in a homes with no particular issues of deliverability. homes with no particular issues of deliverability. good quality, sustainably constructed and affordable home 2 Improve the health and well This option allows access onto the A271 but not This option links north Hailsham with the being of the population directly to the cuckoo trail so although there is Hellingly Hospital Development allowing access strong scope for pedestrian and cycling to the to the town of Hailsham and which contains existing facilities in Hailsham, the cuckoo trail sports facilities, a community hall, and cycle linkages will not be realised.. The development is facilities.. Compared to the other options this is furthest from the Hellingly Hospital development remote from the town centre than average with which contains sports facilities, a community hall, its associated health facilities. In addition there and cycle facilities. Any benefits associated with are no direct links to the cuckoo trail with its community facilities would be closer to the north associated health benefits. Any benefits Hailsham population and Hellingly village. associated with community facilities would be remote from north Hailsham population but close to Hellingly Hospital and Hellingly village 3 Promote social inclusion This site is similar to option 1 and 2 in terms of Creates a link between the separate 186 and create/ sustain vibrant the benefits of concentrating development in a development of Hellingly Hospital and North communities location close to the existing settlement of Hailsham, and therefore the linkages with North Hailsham. Another positive factor is the location Hailsham are less than option 1, 2 and 5. The of community facilities to the west of the option location of community facilities is biased towards close to both Hailsham and Hellingly village. Hellingly Hospital and Hellingly as opposed to North Hailsham. 4 To ensure a safe No significant issues – design considerations at No significant issues – design considerations at environment including the application stage will address this. the application stage will address this. reducing crime and the fear of crime 5 To provide accessible and A new community neighbourhood centre would A new community neighbourhood centre would high quality public services benefit north Hailsham and the location of benefit Hellingly Hospital and Hellingly village and facilities community facilities close to Upper Horsebridge. residents, with limited benefits to north Hailsham. Any new facilities would be in the most accessible location for existing Hailsham residents compared to the other options. 6 To reduce the risk of All sites will have to avoid increasing flood risk All sites will have to avoid increasing flood risk flooding and the either on site or off site. Development can avoid either on site or off site. Development can avoid consequential damage to flood risk areas which have been identified flood risk areas which have been identified property and public well accounting for climate change predictions. No accounting for climate change predictions. No being issue subject to mitigation including the issue subject to mitigation including the implementation of Sustainable Urban Drainage implementation of Sustainable Urban Drainage Systems. Systems.
7 Make the most efficient use Density is similar for all options, however this Density is similar for all options, however this of land by prioritising option would require 35 hectares of land which is option would require 36 hectares of land which is Brownfield sites for lower than average compared to the other below average compared to the other options. development, the re-use of options. existing buildings and promoting higher development densities 8 Reduce air pollution and Development will take place in one of the closest A large part of the development will take place in ensure local air quality possible proximities to the existing settlement., one of the closest possible proximities to the continues to improve which has the potential to reduce air pollution by existing settlement, this is moderated by encouraging other modes of transport use, development taking place north of the New Road including the use of the bus. which is very distant from the town centre.
9 Reduce emissions of Development will take place in one of the closest Options are similar in terms of achieving this greenhouse gases possible proximities to the existing settlement., objective. Development will not reduce which has the potential to reduce air pollution by greenhouse emissions, the distance from the encouraging other modes of transport use, town centre may increase car use compared to if including the use of the bus. development were to take place in another location all together. However, the provision of Provision of employment land within the SDA new neighbourhood centre will provide provides the chance to reduce the necessity of mitigation. commuting, however the employment activity itself and the small proportion of those likely to Provision of employment land within the SDA gain employment so locally will override this. provides the chance to reduce the necessity of 187 commuting, however the employment activity Option 23scores slightly better than average itself and the small proportion of those likely to because of the proximity to the existing gain employment so locally will override this. settlement and the existing Park Road and Amberstone Road into Hailsham served by Option 6 is helped because of the proximity part busses. of the site to the existing settlement and the existing Park Road into Hailsham served by busses which runs along the whole western edge of the site. 10 Conserve and enhance the The Hurst Haven Stream situated to the east of The Hurst Haven Stream situated wholly within biodiversity of the District the site drains into the Pevensey Levels the site and drains into the Pevensey Levels (Ramsar, cSAC and SSSi). It will be necessary (Ramsar, cSAC and SSSi). It will be necessary to ensure that no pollutants are discharged into to ensure that no pollutants are discharged into this stream or the rate of flow does not increase. this stream or the rate of flow does not increase. This site is not subject to any statutory or non- This site is not subject to any statutory or non- statutory nature conservation designations. statutory nature conservation designations. However ancient woodland is present on site However ancient woodland is present on site with hedges of value locally. A 15 metre with hedges of value locally. A 15 metre protection zone should be incorporated into any protection zone should be incorporated into any proposal in relation to the ancient woodland. proposal in relation to the ancient woodland. These habitats have the potential to support a These habitats have the potential to support a wide range of protected and BAP species which wide range of protected and BAP species which may also be of value at a local scale. may also be of value at a local scale. There are also fragmented commuting routes There are also fragmented commuting routes along the ghyll streams and hedges running along the ghyll streams and hedges running north-south through the agricultural land. north-south through the agricultural land. Development proposals should seek to retain Development proposals should seek to retain and enhance the more valuable habitats. Ponds and enhance the more valuable habitats. Ponds immediately south of Sub-area 5 have confirmed immediately south of Sub-area 5 have confirmed records of great crested newt and it is very likely records of great crested newt and it is very likely that they are present within the woodland, that they are present within the woodland, hedges, grassland and ditches. The large arable hedges, grassland and ditches. The large arable fields may support wintering birds from the fields may support wintering birds from the nearby Pevensey Levels SSSI. nearby Pevensey Levels SSSI.
11 Conserve, enhance and The site’s east to west emphasis provides The site’s east to west and north south emphasis make accessible for potential to create a continuous green network provides potential to create a continuous green enjoyment, the District’s incorporating a cycle and walkway east to west network incorporating a cycle and walkway both countryside (in particular with linkages across Park Road. All options east west and north south, although there would protecting the best and most involve development on Grade 3a agricultural be no direct linkages to the Cuckoo Trail and versatile agricultural land), land. less of a frontage east west than options 2 and landscape, historic and built The area is described within the Landscape 5. All options involve development on Grade 3a environment Character Assessment and Development Option agricultural land. evaluation study of February 2009, as 'typical The area is described within the Landscape low weald', mostly arable with few outstanding Character Assessment and Development Option features and identifies the area as an area with evaluation study of February 2009, as 'typical potential for development, this applies to all low weald', mostly arable with few outstanding options. There are no historic buildings within or features and identifies the area as an area with in very close proximity to the site. potential for development, this applies to all options. There are two listed buildings immediately adjacent to the northern boundary of 188 the site - at Magham Oast and Park Farm. Development will have to account for this. The option creates a greater coalescence of Hailsham with Hellingly village, similar to that of option 3 when considered alongside the Hellingly Hospital development. 12 Reduce the need to travel All options in relation to this SDA are some All options in relation to this SDA are some by car and promote distance from the town centre which encourages distance from the town centre which encourages alternative methods of car trips to the town centre and ‘leapfrog’ car car trips to the town centre and ‘leapfrog’ car transport trips to Eastbourne. This could be mitigated by trips to Eastbourne. This could be mitigated by the provision of a neighbourhood centre reducing the provision of a neighbourhood centre reducing the need for car trips., and the provision or the need for car trips., and the provision or enhancement of bus services associated with enhancement of bus services associated with the Hellingly Hospital development. The site the Hellingly Hospital development. The site concentrates development in the closest concentrates development in the closest possible proximity to Hailsham town centre. possible proximity to Hailsham town centre but Mitigation involving safe cycle links to the with development encroaching further north Cuckoo Trail, will enhance cycling links to the away from the town. Mitigation involving safe Town Centre. cycle links to the Cuckoo Trail, will enhance cycling links to the Town Centre. 13 Minimise waste, maximise The option does not provide the detail required The option does not provide the detail required the re-use of materials, to assess against this objective. to assess against this objective. recycling and composting
14 Maintain and where The site is within the Cuckmere and Pevensey The site is within the Cuckmere and Pevensey appropriate improve quality Levels catchment and River 17 (Hurst Haven at Levels catchment and River 17 (Hurst Haven at of groundwater and surface Hailsham) flows near the eastern parts of the Hailsham) flows near the eastern parts of the waters in the District and site. Therefore without mitigation there is site. Therefore without mitigation there is promote water efficiency potential for adverse impacts on water quality potential for adverse impacts on water quality through development of Option 1 due through development of Option 1 due hydrological impact upon the Pevensey Levels hydrological impact upon the Pevensey Levels (cSAC, Ramsar Site and SSSI). This may (cSAC, Ramsar Site and SSSI). This may require longer term attenuation for water storage require longer term attenuation for water storage and greater land take than ordinary SUDS. and greater land take than ordinary SUDS.
15 Promote energy efficiency All new development will have to meet energy All new development will have to meet energy measures and encourage efficiency standards in line with Building efficiency standards in line with Building the use of renewable energy Regulations. The site is predominantly south Regulations. The site is predominantly south facing. The orientation of the site could support facing. The orientation of the site could support the implementation of solar gain practices in the the implementation of solar gain practices in the orientation and design of the properties and use orientation and design of the properties and use of solar panels or photovoltaic energy of solar panels or photovoltaic energy generation. A larger renewable energy system generation. A larger renewable energy system such as combined heat and power could be such as combined heat and power could be considered which would benefit from economies considered which would benefit from economies of scale and linkages with employment and of scale and linkages with employment and education/ community facilities. education/ community facilities. 16 Reduce the global, social Not relevant to this option. Not relevant to this option. and environmental impact of consumption of resources by using sustainably 189 produced and local products 17 Maintain and enhance the Not relevant to this option. Not relevant to this option. prosperity of the District and increase the vitality of villages and the rural economy 18 Promote sustainable tourism Not relevant to this option. Not relevant to this option. 19 Ensure high and stable All option provide opportunity for an increase in All options provide opportunity for an increase in levels of employment and floor space and a range of jobs to support local floor space and a range of jobs to support local provide support for small needs. needs. firms and local businesses 20 Develop and maintain a The SDA strategy will provide employment land The SDA strategy will provide employment land skilled workforce to support and for substantial new population growth for the and for substantial new population growth for the long term competitiveness town, and therefore workforce. There is no town, and therefore workforce. There is no discernable difference between the options in discernable difference between the options in this respect. this respect.
21 Stimulate regeneration of All options in relation to this SDA are some All options in relation to this SDA are some town centres distance from the town centre which encourages distance from the town centre which encourages car trips to Eastbourne. This could be mitigated car trips to Eastbourne. This could be mitigated by the provision or enhancement of bus services by the provision or enhancement of bus services associated with the Hellingly Hospital associated with the Hellingly Hospital development. The site concentrates development. The site concentrates development in the closest possible proximity to development in the closest possible proximity to Hailsham town centre. Mitigation involving safe Hailsham town centre but with development cycle links to the Cuckoo Trail, will enhance encroaching further north away from the town. cycling links to the Town Centre. Mitigation involving safe cycle links to the Cuckoo Trail, will enhance cycling links to the Town Centre. 22 Develop a dynamic, diverse, There is a need to ensure high speed Good location in terms of proximity to and knowledge based broadband is provided on all options. employment areas and will provide new economy employment space. There is a need to ensure high speed broadband is provided on all options.
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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