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PLANNING SITE ASSESSMENT

IN RELATION TO:

LAND AT BAKERS PIT

& WEBBS MEAD

(LAND WEST OF BROADFIELD),

WEST HOATHLY, WEST SUSSEX,

RH19 4QR.

PREPARED ON BEHALF OF

LORD LIMERICK

NOVEMBER 2013

1.0 Introduction

This report is prepared on behalf of my client, Lord Limerick, who owns the parcel of land

known as Webbs Mead; and Mr. Ben Ridley, who owns the adjoining parcel of land, known

as Bakers Pit, which surrounds the radio mast located to the west of the existing housing

development of Broadfield in West Hoathly.

The purpose of this report is to present to West Hoathly Parish Council the area of land

detailed below as being suitable and available for future residential development. We

therefore promote this land for allocation within the emerging Neighbourhood Plan for

West Hoathly and Sharpthorne.

The report will discuss the following key planning matters:

Extent of land available for development

Planning policy context

Development Opportunities

Affordable Housing

Community Benefits

Landscape impact assessment

Access opportunities

Sustainability Credentials

2.0 Site Circumstances

As confirmed above, the site available for development comprises two adjoining parcels

of land, which are located to the west of Broadfield. The site (not including any potential

access point) has a total area measuring approximately 3.2 hectares.

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The site is located at the northwestern edge of West Hoathly, running parallel with

Selsfield Road. There is a public footpath running along the eastern boundary of Bakers

Pit (to the rear of properties fronting onto Broadfield).

Bakers Pit comprises a site area measuring 1.48 hectares, although a large proportion of

this is taken up by the existing radio mast and the vacant pit, which is now surrounded

by woodland. The remainder of the site is used for informal grazing and part previously

used as an allotment.

Webbs Mead is an agricultural field laid to pasture measuring approximately 1.72

hectares. To the immediate west is a single residential property named ‘Great Rocks’,

whilst to the north, and separating the site from Selsfield Road, is a further property

named ‘Duckyls Holt’ and its domestic garden. These properties are well screened by

existing vegetation.

Fig 1. Site Location Plan

The two parcels of land are divided by a belt of trees. In addition, there are strong tree

belts to the sites south and west boundaries, which effectively combine to screen the

proposed site from outside views.

Access to the site is via a single width tarmac driveway, which passes to the south of

No.11 Broadfield and to the north of No.33 Broadfield. The driveway is shared so as to

provide access to a block of garages located to the rear of No’s 33-37 Broadfield. The

shared access links to a 5-bar gate and a concrete track that runs into the privately

owned land of Bakers Pit. This provides an access to the radio mast and its ancillary

apparatus.

Fig 2. Surrounding Area Plan (courtesy of Google Maps)

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3.0 West Hoathly Neighbourhood Plan

It is understood that consultation on the draft policies of the West Hoathly

Neighbourhood Plan has now ended. At this time, the Parish are reviewing these

responses and taking action, where appropriate. Consideration is also being given to

other suitable sites for allocation.

It is noted that the evidence from the Initial Neighbourhood Plan Survey (March 2012), the

Housing Needs Survey (June 2012) and the “Call for Sites” to landowners have provided an

analysis of the community sustainability issues facing the parish, the identified housing

needs and the likely supply of new homes. Your plan identifies that new homes,

supported by the Plans policies, plus currently approved developments would supply

approximately 30 additional dwellings over the next 5 years which in the Parish's view,

would be consistent with the identified needs.

It is our view that the site that is the subject of this report could accommodate up to 40

residential units; based on approximately 20 dwellings per hectare. There is the option

for flexibility in this regard however; with a lesser amount being viable if the Councils

considers this to be more appropriate and suitable for their housing requirements.

It is noted that Draft Policy WHP13 of the Neighbourhood Plan relates to sites for new

homes; and following the June/July workshops a resident group has been looking at

alternatives to this policy, which they fed back at an open meeting on 19th

October 2013.

The Parish Council subsequently agreed to write to all identified landowners asking for

specific details, review the parish housing requirements for the timeframe of the

Neighbourhood Plan, and to get feedback from as many residents as possible through a

series of exhibitions before carrying out a full parish wide consultation on alternative

options for policy WHP13: Site for New Homes.

At this time, Draft Policy WHP13: Site for New Homes reads as follows:-

"Development of part of the site adjacent to Cookhams, south of Top Road (as shown on

Map C) will be permitted for no more than 24 dwellings. Any development will need to

meet the following criteria:

- To have a mix of dwellings addressing the parish's priorities including 30% affordable

homes as per DP29. The mix will mainly consist of 2 and 3 bedroom homes.

- The area of the site to be developed will be the Northern section nearest Top Road

leaving an area of undeveloped land between the development and the surrounding

AONB countryside to the South (approximate area as shown on Map C). Prior consultation

with the High Weald AONB, West Hoathly Parish Council and local residents is encourage

about how this area should be used and managed.

- The undeveloped area to be secured as a permanent public green space for the

community using an appropriate ownership and/ or covenant structure.

- The possibility to establish a direct footpath through and from this area to the existing

WHFP11 should be actively pursued by West Hoathly Parish Council with the other

relevant landowners and West Sussex County public rights of way officers.

- the location and treatment of the vehicle access to Top Road and its surroundings will be

designed to ensure that it doesn't have an unacceptable impact on road and pedestrian

safety and will need to gain the approval of the West Sussex County Council Highways

Authority.

- Provide a financial contribution towards the proposed WSCC scheme of work for the

C319".

It is noted that draft Policy WHP15 relates to affordable exception sites; noting that

"District Plan policy DP30 will apply and proposals for small scale, affordable housing

developments on exception sites will continue to be supported if a developable site can be

identified which meets the MSDC criteria for rural affordable housing exception sites".

Draft Policy WHP17 relates to Hoathly Hill, stating that "infill development at Hoathly Hill

(see Map C) will only be permitted where the use, scale, design and locations will enhance

and not result in material harm to the character of the settlement, loss of open space

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within the settlement or loss of views from Hoathly Hill or materially harm views towards

Hoathly Hill from outside viewpoints, especially from the village of West Hoathly”.

Fig 3. Development Sites (Map C)

It is our professional view that the site that is the subject of this report, which is both

entirely suitable and available, would be a wholly appropriate location for a residential

development policy allocation. This site is positioned immediately adjacent to the built up

area boundary of West Hoathly, rather than the above sites which are adjacent to

Sharpthorne.

The site is well contained and as such, any development would be well screened from

surrounding vantage points. In addition, the development proposal would bring with it a

high proportion of affordable housing as well as infrastructure payments and the

capability and an intention to provide a village shop/community hall, all weather sports

pitch, and allotments. These would be made available to existing residents of the Parish

as well as new residents.

4.0 Planning Policy Context

(i) National Planning Policy Framework (NPPF)

This guidance was published on 27th March 2012, and at that time the policies in the

Framework came into use, with immediate effect. This guidance is now the most-up-to

date Government Guidance and replaces all planning policy statements/ guidance that

were previously in place.

The focus of the new NPPF is achieving sustainable development, the definition of which

is summarised in paragraph 6 as being the whole of paragraph’s 18-219 of the

Framework. Paragraph 7 goes further as it specifies that there are three dimensions to

sustainable development: economic, social and environmental. Under the social role it

states that the planning system should provide “the supply of housing required to meet

the needs of present and future generations; and by creating a high quality built

environment...”

Paragraph 14 is an important element of the NPPF. It states that: “at the heart of the

National Planning Policy Framework is a presumption in favour of sustainable

development, which should be seen as a golden thread running through both plan-making

and decision-taking”. It details that objectively assessed needs, such as housing, have to

be met unless “any adverse impact of doing so would significantly and demonstrably

outweigh the benefits.” It also states that decision makers should be “approving

development proposals that accord with the development plan without delay”.

The NPPF advises that a set of 12 core land-use planning principles should underpin both

plan-making and decision-taking, and these principles are listed under paragraph 17.

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Although the NPPF omits the wording that was present in the draft which referred to the

default position of “yes” to applications for sustainable development, it does retain the

significant change that requires a response to market signals. Each of the bullet points

are important, but of particular note is no. 5, where it details that account should be had

of the character of different areas, and no. 11 which requires development to be focused

“in locations which are or can be sustainable.”

Section 4 is entitled ‘Promoting Sustainable Transport’. Under paragraph 28 it advises

that different policies and measures are required in different communities and

opportunities to maximise sustainable transport solutions will vary from urban to rural

areas.

Section 6 of the NPPF is entitled ‘Delivering a wide choice of high quality homes’. It seeks

to “boost, significantly” the supply of housing, whilst placing more reliance on windfall

sites as a source of housing supply. Realistic historic windfall delivery rates and expected

future trends are legitimate sources of supply. Paragraph 49 states “Housing applications

should be considered in the context of the presumption in favour of sustainable

development. Relevant policies for the supply of housing should not be considered up-to-

date if the local planning authority cannot demonstrate a five-year supply of deliverable

housing sites”.

Under paragraph 54 the Framework notes that "in rural area, exercising the duty to

cooperate with neighbouring authorities local planning authorities should be responsive

to local circumstances and plan housing development to reflect local needs, particularly

for affordable housing, including through rural exception sites where appropriate. Local

planning authorities should in particular consider whether allowing some market housing

would facilitate the provision of significant additional affordable housing to meet local

needs".

The guidance goes on to state the following at paragraph 55:-

"To promote sustainable development in rural areas, housing should be located where it

will enhance or maintain the vitality of rural communities. For example, where there are

groups of smaller settlements, development in one village may support services in a

village nearby”.

(ii) Mid Sussex District Local Plan (MSLP)

At this time, the MSLP (2004) continues to be the most relevant local planning policy

document.

As detailed at Fig 4 below, the Local Plan proposals map designates that our site falls

outside of; albeit immediately adjacent to the build up area boundary of West Hoathly.

The site therefore lies within the Countryside Area of Development Restraint (CADR), and

consequently Policy C1 applies. Essentially the Policy outlines the Councils objectives

with regard to the areas of the countryside within the District. The Policy seeks to protect

the countryside “for its own sake”, with new development restricted to cases where a

need exists.

Fig 4. Extract from Local Plan Proposals Map, Inset 26: West Hoathly and Sharpthorne)

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The proposals map also indicates that the site lies within the High Weald Area of

Outstanding Natural Beauty and as such, Policy C4 applies. This policy notes that within

such areas, “the aim to conserve and enhance natural beauty is regarded as the overall

priority. Proposals for development will be subject to the most rigorous examination and

only those which comply with this aim will be permitted”.

The following policies are also of relevance:-

Policy B1: Design

Policy B3: Residential Amenities

Policy B4: Energy and Water Conservation.

Policy B9: Crime prevention and design.

Policy T4: Vehicular parking

Policy T5: Access requirements

Policy T6: Cycle parking

(iii) Emerging District Plan

Following submission of the District Plan to the Secretary of State in July 2013, the

Secretary of State has appointed and Inspector to undertake the examination.

The first hearing session took place on the 12th

November 2013. The purpose of the first

Hearing Session was solely to hear evidence on whether or not Mid Sussex District

Council has met the Duty to Cooperate. The Inspector will report back with his findings

on this matter in due course.

Therefore, the policies in this Plan carry only limited weight at this stage in the process,

as the Policies (all of which have received objections) have not been the subject of

independent examination.

The draft versions of the relevant District Plan policies are included below for your

information, along with sections of pertinent supporting text:

“The Sustainability Appraisal for the District Plan has shown that the District can

accommodate the level of housing required, i.e. 530 homes per annum over the 20 years

of the Plan, taking into account environmental and other constraints. In terms of location,

the most sustainable strategy for the District is to locate a significant proportion of the

proposed development to Burgess Hill. Located in the south of the District, Burgess Hill is

the largest of the three towns in Mid Sussex with a population of around 29,000. There

are two main line stations which allow access to London and Brighton, town centre

facilities and existing employment opportunities. Burgess Hill has fewer constraints than

Haywards Heath and East Grinstead and other potential locations identified in the

Sustainability Appraisal. The remainder of development will be delivered by the other

towns and villages to support their economic, infrastructure and social needs… Locating

homes and employment opportunities as part of development at Burgess Hill will bring

improvements in infrastructure and contribute to the renewal and regeneration of the

town centre. Over the last four years, work has been progressing in Burgess Hill on a

proposal to develop between 3,500-4,000 new homes to the north and the east of the

town…” (paragraphs 3.11 - 3.12)

“The Plan assumes the strategic developments proposed for around Burgess Hill will yield

3,865 homes over the lifetime of the Plan… This leaves a figure of 2,000 new homes to be

delivered through the Neighbourhood Planning process for the District to meet its local

housing requirement of 10,600 homes. This Plan recognises this is a floor (minimum)

rather than a ceiling (maximum) figure… The Plan recognises that if insufficient

development is being delivered through Neighbourhood Plans, then the District Council

will be required to produce its own housing allocations document for the District. Such a

document has been programmed into the Local Development Scheme to ensure its swift

implementation if it proves necessary to maintain a five year supply of housing land. The

Plan also acknowledges that the level of housing and other development will need to be

spread over the Plan period rather than it all coming at the beginning or end. However, it

is accepted the timing of developments coming forward is partly in the hands of the

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specific developers themselves and will depend on the timely delivery of infrastructure”.

(paragraphs 3.19 – 3.22)

Policy DP5: ‘Housing’

“Policy DP5 sets a District housing requirement of 10,600 homes between 2011 – 2031,

at an average of 530 homes per annum. This will comprise:

District Plan Requirement 10,600

Completions 2011/2012 522

Total Housing Requirement 10,078

Total Housing Commitment 4,213

Total to be Identified 5,865

Burgess Hill Strategic Development 3,865

Elsewhere in the District, as allocated through

Neighbourhood Plan or other appropriate planning

documents

2,000

This requirement may be exceeded if communities wish to promote higher levels of

development to fund additional local infrastructure improvements or support local

facilities and services. Higher levels of development should only be promoted through

Neighbourhood Plans and will be acceptable provided they do not conflict with the

policies, vision and objectives of this District Plan or the policies in National Planning

Policy Framework.”

It is considered likely that the District Plan, either in its current form, or revised following

the Inspectors forthcoming examination, will be adopted sometime in 2014.

It is evident that over the Plan period a total of 2,000 houses are expected to come

forward from allocation within the emerging Neighbourhood Plans.

5.0 Development Opportunities

Although the site is relatively large, not all the 3.2 hectares are developable. Indeed

having removed the areas where landscape features and their root protection areas are

located (primarily to site boundaries and the ‘pit’) and the radio mast site, it is calculated

that the actual developable site area is closer to 1.8 hectares, as demonstrated by the

image below:

Fig 5. Developable Areas

In addition, the Bakers Pit element of the site is of an awkward shape once the pit and

radio mast is removed from the outline.

It is therefore anticipated that this part of the site may only be suitable for a small

collection of affordable houses/flats and a community shop building, with parking. This

area could also accommodate a community hall, allotments and an all weather sports

pitch.

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The majority of the housing is therefore proposed to be located on the Webbs Mead

parcel of land. There is an existing field gate that connects the two parcels of land, and

this could be adapted to provide the necessary link.

The previous Government planning document entitled PPS3: ‘Housing’ introduced a guide

density of 30 dwellings per hectare. Despite this PPS now being replaced by the NPPF

(which does not include such a prescriptive guide), the current Mid Sussex Local Plan

policy H3 still refers to this requirement when considering new housing development.

It is our view that such a requirement now carries little weight, with the intentions of the

NPPF focusing more on achieving sustainable development that reflects the character of

the area.

Given that this proposed site is located on the edge of the urban area of West Hoathly

and will border very low density housing and open countryside, it is suggested that a

reduced density of circa 20 dwellings per hectare would be appropriate for this site.

Using our calculations detailed on Fig 5 above, the developable area of the site is

approximately 1.9 hectares. Using the lower figure of 20 dwellings per hectare as a guide

(so as to ensure a spacious layout that will accord with the edge of urban area location), it

is our suggestion that this site can comfortably accommodate between 35 and 40

dwellings, which would more than meet the requirements of this Parish thus also

reducing the pressure of further development on any nearby sites.

We would add that this site would remain viable with a smaller number of units and there

is consequently a degree of flexibility in this regard.

6.0 Affordable Housing

It is our client’s intention to provide up to 50% of the total dwellings that are proposed,

as meeting the definition of 'affordable housing' to reflect the requirements of the local

community, and also to include a social mix within the development.

The NPPF defines Affordable Housing on page 50 of its guidance as follows:-

"Social rented, affordable rented and intermediate housing, provided to eligible

households whose needs are not met by the market. Eligibility is determined with regard

to local incomes and local house prices. Affordable housing should include provisions to

remain at an affordable price for future eligible households or for the subsidy to be

recycled for alternative affordable housing provision.

Social rented housing is owned by local authorities and private registered providers (as

defined in section 80 of the Housing and Regeneration Act 2008), for which guideline

target rents are determined through the national rent regime. It may also be owned by

other persons and provided under equivalent rental arrangements to the above, as

agreed with the local authority or with the Homes and Communities Agency.

Affordable rented housing is let by local authorities or private registered providers of

social housing to households who are eligible for social rented housing. Affordable Rent is

subject to rent controls that require a rent of no more than 80% of the local market rent

(including service charges, where applicable).

Intermediate housing is homes for sale and rent provided at a cost above social rent, but

below market levels subject to the criteria in the Affordable Housing definition above.

These can include shared equity (shared ownership and equity loans), other low cost

homes for sale and intermediate rent, but not affordable rented housing.

Homes that do not meet the above definition of affordable housing, such as “low cost

market” housing, may not be considered as affordable housing for planning purposes".

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Policy H4 of the Mid Sussex District Local Plan relates to Affordable Housing. This policy

states that “…the Local Planning Authority will negotiate with the developer to secure a

reasonable proportion of affordable housing, as defined in the supporting text to this

Policy, generally as 30% of the total number of dwellings to be provided within the

development. The normal requirement will be for the affordable housing provision that is

made on any site to be in the form of 25% subsidised housing and 5% as low cost housing,

as defined in the supporting text to this policy.

Policy DP29 entitled Affordable Housing is contained within the Mid Sussex District Plan

submission May 2013. This policy states that:-

"The Council will require the following percentage of affordable housing:

• A minimum of 30% affordable housing provision on all residential development of 4

dwellings and above;

• On residential developments of 1-3 dwellings, and in other circumstances where

on-site provision is not practicable, a commuted payment towards off-site provision will

be required, equivalent to providing 30% on-site affordable housing provision;

• A mix of tenure (normally approximately 75% social or affordable rented homes, with

the remaining 25% for intermediate homes, unless the best available evidence supports a

different mix).

These requirements will need to be met unless significant clear evidence is provided to

show that the site cannot support the required affordable housing from a viability

perspective.

Free serviced land should be made available for the affordable housing, which should be

integrated with market housing and meet the Design and Quality Standards published by

the Homes and Communities Agency or any other such standard which supersedes these.

Details about the provision of affordable housing will be set out in an appropriate

planning document. The policy will be monitored and kept under review having regard to

the Council’s Housing Strategy and any changes to evidence of housing needs.

Neighbourhood Plans can set local policies for affordable housing that exceed the targets

set out by this policy provided that it is justified by evidence including local housing needs

assessments and does not affect viability".

Having spoken to Carol Tomkins, the Mid Sussex District Council housing officer, we have

had it confirmed that the Common Housing Register identifies for West Hoathly and

Sharpthorne a total of 65 people who are listed as having a housing need. This

information is up to date as of November 2013.

Half of the housing units proposed will be available for rent by local persons in housing

need, with the remainder being open market units - the sale of which would fund the

construction of the development. As such, it is our view that 50% of the development

proposed for this will fall within the classification of 'affordable housing'. Evidently this

provision is above and beyond the planning policy requirements, both current and

emerging.

Our intentions in respect of affordable housing represent a clear and demonstrable

community benefit of allocating this site for residential development, which will meet an

identified Parish and District need for affordable housing.

7.0 Community Benefits

In addition to affordable housing, the development would provide infrastructure

improvements that could be secured by the Parish Council by way of a S106 Agreement.

The owners of the site are promoting the idea of providing a shop on the site which

would benefit the wider community, in addition to future residents of the proposed

housing. It is understood that since the Hilltop Stores closed a number of years ago there

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is now no retail facility in West Hoathly, which results in residents having to travel to

Sharpthorne even for basic groceries.

In addition, a community hall, all weather sports pitch, and allotments can also be

accommodated within the proposed development plans for this site.

This proposed development also provides opportunities to improve pedestrian

accessibility into and out of the site, perhaps utilising adjacent land within Lord

Limerick’s ownership (subject to other landowners consent if required). Other benefits

that could be negotiated include improvements to local bus stops and the highway

infrastructure.

8.0 Landscape Impact Assessment

The site is well contained by existing hedging and mature woodland tree screens.

The land is not visible from Selsfield Road as it is separated by existing housing and their

mature gardens, and also due to the change in land levels, with the road being set at a

notably lower level.

It should also be acknowledged that the site is accessible by footpaths, with the nearest

public footpath running along the eastern boundary of Bakers Pit (to the rear of the

properties fronting onto Broadfield). There is also an abundance of footpaths

predominantly north of the site; as well as a bridleway to the south, and Lord Limerick

would consider pedestrian access to this bridleway from the proposed site.

It must be appreciated that views into this site from these public paths are largely limited

due to the distances involved, the topography of the land, and the abundance of natural

screening.

West Sussex County Councils Interactive Map is shown below at Fig 5. and details all

nearby footpaths in purple and all bridle paths in green.

Fig 6. Extract from WSCC interactive maps

The development of this site would not encroach significantly into the open countryside.

Indeed the built up area boundary of West Hoathly already extends to the west on the

opposite side of Selsfield Road, with the neighbouring development to the east of our site

extending significantly further to the south than what we are proposing.

On assessing the site it is found to be visually enclosed, other than from immediate

viewpoints from the east. Views from the north, south and west were obscured by natural

or built features. The conclusion to our assessment was that the significance of visual

effect was considered to be limited and not significant in planning terms.

The design aspiration is to provide a pleasant landscape within a development with a

strong landscape network. This network is to include provisions specifically laid out and

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designed for a wide variety of users. Specific landscape features are to be included within

the proposals to provide a distinct feeling to this development, whilst still maintaining

visual links and characteristics of the surrounding landscape.

The careful protection of existing landscape features such as existing trees, hedgerows,

clumps of vegetation, and ponds will ensure that these natural assets are preserved and

incorporated into the design to provide character and local distinction.

9.0 Access Opportunities

It is considered that the best route of access into the site is via Broadfield, adapting the

existing access drive to the south of No.11.

It is understood that this existing driveway and the land behind includes the garages,

which are understood to belong to Affinity Sutton Housing Association (HA). It is also

understood that these garages are currently empty as no resident in the HA

accommodation (there are 4 flats in one building to the front of the site) wants to pay to

use them, and the HA will not let them to other local people.

It is our client’s intention to utilise the Housing Association owned access and widen it to

be compatible with a residential development of the scale being proposed. Currently, at

its narrowest point, the access measures just 2.1m. The intention is to negotiate to

purchase adjacent land at No.11 Broadfield, and widen the access to be of a suitable

construction and standard (including pedestrian walkways).

It is acknowledged that this plan would require the demolition of the existing extensions

to No.11, but this is entirely expected and would not be unfeasible to achieve.

Fig 7. Proposed Access

Detailed discussions will be had with the Highway Authority to ensure that the access is

fully compliant with current standards and guidance, and that the proposal has a safe

access that promotes ease of use and connectivity.

NB. If the identified access point is proven to be unachievable for any unexpected reason,

then other access points have been highlighted along Broadfield which could be utilised

having made the necessary purchase of land from existing homeowners – for instance,

there is ample space between existing No’s 7 and 8, or No’s 4 and 5 to accommodate a

new access of the necessary width.

10. Sustainability Credentials

Paragraph 14 is an important element of the NPPF. It states that: “at the heart of the

National Planning Policy Framework is a presumption in favour of sustainable

development, which should be seen as a golden thread running through both plan-

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making and decision-taking”. It details that objectively assessed needs, such as housing,

have to be met unless “any adverse impact of doing so would significantly and

demonstrably outweigh the benefits.”

As detailed above, the site is positioned immediately adjacent to the built up area

boundary of West Hoathly; with the village of Sharpthorne positioned to the east. As such,

the site would have clear connectivity to both of these villages.

West Hoathly and Sharpthorne are located approximately six miles to the north of

Haywards Heath and three miles south of East Grinstead.

West Hoathly initially grew around St Margaret’s Church and the Manor House and

contains a number of historic buildings dating back to the 15th century. Compared to

West Hoathly, Sharpthorne has developed more recently. It originally grew up around the

railway station, which opened in 1882 and closed in 1958. On the northern fringe of

Sharpthorne is the West Hoathly brickworks, a major land use covering approximately 11

ha, which has been worked for over 100 years and remains an important source of

employment in the area.

The villages share a number of local shopping facilities, which is proposed to be

enhanced by our proposed provision of a shop at this site.

Community and recreation facilities which include a village hall, a recreation ground, with

a children’s play area and other sporting facilities.

In terms of accessibility, the village is fairly well served by public transport. It is noted

that the main line railway stations of Balcombe and East Grinstead are both located within

4 miles of the village. Both of these stations provide excellent links to a wide variety of

locations, including the south coast, London and beyond.

The nearest bus stops to the proposed site are located at the Broadfield junction on

Selsfield Road, and these are within easy walking distance of the land in question. The

No.84 bus route provides 6-7 services per day (Monday to Friday), and this provides

direct links to Crawley and East Grinstead. From these locations connecting services can

be sought to other locations within Sussex and beyond.

In conclusion, it is therefore evident that considering the rural location of the village, it is

well served by public transport and other facilities. The proposed development of our site

is well located in respect of public transport, and it will provide the opportunity to

improve services thus providing clear community benefits in terms of sustainability.

11. Energy Efficiency

The intention is to use sustainable construction methods, and to reduce the carbon

footprint once constructed, by various measures, including a biomass district heating

scheme to serve the entire development.

12. Summary

This report is prepared on behalf of my client, Lord Limerick, who owns the parcel

of land known as Webbs Mead; and Mr. Ben Ridley, who owns the parcel of land

known as Bakers Pit, which surrounds the radio mast located to the west of the

existing housing development of Broadfield in West Hoathly;

The purpose of this report is to present to West Hoathly Parish Council the area of

land detailed below as being suitable and available for future residential

development. We therefore promote this land for allocation within the emerging

Neighbourhood Plan for West Hoathly and Sharpthorne;

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The site available for development comprises two adjoining parcels of land, which

are located to the west of Broadfield. The site (not including any potential access

point) has a total area measuring approximately 3.2 hectare;

It is our view that the site that is the subject of this report could accommodate up

to residential units; based on approximately 20 dwellings per hectare. There is the

option for flexibility in this regard however; with a lesser amount being viable if

the Councils considers this to be more appropriate and suitable for their housing

requirements;

It is our professional view that the site that is the subject of this report is equally

suitable (if not more so) than the allocated site that have been previously

considered;

Up to half of the dwellings proposed will be available for rent by local persons in

housing need, with the remainder being open market units - the sale of which

would fund the construction of the development. As such, it is our view that up to

50% of the development can be classified as 'affordable housing', which would be a

clear benefit of using both this site and our clients.

In addition to affordable housing, the development would provide infrastructure

payments that could be secured by the Parish Council;

The owners of the site are promoting the idea of providing a shop, a community

hall, allotments, and an all weather sports pitch at the site. Cumulatively these

represent wide reaching benefits to the entire local community, in addition to

future residents of the proposed dwellings;

The site is well contained by existing hedging and mature woodland tree screen

and is not visible from Selsfield Road as it is separated by existing housing and

their mature gardens, and also due to the change in land levels, with the road

being set at a notably lower level;

The site is well connected to nearby public footpaths and bridleways, and

improvements can be made in this respect;

It is considered that the best route of access into the site is via Broadfield,

adapting the existing access drive to the south of No.11;

It is understood that this existing driveway and the land behind including the

garages belongs to Affinity Sutton Housing Association (HA). It is also understood

that these garages are currently empty as no resident in the HA accommodation

(there are 4 flats in one building to the front of the site) wants to pay to use them,

and the HA will not let them to other local people;

It is our client’s intention to utilise the Affinity Sutton Housing Association owned

access and widen it to be compatible with a residential development of the scale

being proposed; and,

The site is well served by existing facilities and services, including public

transport. Consequently, it is concluded that the site is sustainably located.

We thank you for giving due consideration to this site; which is both suitable and

available for residential allocation as part of West Hoathly Neighbourhood Plan. We trust

the Parish Council fully appreciate the benefits that development on his site could bring

to this area; which amongst other things includes the provision of affordable housing,

infrastructure improvements and a vibrant village shop.