burgess hill feasibility study vol 1 - mid sussex district · feasibility study for development...

Feasibility study For development options at burgess Hill

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Contents

Part I – Setting the Context 3

Chapter1:Introduction 3

Chapter2:PlanningPolicyContext 5

Chapter3:AppreciatingtheLocalContext9

Part II – Findings of the Interim Report 25

Chapter4:TheOptions 25

Chapter5:ThePreferredOption 25

Part III – Site Capacity 31

Chapter6:SiteLayoutsand DevelopmentSchedules 31

Part IV – Transport Impacts 43

Chapter7:SummaryofTransport AnalysisReport 43

Part V – Summary of Findings and Conclusions 47

Chapter8:SummaryofandConclusions 47

Annex A: Assessment of Social and Community Infrastructure

Volume 2: Transport Analysis


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Part 1 - Introduction

1.1Background

AtkinsconsultantswerecommissionedinJanuary2005toundertakeafeasibilitystudytoexaminethepotentialforadditionalstrategicdevelopmentonlandaroundBurgessHill.TheobjectiveofthestudyistoexploreandgainanunderstandingoftheissuesandimplicationsfordevelopmentaroundBurgessHillinordertoprovidearobustresponsetotheSouthEastEnglandRegionalAssembly(SEERA).ThefindingsofthestudywillultimatelyinformtheSouthEastRegionalSpatialStrategyto2026.

TheconsultantshaveundertakenthisstudyinparallelwithasimilarfeasibilitystudyexaminingpotentialfordevelopmentaroundCrawley.

TheclientsteeringgroupcomprisesMidSussexDistrictCouncil,LewesDistrictCouncilandEastandWestSussexCountyCouncils.

1.2Approach

TheaimofthisstudyistoinvestigatewhetherthereareanyareaswithintheidentifiedStudyArea,i.e.contiguouswiththeBurgessHillurbanarea,whichcouldbedevelopedtoprovideviable,sustainablenewneighbourhoodsofupto5,000dwellings.

Theconsultantsapproachhasinvolvedevaluatinglandwithinthestudyareawhichisnotenvironmentallyconstrainedandidentifyingthecapacityofthislandtoaccommodatemixedusedevelopmentcomprisinghousing,employmentandcommunityuses.

Theimpactsofanypotentialdevelopmentonthesurroundingtransportandutilitiesinfrastructurehasbeentestedtoassesswhethertheycanbesatisfactorilymitigated.

1.3ContentandStructureofFinalReport

InlinewiththeClients’brief,anInterimReportwasproducedwhichidentifiedbroadstrategiclocationsfordevelopmentandkeyinfrastructurerequirementsforeachlocation.Anevaluationoftheproposedoptionswasincludedtoallowacomparisonbetweenoptionsandinformwhichoptionwouldbesubjecttofurtheranalysis.

Thisfinalreportprovidescloseranalysisofthechosenoptiontoassessissuessuchastimingandfeasibilityinrelationtothedeliveryofothercommitmentsintheareaandsub-region.Amoredetailedassessmentofthecapacityofthestrategiclocationsidentifiedhasalsobeenundertakenalongwithindicativelayoutsforthestrategiclocationsidentified.

Thisdocumentissetoutinfiveparts.PartIdiscussesthebackgroundtothesiteandprovidesthecontextforsitedevelopment.PartIIsetsoutthefindingsoftheInterimReportandidentifiestheoptionwhichwastakenforwardforfurtheranalysis.PartIIIprovidesanindicativesitelayoutforeachsitewithinthechosenoption,describesthebroaddevelopmentprinciplesandmixofusesandillustratesthemovementandtransportationaspectsofthedevelopment.PartIVdemonstratesthepotentialtrafficimpactsandidentifieswhetherappropriatemeasurescanreduceimpactstoanacceptablelevel.AsummaryofthefindingsandconclusionsisincludedasPartV.

1.4StrategicContext

Figure1.1:StrategicContext,illustratesthestrategiclocationofBurgessHillinrelationtoitssub-region.Itislocatedapproximately10milesfromBrightontothesouthand45milesfromLondontothenorth.ItisservedbyafastrailservicebetweenLondonVictoriaandLewes/Brighton.


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This map is based upon Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. West Sussex County Council 1000184585 2005.

Study AreasCrawley

Burgess Hill

Burgess Hill Feasibility StudyStrategic Context

Figure 1.1Scale: 1:150,000 at A3

BurgessHillFeasibilityStudy

Strategic Context

Figure1.1Scale:1:150,000@A3

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2. Planning Policy Context

2.1NationalPlanningPolicyFramework

Planningpolicieshavehadakeyinfluenceontheapproachtakeninthisstudy.ThenationalplanningpolicyframeworkisprovidedbyaseriesofGovernmentCirculars,WhitePapersandPlanningPolicyGuidancenotes(PPGs)andthenewPlanningPolicyStatements(PPSs)whicharenowreplacingPPGs,publishedbytheODPMandtheformerDTLR.Overthelastfiveyears,anumberofsignificantchangeshavetakenplaceinnationalplanningguidance;notably:

n AnewPPS1,DeliveringSustainableDevelopment,whichplacesstrongeremphasisontheconceptofsustainabledevelopmentandfreshemphasisonmixedusedevelopmentanddesign;

n TheWhitePaper,AStrategyforSustainableDevelopmentintheUK,whichsetsouttheGovernment’swiderobjectivesforsustainabledevelopment;

n TherevisedPPG3,Housing,whichaimstoencouragehousingdevelopment,whichmakemoreefficientuseoflandandconsidersplannedextensionstoexistingurbanareasasbeinglikelytoprovethemostsustainableoptionafterbuildingonappropriatesiteswithinurbanareas;

n ThepublicationinJuly2001ofanentirelynewPlanningPolicyGuidanceNote,PPG25,DevelopmentandFloodRisk,whichsetsouttheimportancetheGovernmentattachestothemanagementandreductionoffloodriskinthelanduseplanningprocess,toactingonaprecautionarybasisandtotakingaccountofclimatechange;

n TherecentlypublishedPPS6,PlanningforTownCentres,whichreplacesPPG6andisregardedbyGovernmentasamajorstepinpromotingplanningpoliciesthatwillproducemoresustainableandinclusivepatternsofdevelopmentandconfirmsapolicycommitmenttorevitalisingtowncentres;

n AnewPPS7,SustainableDevelopmentinRuralAreas,whichgivesadviceontheroleoftheplanningsysteminrelationtothecountryside;

n ArevisedPPG13,Transport,whichseekstopromotemoresustainabletransportchoicesandreducetheneedtotravel,especiallybycar;

n AnewPPS22whichreplacesPPG22andsetsouttheGovernment’splanningpoliciesforrenewableenergy,whichplanningauthoritiesshouldhaveregardtowhenpreparinglocaldevelopmentdocumentsandwhentakingplanningdecisions;

n AnUrbanWhitePaperpublishedinNovember2000,whichembracesawiderangeofissuesincludingtheworkundertakenbyThePrince’sFoundationandEnglishPartnerships(supportedbyDTLRandtheCPRE)onsustainableurbanextensions.

2.2DevelopmentPlanBackground

TheDevelopmentPlanwhichcoversthisareacomprisesRegionalPlanningGuidanceRPG9(2001),theWestSussexStructurePlan(2005),theEastSussex&Brighton&HoveStructurePlan(1991),MidSussexLocalPlan(2004)andtheLewesDistrictLocalPlan(2003).TheDistrictboundariesareillustratedonFigure3.1,themajorityofthestudyareafallswithinMidSussexdistrict.UndernewGovernmentlegislationthestrategicplanningresponsibilitiesoftheCountyandUnitaryAuthoritiesanditsStructurePlanwillbereplacedbytheSouthEast

EnglandRegionalAssembly(SEERA)anditsRegionalSpatialStrategywhichwillcovertheperiodbetweenupto2026.NewlegislationwillrequirethattheLocalPlansarereplacedbyLocalDevelopmentFrameworksbyApril2007.Workonthesehasalreadystarted.

FuturedevelopmentwillbeassessedinlinewithrevisedplanningpolicyguidancecontainedintherevisedPPSs,RegionalSpatialStrategyandLocalDevelopmentFrameworks.WehavetakenaccountofthesustainabledevelopmentprincipleswhichrunthroughtheDevelopmentPlanandtheexistingenvironmentaldesignations.

Thestudyisalsobasedonbestpracticeguidance.Anydevelopmentshouldsatisfytherequirementsoftheseprinciplesandpoliciesandbebasedon:

n Highqualitydesign;n Amixofhousingtypesandsizes,including

affordablehousing;n Adequatefacilitiesandservicestoservethenew

community,includinglocalshopping,education,healthcareandcommunityfacilities;

n Adequateformalandinformalpublic,privateandamenityrecreationland/openspace;

n Provisionofsuitableaccessroutesfromthedevelopmenttotheadjacenttransportnetworkforpublic,commercialandprivatetransportandwalkingandcycling;

n Integrationwithsurroundingurbanareas;n Improvementstoinformalpublicaccesstothe

countryside;n Retentionofthemainlandscapefeatures;


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n Protectionofthemainnatureconservationinterests;

n Provisionforthephasedimplementationofthedevelopmentinstepwithemployment,socialandphysicalinfrastructure;

n Adequateimprovementstothesewerageandwatersupplysystems,includingtheimplementationofSustainableDrainageSystems,wherefeasible.

2.3SustainableDevelopment

Theconceptofsustainabilitymeansthathumanneedsmustbeintegratedwithenvironmentalconsiderationsandforcesustoconsidertheenvironmentinthewidestsense.Thisdoesnotmeanpreventingeconomicgrowthasweneedgrowthtoprovideameanstolivebetterandhealthierlives.However,growthhastorespecttheenvironmentandmustbesoundlybasedsothatitcanlast.

Thethemeofachieving“sustainabledevelopment”isonewhichrunsthroughouttheStructurePlanandtheLocalPlandocuments.ThemostcommondefinitionofsustainabledevelopmentcomesfromtheBrundtlandReport(1987):

‘development that meets the needs of the present without compromising the ability of future generations to meet their own needs.’

Theconceptofsustainabledevelopmentisbasedontheassumptionthattheremustbeenvironmentalgainswithinthedevelopmenttooffsetthelosses.Thereareanumberofspecificaspectsoftheproposalsforwhichsustainabledesignprincipleshavebeenused.Theseinclude:

n Transport;n Energy;

n Water;n BuildingDesign;n ConstructionManagement.

‘TowardsSustainableHousing:PrinciplesandPractice’describesthefollowingdesignprinciplesforachievingsustainabledevelopment:

n Compact,mediumtohighdensityforms(butnothigh-rise);

n Mixoflandusesbaseduponoverlappingzonesofliving,working,leisureandshopping;

n Publictransportorientatedurbandesign;n Pedestrianfriendlystreets;n Integrationofdevelopmentandnatureonsite;n Developmentpatternsdictatedbywalkingorcycle

distances.

TransportTheencouragementoftransportsustainabilityisakeyissuetobeaddressed.Thisissuerelatedbacktothepolicycontextsetoutintheprevioussectionandtheneedtoachieveasustainableformofdevelopmentwhichwillreducedependencyontheprivatecar.

TheencouragementoftransportsustainabilitywasoneoftheguidingprinciplesbehindthedesignofthesitelayoutsillustratedinPartIII.Theprincipalmeansbywhichthiselementofsustainabilitywillbeencouragedinclude:

n Theconcentrationofhigherdensityresidentialdevelopment(atabout40-50dph)withineasywalkingdistanceoffacilities;

n Theprovisionofpublictransportfacilitieswithin,orincloseproximity,tothelocalcentresandthenearbyhigherdensityresidentialdevelopment;

n Thelocationoflowerdensityresidentialdevelopmenttowardstheedgesofthescheme,enablinglandclosesttothelocalcentrestobedevelopedatahighdensity;

n Thelocationofmostresidentialneighbourhoodswithin5-10minuteswalkingdistance(about400-800m)offacilitiesinthelocalcentres;

n Theprovisionofpedestrian/cyclistroutesconnectingtheresidentialneighbourhoodstothelocalcentresandprovidingasaferoutetotheprimaryschoolsandsecondaryschools;

Theabovemeasuresweredesignedinaccordancewithvariouspolicydocumentsanddesignguidelines,includingthefinalreportoftheUrbanTaskForce‘TowardsUrbanRenaissance’andthe‘UrbanDesignCompendium’publishedbyEnglishPartnerships.Takentogether,themeasuresoutlinedabovewillencouragetheuseofalternativemeansoftransporttotheprivatecarandtherebyhelpinachievinggreaterlevelsofsustainability.

EnergyEnergysavingmeasuresshouldbetakenintoaccountinthedesignofanynewcommunity:

n Theproposeddevelopmentshouldincorporateahighproportionoflinkedbuildings,apartmentsandterracedhouses;

n Theorientationofthedevelopmenttooptimisesolarpotential;

n Thealignmentoftheinternalroadnetworkproducesalayoutwhichwouldbeunlikelytoavoidwindfunnellingoroffrosttraps;

n Theroleoffenestration,materialsandplantinginencouragingenergyefficiencyarematterswhichwouldbeaddressedatthedetaileddesignstage.


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WaterSustainableurbandrainagesystems(SUDS)areproposedon-sitetoenablesurfacewaterrun-offtoberetainedasneartosourceaspossible,therebyreducingtheamountofdrainageinfrastructureanditshighcapitalandmaintenancecosts.Thesystemsthatcouldbeusedonsiteincluderetentionpondsandbalancingponds,intowhichrun-offwillbeheldpriortodischargetoreceivingwatercourses;andwhichwillincorporatebiologicalmanagementmeasure(suchasreedbeds)toimprovethequalityofdischargedwater.TheformofotherSUDStechniques,suchasinfiltrationtrenches,filterdrainsandswales,canalsobedeterminedatthedetaileddesignstage,inaccordancewiththecurrentbestpractice.Inadditiontosite-widetechniques,housebuilderscouldbeencouragedtoincorporatewaterconservationmeasuresduringconstruction.

Building Design/Construction ManagementAseriesofothermeasures,forexample,theenvironmentalsustainabilityofconstructionmaterialsandthere-useoftopsoilonsite,canbeconsideredaspartofdetailedproposals.

Thesitelayouts(partIII)havebeencheckedagainstcurrentbestpracticeinsustainabledevelopmentasdemonstratedinthepublication‘SustainableCommunities’.ThisassessmentispresentedinthechecklistinTable2.1.

Living Work

EducationLeisure

SustainableHousing

PublicTransport

Ecology

Ener

gy

Environment

Key Relationships in Sustainable Housing

Source: Sustainable Housing - Architecture, Society and

Professionalism


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GLOBAL ECOLOGY:

Energyintransport

n Locationsthatminimisetriplengths,andarewellservedbypublictransport

n Designthatfosterswalkingandcyclinganddiscouragescarreliance

Energyinbuildings

n Energy-efficientbuiltformandlayoutn Developmentofcommunityrenewableenergy

Biodiversity n Wildliferefugesandcorridorsn Conservationandenhancementofwoodlandn Woodlandtoincorporatecontrolledaccessareas

tomaximiseecologicalbenefitsandencourageregenerationofwoodland

NATURAL RESOURCES:

Airquality n Trafficreductionandairqualitymanagement

Water n Localsourcinganddemandmanagementn Localsurfacewater/sewagetreatmentn Builtdevelopmentoutside1in100yearfloodplainn Useofsustainabledrainagesystems

Landandsoils n Higherdensitiestoreduceurbanlandtaken Localcomposting/organicrecyclingschemesn Tenantfarmertomanageagriculturallandwithpossible

widerresponsibilitiesofwatercoursemanagementetc

Minerals n Locally-sourcedandrecycledbuildingmaterials

LOCAL EVIRONMENT:

Aestheticquality n Attractivepedestrian-scalelocalenvironment

Imageandheritage

n Legibleenvironmentwithasenseofplacen Designreflectingdistinctivelandscapeandcultural

heritage

SOCIAL PROVISION:

Accesstofacilities n Accessible,goodqualityhealth,educational,community,retailingandleisurefacilities

Builtspace n Diverse,affordablegoodqualityhousingstockn Adaptable,goodqualitycommercial/institutionalspacen Flexiblemulti-usecommunitybuildings

Openspace n Accessible,wellrunparks/playgroundsandcommunitywoodland

n Fundingtoimprovequalityofneighbouringplayingfieldsandpitches

Infrastructure n Adaptable,easilymaintainedroadandutilitynetworksn Establishmentofalocalcommunitytrusttogive

‘ownership’totheemergingcommunity

ECONOMIC SUSTAINABILITY:

Jobopportunities n Diverseandaccessiblejobopportunitieswithgoodlocaltrainingservices

Economicbuoyancy

n Encouragementforlocaloffices/workshops/liveworkunits,goodlocaltrainingservices

n Provisionofemploymentland

SOCIAL SUSTAINABILITY:

Health n Pollution-freeenvironmentfacilitatingexercise,localfoodproductionandmentalwell-being

Communitysafety n Safetraffic-calmedstreetswithgoodvisualn Sociallybalancedneighbourhoods

Table 2.1 A Sustainability Checklist, Applied to Neighbourhoods


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3. Appreciating the Context

3.1EnvironmentalConstraints

Figure3.1showstheLocalPlanplanningandenvironmentalconstraintsfortheareaaroundBurgessHillalongwithfloodplainareasandtheproposedSouthDownsNationalParkboundary.

3.2LocalContext

LocaltrainstationsandsecondaryschoolswiththeirwalkingcatchmentareasareillustratedonFigure3.2todemonstratewhetheranyofthepotentialdevelopmentareasfallwithinwalkingdistancetoanyexistingstationsandschools.

3.3EcologicalAssessment

TheareasunderconsiderationforhousingdevelopmentaroundtheoutskirtsofBurgessHillhavebeenassessedfortheirvalueintermsofnatureconservationandbiodiversity.

Thisassessmentaimstoidentifythebiodiversityvalueofthestudyareassothatdevelopmentareascanberefinedandlocatedtoavoidthemostsensitiveorvaluablehabitatsandspeciesandtoidentifydevelopmentareaswherethereislittleornoknownnatureconservationinterest.Theaimhasbeentoprovideavisualrepresentationofthenatureconservationinterestofthestudyareausingacolourcodedmap(Figure3.3)followingtheassessmentcriteriaidentified.

Amberclassificationincludesallareasoflocalimportanceandkeyfeaturesofthelocallandscape,aswellaslandadjacenttodesignatedsitesthatmaybeutilisedbymobilespeciesandwhichcouldbezonedasa‘buffer’againstadverseimpactsondesignatedsites.Anamberclassificationindicatesthatdevelopmentcouldpotentiallygoaheadifappropriatemitigationmeasurescanbeputinplace.Aprecautionaryapproachshouldbeemployedinamberareassuchthattheareasareassumedtobeimportantuntilprovenotherwise.Whereprotected,scarce,rare,threatenedornotablespeciesorhabitatsoccuroutsidedesignatedsites,suitablemitigationmeasuresandmanagementstrategieswillberequiredtoenabledevelopmenttogoahead.

Areaswhererareorlegallyprotectedspeciesoccuroutsidedesignatedsiteswillalsobeclassifiedasambere.g.agreatcrestednewtbreedingpondandtheterrestrialhabitatarounditwhichcouldbeusedasarestingplaceorforaginghabitatwouldbeconsideredamber.

Greenareasarethosewherelittleornobiodiversityinterestisknowntobepresent.Theseareaswillbethepreferreddevelopmentareas.However,itshouldbenotedthatthesegreenareasmayincludefeaturesoflocalimportancewithinthemwhichwouldbeclassifiedasambere.g.hedgerows,ponds.

Theassessmentisdeskbasedtoidentifytheknownbiodiversityresourceinthearea.Thisresourcehasbeenmappedandusedtoinformpotentialdevelopableareas.Fieldvisitswillbenecessarypriortodetailedmasterplanninginordertoidentifythepresenceofsuitablehabitatforprotectedspecies,forexamplesuitableterrestrialhabitataroundgreatcrestednewtbreedingponds,orsuitablereptile

Red - No Developmentn Siteofinternationalimportance(SpecialAreaof

Conservation,SpecialProtectionArea,Ramsarsite)

n Siteofnationalimportance(SiteofSpecialScientificInterest,NationalNatureReserve)

n Siteofregionalorcountyimportance(SitesofNatureConservationImportance,LocalNatureReserves,ancientwoodland,gyhllwoodland)

Amber - Development with Appropriate Mitigationn Keyfeaturesoflocalimportanceandfeatures

whicharecharacteristicofthelocalarea(canincludeBiodiversityActionPlanhabitatsandspecies,significantfeaturessuchasoldhedgerows,pondsandstreams)

n Landadjacenttodesignatedsitesofimportancefornatureconservationbothofwhichmaybeutilisedbymobilespeciesaspartoftheirbreedingterritoryorforagingrange

Green - Preferred Development Areasn Siteswithlittleornoknownbiodiversityinterest

Redclassificationincludesalldesignatedsites,bothstatutoryandnon-statutory,includingancientwoodlandandghyllwoodland.Ghyllwoodlandsareancient,steepsided,woodedvalleyscreatedbystreamscuttinggulliesintoexistingslopes.Asaresultoftheirsteepandruggednature,theyhaveremainedundisturbedandcanberegardedasancientwoodland.Thisclassificationindicatesthatnodevelopmentshouldbeundertakenintheseareas.


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Study Area

Strategic Gaps

SSSI

SNCI

Conservation Areas

Local Nature Reserves

Proposed South Downs National Park

AONB

Environment Agency - Flood Risk

Listed Buildings

Scale: 1:35,000 at A3

Burgess Hill Feasibility StudyEnvironmental Constraints (Local Plan)

Figure 3.1


Environmental Constraints (Local Plan)


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habitat.Thiswillalsoidentifyanyhabitatsofnatureconservationvaluepresentinthestudyareas,whichneedtobeconsideredaspartoftheassessment,forexampleareasofunimprovedorsemi-improvedgrassland.

ThefirstpartofthedeskstudyinvolvedcontactingtheSussexBiodiversityRecordCentre(SxBRC)forinformationregardingprotectedandnotable(rareorscarce)speciesandnationally,internationallyandlocallydesignatedsitesoccurringwithin2kmofthestudyarea,inaccordancewithPlanningPolicyGuidanceNote9(NatureConservation).

ThedeskstudyhasalsoinvolvedconsultationoftheGovernmentwebsiteofMulti-AgencyGeographicInformationfortheCountrysidewww.magic.gov.uktogaininformationaboutdesignatedsitesandancientwoodlandinthestudyarea.

Designated areasTherearenointernationallydesignatedsitesorNationalNatureReservesinthestudyareasorwithinthe2kmzonesaroundthem.DitchlingCommonistheonlynationallydesignatedSitesofSpecialScientificInterest(SSSI)withinthestudyareaandthe2kmzonesaroundthestudyareas.Thepresenceofthissitewithinandincloseproximitytothestudyareashasimplicationsforthesitingofdevelopmentwithinthearea.A500mbufferaroundthesitehasbeenassignedinwhichdevelopmentshouldbepossiblewithappropriatemitigation.ThebuffershouldreducetheamountofdisturbanceanddisruptiontotheSSSIduringandfollowingdevelopment.ThesebufferzoneshavebeenclassifiedasamberastheyarenotapartoftheformallydesignatedSSSIs.However,asitformsthebuffertotheSSSIdesignation,developmentshouldnotgoaheadwithinthebufferzonesunlessthereisnoother

satisfactoryoptionandwhenallimpactsaremitigatedasfaraspossible.

Provideddevelopmentdoesnottakeplacewithintheredareas,itisanticipatedthattherewillbenodirectimpactsfromdevelopmentwithinthestudyareasorthedesignatedsitesoccurringwithinthemorclosetothem.Despitethisitispossiblethatindirectadverseimpactswillarise.TherearepotentialproblemsandimpactsassociatedwithurbanspreadonSSSIsites.Thesemayinclude:

n Increasedriskoffires,eitherdeliberateoraccidental,duetoincreaseduseofbythepublic;

n Fly-tippinganddumping;n Illegalvehicleuse,suchasmotorbikeswhichcan

denudevasttractsofvegetation;n Increasedrecreationaluseofsites,particularlyby

dogwalkers,causingsoilerosion,soilenrichmentleadingtochangesinvegetationcompositionsanddisturbancetogroundnestingbirds;

n Predationofnativefauna,includingreptiles,amphibiansandbirdsbycatsanddogs;

n Disruptiontothehydrologyofsitesduetoincreasedhardstandinginareasadjacenttowatercourseswhichtraversethesites;

n Pollutionduringconstructionandoperationalphasesofdevelopmentfromcontaminationofwatercoursesandfromairpollutioncausedbyincreasedcaruseonroadsadjacenttothedesignatedsites.

TheseimpactscouldpotentiallyadverselyaffecttheintegrityofthedesignatedSSSIsiteswhichareidentifiedabove.Theeffectofdevelopmentontheintegrityofthesesitesislikelytobethemainecologicalconcern,ratherthanthedirectimpactstohabitatsandspeciespresentwithinthestudyarea.

Asindicatedbytheassessmentcriteria,theareasshadedredonthenatureconservationevaluationmapareareascoveredbydesignationorareareasofancientorgyhllwoodland.TheredareasontheevaluationmapthereforeincludetheSSSIsasdescribedaboveandSitesofNatureConservationImportance(SNCI),ancientandgyhllwoodlandsites.SNCIsiteswithintheBurgessHillstudyareaincludeareasofclaypit,reedbedanddeciduouswoodland.

Key FeaturesTheamberareasonthenatureconservationevaluationmap,otherthanthoselistedabove,includehabitatssuchasnon-ancientwoodland,recentlyplantedareasofwood,species-richhedgerows,ponds,streamsandsemi-improvedgrassland.Eachofthesehabitattypesareimportantfordifferentreasons,asoutlinedbelow.

Species-richhedgerowsareimportantforbiodiversitywithinthefarmlandlandscape,actingasacorridorprovidingprotectionandfacilitatingmovementbetweendifferenthabitatareasinanotherwiseunsuitableenvironment.Hedgerowsarealsoimportanthabitatsintheirownright.Batsandbadgerscanalsousehedgerowsforforaging,travellingthroughthelandscapeandforroostingorcreatingsettsrespectively.

Streamsareanimportantlinearfeatureinthelandscapeassistingthemovementofspeciesthroughthefarmlandenvironment.Thehabitatssurroundingstreamscanalsobeinfluencedbythewatercourse,creatingdampgrasslandandwoodlandareasandwetlandhabitatsincludingreedbeds.Streamsareimportanthabitatsforbats,particularlyDaubenton’s,andbirdsincludingkingfisher.Manyinvertebratesaredependentonthewetlandmosaicthatcanarisearoundstreams.


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BURGESS HILL FEASIBILITY STUDYEcology Assessment

FIGURE 4Scale 1:25000 at A3

REFINED SEARCH AREA BOUNDARY

RED - NO DEVELOPMENT• International Designations (Special Areas of Conservation, Special Protection Area, Ramsar site)• National Designations (Sites of Special Scientific Interest, National Nature Reserve)• Regional/County Designations (Sites ofNature Conservation Importance, Local Nature Reserve, Ancient woodland)

AMBER - DEVELOPMENT WITH APPROPRIATE MITIGATION MEASURES IN PLACE• Key features of local importance and features which are characteristic of the local area (eg. Biodiversity Action Plan habitats and species, significant features such as old hedgerows, pond and streams)• Land adjacent to SSSI's which may be utilised by mobile species as part of their breeding territory or foraging range

GREEN - PREFERRED DEVELOPMENT AREAS• Sites of little or no biodiversity interest


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Thereareanumberofpondswithinthestudyarea.Theseprovideanotherimportanthabitatforwildlife.ThenumberofpondsintheUKhasdeclineddramaticallyoverthepast100yearsduetoanumberofreasonsincludingneglect,agriculturalintensification,landdrainage,urbanencroachmentandpollution.Thishabitatisimportantforamphibiansincludingthegreatcrestednewt,invertebratesincludingsoutherndamselfly,reptiles,particularlygrasssnakes,batsandmanybirdspecies.

Biodiversity-richarablehabitat,forexamplewheremarginshavebeenlefttodevelopprovidinghabitatforplantssuchascornflowerandramping-frumitoryandbirdssuchascornbuntingandgreypartridge.

ConclusionsWithinthestudyareathereareareasofhighnatureconservationvalue(classifiedred)andintermediatenatureconservationvalue(classifiedamber).HighvalueareasincludethedesignatedSSSIanddevelopmentshouldnotbeundertakenintheseareas.

TherearenointernationallydesignatedsitesandnoNationalNatureReserves(NNR).IntermediatevalueareasincludethebufferzonesaroundtheSSSI,andotherfeaturesoflocalimportance,includingspecies-rich-hedgerows,pondsandstreamswithassociatedwetlandhabitats.Theseareasshouldbeavoidedbydevelopmentproposalsasthereishigherpotentialthatthesehabitatareaswillsupportprotectedspecies,suchasgreatcrestednewts,dormiceandbadgersandthehabitatsthemselvesareofintrinsicvaluewhichwouldbelosttodevelopment.Suitablemitigationmeasureswillberequiredforanydevelopmentwhichaffectsprotectedspeciesorhabitatsofparticularimportance.Thefeasibilityofimplementationofmitigation,suchastranslocationofspeciesandhabitats,orcompensatoryhabitatcreation,shouldbeconsideredwhenlocatingnewdevelopment.

Itshouldbenotedthatthisisnotafullassessmentofthestudyareas,onlyanevaluationofthedeskstudy

informationprovided.Afullassessment,consideringallprotected,rareandBAPspeciesandBAPhabitatsalongwithafieldsurveyshouldbeundertakenpriortodetailedmasterplanningwork.Theresultsofthesefurtherstudiesmayresultinadditionalsmallareasofthestudyareabeingclassifiedasamber.

3.4LandscapeAssessmentThelandscapehasbeenassessedintermsofits

Figure3.5demonstratesthevariedgeologyoftheareaandthetopographicalconstraintsespeciallytothesouth.Figure3.6providesanumberofphotomontagestoillustratethelandscapecharacterofthedevelopableareas.

3.5FloodingandSurfaceWater

Figure3.1showstheextentoftheEnvironmentAgency’scurrentIndicativefluvialandtidalFloodplainsinthearea.ItindicatesthatthesiteshavebeenselectedtoavoidtheEnvironmentAgency’scurrent1000yearindicativefloodplain.

Itshouldbenotedthatthesefloodextentsdonottakeintoaccountthepossibleeffectsofclimatechangeonsealevelandriverfloodlevelsandoflocalfloodingofsmallwatercoursessuchasthosewithinthesite.Afloodriskassessmentmayberequired,fordevelopmentofthisscale,whichwouldalsoexaminethepossibleeffectofclimatechangeonthefloodextents.

ItappearsthattherearenositesparticularlyvulnerabletoextensivefloodingdownstreamofBurgessHill.ASustainableDrainageSystem(SUDS)maynonethelessbesoughtbytheEnvironmentAgency.

AlloftheareasunderconsiderationaroundBurgessHillappeartobeonslowlypermeablesiltysoils,meaningthatinfiltrationofsurfacewaterisunlikelytobeeffective.Itislikelythat,ifSUDSarerequired,significantattenuation(byponds,orswales,etc.)willbenecessary.

TherearenogroundwaterprotectionzonesinthevicinityofBurgessHill.

capacitytoacceptdevelopmentfollowingtheassessmentcriteriaidentifiedontheplan.WehavetakenaccountoftheproposedNationalParkboundarybutnotthelocallydesignatedStrategicGapsboundariesinordertoprovideacomprehensiveandindependentassessment(Figure3.4).

Red:UnsuitableforDevelopmentn Hilltopsandridgelineswheredevelopmentwould

behighlyvisiblefromaconsiderabledistance;n Steepvalleysidesandbottoms;n Existingwoodlandandmajorhedgerows;n Floodplains.

Amber:PotentiallySuitableforLowerDensityHousingorOpenSpacen Ridgelines,generallynotvisiblefromadistance;n Slopingvalleysidespartiallyconcealedby

landformorwoodland;n Paddocksandsmallfieldsadjacenttosettlements;n Formerparkland.

Green:SuitableforMediumandHigherDensityHousingn Flatorshallowslopingland,generallynotvisible

fromadistance;n Landvisiblefromonlyasmallnumberofexisting

properties;n LandalreadyaffectedbytheA35roadcorridorand

utilities.


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Landscape Assessment


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Crawley & Burgess Hill Feasibility Studies


Geological Map - Burgess Hill

Study Area

10m Countour Lines

Fault Lines

F Anticline

M Syncline

ALLUVIUM

RIVER TERRACE DEPOSITS

CALCAREOUS SANDSTONE

CLAYBAND IRONSTONE (ex CBI)

IRONSTONE

LIMESTONE

MUDSTONE

SANDSTONE

SILTY SANDSTONE

Environment Agency - Flood Risk

1:35,000Scale:


Geological Map - Burgess Hill


(E.Sussexinformationnotavailable)

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BURGESS HILL FEASIBILITY STUDYPhotos of Developable Areas

FIGURE 7Scale 1:50000 at A3

4.

3.2.

6.

5.

7.

1.

4. LAND ADJOINING WORLD'S END

3. LAND ADJOINING GREAT OTE HILL

2. VIEW OF FORMER WASTE WATER TREATMENT SITE

6. LAND ADJOINING THE A2300 AT GODDARDS GREEN

5. LAND TO THE SOUTH OF OAKLANDS PARK

7. LAND AT GODDARDS GREEN

1. VIEW TOWARDS BURGESS HILL FROM THE B2036

BurgessHillFeasibilityStudyPhotos of Developable Areas



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BURGESS HILL FEASIBILITY STUDYPotential Developable Areas - Revised

FIGURE 6 Scale 1:25000 at A3


LAND UNSUITABLE FOR DEVELOPMENT*

POTENTIAL DEVELOPABLE AREAWITH APPROPRIATE MITIGATION

POTENTIAL DEVELOPABLE AREAS

*Flood plain areas included


Potential Developable Areas


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3.5PotentialDevelopableAreas

Figure3.7providesthecompositeinformationfromthelandscapeandecologicalassessmenttoprovideaclearindicationoflandwhichisconsideredsuitablefordevelopment,landwhichhaspotentialfordevelopmentsubjecttoappropriatemitigationandlandunsuitablefordevelopment.Uptodatefloodplaininformationhasbeentakenintoaccount.

3.7Transportation–ExistingConditions

KeydemographicindicatorssuggestMid-Sussexhasthehighestrailmodeshareforjourneystoworkcomparedtootherdistrictsintheareaandthejointhighestpublictransportmodeshare.ThissuggeststhattheoverallpublictransportmarketinBurgessHillisreasonablyhealthy.

ExistingbusservicesinBurgessHillarecomprisedof‘town’servicesand‘infrequentrural’services.Thetownservicesthemselvesconsistofinterandintraurbanroutes,whiletheruralroutesexistprimarilytolinkthesmallvillagestolocationssuchasBurgessHill.BurgessHillalsohastworailstations:BurgessHillandWivelsfieldrailstationsareconnectedtoGatwick,LondonBridge,Bedford,WatfordandBrighton.Additionally,WivelsfieldisconnectedtoHastingsandLewes.ItisnotablethatatpresentthereisnodirectoffpeakservicefromeitherstationtoLondonVictoria.ResidentsofBurgessHillcanalsoaccessHaywardsHeathstation.

BurgessHillliestotheeastoftheA23TrunkRoad,whichconnectstotheM23southofCrawleyandprovidesanorth-southroutebetweentheM25andthesouthcoast(Brighton).ThetownisconnectedtotheA23viatheA2300.

AllhighwaylinksinBurgessforwhichdataisavailableshowadegreeofsaturationlessthan90%in2016.Thisisapositiveresultandindicatesthat,dependingonjunctioncapacityconstraints,somereservelinkcapacitymightbepresentonthehighwaynetwork.

Existingon-siteobservationssuggestthattrafficcongestioninBurgessHillislowandisconcentratedaroundkeyjunctionssuchasthoseontheA273andB2036duringPeakPeriods(SeeFigures3.8and3.9).Thenumberofeast-westhighwaylinksinBurgessHillislowandsuchlinksareconcentratedinthenorthofthetown,duetotheseveringaffectoftherailwayinthesouth.

3.8Utilities

Water SupplyBurgessHillfallswithinSouth-EastWatersupplyarea.PrinciplewaterresourcesinthenorthofSussexaresurfacewater,storedinreservoirsatArdinglyandWeirWood.

The198-acreArdinglyreservoirimpoundsArdinglyandShellBrooksintheheadwatersoftheRiverOuse.SouthEastWaterabstractdirectlyfromthereservoirandalsocontrolreleasesintotheriverforcompensationandtoaugmenttheriverflowforafurtherabstractionjustaboveBarcombe.

WeirWoodReservoir,tothesouthofEastGrinstead,covers280acresandwascreatedbydammingthesourceoftheRiverMedway.

InrecentyearsSouthernWaterhasworkedinconjunctionwithPortsmouthWatertotransferwaterfromLittleheathReservoirtoHardhamWaterSupplyWorks(southofPulborough).ThisworkhastargetedreleasingsuppliestomeetgrowingdemandinthenorthSussexsupplyarea.

TheexistingWaterTowertothesouthofthetownwillmostlikelyrequireaugmentingwithadditionalServiceReservoircapacity.Sitesinitsvicinitywouldbestbesupplieddirectlyfromthissource.

Forothersitesaroundthetown,SouthEastWaterwillneedtoappraisethecapacityoftheexistingnetworktosupportgrowthandinstigatereinforcementworksasnecessary.

Waste Water TreatmentBurgessHillrecievewastewaterservicesfromSouthernWater.WastewateriscollectedataterminalPumpingStation(onthesiteoftheoldBurgessHillSewageTreatmentWorks)andispumpedtoGoddardsGreenSewageTreatmentWorks(STW)tothewestofthetown.

GoddardsGreenSTWwascommissionedintheearly1990’sandreceivesflowsfromBurgessHill,HurstpierpointandMalthouseLanepumpingstations.Thetreatmentworkswasdesignedwithacapacitytotreat35,000m³ofwastewaterperday.GoddardsGreenSTWprovidestreatmenttotertiarylevels(effluentis‘polished’throughsandfiltration)beforedischargingintotheRiverAdur.

TheexistingGoddardsGreenSTWisrelativelynewandcapableofextensiontoaccommodateadditionalflows.TheproposeddevelopmentofBurgessHillwouldrepresentapproximatelya7%increaseinwastewaterflows.Additionallandwouldhavetobeprocuredforplantupratingthatwouldberequiredandaverystringantammoniastandardislikelytobeimposedfortheworks.

AsallflowsarepumpedtoGoddardsGreenSTW,sitesinproximitytoexistingPumpingStationswillbeconsideredfavourable.Itisanticipatedthatsomeworkswillberequiredtoincreasepumpingcapacity,butbeingnewassetsitisconsideredthatthesewillbepractical.


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Existing Highway Network


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3.9


Existing Public Transport Facilities


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Sitestotheeastofthetownarerelativelyisolatedanditisunlikelythatexistingsewersthroughthetownwillbecapableofacceptinglargeincreasesinflow.Assuchtheseareaswouldmostlikelyneedtobecomeseparatecatchments,pumpedintoexistingstrategicpumpingstations.

ElectricityBurgessHillissuppliedviaamaintransformertothewestofthetown.Thiswillprovidean11kVnetworktolocaltransformersaroundthetown.

Duetotheproposeddistributionofdevelopmentsaroundthetown,itisanticipatedthatsparecapacityintheexistingdistributionnetworkwillbetheprimarymeansofsupplyingelectricity.Inplacestherewillberequirementsforsubstantialreinforcementofthenetwork,andwheresufficientconcentrationsofnewdevelopmentarepermittedthesecanbeservicedthroughnewHV(11kV)ringmainsandlocaltransformers.

ItisanticipatedthattherewillberequirementsforworksintheexistingPrimarySub-stationonthewesternedgeofthetown.

GasTheprimarysourceofgasisviaahigh-pressuremainfromthenorth.FromapressurereducingdeviceinLondonRoad,mediumpressuremainsdistributegastosupplyareasacrossthetown.

Transcohavestatedthattheydonotplanbeyonda10-yearhorizonforfuturedemandsupontheirsystems.Thisshorttermplanningreflectstherobustnessofthegasnetworkandrelativelyfewlimitationsuponthesystems.Thereisnotanticipatedtobeanyrestrictionsupontheabilitytosupplygastonewdevelopments.

Itisanticipatedthatnewmediumpressuremainswillberequiredtosupplyanynewdevelopments.

Commentary on Utility Industry and future provisionsOfgem(TheOfficeofGasandElectricityMarkets)hasanEnvironmentalActionPlanwhichsetsoutaprogrammeofworktohelppromoterenewableenergyandenergyefficiency.Thisincludes:

n EnergyEfficiencyCommitmentwhichrequiresallsupplierstorunschemesaimingatimprovingtheenergyefficiencyofcustomershomes

n RenewablesObligationwhichsetsatargetforelectricitysupplierstosourceatleastpartoftheirelectricityfromrenewablegeneration

n ClimateChangeLevyexemptionforrenewablegenerators,and

n ClimateChangeLevyexemptionforgoodqualityCHP.

OfgemisalsoworkingonencouragingelectricitydistributioncompaniestostrengthentheirnetworkstoallowforinclusionofDistributedGeneration(alsoknownas‘EmbeddedGeneration’).Thisiselectricitygeneration,whichisconnectedtothedistributionnetworkratherthanthehighvoltagetransmissionnetwork.Itisoftensmall-scale,butseenascrucialtoexpandingtheuseofrenewablepower(windandsolarpower)andCombinedHeatandPower.

Distributed GenerationToday’sdistributionnetworkshavebeenbuilttodeliverpowerfromthenationaltransmissionnetworktotheendcustomer.Distributedgeneration,however,requiresmoreactivedistributionnetworkswhichallowelectricitytoflowintwodirections–totheelectricity

userforconsumptioninhomesorbusinesses,andalsotoexportsurplusenergybacktothetransmissionnetwork.Consequently,todaterenewablegeneratorshavefounditdifficultandexpensivetoconnect.However,ifplannedforinadvancetherewillbeopportunitytoincludesuchsystemsinfuturelargescaledevelopments.

OfgemaimtoincreasetheuseofDistributedGenerationandareproposingregulatorymeasures.Theobjectivesare:(1)toallowgeneratorstheoptionofspreadingthecostofconnectingtothedistributionnetwork;(2)makingiteasierfordomesticCombinedHeatandPowergenerators(customerswhohaveheatingsystemswhichcangenerateelectricity)toconnecttothenetworksbyestablishingastandardconnectionsprocedure;and(3)reimbursedistributedgeneratorssomeoftheinitialconnectionfeewhensubsequentgeneratorsareconnected.

TypesofDistributedGenerationare:

n Windpower–experiencinggrowthandbecomingmoreefficient;

n Centralheatingboilers(domesticCHP)–althoughnotyetcommerciallyavailable,theyarehighlyenergyefficient;

n CombinedHeatandPower–localpowerstations,fromwhichexcessheatisrecoveredforlocalheatingsystems;

n Photovoltaicsolarcells–whichcanbebuiltintotheroofsofhomes.

ItisenvisagedthatwithinthehorizonforthefeasibilitystudythattheabovesystemswillbeeconomicallypracticalforinclusioninnewdevelopmentsandshouldbeencouragedbyinclusionwithinLocalAreaPlansandpotentiallyincludedasplanningrequirements.


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Electricity SupplyDe-regulationoftheelectricityindustryhasseentheintroductionofcompetitiontosupplyelectricitytoconsumers.Thissuperficialserviceprovisionover-laystheDistributionNetworkOperatorsandElectricityGenerationcompanies.

Inthesouth-eastofEnglandEDFEnergyistheDistributionNetworkOperator(DNO).Theyareobligedtoprovideandinstallassetsnecessaryfortheconnectionofpremisestoitsdistributionnetwork,andtheyareentitledtomakeachargefordoingso.

Gas SupplyDe-regulationofthegasindustryhasalsobeenintroducedtoreflectthesystemsintroducedfortheElectricityIndustry.FortheGasIndustryitisLicensedGasSupplierswhoprovidethefront-lineservicetoconsumersandGasTransporterswhoarelicensedtotransportgasthroughpipes.GasTransportersalsohaveadutytoprovideconnectionstopremiseswhereitiseconomicaltodoso.Inthesouth-eastofEnglandTranscoisthelicensedGasTransporter.

TheGasAct1986(asamended)placesfurtherobligationsuponGasTransporters(GT):

n Fordomesticpremiseswithin23metresofarelevantmainaGTisobligedtoconnectpremisesandprovideandinstallassetsnecessaryfortheconnectionofthepremises.TheGTisentitledtomakeachargeforprovidingthisservicealthoughtheGTwillpaythecostsofinstallingthefirst10-metresofpipeinthepublichighway.Theseobligationsarevariedinthefollowingcircumstances:

n Infills–thisiswhereexistingpremisesinanareaareconnectedtoanewmainlaidunderregulationsallowingtheGTtodetermine

connectionchargesatthebeginningoftheschemeandtoapplysimilarchargetoallconnectionrequestsinrespectofthatmainforamaximumperiodofthesubsequenttwentyyears.

n Supplementalconnectionchargeareas–thisiswheretheGThasbeenauthorisedbyOfgemtorecoverthecostofconnectingpremisesinaspecifiedareafromgasshipperstothosepremises,overafixedperiodoftime,ratherthandirectlyfromtheowner/occupierofthepremises.

n Forpremisesoutsideof23-metres(orhighconsumers)theGT,whilststillunderdutytosupply,mayquoteandchargeforconnection.

Gasconsumptionissettorisewithpopulationgrowth.However,tighterregulationsonenergyefficiencyfornewbuildpropertieswillundoubtedlyseeconsumptionperhouseholdreduce.

TelecommunicationsInformationCommunicationsTechnology(ICT)isprobablythemostrapidlydevelopingglobalsectoranditwouldbedifficultforanyonetomakeusefulpredictionsregardingthedemandanduseofICTbeyondafiveyearhorizon.

TherearewidespreadplansfordevelopmentandhousingacrossthewholeoftheSouthEastofEngland.Assuchthesustainabilityofanydevelopmentwilldependonitsabilitytomeetthedemandsofitsresidents.Itisanticipatedthatthesedemandswillincludefirstclasstelecommunicationsservices,usingcurrentbestpracticeandtechnology,telecommunicationsservicesandICTproductsthatmatchtheverybestavailableintheworld.Somecommentatorsseetheabilitytohome-workviabroadbandcircuitsasonesolutiontocombatincreasinglevelsoftrafficcongestiononroads,

workplacestressandtheneedformoreflexibleworkingarrangements(e.g.thechallengesfacedbythosewithchildcareresponsibilities).Theyseetheprovisionofbroadbandtelecommunicationsservicestohomesasanecessaryprecursortodevelopingabetterwork/lifebalanceformanypeople.

Furthermore,despitepublicanxietyoversafety,recentadvancesandgrowthinpopularityofmobiletelephonetechnologyhasprogressedattremendouspaceandseemssettofeatureamongstfuturedemands.Matchingthesedemandsagainstpublicperceptionswillrequirecarefulplanning.

Itseemscertainthatthedemandforthesetelecommunicationserviceswillbemetinthenearfuture.Itisalsoexpectedthattherewillbeanincreaseintheuseoffibreopticconnectionsdirecttousers,whichareexpectedtohaveadequatecapacityfortheforeseeablerequirementsofindustryaswellasdomesticmarkets.

TheuseofhighqualityICTsystemsforsecurityarealsoexpectedtobeamongstthefeelgoodfactorsforproducingsustainabledevelopmentsinthefuture.Monitoredintrudersystemsonpremises,togetherwithpublicareaCCTVsystemscanallbeeasilyaccommodatedintoday’stechnologyandtheirinclusioninfuturedevelopmentswillbecostdependant.IfplannedforthesecostscanbeminimisedanditisrecommendedthattheinclusionofsuchmeasuresbeconsideredforincorporationtoLocalAreaPlansandsubsequentplanningrequirements.

Conclusion - UtilitiesThefollowingdemandshavebeenestimatedforWater,Sewerage,GasandElectricity:


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Table3.2UtilitiesdemandforproposeddevelopmentnearBurgessHill.

Utility UtilityProvider EstimatedDemand5000houses

Water South-eastWater

2.3Ml/day

Sewerage SouthernWater 2,400m³/day

Electricity EDFEnergy 15MW

Gas Transco 3,000m³/hr

Givensufficientnoticeandinvestmentallutilitiescanbeprovidedtoallsites.However,physicalandenvironmentalconstraintswillsignificantlyaffectthelevelofinvestmentrequired.Location,capacityofexistingservicesandphysicalobstructionsweretakenintoaccountintheevaluationofsiteoptions.


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Part II – Findings of theInterim Report

4. Evaluation of Feasibility and Delivery OptionsSitedevelopmentoptionswereidentifiedfromthepotentialdevelopableareas.Theseareasweremeasuredtoillustratelandwhichwouldaccommodateapproximately5000dwellings.Thecalculationofpotentialnumbersofdwellingswasbasedon30dwellingsperhectare.Thisisanapproximategrossdensitywhichtakesaccountofarangeofamixoflowtohighdensities,internalroadsandcommunityfacilitiesincludingaprimaryschool.

OptionsAandB(Figure4.1)illustratethepotentialtoaccommodate5,000dwellingsinonearea.OptionC(Figure4.2)demonstratesthepotentialofdistributingthisrequirementaroundBurgessHill.

5. The Preferred Option AnevaluationofthekeyissuesforeachoftheBurgessHillsiteoptionswasundertakentoallowforeaseofcomparisonbetweensites.Thisinformationhasbeensummarisedintable4.1below.MoredetailedevaluationisincludedwithintheInterimReport.

BurgessHillisasmalltownwithonecentre.Newdevelopmentcouldbenefitthetownbymakingexistingservicesandfacilitiesmoreefficientandviablethroughincreasedcontributionsandusage.However,providingallthehousingrequirement(3,500–5,000dwellings)withinonesitewillreducethebenefitstothetowncentreasnewfacilitiesandserviceswillbeprovidedtoservetheresidentsofthenewdevelopment(seeOptionsAandBinFigure4.1).

Distributingnewdevelopmentaroundtheeastoftheurbanareawillenabletheprovisionofaneweasternspineroad/bypassandenhancementstoexistingpublictransport,pedestrianandcycleroutesbenefitingexisting

residentsinthisarea(seeOptionCinFigure4.2).Contributionsfromalldevelopmentscouldbeusedtoimproveexistingcommunityfacilities.Increasedusageofthesefacilitieswouldimprovetheirviability.

DuetothesizeofthesiteswithinOptionCitisproposedtolocatethemajorityofnewemploymentclosetotheexistingemploymentareasandstrategicroadnetworktothewest.Thereisalsothepotentialofhavingsomeresidentialdevelopmentinthisareatoimprovethequalityandviabilityofanynewdevelopmenttothewest(C1).

OptionsAandBarelargesiteswhichextendwellbeyondthecatchmentsofexistingservicesandfacilities.Thevisualandtrafficimpactsofonedevelopmentof5,000dwellingsarelikelytobesignificant.Duetotheirsize,bothsiteoptionsresultinpotentialcoalescenceissueswithareasbeyondBurgessHill.

Figures4.3and4.4illustratekeytransportinfrastructurerequirements.Theyalsoidentifytheresultsofanevaluationexercisewhichlookedattheaccessibilityofeachsite.ThisexerciseisexplainedinmoredetailinVolume2.

Figure4.4demonstratesthatOptionCwouldrequireaneasternspineroadtolinkthedevelopmentsandprovideimprovedhighwayaccesstothetowncentrefromtheeastofBurgessHill.

OptionCwasconsideredtobethemostsustainableoptionfornewdevelopment.However,itisdependentontheimplementationofaneasternspineroad/bypasswhichwillresultinsignificantinfrastructurecosts.Thefeasibilityandfinancialviabilityofthisoptionisdiscussedbelow.

Chapter6developstheanalysisofOptionCfurtherresultinginarefinementofsiteboundaries,capacitiesandthealignmentoftheeasternspineroad.


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Criteria/Potential

Problematic Conditional Ok Priority

Option A FurthestoptionfromtowncentreandclosesttoA23.Optionwouldcompriseselfcontainedcommunitieswhichmayreducepotentialforintegrationwithexistingurbanarea.Limitedpotentialtoimproveviabilityofexistingservicesthroughfinancialcontributionsandincreasedusage.FutureextensionareaextendssouthclosetoHurstpierpointandlikelytobesensitivetoviewsfromSouthDowns

HighestTransportandAccessibilityscorecomparedtoOptionBandoverallOptionC(C1andC2higherscores)withoutproposedneweasternspineroad.Secondhighestwithroad.Nosignificanttransportorutilitiesinfrastructurecosts

Option B Provisionofselfcontainedcommunitieswouldlimitpotentialforintegrationwithexistingurbanarea.Limitedpotentialtoimproveviabilityofexistingservicesthroughfinancialcontributionsandincreasedusage.FutureextensionareaextendsnorthclosetoHaywardsHeath

LowestTransportandAccessibilityScore.Utilitiesinvestmentrequiredtobringwatertosite

Option C OptionCdependentoneasternspineroad/bypasswhichhassignificantcostimplicationsandpotentiallysignificantimpactonSNCI

SignificantUtilitiesinfrastructureinvestment(especiallyC2-C5)duetocapacityofelectricityandgasandphysicalobstructionswhichhinderservicingofwatertosites

Highesttransportscorewithproposednewroad,secondhighestwithoutit(althoughsitesC1andC2performbestasindividualsites).Goodintegrationwithexistingurbanarea.Provisionofeasternspineroad/bypass.Nocoalescenceissues.Previouslydevelopedland(C2).Contributetowardsexistingservicesandfacilities.Increasedviabilityofexistingservices

Table 4.1 - Burgess Hill Evaluation

(Interim Report)


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BURGESS HILL FEASIBILITY STUDYOptions A & B

FIGURE 8aScale 1:25000 at A3

B

A


SIGNIFICANT WOODLAND & FLOODPLAIN AREAS (NOT INCLUDED IN CALC.)

POTENTIAL DEVELOPMENT SITES

FUTURE EXTENSION AREAS

SITE OPTIONS - APPROXIMATE AREA &SITE CAPACITY(Approx. units based on 30 units/ha.)

OPTION AFuture Extension

117.5 ha 50 ha3525 units 1500 units

OPTION BFuture Extension

109.1 ha 55.4 ha3273 units 1662 units


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Option A & B


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BURGESS HILL FEASIBILITY STUDYOption C

FIGURE 8bScale 1:25000 at A3

C2

C1

C3

C4

C5

C6C7

STRATEGICEMPLOYMENT


SIGNIFICANT WOODLAND & FLOODPLAIN AREAS (NOT INCLUDED IN CALC.)

POTENTIAL DEVELOPMENT SITES

FUTURE EXTENSION AREAS

SITE OPTIONS - APPROXIMATE AREA &SITE CAPACITY(Approx. units based on 30 units/ha.)

OPTION C1 OPTION C219.3 ha 47.2 ha579 units 1416 units



OPTION C714.4 ha432 units

TOTAL: OPTIONS C1 - C7168.5 hectares5055 units


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Option C


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BURGESS HILL FEASIBILITY STUDYStrategic Site Selection Evaluation:

Transport & Accessibility - Options A & BFIGURE 9a

Scale 1:25000 at A3

B

A

Existing Stations

Connections

1.2km (15 min walking catchment aroundexisting stations)

RANK SITE SCORE1. Option A - West End Farm 202. Option C - Seven Sites around Burgess Hill 19*3. Option B -

Abbotsford and Lowlands Farm 18

* Option C is composed of seven sites with the following scores:Option C1 - 22Option C2 - 22Option C3 - 19Option C4 - 19Option C5 - 16Option C6 - 20Option C7 - 16


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Strategic Site Selection Evaluation: Transport & Accessibility -

Option A & B


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BURGESS HILL FEASIBILITY STUDYStrategic Site Selection Evaluation:

Transport & Accessibility - Option CFIGURE 9b

Scale 1:25000 at A3

C1

Existing Stations

Connections

1.2km (15 min walking catchment aroundexisting stations)

Indicative Eastern Spine Road

RANK SITE SCORE1. Option A - West End Farm 202. Option C - Seven Sites around Burgess Hill 19*3. Option B -

Abbotsford and Lowlands Farm 18

* Option C is composed of seven sites with the following scores:Option C1 - 22Option C2 - 22Option C3 - 19Option C4 - 19Option C5 - 16Option C6 - 20Option C7 - 16

C2 C3

C4

C5

C6C7


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Strategic Site Selection Evaluation: Transport and Accessibility

- Option C


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Part III – Site Capacity

6. Site Layouts and Development Schedules

6.1SiteLayouts

FollowingconsultationwiththeSteeringGroupontheInterimfindingstherewasaconsensustotakeforwardOptionCforfurthermoredetailedanalysis.Siteareaboundarieswererefinedinlightofnewinformationandfurthersitevisitsandthecapacityofeachsitewascalculatedbasedonindicativesitelayouts.Figure6.1illustratesthelocationoftheOptionCsitesandtheLinkRoadalignment,anindicativelayoutforeachsiteisillustratedinFigures6.2to6.5.LayoutsforsitesC3toC7demonstratehowthelinkroadcouldbeincorporatedtoserveeachsite.

Adevelopmentscheduleidentifyingthemixoflandusesandtotalnumberofdwellingsisincludedintable6.1below.

6.2IdentificationofSocialandCommunityInfrastructure

Thelandbudgetsforeachmasterplanhavebeeninformedbyanassessmentofthesocialandcommunityinfrastructureneedsassociatedwith5,000dwellingsandatargetpopulationofapproximately10,650people(basedonONSprojectionof2.13personsperdwellingin2016).Anassessmenthasbeenmadeoftheadditionallandandfloorspacerequirementscoveringemploymentneeds,localretailing,educationfacilities,primaryhealthcareinfrastructure,openspaceandindoorrecreationfacilitiestosupportsuchacommunitypost2016.ThefindingsofthisassessmentareincludedasanAnnextothisdocumentandsummarisedbelow.

LandUse(Ha)/Site C1A C1B C2 C3 C4 C5 C6 C7 TOTAL

Education 1.3 8.2 1.3 10.7

IndoorSportsCentre 0.1 0.1 0.2

OpenSpace 0.0 7.1 9.1 5.2 2.1 8.4 2.8 3.7 38.4

LocalCentre 0.2 0.4 0.6

ResidualDevelopableArea 0.0 20.0 29.4 15.5 6.6 26.7 9.5 11.6 119.4

Total Area 21.3 27.0 42.6 20.7 17.0 37.0 12.3 15.3 193.2

No.Dwellings

HighDensity(50dph) 0 400 588 310 133 534 190 233 2388

MedDensity(40dph) 0 320 470 248 106 428 152 186 1910

LowDensity(30mph) 0 120 176 93 40 160 57 70 716

Total Dwellings 0 840 1234 651 279 1122 399 489 5014

Theassessmentconsiderstherequirementsrelatingtoeachlanduseintotalfollowedbyascheduleidentifyingthesizingofsitesandthebalanceofusesrequiredtosupporteachsite.Theschedulerepresentsatargetlandusemixwhichhasinformedthemasterplanningprocess.

6.3IndicativeLandBudget

Baseduponoverallcommunityandinfrastructurerequirementsforthetotaltargetpopulationtheproposedscheduleoffacilitieshasbeendistributedbetweenthesevensites.Theallocationoffacilitiesbetweenthesiteshasbeenbaseduponthefollowingprinciples:

n Tomaximisetheopportunitiesaffordedbyadditionalfacilitiesprovision;

n Topromotesustainablepatternsofservicedelivery;and

n Topromotesustainablemovementpatternswitheachparcelandthetownasawhole.

Analysisofexistingsocialandcommunityinfrastructureprovisionshowsthattheeasternsideofthetownisnotwellservedbyexistingfacilitiesparticularlyrelatingtosecondaryeducationandneighbourhoodretailing.Therefore,wehavealsosoughttolocatefacilitiestomaximisethebenefitstoexistingcommunitieswherepossible.

Table 6.1 Development Schedules


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Therationaleforthelocationofeachuseisasfollows:

n Theneighbourhoodcentreissplitbetweenthetwolargestsitestomaximisethewalkupcatchmentpopulationforeachcentre,thehealthfacilityisco-locatedwithinthecentreinsiteC5;

n TheSecondaryschoolislocatedwithinsiteC3,thisistocentrallylocatetheschoolwithintheeastofthetown,tomaximiseaccesstothemajorityoftheplanneddevelopmentandtoenableaccessto/fromproposedbusroutesandWivelsfieldstation.TheprimaryschoolsareproposedwithinsitesC5andC2thisistomaximisethelocalwalkupcatchmenttoeachschoolandtosustaintheviabilityofexistingschoolswhichservethewestofthetown.

n Openspacehasbroadlybeenplannedinproportiontothepopulationofeachsite.

n TheresidualBclassemploymentlandhasbeenprovidedinoneblockaspartofparcelC1A.OfallofthelocationsidentifiedthislocationrepresentsthebestintermsofaccesstotheA23.

6.4HousingDensityBalanceandCapacityEstimate

Afteraccountingforcommunityinfrastructureneedsanddistributorroadstheresiduallandhasbeenplannedforhousingdevelopment.Thehousingdensitymixforeachsiteshasbeenbaseduponamixof30%lowdensity(30dwellings/ha),40%mediumdensity(40dwellings/ha)and40%medium-highdensity(50dwellingsperha).Therationalistoprovidearangeofdwellingtypesandsizeswithineachsite.Thedistributionofmediumandhighdensityhasbeenconcentratedaroundtheneighbourhoodcentreandalongbusroutesinordertomaximiseaccessandtheviabilityoftheseservices.Lowdensitydevelopmenthasbeenlocatedaroundmoreenvironmentallysensitiveareaswithinsitesandadjoiningthecountrysideedgetosoftenthevisualimpactofdevelopment.


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Option C


(See Figures 6.4 - 6.6 formore detail)

Spine Road Alignment


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Indicative Layout - Site C1


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Indicative Layout - Site C3 & C4


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Indicative Layout - Site C6 & C7


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Urban Design Considerations

Option C1 – West End Farm

Option C2 – Lowlands Farm

Option C3 – Theobolds Option C4 – World’s End

Option C5 – Freckborough Manor

Option C6 – Fragbarrow Farm

Option C7 – Wellhouse Farm

Accessincludingtransportlinksbetweensites

SiteiscloselyrelatedtoboththeA2300andA273,requiringshortconnectionstothesiteandthereforereducingtheimpactofadditionalhighwayinfrastructureuponthewiderlandscape.

ThissiterequiresaccessviaFreaksLanefromtheproposedspineroad.Therewouldbewiderlandscapeandvisualimpactsassociatedwiththisroutebeyondthesitearea,toaccommodatethelinkstotheproposedwiderroadnetwork.

Thespineroutesitscentrallywithinthesite.Itshouldbedesignedtoreducetrafficspeedswithintegrateddesignofpublicrealmandtrafficmanagementmeasurestopromoteeast-westmovementwithinthesite.

Widerlandscapeandvisualimpactswouldbeassociatedwithlinkroad.

ThissiterequiresaccessviatheproposedspineroadconnectingthesitesontheeasternsideofBurgessHill.Therewouldbewiderlandscapeandvisualimpactsassociatedwiththisroutebeyondthesitearea.Thespinerouteisproposedcentrallynorth-souththroughthesite.ConsiderationneedstobegiventointegratedpublicrealmandtrafficmanagementmeasurestoalloweaseofmovementbetweenBurgessHillandtheproposedresidentialareasandsecondaryschool.

Theaccesstothissitehasbeenillustratedasalooproute,connectingthesitewiththecommitteddevelopmentattheClayPitandtheadjacentresidentialareastothewest.Thiswouldenabletheseadjoiningareastousetheneighbourhoodcentreandsecondaryschoolfacilities.East-westmovementacrossthesiteisconstrainedbytherailway,whichformsthesouth-westernsiteboundary.Widerlandscapeandvisualimpactswouldbeassociatedwithlinkroad.

AccesstothissitefromtherestofBurgessHillisconstrainedbytheadjoiningresidentialareas.Theproposedspineroadwouldopenupthesite.Opportunitiesforcycleandpedetrianaccesstothetowncentre.

AccesstothissitefromtherestofBurgessHillisconstrainedbytheadjoiningresidentialareas.Theproposedspineroadwouldopenupthesite.Opportunitiesforcycleandpedetrianaccesstothetowncentre.

Integrationwiththecountrysideedge

Existingsitevegetationintegratestheproposedhousingwiththecountrysideedge.Thewesternedgeofthesitehoweverwouldbenefitfromoff-siteplantingtointegratetheproposeddevelopmentwiththeadjoiningagriculturallandscape.

Theproposedextentofdevelopmentiscontainedwithinwoodlandadjoiningthewatercoursewhichboundsthenorthwestandeasternsiteboundaries.

Thissitecontextandadjoiningareasofferthepotentialtointegratethesitewithinthelandscapestructureofthecountrysideedge,howeveradditionalwoodlandplantingisrecommendedtoreinforcetheGreatOteHallEstatelandscape.Thedevelopmentshouldaddressthecountrysideedgewithfrontageratherthantherearofplots.

Theeasternportionofthissite(wherethesecondaryschoolsisproposed)isafairlyopenlandscape.Schoolbuildingsshouldbelocatedtowardstheresidentialwesternportionofthesitetoretaintheopencharacterofthiscountrysideedge.

TheindicativelayoutshowslowdensityhousingandopenspaceadjacenttoDitchlingCommon.AnasssessmentofthepotentialimpactsofthisdevelopmentontheintegrityofthisSSSIwillneedtobeundertaken(seepara3.3).

Whilethesiteiscontained,thetransitionofthecountrysidecharacteroflandtothesouthadjoiningandwithintheSouthDownsNationalParkshouldbeconsidered.

Whilethesiteiscontained,thetransitionofthecountrysidecharacteroflandtothesouthadjoiningandwithintheSouthDownsNationalParkshouldbeconsidered.

Table 6.2 - Urban Design Considerations


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Integrationwiththesettlementedge

Thesiteadjoinsthesettlementedge,howevertheA273maybeperceivedasaphysicalbarriertoeast-westmovementbetweenthesiteandBurgessHill.

Thesiteadjoinsthenorthernedgeoftheexistingsettlementandthereforeproposedfacilitiesandopenspacecouldservetheexistingcommunities.Thedensity,scaleandformoftheproposeddevelopmentalongthesouthernedgeofthesiteshouldrelateinscaleandformtotheadjoiningresidentialareas.

Thesiteadjoinsexistingresidentialareastothewestandthereforecouldbeintegratedviapedestrianlinks.Thedensity,scaleandformoftheproposeddevelopmentalongthewesternedgeofthesiteshouldrelatetothatoftheadjoiningresidentialareas.

Thewesternportionofthesiteadjoinsexistingresidentialareasalongitswest,northandsouthernedges.Theroadlayoutoftheadjoiningresidentialareascouldbeconnectedtotheproposedsitelayout.

Thedensity,scaleandformofdevelopmentalongthewest,northandsouthernedgesshouldrelatetothescaleandformoftheseadjoiningresidentialareas.

TheraillinedoesprovideabarriertointegrationhowevertheproposedlinkroadwhichwouldpassthroughthissitewouldfacilitateaccesstotherestofBurgessHill.Theproposeddevelopmentwouldadjointheexistingsettlementandthereareopportunitiesforpedestrianandcycleaccesstothetowncentre.

ThesiteadjoinsrelativelylowdensityresidentialareastothesoutheastofBurgessHillandwouldneedtoincorporateanappropriatelandscapebuffertoprotecttheadjoiningresidentialareas.

ThesiteadjoinsrelativelylowdensityresidentialareastothesouthofBurgessHillandwouldneedtoincorporateanappropriatelandscapebuffertoprotecttheadjoiningresidentialareas.

Landscapestructure Astrongexistingpasturelandscapestructurewithexistingwoodlandblocksandtreebelts.Theremaybesomerequirementforsomefurtherplantingtolocallyscreendevelopmentonthewesternedgeoftheproposedsite.

Thesiteissetwithinastrongexistinglandscapestructuremadeupofaseriesofsmall-scalearablefieldsandpublicopenspacesadjoiningthenorthernsettlementboundary.ConsiderimpactuponlocallandscapeamenityincludingagriculturallandandBurgessHillGolfCourse.

Sitecomprisesattractivepasturewithfieldsofsmalltomediumsizeboundbymanagedhedgerows,whichwillrequirereinforcementinareas.ConsiderationstobegiventoimpactuponthewiderattractivelandscapecharacterofGreatOteHallandtheadjoiningresidentialsettlementedgeofBurgessHill.

ConsiderationsshouldbegiventoimpactupontheattractivelandscapesurroundingofGreatOteHallandtheexistingresidentialsettlementedgesadjoiningthewesternandsouthwesternboundaries.

Siteismadeupofpasturewithaseriesofsmallscalefieldsthecharacterofwhichshouldbeincorporatedintothesitelayout.

Mixoflanduses,smallerscalepaddocks,marketgardens,containedemploymentsitesandpocketsoflowdensityresidential.Someexistingurbanisinginfluences.ThesouthernedgeofthissitedefinesatransitionfrommixedlanduseedgeofBurgessHilltothemoreopenagriculturallandassociatedwiththeSouthDownsfoothills.Reinforcingthisedgecouldhelpdefinethesettlementedgewhileprovidinganattractivesettingforthedevelopment.

Thelandwithinthissiteisunmanagedagriculture.ThesouthernedgeofthissitedefinesatransitionfromtheoutermostlowdensityresidentialedgetothemoreopenagriculturallandassociatedwiththeSouthDownsfoothills.

Visualimpacts* Therewouldbevisualimpactupondwellingswithintheimmediatevicinityofthesite,fromthePublicRightsofWayandviewsfromDanworthLaneandsomeimpactonmediumdistanceviews.

Theviewsintothissitewouldbeamelioratedbytheexistinglandscapestructure.ViewsofthesitearepossiblefromB2036,A273,aPublicRightofWay,whichpassesalongFreaksLaneandthroughBedlandsFarmandthenorthernresidentialedgeofBurgessHill.

Therewillbesomevisualimpactuponadjoiningresidentialareas.Considerationneedstobegiventotheplanting,toenhancethesettingofGreatOteHall.

Therewillbesomevisualimpactupontheviewsfromproperties,PublicRightsofWaycrossingandborderingthesiteandtheimpactuponthelandscapesettingofGreatOteHall.

Thevisualinfluenceofthissiteislimitedtothesouthandwestbytherailline.ViewsfromFreckboroughManor,PollardsFarmwillrequireconsideration.

ConsiderationrequiredtomitigateimpactuponlongdistanceviewsfromtheSouthDowns.

FurtherconsiderationrequiredtoestablishtheimpactuponlongdistanceviewsfromtheSouthDowns.


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VisualImpacts(cont) Somewidervisualimpactsmaybeassociatedwiththelinkroadwhichcanbeamelioratedwithlocalisedwoodlandplantingandgroundmodelling.

Somewidervisualimpactswillbeassociatedwiththelinkroadtothenorthandsouthofthesitewhichcanbereducedwithlocalisedwoodlandplanting.

Somewidervisualimpactswillbeassociatedwiththelinkroadtothenorthandsouthofthesitewhichcanbereducedwithlocalisedwoodlandplanting.

Somewidervisualimpactswillbeassociatedwiththelinkroadtothenorthandthenewjunctiontothesouthofthesitewhichcanbereducedwithlocalisedwoodlandplanting.

SomevisualimpactmaybeassociatedwiththelinkroadbetweenOptionsiteC5andC6,whichcanbereducedwithwoodlandplanting.

Pedestrian/cyclelinksandPublicRightsofWay,

FootpathconnectionscanbeconnectedintoanumberofexistingPublicRightsofWayandaneast-westconnectioncanbemadeviaGatehouseLane.

Theexistingnorth-southlane,FreaksLane,canprovideadirectconnectionfromthesitetoBurgessHilltowncentre.

Opportunityexiststoconnecttheexistingresidentialneighbourhoodviafootpathseast-westtoPublicRightsofWaywhichpassthroughGreatOteHallandAntyeFarm.

PublicRightsofWaycrossingthesiteshouldbeincorporatedintothesitelayout,thuspromotingaccesstowardsWivelsfieldandDitchlingCommonCountryPark(subjecttoassessmentofimpactonDitchlingCommonSSSI).

PublicRightsofWay,crossingthesiteeast-westofferthepotentialtoconnectthesitetoDitchlingCommonCountryPark(subjecttoassessmentofimpactonDitchlingCommonSSSI).

PotentialtoconnecttothePublicRightofWaywhichpassesFoldersFarmandrunssouthtoconnectwithFragbarrowNurseryaccess.Morewidelythereispotentialtoconnecttomakenewconnectionstowardstherailwaystation.

OpportunitytoconnectsitetoWellHouseLaneandbeyondtoPublicRightofWayleadingtowardsClearviewFarmandtheSussexBorderPath.

BuiltandNaturalHeritage

Settingoflistedbuildingwillneedtobepreservedandenhancedwithoff-siteplantingalongthewesternboundaryofthesite.

Nolistedbuildingswithinsite.ConsiderationofSINCsiteadjoiningtheeasternedgeofthesite.

ConsidersettingofGreatOteHallasdiscussedabove.

ConsidersettingofGreatOteHallasdiscussedabove.

Noimpactonareasofsignificantculturalheritagevalue.AnasssessmentofthepotentialimpactsofthisdevelopmentontheintegrityofthisSSSIwillneedtobeundertaken(seepara3.3).

Noimpactonareasofsignificantculturalheritagevalue.

Noimpactonareasofsignificantculturalheritagevalue.

Floodplain ThesouthernboundaryofthesiteadjoinsthefloodplainofthePookBourne.SustainableurbanDrainageSystem(SuDS)maybesoughtbyEA.

ThenorthernandwesternboundaryadjoinsthefloodplainextendingnorthfromFairplaceBridgealongthewatercourse.EAmayseekSuDS.

Thenortheasternedgeofthesiteadjoinsthefloodplainofaminorwatercoursetotheeastofthesite.EAmayseekSuDS.

Floodplainforaminorwatercoursebisectsthesouthernedgeofthesite.EAmayseekSuDS.

Nofloodplainconsiderations.



*Whilesitesurveyshaveevaluatedtherelativevisualimpactsofdevelopmentuponthewholelandscapeareawithinthestudyarea,detailedmasterplanningshouldbeinformedbyfurtherassessmenttofullyestablishimpactsandmitigationmeasures


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Part IV – Transport Impacts

7. Summary of Transport Analysis ReportVolume2presentstheanalysisoftransportationneedsandimpacts.MeasuresareidentifiedtoimprovetheaccessibilityofpotentialdevelopmentbymodesotherthantheprivatecarasaccommodatingnecessaryprivatecartripsThischaptersummarisesthefindingsofthisanalysis.

Development PotentialAsiteassessmentframeworkhasbeendevelopedtoprovideapreliminaryassessmentofoptionsforstrategicdevelopmentinBurgessHill.Thesiteassessmentframeworktablesformedthebasisofadetailedtripgeneration,distributionandassignmentexercise.OnlyoneoptionhasbeenassessedfortheBurgessHillarea.Thisoptioniscomposedofthefollowingsites:

n SiteC1:locatedtothewestoftheA273;n SiteC2:locatedtothenorthofBurgessHill;n SiteC3:locatedtothewestofBurgessHill,

neighbouringexistingresidentialareas,northofJanesLane;

n SiteC4:locatedtothewestofBurgessHillsouthofJanesLane;

n SiteC5:locatedtothewestofBurgessHilladjacenttotheLewesRailwayline;

n SiteC6:locatedtothesouthofBurgessHillsouthoftheB2112;and

n SiteC7:locatedtothesouthofBurgessHilleastofOakleyLane.

Development Trip GenerationAmulti-modaltripgenerationspreadsheetwasdevelopedusing2001CensusDataandNationalTravelSurvey(NTS)datafortheperiod1998-2000.Thetrip

generationanddistributionexercisecomprisedthefollowingstages:

n Stage1:TripsperHousehold;n Stage2:TripsbyJourneyPurpose;n Stage3:InternalTrips;n Stage4:SiteTripAttraction;n Stage5:ModalSharebyJourneyPurpose;n Stage6:TotalExternalTripsbyJourneyPurpose

andMode;n Stage7:TotalInternalTripsbyJourneyPurposeand

Mode;andn Stage8:DistributionofExternalTripsbyJourney

PurposeandMode.

ThisprocessprovidedthetotalnumberofAMpeak,PMpeakanddailymulti-modaltripsgeneratedbyeachdevelopmentsiteoption.ThetripsweredistributedtoeachwardinBurgessHillandfourexternalzones(north,south,eastandwest).

Thedevelopmenttripswerethenmanuallyassignedtothehighwaynetworkandapublictransportpassengerload,patronageandrevenueestimationwasundertaken.Themajorsourcesofdemandforpublictransportservicesandhighwaytripsareasfollows:

n NorthofBurgessHill;n MeedsWard(containsthetowncentre);andn DunstallWard(containsahighproportionof

residentialunitsandWiversfieldStation).

Thispatternissimilartothatdisplayedforpublictransporttrips.ThisisduetothelocationoftripattractorswithintheBurgessHillareaandoutsidethearea(i.e.manyworktripattractorsarenorthofthetownaswellaswithinthetowncentre).

Development Impact and MitigationTraffic Assignment and ImpactInordertosupportthedevelopmentofOptionCaneasternspineroadwillneedtobeconstructedlinkingtoA273JaneMurrayWayandpassingthroughsitesC3,C4,C5,C6andC7.

ItshouldbenotedthattheproposedlinkroadalignmentinFigure6.1(andFigures7.1-7.2)representsonesolutiontolinkingthedevelopmentsitesandotheralignmentsmaybepossible.Forexamplethesouth-easternsectionoftheLinkRoadcouldpassthroughSiteC5andconnecttotheexistingKingsway,ratherthanB2112/B2113roundabout.HoweverthedevelopmentofthisoptionwouldneedtoconsidertheimpactontheB2113/KingswayjunctionandhowthelinkroadwouldbeconnectedtositeC7.

Inordertodeterminetheimpactofthedevelopmentsiteoptions,tripsbycarhavebeenassignedtothehighwaynetwork.Theassignmentflowsrepresentdemandflows,i.e.,theroutethetrafficwouldideallytakeifcapacitywasavailable.InadditionalinkcapacityanalysishasbeenundertakenbyaddingdevelopmentflowstoexistingtrafficdatafortheBurgessHillarea.TheresultsaresummarisedinTable7.1.


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Public Transport AssessmentForecastsoffuturepublictransportdemandfromthedevelopmentsiteshavebeenmadeseparatelyandthesewereusedindevelopingthepublictransportsystem.AnalysisofthekeydemandsindicatedthatallsiteswouldbenefitfromconnectionstoBurgessHilltowncentreaswellasthenorthwestareaoftown(containingtheTriangleCentre)andthesouthwestareaoftown(containingTescos).Thegreatestdemandfor‘external’trips(beyondtheBurgessHillarea)aretothenorth(includesdestinationssuchasHaywardsHeath,Gatwick,EastCroydonandLondon).

Theforecastpublictransportdemandsfromthedevelopmentsitesaresufficienttosustainanumberofnewbusroutesandthustwobusnetworkoptionswereproposed.Thesebothlinkallthesiteswiththetown

centreandprovide–inmostcases–adirectlinkwithTescoandtheTriangleCentre.Whereadirectlinkhasnotbeenproposedthekeydestinationcanbeaccessedwithoneinterchange.Servicefrequencieshavebeenproposedforthenetworksbasedondemandlevelsduringthepeaks,andaminimumservicelevelof4busesperhourintheoffPeakPeriods.

Thelowerlevelsofdemandforrailservicesandthegreaterconstraintsfacingchangestothismodemeanthatcomparablerailproposalshavenotbeendeveloped.However,thekeychangesproposedtorailservicesintheNetworkRailRouteUtilisationStrategymostlikelytobenefitdevelopmentsinBurgessHillhavebeennoted:

n AhalfhourlypeakandoffpeakservicefromburgessHillandWivelsfieldtoLondonVictoria;and

n JourneytimeimprovementsforallLondonservices.

Enhancedfacilitiesatthetwolocalstations–BurgessHillandWivelsfield–arealsorecommended,particularlyimprovementstoaccess,interchange,cyclestorageandgeneralrefurbishment.

EstimatedcostsforthetwoproposedbusnetworksweredevelopedusingtheAtkinsbuscostmodel.Thismodelusesstandardindustryratesalongwithvariablessuchasroutedistancesandpeakvehiclerequirements.Revenueswerealsopredictedbasedontheforecastusageandafareratesimilartoexistingtowncentreservices.Acomparisonofcostsandrevenuesindicatesthattheproposedrouteswouldbeselfsupportingoncethedevelopmentsarefullycomplete,providedtheforecastpatronagelevelswereachieved.

Phasing and DeliveryInordertoassessthetotalimpactofthedevelopmentoftheBurgessHillsitesintransporttermsananalysishasbeencarriedoutofthetotalcostperdwellingoftransportcostsnecessarytosupportthedevelopmentsites.

Thetotalcostperdwellingofthetransportcostsnecessarytosupporttheproposeddevelopmentsiteswouldbe£13,800forpublictransportoption1and£13,500forpublictransportoption2.

Aproposedphasingstrategyhasbeendevised.ThisinvolvessiteC1beingcompletedbeforetheconstructionoftheLinkRoad.Thespineroadisthenconstructedalongwiththeremainingsites,accommodatingthecostbetweensiteswherepossible.

The Way ForwardTheresultsofthistransportstudysuggesttheproposeddevelopmentofapproximately5000homesinBurgessHillcouldbesupportedbyassociatedimprovementsintransportnetworks.Thiswouldincludeinvestmentinadditionalbusservicesandtheconstructionofa

Table 7.1 – Traffic Impact Summary

Road Impact Analysis ExistingConditions SolutionsA2300 Increaseinflow TrafficaccessingA23. Minordelaysduring

PeakPeriods.Minordelays,furthermodellingrequired

A23 Increaseintrafficflow NewtripswithdestinationsoutsideBurgessHill.

Freeflowing Minordelays,encourageinternaltripswherepossible

A273 Increaseintrafficflow TrafficroutingbetweensitesandA23.

Freeflowing Minordelays,encourageinternaltripswherepossible

B2036 Increaseinflow Trafficdestinedfortowncentre.

Minor–moderatedelaysduringPeakPeriods.

Discourageuseasratrunningroute.Providealternativeroutevialinkroad.

LeylandRoad/MapleDrive

Increaseintrafficflow. LinkbetweenwestofBurgessHillandthetowncentre.

ModeratedelaysduringPeakPeriods.

Discourageuseasratrunningroute.Providealternativeroutevialinkroad.


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StrategicSiteEvaluationPlan

Proposed Public Transport Network Option 1

Figure7.1

O.SLicense100021794


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StrategicSiteEvaluationPlan

Proposed Public Transport Network Option 2

Figure7.2

O.SLicense100021794


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newSpineRoadtotheeastofBurgessHilltorelievetrafficcongestioninthetowncentre.Inadditionitwouldbenecessarytoensurethatalloftheproposeddevelopmentsitesarelinkedtothetowncentrebyappropriateanddirectcycleandpedestrianroutes,toensurethatthesitesarefullyintegratedwithexistingdevelopmentinBurgessHill.

Thistransportstudysuggeststhatthecostperdwellingassociatedwiththetransportproposalswouldbe£13,500-£13,800,dependingonthepublictransportoptionchosen.

Thisstudyisstrategicinnatureandhasusedavailabletrafficcount,buspatronageandraildata.Thishasallowedthestudytotakeanoverviewofthetransportimpactofthedevelopmentof5000housesinBurgessHillintermsofexistingandproposedinfrastructureinthearea.Howeverthestrategicnatureofthestudydoesnotallowthetransportimpacttobeassessedatalocalscale.ItisrecommendedthatifthedevelopmentoptionsforBurgessHillareprogressedtothenextstage,furtherstudyatalocalscaleshouldbecarriedout.Thiswouldincludejunctionand/ornetworkmodelling.


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Part V – Summary of Findings and Conclusions

8. Summary of Findings

Theaimofthisfeasibilitystudyistoidentifywhetherthereispotentialforadditionalstrategicdevelopmenttoprovideupto5,000dwellingsonlandaroundBurgessHilltoaccommodatepost2016housingneeds.Thestudywasundertakeintwostages,firstlyasiteanalysisandsecondlyanassessmentoflikelysignificantimpactsonthesurroundingtransportnetwork.AnInterimReportwasproducedattheendofFebruary2005toprovideaninitialanalysisofpotentialoptionsandidentifywhichoptionsshouldbetakenforwardforfurtherinvestigation.

8.1SiteAnalysis

ThefirststageinvolvedacomprehensivesiteanalysistoidentifyopportunitiesandconstraintstodevelopingareascontiguouswiththeBurgessHillurbanareaandtodeterminepotentialcapacityoftheseareas.Thisinvolvedundertakinglandscapeandecologicalassessmentsandadeskbasedassessmentofsite-specificwaterandinfrastructurerelatedissues.

ThemostsignificantconstraintstodevelopmentaroundBurgessHillaretheimpactsonexistingfloodplainandDitchlingCommonSSSItotheeast,viewsfromtheSouthDownstothesouth,potentialcoalescencewithsettlementstothenorthandsouthandimpactonthestrategicmotorwaynetworktothewest.

Althoughthemajorityoftheareaisinagriculturaluse,thereareareasofwoodlands,hedgerowsandstreamswhichshouldbeprotected.Theseareascouldbeincorporatedwithinanypotentialdevelopmentto

provideastronglandscapeframeworkandenhancethelimitedbiodiversity.

Potentialdevelopableareaswereidentifiedfromthesiteanalysis.Threeoptionsfordevelopmentofupto5,000dwellingswereidentifiedaspartofthefindingsoftheInterimReport.Twooptions(AandB)illustratedthepotentialofprovidingtheentire5,000requirementdwellingsinonearea.OptionCdemonstratedthepotentialtodistributetherequirementaroundBurgessHill.Itwasconcludedthatprovidingalargeselfcontainedcommunitywouldreducethepotentialforintegrationwiththeexistingurbanarealimitingtheopportunitiestoimprovetheviabilityofexistingservicesthroughfinancialcontributionsandincreasedusage.Coalescenceandvisualimpactissueswerealsomoresignificantwithlargenewsettlements.Itwasconsideredthatdistributingdevelopmentaroundtheurbanareawouldenablebetterintegrationwiththeexistingcommunitiesandencouragepedestrianandcyclejourneys.Aproposedeasternspineroad,wouldberequiredtoservethesitesandhelptoimproveoverallaccessibilitytotheeastofBurgessHill.

OptionCwasconsideredtobethemostsustainableoptionfornewdevelopmentandwastakenforwardforfurtheranalysis.Siteareaswererefinedandindicativelayoutsproducedtoidentifythepotentialcapacityofeachsite.Anassessmentofthecapacityofexistingcommunityfacilitiesandtheneedfornewfacilitiestoservetheexistingandnewcommunitieswasundertakentoinformthelandusemixoftheproposeddevelopmentsites.Chapter3identifiestheissuesassociatedwitheachsiteandwhich

shouldbeconsideredfurtheraspartofanydetailedmasterplanning.Therewillbeinevitableadverseimpactsonoutlyingpropertiesandfarmswiththedevelopmentof5,000dwellingsandassociatedinfrastructurewhichwillneedtobecompensated.Therewillalsobenewimpactsonthesurroundinglandscapeandamenitiesoflocalresidentswhichwillrequiredetailedassessmentandmitigation.

8.2ImpactAssessment

Stagetwoinvolvedassessingtheimpactsofthemaximumsitecapacityonthesurroundingtransportnetworkinordertodeterminewhetheradverseimpactscouldbesatisfactorilymitigated.TheTransportAnalysislookedatpotentialtripgenerationandthedistributionandassignmentofvehiculartripstothelocalhighwaynetwork.Alinkcapacityassessmentwasalsoundertakentoidentifythecapacityofthenetworktoaccommodatemoretrafficandinformtheneedforinfrastructureimprovements.

Theresultsofthisanalysissuggesttheproposeddevelopmentofupto5,000homesinBurgessHillcouldbesupportedbyassociatedimprovementsintransportnetworks.ThiswouldincludeinvestmentinadditionalbusservicesandtheconstructionofanewSpineRoadtotheeastofBurgessHilltorelievetrafficcongestioninthetowncentre.Inaddition,itwouldbenecessarytoensurethatalloftheproposeddevelopmentsitesarelinkedtothetowncentrebyappropriateanddirectcycleandpedestrianroutes,toensurethatthesitesarefullyintegratedwithexistingdevelopmentinBurgessHill.


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Thistransportstudysuggeststhatthecostperdwellingassociatedwiththetransportproposalswouldbe£13,500-£13,800,dependingonthepublictransportoptionchosen.Thestrategicnatureofthestudydoesnotallowthetransportimpacttobeassessedatalocalscale.ItisrecommendedthatifthedevelopmentoptionsforBurgessHillareprogressedtothenextstage,furtherstudyatalocalscaleshouldbecarriedout.Thiswouldincludejunctionand/ornetworkmodelling.

8.3Conclusions

ItisconsideredthatOptionCisthemostsustainableoptionfortheprovisionofupto5,000dwellingsaroundBurgessHill.Thisisafeasibleoptionwhichrepresentsanopportunitytoprovidetherequirednumberofdwellingswiththeleastimpactonthesurroundinglandscape,areasofecologicalimportanceandtransportnetwork.Theoptionwouldallowforsuccessfulintegrationwithexistingcommunities,goodcycleandpedestrianaccesstothetowncentreandprovideaneasternspineroadtoservethenewcommunitiesandimproveaccessaroundBurgessHillforexistingcommunities.Distributingthehousingrequirementratherthanconcentratingitinalargeself-containedcommunitywillalsoimprovetheviabilityandvitalityoftheexistingtowncentre.

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