Land to the south of nos 15 and 17 birchen lane, haywards heath

Design and Access Statement

Land to the South of Nos 15 and 17 Birchen Lane, Haywards Heath for

live well

March 2014

GILLARD ASSOCIATES architecture and design

2 Cathedral Road Cardiff CF11 9RZ Tel No 02920 229 133

www.gillardassociates.co.uk

Design and Access Statement Land to the South of Nos 15 and 17 Birchen Lane, Haywards Heath

1.0 Introduction and Vision Statement This Design and Access Statement has been prepared on behalf of the owners of Nos 15 and 17 Birchen Lane (the applicant), part of LivEco developments, in support of an outline planning application for residential development on Land to the South of Nos 15 and 17 Birchen Lane, Haywards Heath.

Reference is made in this statement to the following supporting documents submitted as part of the application, as follows: A. Illustrative Masterplan B. Policy Statement C. Arboricultural Report

Gillard Associates Savills PJC Consultancy

The Applicant live well "LivEco delivers sustainable homes which exceed customer expectations as well as government targets" LivEco's directors and designers have been leading exponents of ecological house building for many years and have achieved recognition for contemporary high quality homes which achieve Code for Sustainable Homes Level 4 and above.

LivEco developments are designed to be high quality - to deliver future proof resilient and sustainable housing but provide tomorrow’s standards today.

"...there is a commitment to achieving a high quality which will set the standard for sustainable house building in Sussex."

Background The application site is comprised of two parcels of land which form the rear private gardens of Linden House and Birchen House, two substantial domestic properties built to the south of Birchen Lane, a private residential road to the north of Hayward's Heath.

The town is well known as a commuter haven, with easy access on a direct rail link to the centre of London.

LivEco developments is a firm which builds sustainable and responsible developments, and believes that the clear need for housing should first be met by infilling previously developed land within the settlement boundary, and brownfield sites, - rather than building on irreplaceable green fields.

Vision Statement Liv Eco developments exceed Code 4 as a minimum which means nearly 50% carbon emission reductions compared to the 2006 building regulations. Where possible this is achieved without resorting to the installation of on site renewable energy solutions - known as the Fabric First concept.

An award winning new eco village in Cardiff for 9 new eco homes has attracted a lot of attention and is being followed up by a second phase providing 24 new low energy homes.

Although the proposed development at Birchen Lane will be for a different market - there is a commitment on the part of the applicant to ensure that the houses will set a new standard for quality and sustainability for residential development in Sussex.

This DAS will show that the site has been planned to make the most of a valuable infill site in a sensitive area, and will demonstrate an integrated sustainable and collaborative design approach to the site.

It will make the most of, and also enhance, the opportunities presented by the existing landscape features to inform and 'anchor' the new development and promote a feeling of cohesion and reinforce the unique sense of place.

To summarise: the proposals will provide contemporary energy efficient homes on previously developed land, which are attractive, and designed to enable the growth of a community of people who are keen to live a more sustainable lifestyle - and for which there is very little choice currently available.

Great House Farm: Phases I and II Development

This DAS will demonstrate that the land available to the south of Birchen Lane, between the lane itself and the footpath linking Sunte House and Portsmouth Lane, is not only suitable for sustainable development, but that this can be achieved in a way which will respect the Area of Townscape Character, by following the process of development which has evolved the townscape itself over many years.

GILLARD ASSOCIATES architecture and design

Design and Access Statement Land to the South of Nos 15 and 17 Birchen Lane, Haywards Heath

2.0 Context (cont'd) 2.1 Preface This section explores the context of the site, the planning history and sets out the justification in planning terms for the development. For full details of the site context and constraints this DAS statement should be read in conjunction with the accompanying documents already listed in the introduction.

area of proposed Crest Nicholson development

2.2 Site Location The site is located to the north of Hayward's Heath and is less than a mile from the railway station, making it an ideal location for commuters who prefer not to use personal motorised transport. It lies within the Area of Townscape Character (ATC) as designated by the LPA, and this will be appraised in a following section.

area of inset below

The site identified for development is garden amenity surplus to modern day requirements.

It is formed from two adjacent parcels totalling approximately 0.3ha and lies between the applicant's houses along Birchen Lane and the public footpath some 80m distant. The site is flat, like much of the surrounding topography, and heavily planted with mature trees and shrubs around the boundaries. As a result is considered that any development would be largely concealed from passers by. Site boundaries are as follows: Parcel A North East South West -

proposed fenced boundary with Linden House fenced and hedged fenced and hedged fence with dense tree belts and shrubbery

Parcel B North East South West -

proposed fenced boundary with Linden House existing mature hedgerow ditto with protective fence fenced and hedged

2.3 Physical Context The site is described and explained in detail in Section 3 Site Analysis but briefly the land is surplus garden amenity enclosed by dense shrubbery, hedges, and tree belts, roughly level, with a variety of lawn, shrubbery, and ornamentation.

2.4 Statutory Designations The site lies within the Hayward's Heath Settlement boundary Area of Townscape Character Area covered by the draft deposit Neighbourhood Plan The trees to the east of the site boundary have TPOs (refer tree survey).

A

B

2.5 Access and Connections Access is provided by a private drive, forming a priority junction with Portsmouth Lane which is a minor local distributor road providing connections to the wider area in the northerly direction, and connection to the B2028 in the southerly direction.

The B2028 is an important route connecting Haywards Heath and Lindfield.

Links by footpath, cycleway, and road to facilities and the wider transport network are discussed in more detail in the next section.

GILLARD ASSOCIATES architecture and design

Design and Access Statement Land to the South of Nos 15 and 17 Birchen Lane, Haywards Heath

Context (cont'd) 2.8 Use of the Land

b

The existing use of the land is garden amenity - the site has a residential land use.

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2.9 Trees A qualified arboriculturalist has carried out a tree survey to comply with BS 5837:2012 and the report is submitted with this application. A summary is included in this DAS in the next section.

The proposals have been put forward in collaboration with the arboriculturalist and details of tree protection and treatment of root protection areas is also included as part of the tree report. It is acknowledged that any new access off Birchen Lane will impinge on root protection areas and so particular attention is required in this respect.

v

2.10 Flood Risk The site is not subject to any existing flood risk and is significantly higher than the nearest C2 Zone identified within the EA flood maps. An extract of the map is reproduced below to demonstrate that the site is not subject to any flood risk. As a consequence, there is no need to undertake an assessment of how any flood risk would impact upon development.

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college

community hall

v

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primary school

hospital

v

application site

local centre

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ò ò college

v

primary school

v

ò v

ò ò v Â

local centre

v

ò

surgery

prep school

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public amenity

2.11 Social and Economic Context A key driver in local and National planning policy is presumption in favour of sustainable development and in particular the provision of energy efficient low carbon homes that are: located close to public transport networks accessible on foot within easy reach of local services and facilities accessible for all and capable of being easily adapted by their occupants as their needs change provided with on site public open space The map right shows how the site location is enhanced by the proximity of local services including childcare, schools, healthcare, leisure and recreation facilities and so on.

To summarise, the site is located in an ideal location for housing in Hayward's Heath.

v

ò

primary school

"To create sustainable development, design must include the social environmental and economic aspects of the development its relationship to its surroundings."

GILLARD ASSOCIATES architecture and design

Design and Access Statement Land to the South of Nos 15 and 17 Birchen Lane, Haywards Heath

Context (cont'd) 2.11 Anti-social activity on site The area is not subject to anti social behaviour but security needs to be addressed as part of the design process.

2.12 Planning History There is no recent or relevant planning history for the application site.

However, a pre application enquiry was made on 15th January 2014 ref no 13/04234/PREAPP. The response from the planning officer raised concerns over how the proposed development may adversely affect the character of the area and ATC. Attention was also drawn to the access track which should accommodate bin lorries, and to the trees whose root protection zones should be respected.

2.13.3 Mid Sussex District Plan This will replace the MSLP when ratified but it is significnat that the MSLP ATC will not be carried forward in the new document.

2.13.4 Neighbourhood Plan This document is also at an early stage. The ATC forms part of this plan but is more fragmented than the current iteration.

The report draws the conclusion that the weight to be attached to the ATC designation is limited given the lack of homogeneity across the designation and the fact that Birchen Lane exhibits very few attributes that are important to the character area designation. The shortage of housing supply and presumption in favour of quality sustainable development are considered to be of overriding importance.

Helpfully, it was acknowledged that the development is in a sustainable location and that if the maximum number of dwellings permitted was reduced to 3 this would be more acceptable in terms of density.

2.13 Planning Context The planning policy context is fully explained in a report under separate cover by Savills. The key points are summarised as follows: 2.13.1 NPPF Context The site and the proposals are subject to the policies set out within the adopted May 2004 Mid Sussex Local Plan. Since the Local Plan was adopted the NPPF has been put into place; a District Plan has been advanced (although now on hold); and a draft Neighbourhood Plan has been produced.

The LPA cannot demonstrate a 5 year supply of deliverable housing sites which means that the council's housing policy is out of date (NPPF)

Paraphrasing the NPPF : development proposals that accord with the development plan should be approved without delay and where a development plan is absent, silent or relevant policies are out of date, permission should be granted unless the adverse impacts of doing so would significantly and demonstrably outweigh the benefits.

In addition, NPPF states that all housing applications should be considered in the context of the presumption in favour of sustainable development.

2.13.2 Local Policy Context The Mid Sussex Local Plan (Policy H3) confirms that infill development within settlement limits are permissible although subject to DC criteria.

Policy B1 sets out general guidance and requires that development is sensitive to local character.

Policy B16 sets out the rationale for development within the ATC in detail.

GILLARD ASSOCIATES architecture and design

3.0 Site Analysis and Appraisal

Design and Access Statement Land to the South of Nos 15 and 17 Birchen Lane, Haywards Heath

3.1 Description and Topography The site is an area of private garden laid to lawn. It comprises two parcels considered to be surplus to requirements by the respective owners. The two parcels together have an approximate area of 0.3ha. The site is relatively level, broadly following the 58m AOD contour line.

The site is bounded to the North, East and West by a tall hedge, fencing, and mature trees. These features provide a substantial landscape buffer, preventing any wider views into the site.

This particlularly noticeable on the south boundary where a long established footpath divides the properties off Birchen Lane and Gander Green, a modern cul-de-sac development. The footpath is bounded by hedges, fencing, and mature planting on both sides and it is challenging to walk along this path without a sense of claustrophobia - views into the properties are more or less non existent. Nevertheless, the footpath has a rural feel and in daylight and good weather would provide pedestrians with a convenient short cut to the town centre.

Examination of period maps (see overleaf) will show that the footpath pre existed the residential development of the area, and linked Sunte House with Portsmouth Lane.

Top left: Parcel A looking south Top centre: Parcel A looking north to No17 Top right: adjacent footpath Above: hedge planting Below: Parcel B Sunte House

Sunte House itself is a listed Georgian building in its own substantial grounds, and accessed from Birchen Lane and Gander Green. The map sequence shows clearly how the land associated with and surrounding Sunte House has been gradually sold for development, a process still ongoing, as demonstrated by the recent outline planning application for the fields north of Sunte House, including Birchen Wood.

The development site is too far from Sunte House, screened by mature trees and planting, to affect its setting. However, the location of the site within the designated ATC requires that this needs to be included in the site appraisal - the neighbourhood has a character which needs to be carefully considered during the design process and is included later in this section.

Photographs show the large area of private gardens to the south of Nos 15 and 17 Birchen Lane. The properties to the south of the lane have less development but are very large compared to properties elsewhere in the area.

GILLARD ASSOCIATES architecture and design

Design and Access Statement Land to the South of Nos 15 and 17 Birchen Lane, Haywards Heath

Site Analysis and Appraisal (cont'd) 3.2 Arboriculture Any casual visitor to the ATC around Birchen Lane will recognise the importance of trees, plants and mature garden planting to the character of the area.

significant avenue of lime trees on Birchen Lane

It is appropriate that with distance from the town centre a richer and denser arboriculture is apparent - noticeably absent from the more urban areas.

It is therefore essential that the mature trees on the application site are identified, considered, protected and retained as part of any development proposal.

The key tree groups have been identified by the arboriculturalist and submitted under separate cover, but this can be summarised as follows:

Lime trees in Birchen Lane

Trees of high quality: - avenue of limes on Birchen Lane (which appear on the C19th OS plan overleaf) and which make an outstanding contribution to the street scene and the ATC - mature trees along but outside western boundary of No17 Birchen lane which are tall and provide an effective visual screen for the application site - mature isolated tree specimens (particularly the willow ) along but outside eastern boundary of No15 Birchen lane which make a contribution to the landscape from distant viewpoints and to the site itself - two mature tree along southern boundary and adjacent to footpath which help to reinforce rural character All of these trees will continue to contribute to the landscape as part of any development proposal for this site.

Hedgerows It is recognised also that the area has characteristically high and wide hedgerows. The application site is enclosed by a variety of hedges - beech, yew and cypress - which provide effective screens and which should be protected and retained as part of an integrated landscape proposal, not only as a screen or buffer, but also as a way of defining property boundaries and reinforcing the intimacy of the landscape character.

WIllow tree and hedges on eastern boundary mature trees outside site boundary which will have significant screening effect mature willow outside site boundary

All of the site perimeter will retain its hedgerow and although the hedge separating the two parcels of land will need to be removed the visual impact of this on public views will be negligible.

Garden Amenity Planting There are also small garden trees of various quality which make a contribution to the ambience of the amenity space but which make no real contribution to the wider landscape. It is inevitable that some of these plants will be lost as part of the construction process but it may be possible to transplant some of the more valuable specimens to help the new development establish itself.

Tree screen to west of site

high mature hedge blocks views and provides privacy to site mature trees outside site boundary

GILLARD ASSOCIATES architecture and design

Design and Access Statement Land to the South of Nos 15 and 17 Birchen Lane, Haywards Heath

Site Analysis and Appraisal (cont'd) 3.3 Townscape Character Appraisal According to the Local Plan any development proposal within the designated ATC should take into account the special characteristics of the neighbourhood and refers to supplementary guidance. At the time of writing none is available from the planning authority - therefore a brief appraisal and interpretation is offered as part of this DAS, as follows.

Whilst it is recognised that the parts of Haywards Heath included within the ATC have merit in terms of architecture, landscape, setting - it is also apparent that the ATC is not defined by any single characteristic. Indeed, it is clear from perambulation that the character varies from one location to another - from semi rural to urban; from pre war to post war development; from the architecture of the railway age to neo vernacular interpretations of the Arts and Crafts movement.

It is possible to interpret the ATC as a series of unique vistas or sequences - which is clear from the designated plan - as the boundaries of the ATC loosely follow the town's road network. It is the progression, from town centre to suburbia, reflected in the architectural treatment of the buildings, which makes movement through the town interesting and rewarding.

Sunte Avenue c1910

College Road c1870

Another obvious contribution to the ATC is the sense that people over the years have sought escape from the city into the countryside, something which is made possible only by rapid transport - at first in the age of steam, and then with the coming of the internal combustion engine. Over the years care has been taken to preserve as much of the mature parkland as possible, and to weave residential streets into the fabric of fields, trees and woods, with lawns shrubs and hedgerows. In fact ornamental hedges have become such a dominant feature in the area that the architecture almost takes second place - hedgerows, by enclosing and defining spaces, have become structures in their own right.

The variety of architectural styles is another characteristic. The illustrations shown here confirm how fashionable the influence of the Arts and Crafts movement was in Britain. 'Das englisch Haus', as described by Muthesius and exemplified by Webb, Voysey and Ashbee in the late Victorian era, and subsequently by practitioners like Parker and Unwin, Lutyens in the first decades of the C20th, became synonymous with our love of home. Whilst architectural historians emphasise the coming of modernism in the early 30s in the UK, actually most house owners were anxious to escape the modern world. Unsurprisngly, Haywards Heath has an overwhelming preponderance of country style villas, rather than white cubist 'machines for living in'.

Sunte Road c1910

West Common c 1945

To summarise the ATC then is not easy. In fact, the only pattern of development detectable is the sheer variety of building styles within the loose definition of pseudo vernacular; materials, and periods, often in the same street, offer a sometimes incongruous mix. But it is this lack of standardisation which provides the basis for the boundary of the ATC - dull, repetitive and (frankly) uninspiring modern housing so typical of recent years, is noticeable for its exclusion.

With time, the quality of development has suffered. The cul de sacs of the late C20th are, architecturally, a poor cousin of the private roads developed in the early part of the same.

The latter streets are almost as dense, and the houses very nearly as close, but the complexity of the landscape and landscaped gardens generates a sense of intimacy which is totally lacking in the modern suburb.

The way in which different designs have become neighbours can easily be understood when looking at the historic map sequence - the way in which plots are released for development seems in hindsight to be random. The gradual encroachment of the suburb onto the green fields is in some ways like filling in the centre of a jigsaw puzzle.

Brook Lane c1960

The Droveway c 1995

NATURAL SELECTION In drawing up the boundaries of the ATC the planning authority has had to make decisions on what constitutes quality.

These ilustrations show that the legacy of Arts and Crafts lives on long after the movement's zenith. The original period houses are still to be seen, as are the later copies and re interpretations by Harold Turner, a local developer who made a fortune building post war houses in the same tradition. Clearly neo vernacular is still flavour of choice - the ATC was drawn around The Droveway - a mock mediaeval cul de sac built in 1995.

GILLARD ASSOCIATES architecture and design

Design and Access Statement Land to the South of Nos 15 and 17 Birchen Lane, Haywards Heath

Site Analysis and Appraisal 1878

1937

1890

new access lane

note repositioned lane

1955

1966

1978

HAYWARD'S HEATH: A CENTURY OF INFILL DEVELOPMENT The historic map sequence above shows how the area around Birchen Lane has been developed between 1878 and 1978. The shaded areas clearly show how infill development over time has added to the housing stock. The red outline indicates the position of the application site.

The first 20 years saw very little development. The railways required workers cottages and these can just be seen on Station Road, to the right of the C19th maps. It wasn't until the pre war house building boom that the building of dwellings began to take place creating the commuter suburbs that we know today - this is obvious from the third map in the sequence.

If the property boundaries are closely studied, it is possible to see how, over time, plots are divided and sub divided, to create more and smaller properties. It is also possible to see how the extremely long plot depth of the properties to the south of Birchen Lane has arisen.

GILLARD ASSOCIATES architecture and design

Design and Access Statement Land to the South of Nos 15 and 17 Birchen Lane, Haywards Heath

125860m 11

24

29

recent extension of ATC

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10

1

8 7

Chronology

Middle Barrington

PO

27

5

6

SM

2

12

RT

The previous page illustrates how residential development has taken place over a century - very little of the original parkland remains. This page completes the sequence - virtually the only undeveloped land (shown white) available belongs to Sunte258 House, the owner of which has attempted to obtain planning site subject to consent to develop the land to the south of the listed building.

At the time of writing the land to the north of Sunte House is the planning subject of an outline application for nearly fifty houses. application

533989m

533377m

OU 6 4

W OO

Recent

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BA R R IN G TO N

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BROO K LANE

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subdivided plot

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W O O D

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9 Weir

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Issues

subdivided plot 6

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43.9m

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El Sub Sta

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15

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11 25

El Sub Sta

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43.2m

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Townscape Character Appraisal (cont'd)

PORTSMOUTH WOOD CLOSE

Site Analysis and Appraisal (cont'd)

23

BY SUNTE

43.2m CS

42.1m 14

Portsmouth Bridge

1978

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26a

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El Sub Sta

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ED &

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GA TES ME AD

GATESMEAD

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War dB dy

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Clearly land is at a premium in this part of the town, but it seems it has always been a desirable place to build a home.

Pressure to develop gives rise to sub division of existing plots, 257 and some of these are indicated in blue outline, right.

2

17

4

74

recent extension of ATC

plot demolished for new access road

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15

68

5

1966

48

31

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11a

FIE LDW AY

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47.2m

Willow Lodge

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29

It is also necessary to gain access to available land, and this has occurred in recent years off Birchen Lane. Gatesmead was laid down by demolishing one of the plots north of the lane, opening up a sizeable parcel of land.

56 CR

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39

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51.1m

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BIRCHEN LANE

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BIRCHEN LANE

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Cottage

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Gardener's

PORTSMOUTH LANE

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SUNTE HOUSE

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Pond

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Sunte House

1937

3

4

49.9m

1

LANE

53.8m

application site

44.5m

Smallsgreen Cross TCB GP Shelter 45 1

When seen in this context, this application - which seeks to sub divide two generous plots, create an access drive, and provide 254 three quality houses - is a natural extension of a development process which has been carried out for a long time - indeed, has actually created the ATC of which it is a part.

C19th

13

El Sub Sta

application

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UE E AVEN SUNT

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planning

42.2m

6

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site subject to

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27 to 31

Looking at the map on this page it can be seen how unusually long are the plots on the south side of Birchen Lane, when compared with virtually all of the plots in the area.

subdivided plot

10 2

33

58.6m Path (um)

30

37

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47.6m 16

13

24

11

Tank

G AN DE R

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ATC

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Cattle Grid

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Kenmead

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s dway Roun

Burbank

19

The ATC boundary is conspicuous by its avoidance of new developments (eg Gatesmead). However, it can be seen that 125322m the ATC has included recent developments, notably adjacent to the application site.

1955

3

subdivided plot

The Bungalow

PORTSMOUTH

It is almost inevitable, when studying historic development, that large plots become smaller, as houses become smaller and255 more densely sited.

13

12

16

44

18

20

The snapshots show clearly how the process of urbanisation has taken place over the last 150 years, and reflect concurrent256 changes in society. Levels of inherited wealth are now matched or superceded by business owners, and incomes have generally risen, closing the gap between rich and poor.

Generally the nation is a much more egalitarian place to live and this is reflected in the sort of houses we live and aspire to.

Clare

334

335

336

337

338

339

GILLARD ASSOCIATES architecture and design

no. 11

10 m

30 m

1 : 500

Design and Access Statement Land to the South of Nos 15 and 17 Birchen Lane, Haywards Heath

Site Analysis and Appraisal (cont'd)

N

Birchen Lane

20 m

footpath application site

no. 13

significant tree

high hedges define property and create privacy

ownership boundary tree exclusion zone

very limited views into site

no. 15

individual trees

no. 15 site access

views

20 m

Opportunities ● Site generally level and apropriate for building ● Site orientation permits south facing private gardens ● Trees screen/buffers new development ● Trees create enclosure and add beauty ● High hedges and fences restrict views into the site ● Development will upcycle residential amenity land surplus to requirements ● Potential link to PROW for pedestrians

significant tree group 30 m 10 m

20 m

30 m

1 : 500 1 : 500

N

footpath

N

Birchen Lane

no. 11

no. 13

10 m

no. 11

no. 19

significant tree group very limited views into site

houses on Ganders Green distant and do not overlook site

no. 17

no. 17 site access

application site area: 0.32 ha

avenue of limes very significant

site with 250 mm contours

application site ownership boundary

no. 13

SITE OPPORTUNITIES AND CONSTRAINTS

tree exclusion zone

Constraints ● Tree root protection areas restrict building footprint ● Overlooking distances need to be respected ● Distance needs to be maintained from boundaries to reduce overbearing development ● Restrictions on felling/grubbing up trees and shrubs during nesting season ● Single access needs footpath to be improved

GILLARD ASSOCIATES architecture application site and design

ownership boundary

GILLARDtreeASSOCIATES exclusion zone architecture and design

individual trees individual trees

4.0 Design Evolution and Principles 4.1 Background

4.4 Principles of Development

This section of the DAS will describe the principles that have informed the design proposals.

Whilst this application is for outline consent only, it is nevertheless essential that the concerns of the planning officer are addressed.

Design and Access Statement Land to the South of Nos 15 and 17 Birchen Lane, Haywards Heath

4.2 Initial Proposals The application site was identified by the owners of the property - the plot sizes are surplus to requirements, being far in excess of modern amenity standards, and are something of a maintenance burden. Halving the size of the plots still provides more than adequate garden area and would have little effect on the properties' values.

An outline design for four large dwellings (approx 280m2 GFA) was drawn up in order to ascertain what effect the constraints might have on a development, and to see how the opportunities presented by the site might be exploited.

It was considered that the site would be large enough for the proposed development but at this early stage it was decided to make a pre application enquiry to ascertain the views of the planning authority.

4.4.1 Impact on ATC It is important that any proposed development is not detrimental to the area of townscape character. The appraisal in the earlier section found that the ATC is not consistent - it varies enormously from location to location depending on its year of development and its distance from the town centre. It therefore makes sense to appraise the ATC at or adjacent to any development site to ensure that local attributes are reinforced or maintained: The ATC in the area adjacent to the application site is characterised by large houses in neo vernacular styles set in large mature gardens with dense planting and hedges (as exemplified in all the private drives off Portsmouth Lane) The spacing of the houses is often very close (eg in Roundwood Lane) giving rise to a sense of enclosure and/or intimacy which is enhanced by hedging and planting Houses are often hidden from view by plants and trees and direct lines of sight are not common (Birchen Lane itself being an exception) The ATC appears to encompass development which is more than 20 years old and rejects modern development.

However, this is explained by the fact that modern developments (eg Gatesmead) are simply out of character with the historic precedent - the houses are too close to the street, too close together, of low quality in terms of materials and design, with little room for planting.

The housing within the ATC is generally of high quality, in terms of design and materials Therefore the proposed development will take its cue from this list.

4.3 Pre Application Enquiry

4.4.2 Protection of Trees The contribution which trees make to the ATC site is recognised and virtually all trees of high value are to be retained

The outline proposals (above) were submitted as a vehicle for discussion (ref no 13/04234/PREAPP) at a pre application enquiry. The planning officer acknowledged that the site is in a sustainable location but had concerns that: a) the density was too high (too many dwellings) b) the impact on the ATC might be detrimental c) development would not affect the tree protection areas d) road layouts should facilitate ease of circulation by bin lorries

4.4.3 Highways Issues As a development accessed by a private driveway off a private road (ie unadopted), the highways authority has no jurisdiction although the advice given was that the proposed access drive would need to be designed to allow easy access by bin lorries.

It is intended that the access will be designed in accordance with the Manual for Streets which will ensure appropriate and safe circulation for pedestrians cyclists and motorists.

Initial Proposal for Discussion

ATC - QUALITY CHECK Houses in Gatesmead (top) epitomise the developer vernacular so prevalent in late C20th and early C21st estates. The style and mass of the dwellings are a cynical imitation of genuine Arts and Crafts inspired development which is exemplified by No11 Birchen Lane (below)

GILLARD ASSOCIATES architecture and design

access road

gardens

Design and Access Statement Land to the South of Nos 15 and 17 Birchen Lane, Haywards Heath

Design Evolution and Principles (cont'd)

P

P

PLOT 2

N

footpath

G

G

No17 no.17 No15 5 no.1 access road

transplanted hedges to establish boundary divisions

0 1:500

10m min

passing place passing place

PLOT 3

turning head

4.8 Mass, Scale, Architectural Design Birchen Lane This application is for outline and therefore details of architectural design is a reserved matter.

Tree planting to help screen buildings

P

PL-01

existing trees

turning space

G P

10m min

building away from tree proposedRPZ trees

P

PLOT 1

P

no.17

protect and maintain perimeter trees 0

5m

10 m

10m min

hedges

PL-02

The palette of materials will be restrained, and will impart a feeling of local colour and texture - belonging to the neo vernacular tradition however, we have not attempted to detail the architecture in this outline application.

PL-03

gardens

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PLOT 2

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paving

PL-01

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access drive

The site sections and sketches on the following pages indicate how the buildings relate to the existing houses, no.15 specimen trees, and suggested planting design.

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In terms of scale and mass, the dwellings will be designed to reflect local precedent - in other words, they will be two storeys high with G generally pitched roofs. It is likely that single storey flat roofed projections might be used to enable the ground storey to include living areas which open up to the gardens. The total height of the dwellings will not exceed the height of No17 Birchen Lane.

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access road

The three houses will be accessed down a private access road which offers only a glimpse of buildings which are surrounded by mature tree planting. The design of the access road will ensure that a) the root protection areas of the important lime avenue trees will be unaffected, and b) the surfaces will permit surface water soak away to avoid stressing storm water drains c) circulation for refuse lorries is facilitated d) pedestrians and cyclists have a zone of safety

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PL-02

The details of architectural design will be a reserved matter but the applicants' intention is follow up previous success in residential development to erect high quality buildings which will meet or exceed Code 4 of the Code for Sustainable Homes and offer an exceptional G opportunity to the market for top class residential housing.

PLOT 1

New planting will be done with semi mature specimens which will establish quickly.

PL-03

4.5 Design Response As a result of the analysis it was decided by the applicants to submit an outline application for three large detached houses on two subdivided plots, following local precedent.

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PL-03

4.7 Overlooking and Neighbourliness In designing the draft layouts care has been taken to - maintain reasonable distance of two storey buildings from boundaries to avoid overbearing/overshadowing effect - maintain at least 10m from boundaries of any principal windows to avoid overlooking

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widened access with RPZ protection

PL-02

It appears that developments which are unsympathetic to the ATC are acceptable to the local authority as long as they are large enough to deliver housing supply. It follows that permitted development for large sites can be of low quality but small developments must be of high quality to be acceptable.

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PL-01

This can be achieved on this site by retaining as many existing trees and hedges as practical - their protection will form a significant element of the construction contract.

The houses themselves are sited such that they will only be glimpsed by passers by in Birchen Lane.

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turning space

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PL-01

Birchen Lane

4.6 Landscape Led Masterplan The Context Appraisal has highlighted how the ATC in this neighbourhood is characterised more by the landscape than the architecture, which is variable in style and quality.

The outline proposals recognise that the insertion of any new development will need to integrate into the surroundings as quickly and seamlessly as possible.

PLOT 3

block existing access

The buildings will not be visible - except by occupants of houses to the south of Birchen Lane and to the north of Gander Green - and even then the views will be filtered by the existing mature tree belts which are to be protected and reinforced on the site's perimeter.

It is apparent that development can be justified within the ATC if the local characteristics of the ATC can be replicated or enhanced, which requires that: - architecture is of high quality - architectural style should reflect local precedent and/or enhance the neighbourhood - materials and detailing provide depth and texture - landscaping is a priority - developments within a protected mature landscape will enhance - circulation and open space has an enclosed feel which is provided by hedgerows and garden walls - density of development can be tolerated so long as screening is established and maintained

passing place

The ATC can include recent small developments and this has resulted in places like Droveway and No19 Birchen Lane being included.

Site sections overleaf

PL-03

The ATC is a designation weakened by its inconsistency but which nevertheless attempts to link together areas of high architectural and landscape quality (refer to earlier character appraisal).

ILLUSTRATIVE SKETCH PLAN

The properties will protect and be defined by existing high deciduous hedging, to be reinforced by new planting where necessary to recreate the dominant street scenes.

PL-02

4.4.4 Design Principles Taking into account all of the matters discussed in the context appraisal it becomes apparent that Haywards Heath as it stands today is the result of many years of piecemeal development which has taken place on green fields and on sub divided plots (refer historic map sequence in previous section).

hedges

footpath

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GILLARD ASSOCIATES architecture and design

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C189 SK13 Rev. P

Design and Access Statement Land to the South of Nos 15 and 17 Birchen Lane, Haywards Heath

Design Evolution and Principles (cont'd) existing trees existing boundary hedge

site boundary

site boundary

existing trees

existing trees

Plot 1 garage

2 proposed trees

17.02.14

SKETCH SITE SECTIONS

existing boundary hedge

Plot 2 garage

Site Sections

Plot 1 Plot 2

no.13

Plot 2

common amenity

Plot 1

no.19 0 1

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site section PL-01 - NTS

existing trees on western boundary

Birchen Lane

new back garden boundary to no.15 proposed tree

Plot 3 garage

new access to no.15

verge

Plot 2

Plot 3

new hedge boundary

access road

Plot 2 garage

site boundary

site boundary

existing trees

Plot 2 footpath site section PL-02 - NTS

Plot 2 garage

conservatory

2 proposed trees new back garden boundary to no.17

new access to no.17

Plot 1 garage

Plot 1

no. 17 garage

site boundary

site boundary

existing trees on the eastern boundary

proposed tree screening new hedge boundary to no.17

no.17

Plot 2

common amenity

access road

verge

Birchen Lane

footpath site section PL-03 - NTS

GILLARD ASSOCIATES GILLARD ASSOCIATES architecture and design architecture and design

Design and Access Statement Land to the South of Nos 15 and 17 Birchen Lane, Haywards Heath

Design Evolution and Principles (cont'd)

C189 SK14 Rev. P Sketch Perspectives

1. View from Birchen Lane 2. Site entrance 3 and 4. View along the access road

18.02.14

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2 no.17 new access to no.15

PLOT 2 garage

no.15 no.15

PLOT 1 no.17

access road 1.8 m wide pavement new access to no.17

new entrance

Birchen Lane

front hedges

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no.17

no.15

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PLOT 3

screening planting (new trees)

PLOT 3

PLOT 2 PLOT 2 garage

screening planting (new trees) PLOT 1

passing place access road access road new hedge boundary to no.15 and Plot 3

1.8 m wide pavement new hedge boundary to no.17

new hedge boundary to no.17

GILLARDASSOCIATES ASSOCIATES GILLARD architecture and design architecture and design

Design and Access Statement Land to the South of Nos 15 and 17 Birchen Lane, Haywards Heath

Design Evolution and Principles (cont'd)

C189 SK15 Rev. P

1. Approach to central courtyard 2. View towards Plot 2 3. View from Plot 2 towards the central courtyard.

4. View towards Plot 1.

Sketch Perspectives 2 18.02.14

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2 shared amenity

shared amenity with new trees

PLOT 2 PLOT 1

PLOT 2 garage PLOT 2

PLOT 3 garage

turning space

hedge boundaries to front and back gardens new hedge boundary to no.17

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4

PLOT 2

PLOT 3 and garage PLOT 1 new trees on shared amenity PLOT 1

new screening planting to no.17

shared amenity with new trees PLOT 2 garage

PLOT 1 garage

hedge boundaries to front and back gardens

hedge boundaries to front and back gardens

GILLARD ASSOCIATES architecture and design GILLARD ASSOCIATES architecture and design

Design and Access Statement Land to the South of Nos 15 and 17 Birchen Lane, Haywards Heath

Design Evolution and Principles (cont'd) 4.6 Community Safety As an outline planning application it is premature to examine the proposals in detail.

However, Secured by Design principles will be followed such that: - the common access road, turning head and front doors to all dwellings will be well surveilled by ensuring that living areas and hallway windows have a good field of view - boundaries will be reinforced - there will be a distinct demarcation betwen public and private amenity - the private amenity will not be overlooked - garage forecourt areas will be overlooked to reduce casual car crime - individual dwellings will be fitted with security features in compliance with SBD standards 4.7 Access and Movement 4.7.1 Accessibility As a LivEco development inclusive access is considered from the outset. Details of access at outline application stage are not available but the proposed development will reach a minimum of Code 4 in the CfSH making compliance with Lifetime Homes Standards a pre requisite. This will mean that all access issues, including parking layout and approaches to dwellings, and internal circulation will be designed in accordance with recognised principles.

4.7.2 Sustainability The dwellings wil attract occupants who are committed to a sustainable lifestyle. The dwellings' location near to or within easy reach of public transport will encourage homeowners to be less reliant on cars. There will be sufficient covered space in garages to store bicycles.

4.7.3 Vehicle Circulation Access for vehicles off Birchen Lane will require the existing access to No15 to be widened.

Care will be taken to ensure that the RPA of the mature trees on the verge is protected.

The drive itself has been designed in accordance with the Manual for Streets. The width of the drive will be 2.8m and there is also a pedestrian footway of 1.8m.

Environmental Sustainability Gillard Associates Ltd is an architectural practice specializing in sustainable design. Over the years, we have developed a very efficient recipe that includes the "fabric first" approach, a responsible choice of materials aiming for durability and ease of maintenance, careful design of M&E, and the use of local resources as much as possible. This recipe includes, among others: Insulation: A highly insulated envelope, with extra care on thermal bridges and air leakage avoidance.

High performance external doors and windows: Thermally broken timber framed windows and doors, with enhanced air leakage control.

Solar Energy: The south facing pitched roofs provides an opportunity for the installation of PV cells and solar thermal collectors in at least one of the dwellings.

Heating and Cooling: Controlled use of solar thermal gains and passive ventilation (whenever possible) with mechanical and electrical equipment to be as environmentaly friendly as possible, using renewable fuels and taking advantage of geothermal energy (heat pumps, pellet boilers etc..). The use of mechanical ventilation with heat recovery will also help to reduce the fuel bills.

Materials: The walls and roofs will be constructed using Structured Insulated Panels, which have an excellent thermal performance, are fast to assemble, and generate less waste than traditional methods. The rest of the construction will be in timber frame. Renewable heat treated wood will be used for screens and louvres, which will weather to a natural silver grey. New walls will be rendered and painted white. New roofs will be standing seam steel in slate colour to match the neighbours' or sedum roof over flat roofs.

Although the illustrations shown here indicate finishes which are alien to the Sussex locality, the building systems employed may be clad with any sort of finish including masonry and tiles.

There will also be a narrow buffer zone for drainage services and planting adjacent to the boundary.

The surfaces of the driveway will be permeable and contiguous allowing passing of vehicles if required and will be designed to bear the weight of large vehicles.

Visibility is direct allowing motorists to see clearly.

4.7.4 Car Parking Sufficient parking will be provided for each dwelling with a minimum of three spaces per plot.

4.7.5 Pedestrian Circulation The main access drive from Birchen Lane will have a defined pedestrian footway of permeable paviors level with the road surface.

It is acknowledged that the footpath south of the site offers a pedestrian short cut to town and may be a preferred option in good weather. It is likely that at least two of the three proposed dwellings will have an access onto this lane.

4.7.6 Lighting Low energy lighting bollards will provide low level light along the access lane for pedestrian safety.

Top: Code 4 dwellings, Great House Farm, Cardiff Centre: Code 4 dwelling, Dynas Powys, Glamorgan Bottom: Zero carbon dwelling, Vale of Glaorgan Left: Low energy refurbishment, Herefordshire

GILLARD ASSOCIATES architecture and design

Design and Access Statement Land to the South of Nos 15 and 17 Birchen Lane, Haywards Heath

5.0 Conclusion This outline planning application for three detached dwellings on land at Nos15 and 17 Birchen Lane is the result of a collaborative design process which has been influenced and informed from the outset by the special qualities of the site.

Birchen Lane

These qualities were identified in the context and site appraisal, which showed that the sense of place is very local - quality vernacular houses, in various densities of development, set in a complex and mature landscape enhanced by large specimen trees and architectural hedges.

It has been demonstrated that, in an area of identified housing need, this 'quiet' or piecemeal method of development achieved by subdividing over-generous plots adds value to existing property, in a way which has precedent - indeed, has been the best method of increasing housing stock at the same time as preserving high quality in the townscape.

no.17 no.15

This is confirmed by the way in which the boundaries of the ATC have been drawn.

Care has been taken to analyse the constraints of the site, so that the proposals are neighbourly and sensitive to the locality.

The plots are large enough to provide space and amenity around the dwellings, and principal elevations avoid overlooking surrounding private gardens.

The design has yet to be detailed but there is no reason why the developer's vision statement - to provide high quality residential architecture which will enhance the neighbourhood and enable an enviable and sustainable lifestyle - cannot be realised on this small but significant parcel of land.

existing trees

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proposed trees

Plot 3

access drive

no.17 P

t.s.

paving no.15

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To summarise, the application as set out in outline fulfills the requirements of local planning policy, and despite the limited validity of the ATC as set out in the local plan and the draft neighbourhood plan, meets the requirements of this also.

Birchen Lane

PL-02

The design was developed and adjusted until it could be demonstrated that a modest development of three 'state of the art' sustainable energy efficient dwellings reaching at least Code 4 in the code for sustainable homes could be inserted into land surplus to requirements. In this sense the land has been 'upcycled' and this is entirely appropriate for a developer applicant whose aim is to be a market leader in the supply of high quality sustainable homes.

PL-03

The opportunities were also identified, ensuring that these are exploited, so that the value of the site is enhanced. Suggestions have been made about how planting can be protected, reinforced and quickly established so that the dwellings will have little or no impact outside the site.

shared amenity

Plot 1

gardens

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ILLUSTRATIVE MASTERPLAN

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hedges

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Plot 2

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GILLARD ASSOCIATES architecture and design

PLOT 3

GILLARD ASSOCIATES architecture and design