Reference each site for the impact Red Amber Green. Greater the RED the less likely it will be developed upon.

Land at Adversane, West Chiltington Parish (Kingswood)

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Site Name:  Land at Adversane, West Chiltington Parish (Kingswood)SHELAA Reference: SA597
Site Area150 hectares
Site DescriptionThe site is currently greenfield, and comprises primarily pasture and arable land interspersed with hedgerows and some smaller areas of woodland.  The landscape is gently undulating, and is open in nature on the west of the proposed site close to the A29. 
Summary of ProposalLand at this site has been proposed as a strategic scale allocation for around 3,500 to 4000 units, of which approximately 2,000 could be delivered in the Plan period to 2036.  The site promoters have indicated that they anticipate the delivery of 35% affordable housing. No specific land has been identified for Gypsy and Traveller accommodation at this stage. One new job is proposed per new dwelling with a new high street, library and country club/hotel that would be delivered in phases as the development increases in size. The site would be linked in employment and educationally to Brinsbury College to the south. Proposals for the site indicate that the scheme could provide funding towards school provision including Special Educational needs (SEN), health care provision and a range of community open spaces including parks, playing fields, community gardens and allotments.  It is suggested that biodiversity net gain can be achieved through the provision of trees, hedgerows, habitats, watercourses, SUDs and the enhancement of existing assets on the site. The promoter has outlined that carbon impact could be minimised through a range of means from design, domestic Photo Voltaic cells, car clubs and electric car charging points.Although adjacent to a railway line, no new railway station is proposed although land would be safeguarded to allow this to come forward in the future.  Enhanced bus services are proposed to Billingshurst and Horsham.  Upgrades to the road network around the site are proposed – a new bridge over the railway removing the need to traverse the level crossing enabling its closure (part of the re-routing of the B2133) and a new roundabout junction between the B2133 and A29 (potentially a safer, part of the re-routing of the B2133)
Site Suitability SummaryOverall, much of the site is free from key environmental constraints. The land is not identified as being at specific risk from flooding, although any development that comes forward will need to ensure that no further risks are generated because of the development either on site or in the surrounding area.Although attractive, the landscape in the area has not been designated as being of importance. Nevertheless, it is recognised that a development of this scale will have significant changes on the settlement pattern and the wider rural character in this area.  The potential for the coalescence of development between Billingshurst and Pulborough has been identified as a particular concern. The site is also located on the A29, which is of known importance for Roman archaeology, and there is also potential to impact on the listed buildings / Adversane conservation area.The site promoter has indicated that biodiversity gains could be provided on this site, and that existing key habitats and ancient woodland would be protected.  Further work to understand the impact of this site on the Barbastelle bat – a protected species that roosts in the Mens Woodland, a designated Special Area of Conservation (which is of international importance) will however be required.The site promoter has also considered means to minimise impact on climate change with a range of measures proposed. However, further detail as to how this will be delivered would need to be explored.From an economic perspective, the promoters have identified clear links with Brinsbury College and have stated that the development will provide one new job per home, which would help to minimise additional commuting.  However, there is a risk that development in this location may have an adverse impact on the vitality and viability of existing villages, including Billingshurst.It is clear that a strategic scale development has the potential to deliver a large proportion of the Council’s housing requirements and at this stage, it has been indicated that the level of affordable housing which can be provided would be around 35%.  The ability to provide contributions towards a new school and SEND provision has also been identified, together with a range of other community benefits including healthcare provision.  Further work is required to understand in more detail how the educational needs arising from this new development could be met, although it is recognised that this will to some extent depend on feedback from West Sussex County Council (WSCC). The potential of this location to deliver district-wide leisure requirements is not yet known, and further work to understand this wider offer will be required. A positive of this location is the potential in the longer term to explore the provision of a new train station, although at this stage it is by no means certain that this could be delivered.  The site is relatively close to two existing stations (Billingshurst and Pulborough) with the potential for a shuttle service identified.It is considered that development in this location would have some traffic impacts upon the A29 and B2133 and within Billingshurst, Pulborough, Adversane, West Chiltington and surrounding area and there is currently a lack of endorsement from Network Rail for the provision of a new bridge over the railway which forms part of the re-routing of the B2133 and may potentially prejudice the vibrancy of the proposed new High Street.
DeliverabilityThe site promoters own much of the site outright.  Where the land is not in direct ownership, the site has the necessary legal agreements in place to deliver this scheme.  It is not considered that the total number of homes proposed could be delivered in the Plan period – at the current time it is considered that a more realistic level of delivery is around 2,000 homes. At this stage, the promoter has stated that essential infrastructure would be delivered early or at a pace with the housing development.  There is a risk that as this site is in close proximity to Billingshurst, which is currently experiencing expansion and where additional land is being proposed for further development.  There is therefore a need to understand in more detail any potential for this to affect market absorption and delivery of housing in this area.
ViabilityAt this stage, it is considered that there is potential for the development on this site to be viable.  The site promoters are established developers with a track record of delivery.  However, this development will as a new settlement need to provide new infrastructure and the cost of this together with other mitigation measures will need to be carefully tested to ensure the scheme can be delivered effectively. 
Development QualityThe promoters have a clear vision to provide a high quality new settlement, which has a clear sense of place.  Proposals include the delivery of housing and of supporting infrastructure, which keeps pace with the housing growth.Work on the detailed design has not yet been finalised, but the promoter has indicated that it would draw on local materials and make use of design codes.

Land East of Billingshurst (Little Daux)

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Site Name:  Land East of Billingshurst (Little Daux)SHELAA Reference: SA118
Site AreaUp to 90 hectares
Site DescriptionThe site comprises agricultural fields bounded by hedgerow and trees, which contains a number of paths used by residents of Billingshurst for informal recreation. To the west of the site lies the village of Billingshurst although this is largely screened by a tree belt.  It also wraps around Rosier Business Park, which lies adjacent, and the railway line. The site is bounded to the west by the A272, and to the north land is currently being brought forward for a development of around 475 homes
Summary of ProposalLand at this site has been proposed for up to 1,200 units as an urban extension of Billingshurst.  The site promoters have indicated that the site could come forward in two phases-up to 800 north of the railway line and a further 400 to the south.  The site promoters have indicated that they anticipate the delivery of 35% affordable housing.  No specific land has been identified for Gypsy and Traveller accommodation at this stage.Proposals for the site indicate that the development could contribute towards the provision of the primary school, which has been identified on land to the north and land made available for a pub or restaurant. There is some small-scale potential for some additional employment near the existing Rosier business park.Access to the site would be obtained from the A272 and the promoters have indicated that they would enhance pedestrian and cycle connectivity with the existing village centre.
Site Suitability SummaryOverall, much of the site is free from key environmental constraints. The land is not identified as being at specific risk from flooding, although any development that comes forward will need to ensure that no further risks are generated as a result of the development either on or offsite.Although attractive, the landscape in the area has not been designated as being of landscape importance.  Nevertheless, it is recognised that a development of this scale would have significant changes on the settlement pattern and the wider rural character in this area.  The character of the area is, however, changing because of the ongoing housing development to the north.  The site is close to some listed buildings and the design of any development would need to take account of the setting of these buildings to minimise any potential harm to their setting.The site promoter has not committed to providing biodiversity net gain, although they have indicated that existing key habitats and ancient woodland, including the Local Wildlife Site at Wilden’s Meadow would continue to be protected.  Further work to understand the impact of this site on the Barbastelle bat will be required. This is a protected species and roosts in the nearby Mens Woodland, which is designated as a Special Area of Conservation and is of international importance.The site promoter has not specifically focused on measures to minimise impact on climate heating beyond existing technologies and keeping pace with changes to building control. From an economic perspective, the promoters have identified some limited potential to provide additional commercial land.  The site is close to existing employment sites in and around Billingshurst, which would provide opportunities to live and work locally.It is clear that a strategic scale development has the potential to deliver a large proportion of the Council’s housing requirements and at this stage, it has been indicated that the level of affordable housing which can be provided would be around 35%.  No provision to meet Gypsy and Traveller requirements have been identified.The ability to provide further contributions towards a new primary school has been identified, but this school has not yet commenced and there is no on-site SEND provision.  It is known that the Weald Secondary school is reaching capacity and there is therefore a need to understand in more detail how the needs arising from this new development could be met, although it is recognised that this will to some extent depend on feedback from WSSC.The proposals are not sufficient in scale to contribute towards an additional GP surgery.  The promoters indicate the existing health facilities but further understanding of the capacity of existing facilities and if any contribution is necessary will need to be obtained before securing any housing development on the site.  The development of this location could potentially lead to the loss of informal recreation land, although it is recognised open space provision would be incorporated into the proposals.  The potential of this location to deliver District-wide leisure requirements is not yet known and further work to understand this wider offer would be required. The site is close to the existing services and facilities in Billingshurst, including the railway station.  The site promoters have identified that pedestrian and cycle access will be provided.  However, the site would  still generate traffic impacts, particularly on the A272 and the proximity to the railway bridge and issues of road safety have been identified as concerns. The portion of the site south of the railway line is somewhat isolated from the land to the north and from the existing settlement: this may limit community cohesion in this section of the development.Development in this location has the potential to increase demand for retail in Billingshurst but this is balanced against the lack of any proposals by the site promoter to bring forward any benefits or upgrades that would also benefit the existing community.
DeliverabilityThe site has the necessary legal agreements in place to deliver this scheme during the plan period and complete 1,200 homes by 2036.As this site is in close proximity to Billingshurst, which is currently experiencing expansion and is another location proposed for further development, there is a need to understand in more detail how this development could affect market absorption and delivery of housing in this area.
ViabilityAt this stage, it is considered that there is potential for the development on this site to be viable.  The site promoters are established developers with an extensive track record of delivery.  However, the proposals are focused on the delivery of new housing with limited provision of community facilities.
Development QualityThe promoters have a vision for the proposed housing development, which includes good walkable links to the village centre, and rail station. However, the proposals are focused heavily on the delivery of housing rather than a wider consideration of how they contribute to wider place making and the benefit for the existing community as well as any new residents.As an extension of Amblehurst Green to the north, there is a risk this proposal could result in limited diversity in design.

Land West of Billingshurst (Newbridge Park)

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Site Name:  Land West of Billingshurst (Newbridge Park)SHELAA Reference: SA744, SA642 (includes SA225), SA668
Site Area75 -100 hectares
Site DescriptionThe site primarily comprises arable and pasture fields bounded by hedgerows and mature trees.  Some isolated mature trees are present within some of the fields.  The north eastern parcel is relatively flat. The land north of the A29 undulates with a tree-lined valley running east to west through the middle. The land slopes down from the north east to the south and west with a medium slope.  The site is separated from the rest of Billingshurst to the east by the A29, which adjoins the site. To the south, west and the north the site is countryside and is very rural in character.
Summary of ProposalA number of parcels of land have been promoted for development to the west of Billingshurst.  To the north, land is promoted for around 850 to 1000 dwellings.  Land to the south has been identified for around 500 -750 homes.  The site promoter to the north has indicated that the development could provide 35% affordable housing and specific elderly care provision.  Potential to deliver accommodation for Gypsies and Travellers has also been identified by this promoter. Promoters of this site have all indicated that land would be provided for a new primary school and other forms of community provision, including health care.Both site promoters indicate that open space and a country park would be provided.  Landscape-led design and garden suburb principles would be incorporated into the development.The promoters of the northern segment also indicate that they could achieve biodiversity net gain and outline measures such as hedgerow planting and woodland and wetland provision.Access to the site would be obtained from the A272 and the promoters have indicated that they would enhance pedestrian and cycle connectivity with the existing village centre.Land at Platts Roundabout has recently gained development consent (subject to legal agreements) for a petrol filling station and some additional commercial units – these would provide employment opportunities and retail provision for new residents. The northern site promoter has stated a small amount of retail that would not conflict with the existing provision in Billingshurst could be provided. The promoter of the northern site has indicated that electric vehicle charging points would be provided and building regulations and design would contribute to reduced carbon emissions.
Site Suitability SummaryOverall, much of the site is free from specific environmental constraints.  Although the site adjoins the river Arun, this area is not identified for development. Further work is however necessary to ensure no further risks are generated as a result of any development either on or offsite.Although not designated as being of landscape importance, the landscape in this area is attractive and undulating. Although geographically close to Billingshurst, its separation from the village by the A272 limits its relationship with the existing built form, and this relative isolation contributes to the very strong rural character in this area.  As with any development at this scale, there would be significant changes on the settlement pattern and the wider rural character in this area but it is considered that the impact would be particularly high given the existing character and quality of the landscape.  Were the northern section of this land to be allocated, the scheme – which is being promoted as separate land parcels – would lead to a disjointed settlement pattern. The site is close to some listed buildings and the design of any development would need to consider this to minimise any potential harm to their setting.The site promoter of the northern half of the land west of Billingshurst has committed to providing biodiversity net gain, but this is not the case for all promoters of land in this area.  It is noted that the river Arun is a Site of Special Scientific Interest (SSSI), and further information is required to understand how damage to the quality of this habitat would be prevented because of the increased level and proximity of any development.  The proposed site is also located in known flight paths of the Barbastelle bat, a protected species that roosts at the nearby Mens Woodland.  This is designated as a Special Area of Conservation and is of international importance. Further work to understand the impact of this site on this protected species is  required. Whilst the site promoter of the northern half of land west of Billingshurst has recognised that there is a need to minimise climate impacts, it does not focus on measures to do this and there is no commitment to new energy generation technologies, other than the provision of opportunities for electric vehicle charging.From an economic perspective, there is already development consent for the provision of additional commercial land, and the site is close to existing employment sites in and around Billingshurst, which would provide opportunities to live and work locally.It is clear that a strategic scale development has the potential to deliver a large proportion of the Council’s housing requirements. At this stage, it has been indicated that the level of affordable housing, which can be provided, would be around 35%, together with some specific elderly accommodation. The potential to meet Gypsy and Traveller requirements has also been identified.The ability to provide land for a new primary school has been identified – but additional land may be required for SEND provision.  It is known that the Weald Secondary school is reaching capacity and there is therefore a need to understand in more detail how the needs arising from this new development could be met, although it is recognised that this will to some extent depend on feedback from WSCC.The site promoter of the northern half of land west of Billingshurst indicates that some land could be provided for additional health care if required.  Further understanding of the capacity of existing facilities and if any contribution is necessary will therefore need to be obtained before securing any housing development on the site.It is noted that all site promoters state that a country park would be provided. However, as the sites are being promoted separately there are no links between the two, and the total size and need for such a space is not understood and appears very disjointed, rather than any form of comprehensive provision.In geographic terms, the land is relatively close to the existing services and facilities in Billingshurst, including the railway station. The site promoters have identified that pedestrian and cycle access will be provided. However, the land is separated from the existing built form of Billingshurst by the A29, and this does present a significant physical barrier in terms of accessing wider community facilities and the formation of a single larger community.  Whilst it is recognised that new linkages can be provided, these will add infrastructure costs and will need very careful design to ensure that the necessary community cohesion can be provided.  The site will still generate traffic impacts on the wider road network, particularly when combined with other nearby development.  Further work to understand the impacts of this and what upgrades may be necessary is required.Development in this location has the potential to increase demand for retail in Billingshurst and the potential to provide more retail on some of the site is identified.  However, there is no consideration as to whether there are any opportunities to bring forward any benefits or upgrades in the existing village centre, which would also benefit the existing community.
DeliverabilityAt the current time three separate land parcels are being promoted in this area – the site is not being proposed as a unified scheme. Due to the lack of a unified scheme, the allocation of the site in its entirety could lead to delayed or slow delivery if disputes arise between the site promoters: for example, in terms of identifying where and how infrastructure is provided.  If a smaller land parcel were allocated, whilst this would be easier to deliver, the level of community facilities that would be delivered would be less comprehensive.As this site is in close proximity to Billingshurst, which is currently experiencing expansion and subject to other separate proposals for large scale strategic development, there is a need to understand in more detail any potential for this to affect market absorption and delivery of housing in this area.
ViabilityAt this stage, it is considered that there is potential for the development on this site to be viable.  However, further work is needed to understand the precise level of housing that could support the level of affordable housing and the extent of community facilities that can be provided. 
Development QualityThe promoters have a vision for the proposed housing development, which is, on the northern parcel, landscape-led and seeks to provide links to the existing settlement of Billingshurst. However the proposals are not well related to the existing settlement and will affect existing rural quality. Limited information is available as to the vision for any design principles or materials. Furthermore, the promotion of three separate schemes in this area has the potential to bring forward a disjointed scheme, which does not provide a successful new extension to Billingshurst with a clear sense of place.