hurstpierpoint and sayers common parish chapter

Mid Sussex SHLAA April 2016

Hurstpierpoint and Sayers Common – Assessed Sites

Site Reference: 3 (HP/08) Parish HP Ward

Site location Land at Trinity Road, Hurstpierpoint

Site use(s): U0131 - Unused Land

Gross site area 0.17 hectares

Site Suitable: A prime consideration of development of this site is the impact upon the adjacent Grade II* listed building. Sensitive development of a limited scale would be unlikely to have any great additional impact (LUC Assessment). Given its central location in relation to services and facilities and good access to a range of transport methods, could represent a good opportunity to make efficient use of land and add vitality to the village of Hurstpierpoint. Design and layout would be a vital element of any development proposal in this location - the impact of any development on the setting of the listed building and the relationship between the development and the adjoining footpath would be particularly important. It would be preferable for dwellings to be close to and oriented to the road frontage. The front boundary bank and fence would presumably need to be removed to facilitate access; this would have limited impact on landscape character as long as the footpath boundary trees were retained. An acceptable level of visibility is achievable from this site. However, some parking controls may be required along Trinity Road to maintain visibility splays. Due to the low level of development proposed it is not considered the proposal would have a significant highways impact. Growth needs and capacity of the village would also have to be considered

Site Available: Site submitted for 6 houses with intention to make the site available within the Plan period.

Site Achievable:

A development in this location is considered to be achievable and residential development would represent an attractive option. Site preparation costs are judged to be average.

Constraints / Action required:

Site would require allocation through relevant DPD or Neighbourhood Plan. Site not allocated in adopted Hurstpierpoint Neighbourhood Plan. Impact upon setting of Grade II* listed building.

Net developable area (ha): 0.17 Proposed site density (dph): 2 Medium- 40

Deliverable (1-5 years) 0 Dwellings

Developable (6-10 years) 6 Dwellings

Developable (11 years +) 0 Dwellings

Not Currently developable

Overall Conclusion

This site is considered suitable for development. The central location of this site in relation to services and facilities and good access to a range of transport methods means it is located in a relatively sustainable location. Careful consideration would need to be given to access and the adjoining footpath. The design and layout would be a vital element of any development proposal in this location given the setting of the listed building and the relationship between the development. Although the site currently lies outside the built up area boundary, it is considered a limited development in this location would represent a fairly sensible expansion of the village without impacting significantly on the wider countryside or the gaps between settlements.



Site location Land west of Kemps, Hurstpierpoint

Site use(s): U011 - Agriculture


Site Suitable: The site has medium high landscape suitability for development. A stream along the western side of the site forms the settlement boundary to the north, and existing development to the south extends further westwards than this site, so the settlement form would not be affected. The site forms part of a network of well hedged fields which create an attractive wooded setting to views of Hurstpierpoint from the direction of Sayers Common, but development in this site, assuming no loss of boundary vegetation, would unlikely to have any impact on this due to the number of tree edged fields that lie in between (LUC Assessment). Access is proposed via Orchard Close. Further evidence would be required to demonstrate the access is suitable to serve the level of development proposed. The site is reasonably well located for a wide range of local services and facilities.

Site Available: Site Submitted to SHLAA by site proponent.

Site Achievable:

Rural location in close proximity to village facilities. Market price and demand likely to reflect this. Site will require substantial sewer improvements but given its likely yield, it is likely that this would not affect the overall viability of a scheme.


Site would require allocation through relevant DPD or Neighbourhood Plan. Access to site. Improvement to sewerage infrastructure and site drainage. Archaeological field evaluation of the site, assessment of the potential impact of development upon archaeological remains, and suitable mitigation measures necessary. It would be important to retain a strong boundary to the western side of the site, set back from the stream and hedgerow with a buffer of landscaping -trees and grassland - managed for ecological benefit and visual screening. An application should verify housing doesn't have any significant visibility in views from the PRoW between Sayers Common and Langton Lane.

Net developable area (ha): 2.8 Proposed site density (dph): 1 Lower- 30





Overall Conclusion

The site has medium - high landscape capacity for development. Access is proposed via Orchard Close but further evidence is required to demonstrate the access is suitable.



Site location Land east of College Lane, Hurstpierpoint



Site Suitable: The site has low suitability to development. Sensitivity relates to settlement form and separation. Development would reduce the limited rural character that exists, and would create an imbalance with the open, northern side of the valley. The wooded character of Belmont Lane prevents indivisibility with the fields to the east, so development would not lead to the visual coalescence of settlements, but the loss of remaining open space to the west of Belmont Road would nonetheless have a significant impact on the east west gap between Hurstpierpoint and Hassocks (LUC assessment). The site is located on the eastern edge of Hurstpierpoint (and close to Hassocks) and is some distance from the services and facilities in the centre. The land is rural in character and is very distinct from the more urban character to the west and south. A development at this location would serve to extend the village eastwards and close the gap between Hassocks and Hurstpierpoint. Ultimately, this would contribute towards the coalescence of the settlements and this should be avoided. For this reason the development of this site is not considered to be suitable or appropriate. Furthermore, development in this location could set a precedent for further expansion of Hurstpierpoint to the north and east. Southern tip of site within a mineral safeguarding area, drawn around a former sand pit south of Wickham Hill. The site was subject of a planning application for 81 units. The decision was called in by the Secretary of State who agreed with the Inspector’s recommendation dismissed the appeal (September 2014). In the decision the Secretary of State concluded “Overall, the Secretary of State considers that, although the application scheme would help to meet the shortfall in housing land in the Council’s area, it would not accord with the terms of the development plan or the Framework. The long established Local Gap is already particularly narrow and vulnerable in the vicinity of the application site, so that the proposal fails to satisfy the environmental dimension of sustainable development as set out in the Framework.”

Site Available: Controller of site has expressed intention to make the site available and a planning application was submitted for the development of the site. For this reason the site has been considered to be available.

Site Achievable:

A development in this location is considered to be achievable and residential development would represent an attractive option likely to be reflected in market demand and price.


Would require allocation through the relevant Neighbourhood Plan or DPD. Coalescence of Hurstpierpoint and Hassocks. Archaeological/ historical desk-based and field assessment and appropriate mitigation will be necessary. There is considerable scope to enhance the character and green infrastructure value of the valley floor.






Overall Conclusion

Not considered currently developable as development would contribute unacceptably towards the coalescence of Hurstpierpoint and Hassocks and could set a precedent for further expansion of Hurstpierpoint to the north and east.



Site location Land to the rear of 78 Wickham Hill , Hurstpierpoint



Site Suitable: The site is considered to have a medium landscape suitability for development. A small number of dwellings in this field, consistent with adjacent settlement pattern would have little impact on the landscape character. It is assumed, however, a new access road would be required, rather than sharing/upgrading the existing adjacent private access. This would potentially have adverse impact on the character of Wickham Hill (as well as possible highways issues). The site is fairly well located distance wise to the village centre.

Site Available: Promoted for allocation through Small Scale Housing Allocations Document to examination stage indicates the site is available for development.

Site Achievable:

A development in this location is considered to be achievable and residential development would represent an attractive option. Semi-rural location would be an attraction to many and likely to command good demand and market value.


Site would require allocation through relevant Neighbourhood Plan or DPD. Not allocated for residential development in the adopted Hurstpierpoint Neighbourhood Plan for development, therefore would only be developable in the 11+ years period. Landscaping to soften the setting of new dwellings would be desirable.






Overall Conclusion

The development of this site with a small number of units is unlikely to have an adverse impact on the character of the surrounding landscape or settlement.



Site location Land north of Oaklands, Sayers Common



Site Suitable: The site has medium - high landscape suitability for development. The site is isolated but development would have limited impact on the settlement or wider landscape. (LUC Assessment). Site seems to have a suitable access point and is not affected by designations. However, the noise of traffic from the A23 is severe and it is not known if sufficient mitigation is achievable. It is apparent that if possible, the required mitigation would reduce the level of development achievable on the site. Very poor location to existing settlement boundary and local services. It is likely occupiers would need to rely on a car.

Site Available: Site submitted to Small Scale Housing Allocations Document, therefore considered to be available.

Site Achievable:

The location adjacent to the A23 so noise may be an issue. However, overall the site is considered to be viable.


Site would require allocation through relevant Neighbourhood Plan or DPD. Not allocated for residential development in the adopted Neighbourhood Plan. Assessment of noise pollution from A23 in accordance with the NPPF. Report on whether necessary noise mitigation measures required and achievable.






Overall Conclusion

Unaffected by designations but the noise of traffic from the A23 is severe and it is not known if sufficient mitigation is achievable. Very poor location to existing settlement boundary.



Site location Land north of 149 College Lane, Hurstpierpoint

Site use(s): U0131 - Unused Land U011 - Agriculture


Site Suitable: The western half of the site has medium - high landscape suitability for development. The eastern side of the site has a low- medium landscape suitability for development (LUC Assessment). A linear development of 1 - 2 dwellings would be least sensitive, but extending out towards farmland increases change in settlement form. The site performs poorly in terms of sustainability being over a mile from the services and facilities in the village centre and has no pavement for pedestrians. While there is a bus stop relatively close to the site, service is irregular and unlikely to mitigate against private motor vehicle use generated by any development. Development of the whole site for around 14 units is likely to be out of character with the surrounding linear housing development along College Lane. Infill development along the road frontage may be more in keeping with the vicinity. However, the site's remoteness from village centre services and likely reliance on the use of cars would not support the delivery over more sustainably located sites elsewhere. Application for 3 units dismissed at appeal.

Site Available: Submitted by landowner.

Site Achievable:

Market price and demand for houses in these attractive edge of village locations has remained and so this site is considered viable.


Site would require allocation through relevant Neighbourhood Plan or DPD. Distance to the village centre and services, along with a lack of pedestrian pavements is poor in sustainability terms. Planting of native hedgerow along the northern and eastern boundaries of the site and to retain the view of the college tower from the road.






Overall Conclusion

Development of the entire site would not relate well to the existing settlement boundary of Hurstpierpoint, would extend the built-up area into the countryside and would not be in keeping with the surrounding residential character of the village periphery. The distance from village centre services is relatively remote and a further extension of the ribbon / linear development along College Lane would not be desirable or sustainable. 'Infill'-type development at the road frontage between the two neighbouring properties may have a lesser impact on the wider landscape, although this would require an extension of the built-up area boundary in a relatively unsustainable area.



Site location Land north of Kingsland Laines, Sayers Common

Site use(s): U011 - Agriculture U0131 - Unused Land

Gross site area 5 hectares

Site Suitable: The southern part of the site has medium - high landscape suitability for development. The northern part of the site has low - medium landscape suitability for development (LUC Assessment). The southern part of the site is closer to the settlement centre, less rural in character and more screened from view. The Secretary of State dismissed an appeal for 120 units on this site in 2014 and again in 2016. In the conclusion he agreed with the appeal Inspector and stated that development of the site would constitute sustainable development in the context of the Framework; the scheme would not have a significant adverse impact on the character and appearance of the area; there would be less than substantial harm to the setting of the listed building – which would be outweighed by the public benefit of providing housing; the scheme would be capable of being adequately drained and would not increase flood risk elsewhere; there is a reasonable prospect of providing access by sustainable modes to services and facilities. The Secretary of State disagreed with the appeal Inspector on the weight given to the emerging Neighbourhood Plan and dismissed the appeal. The Neighbourhood Plan for Hurstpierpoint has been adopted. A smaller scheme for 40 units has been submitted. It is considered if whole site came forward (150 units), this would represent over development of Sayers Common. However the site does have some capacity for development at a level required to meet local need (in accordance with the Neighbourhood Plan).

Site Available: Subject of recent planning application, therefore site considered to be available.

Site Achievable:

Market price and demand for houses in edge of village locations means that the site is viable.


Full capacity of this site would be subject to a revision of the Hurstpierpoint and Sayers Common Neighbourhood Plan, which currently identifies 30 - 40 dwellings as appropriate level for Sayers Common. Highway improvements. Landscaping on northern boundary. May be foul sewerage limitations which need investigation/remediation.

Net developable area (ha): 5 Proposed site density (dph): 1 Lower- 30





Overall Conclusion

Relatively flat and well contained in landscape terms from the wider area and free of designations. In landscape terms the southern part of the site has greater capacity for development, as it is closer to the settlement centre, less rural in character and more screened from view. Proponent has highlighted suitable access point.



Site location Land at Hurst Wickham, Hurstpierpoint



Site Suitable: It is considered a settlement extension in this location (which has a well defined urban - rural character boundary) would not be suitable. Its edge of settlement location and distance from village centre services would not support the delivery of this site when the sequential test is applied. Furthermore, development in this location would create an unwelcome precedent of development in this gap between Hurstpierpoint and Burgess Hill. The site performs poorly in terms of sustainability being reasonably far from services and facilities. While there is a bus stop relatively close to the site, service is irregular and unlikely to mitigate against private motor vehicle use generated by any development. Site is in close proximity to but does not directly abut the College Lane Conservation Area.

Site Available: Site has previously been promoted and therefore considered available for development.

Site Achievable:

A development in this location is considered to be achievable and residential development would represent an attractive option. Semi-rural location would be an attraction to many and likely to command good demand and market value. Site preparation costs are judged to be comparatively low.


Site would require allocation through relevant Neighbourhood Plan or DPD.






Overall Conclusion

Site not considered currently developable primarily as it is considered a settlement extension in this location (which has a well defined urban - rural character boundary) would not be suitable. Its edge of settlement location, distance from village centre services and impact on the adjoining footpath would not support the delivery of this site when the sequential test is applied. A further extension on the ribbon / linear development along the College Lane frontage would not be desirable or sustainable and could set an unwelcome precedent.



Site location Allotment gardens, Sayers Common

Site use(s): U046 - Allotments and City Farms


Site Suitable: Loss of community facilities will be resisted. Allotments make valuable contribution to green infrastructure networks, which will be maintained and enhanced. Proponent has stated access could be gained via the demolition of The Mouse House although this appears very narrow and may be unsuitable.

Site Available: The site has been subject to pre - application discussion.

Site Achievable:

This site could be achievable as it is in a fairly attractive location in the rural area. Viability may be impacted by the need to acquire and demolish an existing property(ies) to gain vehicular access.


Would require allocation in Neighbourhood Plan or DPD. Current allotment use. Suitability of access point.






Overall Conclusion

Loss of community facilities will be resisted. Allotments make valuable contribution to green infrastructure networks, which will be maintained and enhanced. However, proponent has stated there is no local interest despite advertising. Access could be gained via the demolition of The Mouse House although this appears very narrow. It is considered there is an over-riding Policy issue that prevents its release for development.



Site location Pickett White Ltd, Albourne Road, Hurstpierpoint

Site use(s): U054 - Vehicle Storage U091 - Shops U071 - Dwellings


Site Suitable: The principle of development at this previously developed site within the built-up area boundary is accepted. However, the loss of employment use is likely to be an issue with this seemingly viable business. A mixed-use scheme is likely to be acceptable at this site in policy terms subject to material considerations. Local infrastructure limitations could also be a potential constraint.

Site Available: Pre application consultations indicates the site is available for development in the longer term.

Site Achievable:

Market price and demand for houses in rural locations has remained strong and therefore rural infill is a viable option. Some uncertainty on whether a reduced scheme providing no net loss of employment floor space would be viable.


Loss of employment use. Access. Design with regard to Conservation Area. Impact upon neighbouring amenities. Potential constraints of limited local infrastructure.

Net developable area (ha): 0.12 Proposed site density (dph): 4 Flatted- 50-100+





Overall Conclusion

The site is considered available and achievable and its central location in relation to services and facilities means the site is suitable for housing development and redevelopment of this centrally located site represents a good opportunity to make efficient use of land within the built-up area boundary. The Council has received pre-application advice for 12 units and considers a reduced scheme that would not reduce employment provision at this site would be acceptable in principle. The sites location in close proximity to a Conservation Area and a road junction will require a certain level of sensitivity in design and highways and access.



Site location Land south of Furzeland Way, Sayers Common



Site Suitable: Relatively flat unused site free of designations. However, development of this site would push the southern boundary of the built up area further southwards which would represent an obtrusive and incongruous extension to the village as viewed from London Road. The site is remote from village services which would lead to reliance on the use of private car. May be constrained by existing local foul drainage issues.

Site Available: Site has been submitted to the SHLAA for consideration and is therefore considered available.

Site Achievable:

There are significant improvements required to foul drainage in the local area that Southern Water have stated are unlikely to be met by small developments such as this.


Allocation through relevant Neighbourhood Plan or DPD. Highway alterations/ improvements. Known sewage infrastructure deficiencies at this location. Archaeological/ historical desk-based assessment and findings and (if practicable) field walking survey necessary. May be constrained by existing local foul drainage issues.






Overall Conclusion

Relatively flat unused site free of designations. However, development of this site would push the southern boundary of the built up area further southwards which would represent an obtrusive and incongruous extension to the village. Remote from local services, resulting in reliance on car.



Site location Car Park at Brown Twins Road, Hurstpierpoint

Site use(s): U053 - Car Parks


Site Suitable: The principle of development is accepted at this site as it is a previously developed site within the built-up area. It is considered the site is suitable for residential development assuming the existing (well used) car park provision could be acceptably delivered elsewhere; the scheme is well designed to reflect its location within a Conservation Area; and the presence of a large electricity sub-station that neighbours the site to the east can be mitigated.

Site Available: Site is unavailable for redevelopment.

Site Achievable:

A development in this location is considered to be achievable and residential development would represent an attractive option. Market price and demand for houses in these village centre locations continues therefore redevelopment is a viable option for a developer.


Car Parking Strategy indicates the car park is well used. Relocation may be needed. Electricity sub-station may be a constraint. Other limitations to local infrastructure such as schools, sewers and roads may also be a constraint to development.

Net developable area (ha): 0.12 Proposed site density (dph): 3 Higher- 50





Overall Conclusion

The principle of development is accepted on this previously developed site within the built-up area. Well located in relation to services and facilities and a well designed scheme could improve the amenity of the Conservation Area. The site is not considered currently available.



Site location South of Hurst Wickham Barn, College Lane, Hurstpierpoint



Site Suitable: The area immediately to the rear of Hurst Wickham Barn has medium landscape suitability for development. However, this would only be for one or two dwellings, which would not have a strong impact on landscape character (LUC Assessment). (Note: For the purpose of this assessment the site is considered for more than 6 units). The site is located in reasonable proximity to local services and public transport. The land is rural in character and although there is built form to the north, west and north east, this is very low density and well enclosed from the wider landscape. Development of this site would breach the defensible boundary formed by College Lane: to the west of this road the built-up area edge is soft, being formed of the rear gardens of properties along Highland Drive and Wickham Drive and this site would open up new development across this boundary and urbanise this rural village fringe. Coalescence between Hurstpierpoint and Hassocks is also very sensitive in this general location, although negligible impact for site of this size. Development within the northern part of this landholding would have a lesser contribution to coalescence and a lesser impact on the wider landscape, but would still breach the existing established boundary and urbanise this rural fringe area. The Urban Designer advised the views to the South Downs from College Lane to the west are important and should be preserved.

Site Available: Controller of site has expressed intention to make the site available within the next 5 years. The site is therefore considered to be available.

Site Achievable:

A development in this location is considered to be achievable and residential development would represent an attractive option likely to be reflected in market demand and price. Site preparation costs are judged to be comparatively low given the unconstrained greenfield land.


Would require allocation through the relevant Neighbourhood Plan or DPD. Impact on the character of the rural-fringe area is the key constraint, along with the need for a new strong defensible boundary to prevent the increased coalescence of Hurstpierpoint and Hassocks.






Overall Conclusion

Development would breach the established defensible boundary of the built up area and would not relate well to the nearest properties west of College Lane which present a soft edge of back-gardens to the road frontage. This site would urbanise the rural-fringe location and detrimentally change its character. The site is therefore considered unsuitable for development.



Site location Land at Coombe Farm, London Road, Sayers Common



Site Suitable: The majority of the site has low landscape suitability for development. It has a distinct character and detachment from Sayers Common. (LUC Assessment). The site has three distinct areas. The 'front field' gently slopes from a ridgeline to the London Road the frontage of which runs along its entire west boundary separated by a hedge boundary that contains a few mature trees. The two 'rear fields' immediately eastward of the front field is separated by a hedge line which runs along the ridge. These fields slope gently downwards from the ridge to a tree belt that separates them from the A23. The remaining area of the site is located to the south of the rest of the site by a hard surfaced access track/ bridleway which runs through the entire sites and continues via a bridge across the A23, to give access to further properties. The 'south field' slopes gently downwards from the A23 tree belt to a wooded area that separates it from the London road. The rear and south fields are relatively well enclosed from wider view shed by the A23 and woodland. The front field is open to local views and the impact of its development would be accentuated by its topography. Very detached from existing settlement of Sayers Common separated by a sizeable block of ancient woodland and located on higher ground. The village is mostly linear along the main road and Reeds Lane with a few 'closes' of the main road; development of this site would represent a very significant change in settlement size as well as form. The development of this site would push the village development boundary unacceptably southwards, at its gateway, away from the village centre in what would appear to be a disjointed manner. Taken collectively, the development of this site would have an unacceptable impact on the character of the village.

Site Available: Site submitted by owner - available for development.

Site Achievable:

Rural location with good connection to the A23 is likely to have a positive effect on market price and demand of site which will help with the viability of this site.


Would require allocation through the relevant Neighbourhood Plan or DPD.






Overall Conclusion

Development of this site would push the village development boundary unacceptably southwards, away from the village centre in what would appear to be a disjointed manner, Taken collectively, the development of this site would have an unacceptable impact on the character of the village, at its gateway where the current built up area boundary gives way to open countryside.



Site location Land at Whitehorse Lodge, Furzeland Way, Sayers Common

Site use(s): U0111 - Vacant

Gross site area hectares

Site Suitable: This site has high landscape suitability for development. It would be important to the retain hedgerow. The hedgerow to the south makes a clear settlement edge, but it could be strengthened (LUC Assessment). Paddock land associated with Whitehorse Lodge. Partially within the built up area boundary of Sayers Common but would extend the village boundary southwards. However, site is fairly well enclosed from surrounding area by nature of its boundaries and the topography of the site and adjacent area and cannot be readily viewed from the London Road. Site is free of designations. There is also potential to strengthen the boundaries. Known local foul drainage issues. Yield of 8 net dwellings based on pre-application discussions, reduced given potential impact on amenities of existing dwellings in Furzeland Way.

Site Available: Pre-application discussions indicates current availability of site.

Site Achievable:

Site preparation costs are judged to be average although known local drainage issues may impact upon this. Market price and demand for houses in edge of village locations has remained so considered viable.


Site would require allocation through relevant Neighbourhood Plan or DPD. Suitable access arrangements may need resolution and there may be local drainage issues. Hedgerow to the south should be strengthened.






Overall Conclusion

Would extend the village boundary southwards however, site is fairly well enclosed from surrounding area by nature of its boundaries and the topography of the site and adjacent area and cannot be readily viewed from the London Road. Known local foul drainage issues may need resolution and access could be an issue.


Site Reference: 669 () Parish HP Ward

Site location Kings Business Centre, Reeds Lane, Sayers Common

Site use(s): U0102 - Offices


Site Suitable: This is a brownfield site at the edge of the settlement of Sayers Common but outside the built up area boundary. Existing access onto Reeds Lane due to existing employment use with good visibility in both directions. Site is flat with significant screening (trees and hedgerows) from residential property to the east and north, hedgerows to the west partially screen the development from the adjacent agricultural field but the roofs of the existing buildings are visible. Residential development would likely improve the relationship with neighbouring residential uses.

Site Available: Submitted to the SHLAA for consideration. The site has a number of existing tenants under its existing business use but it is considered the site could become available in 6-10 years.

Site Achievable:

Located in an attractive edge of village location. Market demand and price is likely to reflect this. Site preparation costs are judged to be average.


Flooding is an issue in this area of the village and any proposal would need to ensure that it delivers a reduction in flood risk.






Overall Conclusion

Loss of employment land and lack of access to services are concerns but it is considered a residential development would provide a more appropriate use for this site and improve the relationship with neighbouring dwellings who are affected by issues of industrial noise and flooding issues that could be improved by a reduction in impermeable surfaces. The brownfield nature of the site grants additional weight to its suitability for development.



Site location Land East of Tilley's Copse, Chalkers Lane, Hurstpierpoint



Site Suitable: The site is considered to have a low landscape suitability for development. Its terrain, relationship with adjacent ancient woodland and role in setting, separation and historic character make it sensitive, despite the adverse effects that will result from development of adjacent sites already approved. (LUC Assessment). The western and northern boundaries of the site are within an area identified as being at risk of surface water flooding and suitable mitigation measures would need to be incorporated into the design. Site adjacent to area of ancient woodland, is also subject of a TPO. A 15m buffer will be required which would further narrow the developable area of the site. The site has reasonable access to services. Development would significantly alter the character of the area and impact upon the public right of way running through the site. However, proposals to the south of the site would reduce the visual connection between the site and the rest of the surrounding countryside and create an urban backdrop alongside development on Chalkers Lane that would significantly reduce the rural character of this site and the potential landscape impacts of development. However it is considered these developments would not sufficiently diminish the open, rural nature of the site and the lack of a defensible boundary to the east and close relationship with the agricultural field to the north would mean development would have an unacceptable impact on an attractive area of open countryside.

Site Available: Site submitted to SHLAA for consideration. Ownership extends across wider area.

Site Achievable:

The site is located in an attractive edge of village location and market price and demand will likely reflect this.


Would require allocation in Neighbourhood Plan or DPD. An area of ancient woodland is located to the west and parts of the site are at risk of surface water flooding. The site is located within a local gap identified in the emerging Hurstpierpoint and Sayers Common Neighbourhood Plan. A public right of way runs through the centre of the site and along the eastern boundary.






Overall Conclusion

The site is not thought to be suitable for development due the impact on the rural character of the area and sensitive location, even when considered in the context of anticipated development to the south and west of the site. The site's relationship with adjacent fields and nearby public rights of way will result in clear views of the site particularly when the trees are not in leaf. This is particularly true with regards to the lack of defensible boundary along the eastern boundary of the site.



Site location Broad location to the West of Burgess Hill

Site use(s): U011 - Agriculture U041 - Outdoor Amenity and Open Spaces

U071 - Dwellings

Gross site area 97 hectares

Site Suitable: The eastern side of the site has high capacity for development in landscape terms, whilst the western and southern part have low capacity for development in landscape terms. A low landscape capacity indicates the development is likely to have an adverse impact on the character of the area and will not be suitable for strategic scale development. Whilst the area has not been promoted as one site, there are numerous parcels of land that are being been put forward so it is logical for the sites to be considered jointly as a broad location. The largest area being promoted is in the central part of the site south of Gatehouse Lane (72 hectares). The area immediately to the west of the Town, east of Malthouse Lane is allocated as informal open space in the emerging District Plan. It is the intention the area will form a multifunctional 'Green Circle' around Burgess Hill which will be safeguarded from development. Although ancient woodland, contaminated land and flood risk areas exist within this site, these constraints only cover a proportion of the site, thereby leaving an extensive developable area. Distance to the town centre, which includes higher order services, facilities and retail, casts doubts over the sites suitability, although it is accepted a development of this size will include its own provision of retail units, community services and facilities and public transport provision. The development of the site would also breach the western boundary of the town which is formed by the multi functional 'Green Circle'. No information has been provided, at this time, regarding the delivery of infrastructure that would be required to support the development. It is likely significant investment in road and sewage infrastructure would be required to enable this site to be brought forward for development. Further evidence would be required to enable site to be considered suitable for development.

Site Available: Large parts of the broad location have been put forward by site proponents for consideration through the SHLAA. Therefore overall the area is considered to be available for development.

Site Achievable:

Significant upgrade to sewage and highway infrastructure may be required to facilitate development. It is unclear if the infrastructure costs required to bring this site forward would impact on viability. Until further information regarding the provision of infrastructure is known it is unclear if the site would be available for development within the Plan period.


Evidence of delivery. Further information regarding the delivery of infrastructure required to support the development.

Net developable area (ha): Proposed site density (dph):





Overall Conclusion

Not suitable for development within the Plan period. One significant factor is the well progressed plans for the development of 3,500 homes to the north of the town. It is unlikely both strategic sites would be a viable proposal for developers, within the Plan period. There would need to be a period of time to allow the existing proposed development to 'settle down' before further large scale development at Burgess Hill is considered. There is a lack of evidence to support the development in this area.



Site location Land north of the Kings Business Centre, Reeds Lane, Sayers Common



Site Suitable: The site is detached from the main built up area of the village. The eastern side of the site is adjacent to existing sporadic development and the Kings Business Centre. The northern boundary of the site is wooded. Reeds lane has a rural character at this location and residential development at this location would be an illogical extension to the village. The site is not well related for local services and there is no footpath along the lane at this point.

Site Available: The owner of the site has submitted the site for consideration during the Hurstpierpoint and Sayers Common Neighbourhood Plan sites consultation.

Site Achievable:

Attractive edge of village location likely to be reflected in market price and demand. Site preparation costs are judged to average.


Site would require allocation in a Neighbourhood Plan or DPD. Provision of footpath linking to village centre.






Overall Conclusion

The development of the site would represent an illogical extension to the village. Although there is built development in the vicinity of the site, the character of the site and Reeds Lane is of a rural character. The site is not well related to village services.


Hurstpierpoint and Sayers Common – Excluded Sites

SHLAA ID

15 Site

Reference HP/03

Site location / address:

Downsview Meadow, Gatehouse Lane, Goddards Green, Burgess Hill

Site Area (ha) 0.36 Grid

Reference: 529310 119755 Parish HP Ward

Reason for Exclusion: Site is wholly outside and unrelated to existing settlement built up area boundary which would make it

unacceptable for development. Site is excluded from assessment in accordance with the Methodology (2015, paragraph 3.13). However site has been assessed as part of broad location to the West of Burgess Hill (site 740). SHLAA ID

74 Site

Reference HP/34


Land south of A2300, east of Cuckfield Road

Site Area (ha) 38 Grid



unacceptable for housing development. It does not meet the criteria for assessment. The site is being promoted by Barton Willmore for Leisure and Employment uses on the north and south elements respectively.

SHLAA ID

163 Site

Reference HP/20


Land adjacent to Pakyns Court, Albourne Road, Hurstpierpoint




unacceptable for development. Site is excluded from assessment in accordance with the Methodology (2015, paragraph 3.13) SHLAA ID

482 Site

Reference HP/36


Land at Kents Farm, Malthouse Lane, Burgess Hill




unacceptable for development. Site is excluded from assessment in accordance with the Methodology (2015, paragraph 3.13). However site has been assessed as part of broad location to the West of Burgess Hill (site 740).

SHLAA ID

566 Site

Reference HP/37


Land northwest of Malthouse Lane, Burgess Hill





583 Site

Reference HP/23


Downsview Gatehouse Lane, Goddards Green, Hassocks


Reference: Parish HP Ward



599 Site

Reference HP/35


Land at Turrets, Malthouse Lane, Burgess Hill



Reason for Exclusion: Site is adjacent to the built up area of Burgess Hill. However site has been assessed as part of broad location

to the West of Burgess Hill (site 740). SHLAA ID

661 Site

Reference


Old Police House, Jobs Lane, Hickstead



Reason for Exclusion: Site is wholly outside of and unrelated to any existing built-up area boundary and is therefore excluded from

the assessment in accordance with the Methodology. Site is unlikely to yield 6 or more units and is therefore excluded from assessment in accordance with the Methodology (2015 paragraph 3.13)


SHLAA ID

734 Site

Reference


Pakyns Garden Cottage, Albourne Road, Hurstpierpoint




unacceptable for development. Site excluded from methodology (2015, paragraph 3.13).


Hurstpierpoint and Sayers Common – Commitments SHLAA ID 2 Site Reference HP/05 Site

location / address:

Land north of Highfield Drive, Hurstpierpoint

Gross site area (ha)

5.03 Net developable area (ha):

0.5 Proposed site density (dph):

1 Lower- 30 Grid Ref: 528940 116503

Allocated Local Plan:

Allocated Small Scale Housing DPD:

Neighbourhood Plan Allocated:

Full Planning Permission:

Outline Planning Permission:




Overall Conclusion 14/01515/FUL for 17 units approved.

SHLAA ID 238 Site Reference HP/19 Site

location / address:

Land at Little Park Farm, north of Hurstpierpoint




1 Lower- 30 Grid Ref: 528437 116968









Overall Conclusion Outline planning permission granted for 140 homes (along with smaller site 2 for 17 homes).


location / address:

Land north of Fairfield Recreation Ground, Hurstpierpoint



3 Proposed site density (dph):

1 Lower- 30 Grid Ref: 528296 117511









Overall Conclusion Planning permission approved for 61 homes (Jan 2014). Application to increase number of units pending consideraion.


location / address:

Sussex House, 23 Cuckfield Road, Hurstpierpoint




4 Flatted- 50-100+

Grid Ref: 528008 116640









Overall Conclusion Prior notification approval for 6 dwellings.

hurstpierpoint and sayers common parish chapter

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