Brook View, North of Walshes Road, Crowborough, East Sussex

Residential Development

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An Outline Planning Application has been submitted to Wealden District Council for determination (March 2020).

Once the application is registered by the Council you will be available to view the submission at https://planning.wealden.gov.uk/disclaimer.aspx?returnURL=%2f 

You can use the HAVE YOUR SAY button at the top of the page to submit your comments to us, or alternatively call  01926 836910.

Wealden District Council will carry out a formal consultation on the proposals with local residents. We will respond to any comments made during the application determination period.

PROPOSALS UPDATE

Following on from comments received from local stakeholders, we have revised our proposals accordingly.  We are continuing to work with the Highways Authority during the application submission regarding any outstanding matters around access, traffic and mitigation measures.

Key Points

  • 130 new homes
  • 35% affordable homes
  • Mix of dwelling size specifically smaller 2 and 3 bed homes for first time buyers and those wishing to downsize
  • Maximum storey heights of the dwellings reduced from 2.5 to 2 storey
  • Emergency vehicle access only off Luxford Road
  • Access to the site will be via the consented roundabout junction for the phase 1 development onto Walshes Road
  • Increased pedestrian/cycle connectivity through the site including access off Luxford Road
  • One crossing point on the byway to protect the integrity of this important existing habitat
  • A Energy Statement will be submitted incorporating low carbon renewable energy technologies (heat pumps and solar PV) to achieve carbon reductions significantly exceeding the requirements of the Council’s Local Plan and Building Regulations
  • Over 60% of the site has been retained as public open space, including a combination of semi-natural spaces for the benefit of ecology and amenity spaces including play areas
  • An east-west green corridor will be created adjacent to the stream corridor, integrating attenuation basins and habitat creation
  • Protection of existing hedgerows and trees has remained a priority, and the development has been designed to maximise retention

Planning Background

Brook View is phase 2.  Phase 1 was submitted in March 2017 to Wealden District Council Planning Committee (North).  They resolved to grant outline planning permission for 85 homes on the 20 acre site located north of Walshes Road, Crowborough  on 23rd August 2018.  You can find out more about this Phase 1 here. 

The emerging Wealden Local Plan was submitted for Examination to the Secretary of State (January 2019). The submitted Local Plan sought to provide some 14,228 new homes within the period up to 2028. This was proposed through site allocations and windfall development across the District including in the three main urban settlements of Wealden – i.e. Crowborough, Uckfield and Hailsham. 

The wider Catesby land (including “Phases 1 and 2”) was included within the “Development Boundary” for Crowborough. The land is therefore in a sustainable location whereby the principle of development is acceptable subject to other material considerations.

The Local Plan was the subject of the “Stage 1” Examination-in-Public (May – July 2019) at which the strategic issues for the District were discussed and considered by the Local Plan Inspector.

The Inspector’s Report was subsequently issued (20 December 2019). It recommends that the Local Plan be withdrawn principally due to the failure of the Plan to meet the Duty to Cooperate. In particular, the Inspector considered that meaningful cooperation between the Council and the “Ashdown Forest Working Group” had not been undertaken. This relates to the extent of engagement undertaken concerning the background work and evidence base to inform the Local Plan strategy concerning the Ashdown Forest.

The Inspector’s Report does not however object to the development strategy for Crowborough including its Development Boundary.

Wealden District Council has confirmed (Media Release – 06 January 2020) that the Local Plan will be withdrawn. A revised Local Plan is to be worked up to seek to address the Inspector’s concerns and to meet housing needs in full.   

In this context, it is considered that the site/Phase 2 Catesby land can come forward for development in the short-term in order to meet housing needs. Catesby looks forward to working with the Council and other stakeholders on this basis.

Masterplanning and Design

The site comprises a series of 5 small scale fields within the built up area of Crowborough, which are bound by well established hedgerows, trees and woodland. Existing and permitted residential development adjoins the site to the north, east, south and west.  A stream corridor runs along the southern site boundary, and a public by-way that runs east-west crosses the centre of the site.

Our aim is provide new houses in this sustainable location within the built up area of Crowborough, whilst drawing on the rich and natural character of the site. A key objective is to retain existing hedgerows, trees and woodland -  wherever possible – recognising their landscape / ecological value and the positive contribution they will make to this new community.   

The existing by-way crossing the site east-west will be retained, however, it will need to be crossed to provide access to the northern parts of the site. The number of roads crossing the by-way will be minimised and sensitively designed to ensure that the character of this route is maintained.

New housing will be arranged to ensure buildings front onto key road corridors and area of open space. It is likely that there will be slightly more formal layout and smaller semidetached and short terraces to the west of the site and a less formal layout and use of larger semi-detached and detached houses to the east of the site, reflecting local context and pattern of development.

Landscape and Visual

A Landscape and Visual Assessment is being prepared to consider the potential effects of the proposed development on the surrounding townscape / landscape and to inform the scheme’s proposals and design.

While the proposed development will change the land-use and character of the site itself, it is not considered that it would give rise to any wide-spread landscape or visual effects. The proposed development will not extend the built-up area  out into the open countryside and will be perceived as part of existing settlement. Due to the well vegetated site boundaries, the proposed development will only be generally be visible from those roads and footpaths along the site boundaries, and will not be highly visible from surrounding residential areas.

The height of the proposed housing will also be carefully considered to ensure it is in keeping with the surrounding residential areas.   

Initial desk and field study has confirmed that the site is not located within any national or local landscape designations. It is located within circa 300m of the High Weald Area of Outstanding Natural Beauty (AONB), however, it is considered there is unlikely to be any effects on the setting of this landscape due to the location of the site within the built up area. There may be long distance views of the proposed development from elevated areas within the AONB but at this distance, the scheme will not be a prominent feature in the view.

Looking for a new home?

The worsening of the UK housing crisis is well publicised, with the Government vowing to deliver 300,000 new homes every year.

  • The average price of a home in Crowborough is £370,035 (Source: Rightmove) compared to the average house price in the UK of £234,370 (Source: Land Registry)
  • House prices have risen by 3% in Crowborough since 2016 (Source: Rightmove)
  • A first-time buyer would need a deposit of £37,000 based on the current average house price in Crowborough

Local Economy

The economic benefits of new housing development are significant. 

A study by the Confederation of British Industries (CBI) demonstrates that construction projects have a significant benefit on the local and wider economy. The report concludes that for every £1 of construction expenditure, £2.84 is injected into the economy.

  • 130 new homes will create direct local employment opportunities as well as indirect benefits through demand for goods and services to support the construction phase
  • The delivery of new homes and the introduction of new residents will provide support to existing local services and groups, alongside additional spend in the town centre, thus contributing to the ongoing vitality of Crowborough
  • The Council will benefit from an increase in Council Tax revenue and the New Homes Bonus
  • The proposed development will also deliver a wide range of economic, social and environmental benefits in line with the Council’s Local Plan. As part of the development, Catesby will be providing financial contribution to the Council to support local infrastructure projects

What Is Affordable Housing?

Affordable housing is a combination of social rented, affordable rent and shared ownership housing, provided to eligible households whose needs are not met by the market:

Social Rented Housing

Owned by Local Authorities and private registered providers.

Affordable Rented Housing

Let by local authorities or private registered providers and subject to rent controls that require a rent of no more than 80% of the local market rent.

Shared Ownership

The government has created the Help to Buy schemes including Shared Ownership and Equity Loans to help hard-working people like you take steps to buy your own home.

With the government's Help to Buy Shared Ownership scheme you can buy as little as 25% or as much as 75% of a home and pay rent on the rest. 

Help to Buy Equity Loan makes it possible to buy a home with just a 5% deposit whilst Help to Buy Shared Ownership deposits are typically much lower than buying traditionally.

Intermediate Housing

Homes for sale and rent provided at a cost above social rent, but below market levels. 

These can include shared equity (shared ownership and equity loans), other low cost homes for sale and intermediate rent, but not affordable rented housing. 

An Outline Planning Application has been submitted to Wealden District Council for determination (March 2020).

Once the application is registered by the Council you will be available to view the submission at https://planning.wealden.gov.uk/disclaimer.aspx?returnURL=%2f 

You can use the HAVE YOUR SAY button at the top of the page to submit your comments to us, or alternatively call  01926 836910.

Wealden District Council will carry out a formal consultation on the proposals with local residents. We will respond to any comments made during the application determination period.

PROPOSALS UPDATE

Following on from comments received from local stakeholders, we have revised our proposals accordingly.  We are continuing to work with the Highways Authority during the application submission regarding any outstanding matters around access, traffic and mitigation measures.

Key Points

  • 130 new homes
  • 35% affordable homes
  • Mix of dwelling size specifically smaller 2 and 3 bed homes for first time buyers and those wishing to downsize
  • Maximum storey heights of the dwellings reduced from 2.5 to 2 storey
  • Emergency vehicle access only off Luxford Road
  • Access to the site will be via the consented roundabout junction for the phase 1 development onto Walshes Road
  • Increased pedestrian/cycle connectivity through the site including access off Luxford Road
  • One crossing point on the byway to protect the integrity of this important existing habitat
  • A Energy Statement will be submitted incorporating low carbon renewable energy technologies (heat pumps and solar PV) to achieve carbon reductions significantly exceeding the requirements of the Council’s Local Plan and Building Regulations
  • Over 60% of the site has been retained as public open space, including a combination of semi-natural spaces for the benefit of ecology and amenity spaces including play areas
  • An east-west green corridor will be created adjacent to the stream corridor, integrating attenuation basins and habitat creation
  • Protection of existing hedgerows and trees has remained a priority, and the development has been designed to maximise retention

Planning Background

Brook View is phase 2.  Phase 1 was submitted in March 2017 to Wealden District Council Planning Committee (North).  They resolved to grant outline planning permission for 85 homes on the 20 acre site located north of Walshes Road, Crowborough  on 23rd August 2018.  You can find out more about this Phase 1 here. 

The emerging Wealden Local Plan was submitted for Examination to the Secretary of State (January 2019). The submitted Local Plan sought to provide some 14,228 new homes within the period up to 2028. This was proposed through site allocations and windfall development across the District including in the three main urban settlements of Wealden – i.e. Crowborough, Uckfield and Hailsham. 

The wider Catesby land (including “Phases 1 and 2”) was included within the “Development Boundary” for Crowborough. The land is therefore in a sustainable location whereby the principle of development is acceptable subject to other material considerations.

The Local Plan was the subject of the “Stage 1” Examination-in-Public (May – July 2019) at which the strategic issues for the District were discussed and considered by the Local Plan Inspector.

The Inspector’s Report was subsequently issued (20 December 2019). It recommends that the Local Plan be withdrawn principally due to the failure of the Plan to meet the Duty to Cooperate. In particular, the Inspector considered that meaningful cooperation between the Council and the “Ashdown Forest Working Group” had not been undertaken. This relates to the extent of engagement undertaken concerning the background work and evidence base to inform the Local Plan strategy concerning the Ashdown Forest.

The Inspector’s Report does not however object to the development strategy for Crowborough including its Development Boundary.

Wealden District Council has confirmed (Media Release – 06 January 2020) that the Local Plan will be withdrawn. A revised Local Plan is to be worked up to seek to address the Inspector’s concerns and to meet housing needs in full.   

In this context, it is considered that the site/Phase 2 Catesby land can come forward for development in the short-term in order to meet housing needs. Catesby looks forward to working with the Council and other stakeholders on this basis.

Masterplanning and Design

The site comprises a series of 5 small scale fields within the built up area of Crowborough, which are bound by well established hedgerows, trees and woodland. Existing and permitted residential development adjoins the site to the north, east, south and west.  A stream corridor runs along the southern site boundary, and a public by-way that runs east-west crosses the centre of the site.

Our aim is provide new houses in this sustainable location within the built up area of Crowborough, whilst drawing on the rich and natural character of the site. A key objective is to retain existing hedgerows, trees and woodland -  wherever possible – recognising their landscape / ecological value and the positive contribution they will make to this new community.   

The existing by-way crossing the site east-west will be retained, however, it will need to be crossed to provide access to the northern parts of the site. The number of roads crossing the by-way will be minimised and sensitively designed to ensure that the character of this route is maintained.

New housing will be arranged to ensure buildings front onto key road corridors and area of open space. It is likely that there will be slightly more formal layout and smaller semidetached and short terraces to the west of the site and a less formal layout and use of larger semi-detached and detached houses to the east of the site, reflecting local context and pattern of development.

Landscape and Visual

A Landscape and Visual Assessment is being prepared to consider the potential effects of the proposed development on the surrounding townscape / landscape and to inform the scheme’s proposals and design.

While the proposed development will change the land-use and character of the site itself, it is not considered that it would give rise to any wide-spread landscape or visual effects. The proposed development will not extend the built-up area  out into the open countryside and will be perceived as part of existing settlement. Due to the well vegetated site boundaries, the proposed development will only be generally be visible from those roads and footpaths along the site boundaries, and will not be highly visible from surrounding residential areas.

The height of the proposed housing will also be carefully considered to ensure it is in keeping with the surrounding residential areas.   

Initial desk and field study has confirmed that the site is not located within any national or local landscape designations. It is located within circa 300m of the High Weald Area of Outstanding Natural Beauty (AONB), however, it is considered there is unlikely to be any effects on the setting of this landscape due to the location of the site within the built up area. There may be long distance views of the proposed development from elevated areas within the AONB but at this distance, the scheme will not be a prominent feature in the view.

Looking for a new home?

The worsening of the UK housing crisis is well publicised, with the Government vowing to deliver 300,000 new homes every year.

  • The average price of a home in Crowborough is £370,035 (Source: Rightmove) compared to the average house price in the UK of £234,370 (Source: Land Registry)
  • House prices have risen by 3% in Crowborough since 2016 (Source: Rightmove)
  • A first-time buyer would need a deposit of £37,000 based on the current average house price in Crowborough

Local Economy

The economic benefits of new housing development are significant. 

A study by the Confederation of British Industries (CBI) demonstrates that construction projects have a significant benefit on the local and wider economy. The report concludes that for every £1 of construction expenditure, £2.84 is injected into the economy.

  • 130 new homes will create direct local employment opportunities as well as indirect benefits through demand for goods and services to support the construction phase
  • The delivery of new homes and the introduction of new residents will provide support to existing local services and groups, alongside additional spend in the town centre, thus contributing to the ongoing vitality of Crowborough
  • The Council will benefit from an increase in Council Tax revenue and the New Homes Bonus
  • The proposed development will also deliver a wide range of economic, social and environmental benefits in line with the Council’s Local Plan. As part of the development, Catesby will be providing financial contribution to the Council to support local infrastructure projects

What Is Affordable Housing?

Affordable housing is a combination of social rented, affordable rent and shared ownership housing, provided to eligible households whose needs are not met by the market:

Social Rented Housing

Owned by Local Authorities and private registered providers.

Affordable Rented Housing

Let by local authorities or private registered providers and subject to rent controls that require a rent of no more than 80% of the local market rent.

Shared Ownership

The government has created the Help to Buy schemes including Shared Ownership and Equity Loans to help hard-working people like you take steps to buy your own home.

With the government's Help to Buy Shared Ownership scheme you can buy as little as 25% or as much as 75% of a home and pay rent on the rest. 

Help to Buy Equity Loan makes it possible to buy a home with just a 5% deposit whilst Help to Buy Shared Ownership deposits are typically much lower than buying traditionally.

Intermediate Housing

Homes for sale and rent provided at a cost above social rent, but below market levels. 

These can include shared equity (shared ownership and equity loans), other low cost homes for sale and intermediate rent, but not affordable rented housing. 

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