BALCOMBE ESTATE PROPOSALS CONTEXT 1€¦ · This is presentation by the Balcombe Estate which is...

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Selected sites

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Balcombe

C - Lake View Field

L - Station Field

M - Old Rectory

R - Orchard House Field

S - Bull Field

O - Vintens Field

T - Balcombe House Stables

N - Stables Field

H - Bagpiths Field

J - Allotments Buttercup Barn

B1 - VintensB2 - Vintens

P - Church allotment

K - Walled Garden

D - Barn Field

Q - Balc Hse Church Wood

I - Barn Meadow TriangleG - North Station House

A - Balc Hse Gardens

F - Rectory Gardens

E - Glebe Farm

Key: Boundaries as BPC "assessed sites"

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BALCOMBE ESTATE PROPOSALS CONTEXT 1

Douglas Rule Associates

Parish CouncilAssessed Sites

Selected HousingSites in Context

This is presentation by the Balcombe Estate which is the major owner of the land on the outskirts of the village. ln July this year Balcombe Estate commissioned a report from a company of landscape and planning consultants. Their instructions were to undertake an evaluation of all the land then being considered by the Parish Council (the assessed sites) and to identify a subset of sites where development could be handled sensitively (called ‘the selected sites’ in the report).

In effect this entailed a preliminary landscape appraisal or ‘capacity study’ of the entire area on the perimeter of the built-up area and its interrelationship with the village. For each selected site an indicative site plan was prepared in order to expose the constraints

and opportunities presented by development. This work is detailed in the report titled ‘Balcombe Estate Submission for Balcombe Neighbourhood Plan August 2014’ by Douglas Rule Associates with Beacon Planning. It constitutes the main element of Balcombe Estate’s contribution to the Neighbourhood Plan process. It is presented here together with these display boards (A3 document on adjacent table).

Following consultation with representatives of the Parish Council, Balcombe Estate has obtained additional sketch site plans of two of the sites and they are presented here (revised plan for south-west site and option layout for east site).

Work undertaken by Balcombe Estate to date

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Balcombe

Key: Woodland (OS 1:5,000/10,000 data)

Woodland designated "ancient semi-natural" (approx. position)

Plantations on ancient woodland sites (approx. position)

Tree canopy traced from aerial photography

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Key: Contours at 25 metre vertical intervals

Contours at 5 metre vertical intervals

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Topography

Woodland


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Key: Built-up area and village character transitions

100 metre contour defining ridge

Rural character transitions

Pronounced slopes

Woodland parkland approachCricket 'bowl'

Expansive views

Rectory 'park'

Wooded lane

Contained fields

Wooded ridgeWooded gills

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Key: Built-up area

Conservation area

Listed buildings

BPC "assessed sites"

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Built up area

Characteristics


Historic Maps Key Points

OS map of 1875

OS map of 1956

OS map of 1910

OS map of 1972


While the origins of the village may derive from Romano-British mining activity it was the construction of the London to Brighton railway in 1842 with a station at Balcombe which created the impetus for the growth of the village.

OS map of 1875

By 1875 the village was a small cluster of buildings around the junction of Bramble Hill and Haywards Heath Road. Balcombe House (built 1760) and its grounds extended west across the London Road to include the walled enclosures, orchard and glasshouses. Stockcroft Road, Victoria Road and Deanland Road are shown by name but not developed.

OS map of 1910

Substantial change had been brought about by development on Stockcroft, Victoria and Deanland Roads and as a result the extent of the village is roughly equivalent to what it is now. This is largely explained by the physical constraints to construction (steeply sloping ‘gills’) to the west and south sides of the village.

Extensive commercial glasshouses built north of Upper Stumble Wood, north of Oldlands Avenue and west of the station.

OS map of 1956

The full extent of greenhouses south of Oldlands Avenue is shown. Many houses have also beenbuilt along Oldlands Avenue, including thoseon Stumblemead.

OS map of 1972

The decline of commercial greenhouse production is evident in the removal of greenhouses south of Oldlands Avenue, but they are still present as substantial built structures near the station and north of Oldlands Avenue (land now occupied as Troymede and the south part of Deanland Road). New houses have been built along London Road and Haywards Heath Road.


BALCOMBE ESTATE PROPOSALS NORTH–WEST SITE

North-west SiteIllustration[Walled Garden]

Church

92.7m

GP

Farmhouse

Little Coopers

Cottage

Lodge

St Mary's Church

B 2

03

6

91.4m

93.6m

Scout

Hall

House

School

75.6m

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Allotment Gardens

Balcombe C of E

Primary School

Little Coopers

Corner Cottage

Controlled

Track

N - Stables Field

P - Church allotment

K - Walled Garden

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Allotments view north-west

Existing walls view to south-west

St Marys Church building group

Scout Hall

Walled garden view to south-west

Illustrated:Development limited to part of Site K.Four single-storey three bedroom houses of 104m2 (8 cars).Two two-storey three bedroom house of 120m2 (4 cars).

Density:6 units in 0.264 ha selected site = 23 units per hectare.6 units in 0.464 ha Site K assessed site total = 13 units per hectare.

Strategy:Conceptually - single storey high quality farmstead conversion.

Extensive development in Site N, Site P and Site K, particularly if combined with development in Site Q and Site A, would register as a northward extension to the village. This would be to the detriment of the setting of the church as a feature sitting within remnant parkland and woodland north of and separate from the village.

Limiting the footprint to the former walled garden of Balcombe House part of Site K enables a building cluster to read as a conversion of farm buildings in a rural context. At the upper level the building is envisaged as single storey with no fenestration to the north. The difference in ground levels dropping from north to south potentially enables a single ridge line to accommodate two storey houses on the south side. The houses face inwards into a garden space with a south-west aspect and with the canopy of mature trees to the south as a backdrop. In views from Handcross Road and London Road the roofs would be visible but the walls and windows would be masked by the garden wall.

Building materials appropriate to this strategy are black stained timber weatherboarding and flat clay tiled roofing.

Off-site considerations:The illustration indicates the Highway access located at the existing field access on Handcross Road. The location would be determined by a detailed analysis of visibility ‘splays’ including the levels on the east side where the carriageway has a pronounced slope.

There is potential for the allotments to be extended into the paddock north of the walled garden or the planting of an orchard (as existed there in the past). This would associate in a very positive way with the illustrated scheme.

NOTE: the layout and illustration shown here are indicative of the likely number of dwellings suited to the site, and should not be taken to represent the final layout or form of any development - which will be subject to highways and planning consent.


East SiteIllustration[Barn Field and Allotments]

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Nursery

School

Swingate

LittlePondOrchards

17

12

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Play Area

BARN MEADOW

Path

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Barnfield

Tennis Courts

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Maythorne

109.1m

Club

21

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Oakwood

1

Wyngra

Pond

White Gables

RobinShaw

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The Gables

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Wakefield House

20

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Rose Cottage

Allotm

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Bowders

Oakdene

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Fairdene

St Leonards

WaysideWoodsid

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S - Bull Field

J - Allotments

Buttercup Barn

D - Barn Field

I - Barn Meadow Triangle

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Illustrated:Development limited to part of Site J Allotments and part of Site D Barn Field.

Part of Site J illustrated:Six single-storey, semi-detached, two bedroom houses of 77m2 (12 cars).6 units in 0.358 ha selected site = 17 units per hectare.6 units in 1.057 ha assessed site = 6 units per hectare.

Part of Site D Illustrated:Two two-storey ‘houses’ on Haywards Heath Road each containing four two bedroom flats of 66m2 (16 cars).Six two-storey, three bedroom semi-detached houses of 112m2 (12 cars).14 units in 0.575 ha selected site = 24 units per hectare.14 units in 1.667 ha assessed site = 9 units per hectare.

Note this illustration Sites J and D combined shows 70% two bed and 30% three bed.

Strategy:Conceptually - two houses on the street with lower roofed cottages associated with fields and allotments to the rear.

A single Highway access point from Haywards Heath Road north of Barnfield Cottages provides access to a development combining parts of the two fields above the 100 metre contour.

Three small but distinct groups of dwellings are envisaged the form and height of each of them reflecting the immediate context of the group.

The existing cultivated area of allotments on site J is retained unaffected by the development. A row of single-storey cottages step down the slope and front on to a path along the side of the allotments. Vehicle access for these cottages is between them and the existing hedgerow and ditch on the south side. Private gardens and driveways are on the south side.

Allotments and road boundary

Reference building for field edge (cottages Lake View Field)

Reference building for site frontage (Little Bowdens)

Barnfield Cottages

Houses to west

BALCOMBE ESTATE PROPOSALS EAST SITE

Two houses each containing six flats front on to Haywards Heath Road in a similar manner to the houses on the west side of the road. The streetscape is not disrupted by multiple access points and the Highway boundary can be defined by a hedgerow as exists. The building line of the two front houses is aligned with the south elevation of Barnfield Cottages.

Three buildings address Barn Field. They are envisaged as matching the semi-detached cottages at the north end of the village overlooking Lake View Field and the cricket pitch. They have the upper floor contained within the roof. Low eaves on the east side and garden hedges give a soft transition to the open sloping field as at Lake View Field.

Building materials appropriate to this strategy are red clay brick walls, red hung tile cladding and flat clay tiled roofing.

Off-site considerations:An extension to the allotments could potentially be provided at the top part of the retained Barn Field.

It is assumed that for the illustrated scheme of low density to be feasible the two selected sites would have to be considered as a single development.



East SiteIllustration (Option)[Barn Field and Allotments]

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School

Swingate

LittlePondOrchards

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BARN MEADOW

Path

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Maythorne

109.1m

Club

21

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Oakwood

1

Wyngra

Pond

White Gables

RobinShaw

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The Gables

102.5m

Wakefield House

20

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Rose Cottage

Allotm

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arden

s

Bowders

Oakdene

1

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St Leonards

WaysideWoodsid

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S - Bull Field

J - Allotments

Buttercup Barn

D - Barn Field

I - Barn Meadow Triangle

Nursery

School

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Illustrated:Development limited to part of Site D Barn Field.

Part of Site D Illustrated:Six two-storey, three bedroom semi-detached houses of 112m2 (12 cars).Six two-storey, three bedroom semi-detached houses of 104m2 (12 cars).Four two-storey, one bedroom terrace houses of 80m2 (4 cars).One two-storey, three bedroom end-terrace house of 104m2 (2 cars).17 units in 0.575 ha selected site = 30 units per hectare.17 units in 1.667 ha assessed site = 10 units per hectare.

Strategy:Conceptually – three distinct clusters – ‘barn’ group in middle, cottages by field, small terrace along south boundary.

A single Highway access point from Haywards Heath Road north of Barnfield Cottages provides access to a development which uses only part of the field within a line drawn approximately between the edge of the built area to the north and south.

Three small but distinct groups of dwellings are envisaged the form and height of each of them reflecting the immediate context of the group.

The existing cultivated area of allotments on site J is retained unaffected by the development. The unused part of the allotments field (Site J) is also unaffected.

The group of buildings in the central part of the site are envisaged as having the visual characteristics of converted agricultural buildings with an emphasis on black stained timber cladding to the upper parts and brick base walls. External walls are extended out into the landscape in alignments deliberately disconnected with the geometry of the road.

Three buildings address the street and Barn Field to the east. They are envisaged as matching the semi-detached cottages at the north end of the village overlooking Lake View Field and the cricket pitch. They have the upper floor contained within the roof. Low eaves on the east side and garden hedges give a soft transition to the open sloping field as at Lake View Field.

Building materials appropriate to this strategy are red clay brick walls, red hung tile cladding and flat clay tiled roofing. The central group might utilize black stained timber cladding extensively. Fenestration on gable ends would be minimized. The small terrace would include painted render to the ground floor.

Off-site considerations:The scheme illustrated has a higher density than the first proposal contained in the report. The spatial and visual impact on the street scene of Haywards Heath Road is broadly similar to the first proposal (due to the space on the frontage) but roofs would overlap in the views.

It is envisaged that the development would be associated with traffic speed reduction measures.

Reference building for central group (Nursery to north of site).

View to east across Barn Field.

Reference building east side (houses overlooking Lake View Field).

Reference building south terrace (building adjacent Balcombe Ho).

Reference building central group (Woodstock west end Oldlands Ave).

BALCOMBE ESTATE PROPOSALS EAST SITE (OPTION)



West SiteIllustration[Land north of Station House]

Station

Balcombe

4

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LBCottage

Cottage

Shaw

Springfield

Rocks Lane

View

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MP33.75

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Greenways

Oakfield

96.1m

Rocks

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Farm

Hill End

Woodlarks

Cottage

Brockholt

95.9m

75

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97.0m

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50

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130088 308

G - North Station House

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Part of Site G Illustrated:Four two-storey three bedroom semi-detached houses of 132m2 (8 cars).Two buildings each containing six two bedroom flats of 70m2 (24 cars).16 units in 0.409 ha selected site = 39 units per hectare.16 units in 0.553 ha assessed site = 29 units per hectare.16 units in 0.980 ha BE ownership to Rocks Lane = 16 units per hectare

Strategy:Conceptually - white painted timber clad railway cottages fronting wide grassy verge on London Road. Cars entirely out of sight.

The site context with houses on London Road could potentially accept a visually robust row of two storey houses or flats. The existing Highway verge of over ten metres width provides a generous set back and space for trees to be planted. Houses on the east side of London Road are at significantly higher ground levels and typically over forty metres away from the edge of the site.

While the houses and flats would be arranged with prominent access for pedestrians directly to the edge of the Highway verge so as to ‘face’ the street, the road and cars would be set behind the buildings at a lower level. The garden spaces would be terraced.

The difference in level of approximately four metres across the full width of the site would require the access road to be raised above existing levels by a metre or more. Proximity to the existing embankment of the Rocks Lane pit would require retaining structures or localised bridging of voids or weaker ground. The illustrated plan configuration deliberately disengages the building foundations from the edge of the slopes down to Rocks Lane.

BALCOMBE ESTATE PROPOSALS WEST SITE

The illustrated scheme would require the felling of young trees within the site and the row of tall semi-mature trees on the street boundary. The majority of these trees are native Ash. Extensive losses of this species are expected across the country as a consequence of Ash Die-back Disease (ADBD).

It is anticipated that the existing mature Oak trees along the west embankment, around the Rocks Lane pit and in the triangle of land north of the site would be retained.

The illustration provides a single Highway access point located where the existing car depot and Station House have access. This position is potentially favourable in terms of Highway visibility requirements due to the curve in London Road but the access arrangements would need to consider the relationship with the vehicle access to Springfield Shaw opposite.

Off-site considerations:It is assumed that the illustrated scheme of relatively high density would be required to accommodate the potential cost of civil engineering works along the west boundary.

Adjacent areas of retained trees within BE ownership could be managed specifically to enhance nature conservation.

Reference building (Rocks Lane Cottage to left)

South end existing car depot

London Road view to north

North end view to south



South-west Site Illustration (Revised)[Vintens Glasshouses]

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Winterfield

Stumlet

Timbers

Li

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Tank

1817

2625

Woodstock

The Coach House

Foxend

272322

106.7m

24

18 Oldland

Twittens

Shenley

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43

29

Arosa

21

O - Vintens Field

B1 - Vintens

B2 - Vintens

Proposed public open space

on route of existing right of way

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Illustrated:Development limited to part of Site B2 Vintens.

Part of Site B2 Illustrated:Six two-storey detached or link attached three bedroom houses of 104m2 (12 cars).Six two-storey semi-detached three bedroom houses of 80m2 (12 cars).12 units in 0.939 ha ha selected site = 13 units per hectare.12 units in 1.47 ha ha assessed site (north part) = 8 units per hectare. 12 units in 2.87 ha ha assessed site = 5 units per hectare.

Strategy:Conceptually - houses within a wood making use of previously developed land.

Two small but distinct groups of buildings are envisaged.

The selected site combines most of B1 (allowing for the retention of existing boundary trees) with the north part of B2 formerly developed as a commercial nursery. The proposal includes open space within B1 Vintens linked to the existing public footpath on the east boundary of Site O Vintens Field.

The upper section of B2 is arranged informally with detached houses (or link-attached) stepping down the slope between retained trees and trees within generous gardens. The trees on the perimeter (existing prior to the use of the site as Oldlands Nursery) would be retained. A fifteen metre wide buffer would be provided for the ASNW on the east side. Mature trees and the hedgerow along the public footpath on the west side would be retained.

The group of cottages at the south end are arranged informally within an area of shared open space. Car parking is provided in a cluster visually screened amongst trees. The arrangement enables buildings and open space to take precedence over cars.

Building materials appropriate to this strategy for the houses on the upper part of Site B2 are black stained timber cladding above brickwork. This would associate well with a woodland setting and would set the group apart from most of the houses in Oldlands Avenue. The group of cottages at the south end are seen as entirely timber clad.

Off-site considerations:The proposed layout affects only part of the former glasshouses development where the base walls, foundation slabs and trenches for services still remain. It is anticipated that the development would include the careful removal of such structures in the south part of B2.

The Site B2 Vintens could be restored to provide a small informal public open space on the route of the existing public right of way.

BALCOMBE ESTATE PROPOSALS SOUTH–WEST SITE

Reference building central group (Woodstock west end Oldlands Ave). View within Vintens Nursery site south end.

View of west boundary across Vintens Field,



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Balcombe Estate proposed additional sites / land use

Cemetery extension The existing burial ground is running out of room, and Balcombe Estate is willing (subject to terms) to make land available opposite.Consideration will need to be given to the road crossing, vehicular access and the landscape setting.

Skateboarding area Balcombe Estate, subject to the agreement of the leaseholders and the wishes of the Village, is prepared to offer an area between the Scout Hutand the School for skateboard use to benefit young people in the Village. Funds have been raised for this purpose, but developer contributionsmay be needed to help meet the costs.

Glebe Farm Business Units Two more buildings (roughly similar to Wood and Wisdom’s existing unit) to be set in a landscaped areaimmediately adjacent.These are proposed to be developed and let by Balcombe Estate to provide workspace to maintainand enhance employment opportunities in the Village.The existing access onto Haywards Heath roadwill be improved.

BALCOMBE ESTATE PROPOSALS ADDITIONAL SITES AND USES

Parking for the Station Subject to agreement on terms, Balcombe Estate is willing to make part of the field immediately below the existing Station Car Park available.The access will need to be improved, but the area could provide 30 spaces with direct footpath access to the existing car park. Funding the costs may be supported by developer contributions raised on the Balcombe Estate sites proposed.

BALCOMBE ESTATE PROPOSALS CONTEXT 1€¦ · This is presentation by the Balcombe Estate which is...

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Transcript of BALCOMBE ESTATE PROPOSALS CONTEXT 1€¦ · This is presentation by the Balcombe Estate which is...