former esk site eastbourne, east sussex...6 former esk site, courtlands road, eastbourne design...

FORMER ESK SITE

EASTBOURNE, EAST SUSSEX

DESIGN & ACCESS STATEMENT

PREPARED BY ROSS & CO

ON BEHALF OF ESK DEVELOPMENT LTD

NOVEMBER 2019

2 FORMER ESK SITE, COURTLANDS ROAD, EASTBOURNE DESIGN & ACCESS STATEMENT

Vision Statement 3

01 Introduction 4

02 Site Assessment 5

03 Design Principles & Sustainability 16

04 Involvement & Evolution 19

05 Design Proposals 21

06 Summary 31

Note: This document is intended to be view as A3 double sided

Ross and Co Pacific House, Sovereign Harbour Innovation Park, Eastbourne, BN23 6F

www.rossandco.co.uk

www.the-courtlands.co.uk

Prepared by Ross & Co Ltd on behalf of ESK Developments Ltd. September 2019. Contact: Ross & Co – Cath Prenton BA BSc (Hons) MRICS

COPYRIGHT The contents of this document must not be copied or reproduced in whole or in part without the written consent of Ross and Co Ltd. Crown copyright. All rights reserved. OS Licence number 100022432.

http://www.rossandco.co.uk/


VISION STATEMENT

The Courtlands development creates an inclusive and sustainable residential community that will

enhance the local area.

Through the effective use of previously developed land, The Courtlands will provide 136 new

dwellings with a significant amount of shared ownership and rented affordable housing, with a

range of sizes to meet local needs. The development will provide much needed housing in a

highly sustainable location within walking distance of the town’s facilities and public transport.

Landscaping and planting will improve views into and across the site for new and existing local

residents. Site ecology will be enhanced with the creation of public and private garden spaces

and the protection of the wildlife area of Horsey Sewer.

Traffic movements will be much reduced, with lorry and coach movements ceasing with the

removal of the busy ESK commercial site. Resident and visitor car parking is provided on site and

ample cycle parking is included for all new residential units to encourage the use of more

sustainable modes of transport to and from the workplace and local amenities.

SITE LOCATION PLAN

SITE AREA – 1.2HA


01 INTRODUCTION

PURPOSE OF STATEMENT

1.1 This statement has been prepared by Ross& Co on behalf of ESK Developments Ltd. To accompany the outline planning application for the redevelopment of the ESK site for up to 136 residential dwellings, including up to 30% affordable housing, access details, and demolition of the existing buildings. Proposals also include associated parking, vehicular and pedestrian access and landscaping. All other matters are reserved.

1.2 This statement has been prepared in accordance with Article 9 of the Town and Country

Planning (Development Management Procedure) (England) Order 2015, which requires certain applications to be accompanied by a Design and Access Statement.

1.3 The purpose of this statement is to explain how the proposed development “is a suitable response to the site and its setting and demonstrate that it can be adequately accessed by prospective users” (para. 30, Planning Policy Guidance, March 2014, ref ID 26-034 20140306).

1.4 The Town and Country Planning (Development Management Procedure) (England) Order 2015 also requires the accompanying Design & Access Statement to include:

(a) the design principles and concepts that have been applied to the development (b) how access issues have been dealt with (c) demonstrate the steps taken to appraise the context of the development and how the

design of the development takes that context into account (d) explain the policy adopted as to access, and how local development policies relating to

access have been taken into account e) state what consultation has been undertaken on issues relating to access to the

development and what account has been taken of the outcome of any such consultation

(f) explain how any specific issues which might affect access to the development have been

addressed 1.5 The sections of the document are as follows: Section 1: Introduction – outlines the purpose of the document; Section 2: Assessment – considers the site and its surroundings in terms of the physical, social and planning context; Section 3: Design Principles and Sustainable Structuring – presentation of the design principles that have been derived from a combination of Government policy, site assessment, public consultation and design evolution; Section 4: Involvement and Evolution – outlines the stakeholder participation and consultation undertaken as well as its key findings; Section 5: Design Proposals – presentation of the design proposals including uses and amount proposed, access arrangements, layout of the development, scale of buildings, landscaping treatments and appearance. Section 6: Summary 1.6 This statement should be read in conjunction with the Outline Planning Application and its

accompanying documents including the Planning Statement, Transport Statement, Ecology Assessment, Arboricultural Assessment, Archaeological Report, Ground Investigation Report, Utilities Statement, Flood Risk Assessment and Statement of Community Involvement.


02 SITE ASSESSMENT

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2.0 This section provides a summary of the assessment of the site and its surroundings that has been undertaken

2.1 DESIGN RELEVANT PLANNING POLICY 2.1.1 Government guidance in the form of the National Planning Policy Framework (NPPF)

states that there is a presumption in favour of sustainable development and a core principle in support of this is to:

“Always seek to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings” (para 17, point 4, NPPF 2012) 2.1.2 The NPPF sets out the Government’s commitment to good design, within Section 7

‘Requiring Good Design’: “The Government attaches great importance to the design of the built environment. Good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people. It is important to plan positively for the achievement of high quality and inclusive design for all development, including individual buildings, public and private spaces and wider area development schemes.” (para. 56 & 57, NPPF 2012). 2.1.3 Section 7 of the NPPF, seeks to promote more sustainable development by requiring

developers to address the following:

• Add to the overall quality of the area;

• Establish a strong sense of place;

• Optimise the use of land and placing an importance on high quality design;

• Respond to the local character and history;

• Create safe and accessible environments; and

• Are visually attractive with good architecture and appropriate landscaping

2.1.4 However, the NPPF goes on to state at paragraph 60 that: “Planning policies and decisions should not attempt to impose architectural styles of particular tastes and they should not stifle innovation, originality or initiative through unsubstantiated requirement to conform to certain development forms or styles. It is however, proper to seek to promote or reinforce local distinctiveness”.

2.6 National Planning Policy Framework (NPPF) Section 4: Promoting Sustainable Transport, recognises that transport policies have an important role to play in facilitating sustainable development and also in contributing to wider sustainability and health objectives. Smarter use of technologies can reduce the need to travel. The transport system needs to be balanced in favour of sustainable transport modes, giving people a real choice about how they travel. However, the Government recognises that different policies and measures will be required in different communities and opportunities to maximise sustainable transport solutions will vary from urban to rural areas.

2.7 National Planning Policy Framework (NPPF) Section 8: Promoting Healthier Communities,

recognises that access to high quality open spaces and opportunities for sport and recreation can make an important contribution to the health and well-being of communities.

2.8 National guidance in the form of Planning Practice Guidance, published in March 2014

further reinforces the NPPF’s commitment to requiring good design by stating: “Achieving good design is about creating places, buildings, or spaces that work well for everyone, look good, last well, and will adapt to the needs of future generations. Good design responds in a practical and creative way to both the function and identity of a place” (para 001, Planning Practice Guidance, March 2014, ref ID 26- 034 20140306). 2.9 Whilst the National Planning Policy Framework (NPPF) and the subsequent publication of

Planning Policy Guidance (March 2014) has replaced the Planning Policy Statements the following design guidance documents are still relevant to creating good design:

• Safer Places – The Planning System and Crime Prevention (ODPM, 2004); • Manual for Streets 1 & 2 (DOT/DCLG 2007/2010); • Building for Life 12 (Cabe at the Design Council, Design for Homes and the Home Builders

Federation, 2012) and • Design and Access Statements – How to write, read and use them (CABE 2006).


LOCAL PLANNING GUIDANCE 2.1.5 The Eastbourne Core Strategy Local Plan (ECSLP) was adopted 20th February 2013 and sets out strategic planning

policy for Eastbourne Borough for the period up to 2027. Key design policies relevant to the application site include:

SECTION A: VISION & SPATIAL OBJECTIVES

• Key Spatial Objective 1: Sustainable Development with high standards of design and sustainable construction

• Key Spatial Objective 2: Sustainable Growth to deliver new housing, employment and retail opportunities

• Key Spatial Objective 6: Community Health in assisting with the development of affordable housing

• Key Spatial Objective 8: Sustainable Travel to reduce car travel and promotes alternative travel choices

• Key Spatial Objective 9: Quality of the built environment to ensure high standards of design and sustainable construction in all development

• Key Spatial Objective 10: Sustainable Neighbourhoods to ensure the diverse needs of each community are met SECTION B: THE STRATEGY Policy B1: Spatial development Strategy and Distribution:

• To deliver 5,022 dwellings by 2027

• to give priority to previously developed sites

2.1.11 The ECSLP has a total net number of dwellings identified for the neighbourhood of Roselands and Bridgemere of 116 up to 2027. 2.1.12 ECSLP identifies a total of 4,387 net units of deliverable housing by 2027. This gives a resultant windfall reliance of 635 units. Policy B2: Creating sustainable Neighbourhoods:

• To meet the needs of the local community

• Protect residential and environmental amenity

• Create an attractive and safe built environment

• Reduce negative environmental impacts

• Provide accessible local facilities

• Encourage sustainable modes of transport and create good connections between neighbourhoods SECTION C: NEIGHBOURHOOD POLICIES Policy C6: Roselands and Bridgemere Neighbourhood Policy:

• Providing safe walking and cycling routes to link the neighbourhood with other parts of town

• Delivering additional housing through efficient use of land

• Encouraging opportunities for renewable energy generation

Housing growth plan: Eastbourne Core Strategy Local Plan

Roselands & Bridgemere: Eastbourne Core Strategy Local Plan


Policy D10A: Design

• Seeking exemplary standards of design that respect Eastbourne’s unique characteristics

• Applying national and regional policies in respect of design, landscape, townscape and heritage

• Ensuring the layout and design contribute to local distinctiveness and are appropriate to the setting in terms of scale, height, massing and density

• Ensuring new development makes a positive contribution to the overall appearance of the area in the use of good quality materials, re-use of existing materials where appropriate and a high-quality finish

• Promoting innovative and imaginative design

• Ensuring accessibility to all and minimising opportunities for crime and anti-social behaviour

SECTION D: DELIVERING THE STRATEGY Policy D1: Sustainable Development

• Delivering economic, social and environmental well being

• Enhancing the natural and built environment

• Making efficient use of land

• Encouraging sustainable living

• Using sustainable construction techniques

• Being accessible to all users

• Ensuring good connections with public transport, community facilities and services

• Using Secured by Design principles

• Ensuring new development demonstrates a contribution to the current Energy Opportunities Plan (EOP)

• Meeting Code Level 4 for all new homes

• Minimising site waste and contributing towards increased levels of household recycling

• New residential buildings to achieve water use of less than 105litres/head/day (Code for Sustainable Homes Level 4

Policy D5: Housing

• Housing development to be in accordance with Policy B1

• Delivering housing with sustainable centres in sustainable neighbourhoods

• Contribution of Affordable Housing set at 30% for low value areas with a mixture of types and sizes of unit across the entire site

Policy D8: Sustainable Travel

• Reducing reliance on the private car

• Providing local services and facilities such as local shops, health facilities and open spaces

• Proximity to public transport

• Providing a network of safe walking and cycling routes linking neighbourhoods with employment areas and schools

Policy D9: Natural Environment

• Ensuring development includes wildlife needs within the design to enhance biodiversity on the site

• To provide a biodiversity survey to show how any impacts will be addressed, enhancement measures and mitigation measures

• Avoiding development in area that are at risk of flooding

• Incorporating SUDS to manage surface water drainage


2.2 LOCAL DESIGN GUIDANCE 2.2.1 The development proposals have been formulated having due regard to the

supplementary planning guidance, including:

• East Sussex County Council – Guidance for Parking at New Residential Development

• Eastbourne Affordable Housing SPD

2.3 PLANNING SUPPLY BACKGROUND

2.3.1 Eastbourne Strategic Housing Market assessment (2017) identified a need for a wider variety of housing across Eastbourne, with need for larger family accommodation and affordable units as part of the overall supply.

2.3.2 ECSLP identifies the need for the delivery of 5,022 dwellings by 2027. The development

sites will be within the built-up boundary and priority will be given to previously developed sites, with a minimum of 70% of Eastbourne’s housing provision to be provided on brownfield land.

2.3.3 The strategy set out in ECSLP will be realised by taking advantage of development

offers through negotiations with landowners, local infrastructure providers and the local community.

2.3.4 ECSLP has a total net number of dwellings identified for the neighbourhood of

Roselands and Bridgemere of 116 up to 2027. The Key Diagram (2.2) indicates the area for low levels of growth at between 50 and 200 units.

2.3.5 Part of the vision for the neighbourhood of Roselands and Bridgemere is the delivery

of additional housing units through the more efficient use of land. ECSLP identifies a total of 4,387 net units of deliverable housing by 2027. This gives a resultant windfall reliance of 635 units.

2.3.6 Eastbourne SHELAA 2017 identifies the total housing capacity from sites assessed as

suitable and available as being 2,113 dwellings over the 20 year period from 2016 to 2036. Windfall sites have historically formed a significant part of the housing supply in Eastbourne and the SHELAA makes a windfall allowance of 98 dwellings per year. This therefore projects a potential housing capacity of 3,047 dwellings for the 20 year period.

2.3.7 SHELAA comments on the Objectively Assessed Housing Need (Eastbourne Borough Council

SHMA 2016) indicating a housing need of between 555 & 743 dwelling per year across the Borough. This equates to a housing need of between 10,000 and 14,000 new dwellings over the 20 year period.

2.3.8 The ESK site was not included in the SHELAA assessment as the Council were not aware that

the site would be available for development. The site represents a windfall site, within the settlement boundary and ideal for sustainable residential development.

Extract from the First Edition Ordnance Survey map of 1775

Images from Eastbourne Historic Character Assessment Report


2.4 SITE AND SURROUNDINGS 2.4.1 No Designated Heritage Assets (DHS) are located within the site. The closest DHS is the

Grade II listed Bedfordwell Pumping Station 275m south-west of the site. 2.4.2 There are no previously recorded archaeological works within the site. 2.4.3 The alluvial deposits within and surrounding the site indicate a wetland environment that

would have been exploited in the prehistoric periods for hunting and fishing. Bronze Age finds 390mm south-west and 775m west of the site indicate Bronze Agee activity to the edge of the wetland zone.

2.4.4 There is no evidence of Roman period activity recorded in the immediate vicinity of the site.

The area of the site likely remained wetland in the Early Medieval period. No Early Medieval remains are recorded in the immediate vicinity of the site.

2.4.5 Reclamation of the wetlands is thought to have commenced in the Medieval period and

continued into the post- Medieval period resulting in the formation of The Levels. The Site is historically within Southbourne Levels.

2.4.6 The earliest available detailed map is a 1636 estate map illustrating the Site across 2 fields.

Extract from the map of 1818 (reproduced with the permission of East Sussex Record Office, all rights reserved) 2.4.7 The site is subsequently shown on an 1818 map. This shows alteration to the water course to

the south-west

2.4.8 No major changes are depicted within the site until the late 19th/ early 20th centuries. Residential and industrial development expanded in the wider area, with the railway to the west of the Site being constructed in the mid-19th century and residential development within 100m of the site by the 1950s. Industrial units were established within the site in the later 20th century.

2.4.9 Much as the coastal location of Eastbourne has made it a focal point for military defences, including those from the Napoleonic War and WWII, there is no evidence of military defences within the site.

Extract from the map of 1636 (reproduced with the permission of East Sussex Record

Office, all rights reserved)

Images from Eastbourne Historic Character Assessment Report


2.5 ARCHAEOLOGY 2.5.1 A desktop study of the site was undertaken. The Willingdon Levels Archaeological

Notification Area lies 130m west of the site on similar geological deposits to the Site. 2.5.2 The site was developed as an industrial site in the late 20th century. This may have impacted

on any underlying deposits there is potential for deposits of archaeological interest to be sealed by made ground.

2.5.3 No pre-historic finds or features are recorded within the site. However, the potential for

buried deposits including peat cannot be ruled out. The presence of peat does not necessarily indicate focused human activity, although it does hold associated potential for in situ waterlogged remains.

2.5.4 The presence or absence of peat deposits can be assessed through a programme of

geoarchaeological investigation which could be combined with any forthcoming geotechnical works.

2.6 VIEWS INTO & OUT OF THE SITE


2.7 THE SITE’S IMMEDIATE CONTEXT 2.7.1 The site forms part of the Courtlands Road Industrial Estate, with commercial premises

to the west of the site along the west side of Courtlands Road. Residential properties lie to the north and east along Ringwood Road and Moy Avenue.

2.7.2 The majority of the buildings along Courtlands Road are of modern clad steel frame

construction with Charter House, a small relatively modern brick faced office building at 6 Courtlands Road.

2.7.3 The north-western end of Courtlands Road is occupied by older steel framed

corrugated clad sheds. 2.7.4 The properties along Ringwood Road are a combination of 1930’s bay front semi-

detached houses and gable fronted Edwardians to the south-eastern end of the road and more modern 1990s houses towards the north-western end of the road.

2.7.5 The properties along Moy Avenue are similarly of the 1930s era with bay front and

decorative arched porticos. The site of the large red brick former BT building, with approval for development, lies to the south-west end of the road, and there are commercial properties to the west side of the road.

2.7.6 Waterworks Road has a combination of residential and commercial buildings. The

entrance to the road is flanked by gable fronted Edwardian buildings fronting onto Whitley Road, with an Edwardian single storey parapet roofed commercial unit to the north-east corner with a modern brick-built extension to the rear.

2.7.7 The residential houses on Waterworks Road are modest terraced properties that have

all been subject to modernisation, although some original timber sash windows and cast-iron downpipes are seen to rear elevations and the majority still have the attractive flint walls with brick dressings enclosing the front gardens.

2.7.8 Across the road from the residential terrace is a large collection of modern commercial

warehouse buildings in brick and corrugated steel cladding. There is also an Edwardian brick built commercial building with yard at the corner of Waterworks Road and Moy Avenue.

2.7.9 The buildings present a broad cross section in terms of design and materials: red and brown brick, painted render, pebbledash and corrugated steel cladding; timbered gables, hipped and pitched roofs in concrete tile, slate and corrugated steel; red clay tile hanging; square and round bays, arched, canopied and gable topped porches,; and fenestration in PVCu, timber and painted aluminium; boundary walls in cobbled flint, brick and stone: on street landscaping including mature and newly planted trees; and both paved and planted front gardens.

Courtlands Road

Ringwood Road

Moy Avenue

Waterworks Road


2.8 SURROUNDING CHARACTER ANALYSIS 2.8.1 Eastbourne has a diverse range of buildings of all ages, which provide a wide variety of

built form within the streetscape in both the town centre and outlying suburbs. 2.8.2 Eastbourne contains a range of densities within its residential development, from

close-knit terraces and higher density apartment blocks, to larger detached and semi-detached houses.

2.8.3 The Historic Character Assessment Report (2008) for Eastbourne highlights 32 surviving

buildings that date from between 1540 and 1850: three from the 17th century, 11 from the 18th century, and 18 from the early 19th century.

2.8.4 Eastbourne in the 18th century was a modest seaside town with substantial private

houses, as can be seen in what is now Gildredge Manor in Old Town, and the modest cobbled flint cottages of St Marys Road and Church Lane Old Town.

2.8.5 Eastbourne expanded as a resort in the mid/late19th century. This is reflected in the

grander Victorian structures of Eastbourne such as the railway station and the Town Hall, the large townhouses of the Upperton and Meads areas of town and the bow fronted ‘resort’ houses along Marine Parade and Cavendish Place.

2.8.6 The population of Eastbourne grew rapidly in the early 20th century with the new

suburbs more than doubling the footprint of the town. This also encouraged an influx of business and purpose-built shops with accommodation above, as can be seen in the attractive buildings of South Street.

2.8.7 The extensive 20th century suburbs of Eastbourne provided large numbers of semi-

detached houses, as well as blocks of flats such as Art Deco styled Pearl Court, and post war development dating from 1960’s and later, such as Greencroft, Trinity Place (1969), Westdown House, Hartington Place (1972) Park Gates, Chiswick Place (1956).

2.8.8 The residential buildings in the immediate area are a combination of semi-detached

1930’s houses, 19th Century workers cottages, 19th and 20th century purpose built shops with accommodation above and modern semi-detached houses from the 1990s.

2.8.9 The commercial buildings are a combination of early 20th century warehouses, modern

steel framed sheds and brick-built office buildings such as the former BT building on Moy Avenue.

2.8.10 This provides a mix of building heights and densities from two storey semi- detached

houses with gardens to four storey office blocks, three storey Victorian shop fronts to Industrial warehouse and yards.

Image from Eastbourne Character

Appraisal: Towner Art Gallery &

Museum. Now Gildredge Manor


Appraisal: 7 Marine Parade


Appraisal: South Street


Appraisal: Railway Station rebuilt

1886


Appraisal: 19th Century Meads


Appraisal: 1960s Gannet House


2.9 LANDSCAPE AND ECOLOGICAL CONTEXT 2.9.1 A Preliminary Ecological Appraisal (PEA) was undertaken to identify ecological

constraints. This combined a desk study with a Phase 1 Habitat Survey of the site, undertaken in June 2019.

2.9.2 Habitats currently present on site are sub-optimal with the greatest ecological interest

associated with the immediately adjacent off-site treelines and ditches. 2.9.3 Confirmed ecological constraints include nesting herring gulls on on-site buildings, with

potential for further nesting birds in the trees bordering the site. 2.9.4 The Horsey Sewer LWS (Local Wildlife Site) lies immediately to the south-east of the

site. It is not anticipated that there will be direct impacts to the LWS as a result of the proposed development, however a suitable Construction Environment Management Plan has been recommended to ensure pollutant/sediment run-off during the construction phase does not affect water quality within the sewer network.

2.9.5 The Landscape Plan (576/PC/08) incorporates landscaping to enhance the value of the

LWS and the wildlife habitats, together with native planting promoting foraging opportunities for birds, invertebrates and bats.

2.9.6 Recommendations for bat roosting and bird nesting opportunities within the new

buildings and retained mature trees, together with insect boxes and log piles are recommended to be included at the detailed planning stage to compensate for the potentially adverse effects of development.

2.9.7 An Arboricultural Survey (AS) was undertaken which identified 19 trees and one

hedgerow on site. The key arboricultural features are the planted screening birches and Leyland cypresses along the northern boundary, and the Leyland cypress hedge along the eastern site boundary. These trees provide a good degree of screening for the residences to the north and east of the site.

2.9.8 The young birch, cherry, apple and elm trees along the west boundary form an informal

avenue and could be relocated within the site, although no great weight should be placed on this and the they are not considered to be of high quality and their removal could be easily mitigated with new tree planting.

2.9.9 The AS suggests that Leyland cypress trees may be incongruous within the new design

and landscaping concept and suggests their replacement with trees and shrubs of a higher visual quality.


2.10 SURFACE WATER DRAINAGE 2.10.1 The current site is understood to drain via infiltration to the underlying soil and natural

overland run-off to Horsey Sewer. 2.10.2 A Flood Risk Assessment Report (FRAR) was prepared by Stephen Wilson Partnership

Ltd. The FRAR established that the crest of the bank of Horsey Sewer is higher than the

fluvial flood level.

2.10.3 The site is therefore proven to be at LOW risk of flooding and is therefore considered

to be within Flood Zone 1.

2.10.4 The removal of the existing extensive hardstanding and the inclusion of landscaping,

and private and public garden spaces will mean that the impermeable areas of site will

be reduced post development by at least 22%. The FRAR concludes that this more than

off-sets any additional predicted water run-off as a result of climate change allowance.

2.10.5 The FRAR also recommends the inclusion of underground rainwater tanks with a 305m3

capacity to accommodate storms and with a 40% allowance for climate change.

2.10.6 This would improve water run-off rate by 53% over the existing surface water discharge

from the site into Horsey Sewer.

• The TIA found additional traffic movements to the local supermarket to be negligible. The dedicated delivery bay for the supermarket will ensure HGV vehicles will not need to enter the site. There would be no coach travel to the site

2.11.3 The Courtlands is approximately 1.5km or 15minute walk from Eastbourne’s train and

coach stations, with connections to London, Brighton, Hastings, Gatwick and Ashford International.

2.11.4 A local bus route runs along the site adjacent to Ringwood Road and along Whitley

Road to the town centre. 2.11.5 The Horsey Cycleway runs along Ringwood Road. 2.11.6 Eastbourne’s newly refurbished town centre with its shops, restaurants and bars is

approximately 15 minute walk away.

2.11 TRAFFIC IMPACT AND PUBLIC TRANSPORT 2.11.1 A Traffic Impact Assessment (TIA) was undertaken by RGP Transport Planning and

Infrastructure Design Consultants over three days including a Friday, Saturday and

Sunday. The full report is included with the planning application documents.

2.11.2 The TIA established existing two-way traffic movement to the ESK site as follows:

• Weekday = 1,970

• Saturday = 2,417

• Sunday = 1,836

• HGV and coach = 22

• The TIA established the development will reduce traffic movements on a typical weekday

to 437 per day. This is a reduction of 1,533 two-way traffic movements per day.


2.12 FACILITIES & SERVICES 2.12.1 There are several schools approximately a 10minute walk of the site offering both infant and

primary education, with a selection of secondary schools and colleges across Eastbourne Town. These include Roselands Community Infant School, Stafford Junior School, Thomas A Becket Catholic Infant and Junior Schools and Eastbourne College.

2.12.2 A small local supermarket will be included as part of the development. 2.12.3 The town centre, which is 15 minute walk away provides a range of employment,

entertainment, retail, recreation and commercial facilities.

2.13 CONSTRAINTS AND OPPORTUNITIES 2.13.1 The constraints and opportunities presented by the site inform the design and layout of

the development proposals. KEY CONSTRAINTS

• Protect the residential amenity of the site adjacent properties • Protect and enhance the site biodiversity & the LWS of Horsey Sewer • Provide SUDs strategy to control water run-off and protect LWS of Horsey Sewer

KEY OPPORTUNITIES

• Provide 136 new homes within a sustainable development • Make efficient use of a brownfield site • Create an attractive new development that reflects the local character of the area • Include a new retail unit for a local supermarket • Create a landscaped site with native planting and improved biodiversity


03: DESIGN PRINCIPLES AND SUSTAINABILITY

3.1 In line with National and Local Government Guidance and Policy importance has been placed on achieving a high standard of design across the site. The application of urban design objectives will ensure a high-quality layout is achieved. The identification of constraints and opportunities ensure that the proposals are sensitively assimilated on the site and into the surrounding urban fabric. Successful urban design is dependent upon achieving an appropriate relationship between community needs, development principles, development form and a positive response to local conditions. 3.2 A set of design principles have been devised in order to promote the quality of the proposed development. The NPPF criteria and our design principles are set out below: 3.3 FUNCTION AND QUALITY “Developments will function well and add to the overall quality of the area, not just for the short

term but over the lifetime of the development” (paragraph 58, point 1, NPPF 2012.)

• To establish a distinctive identity for the Site with well-designed spaces and built form that integrates with the surrounding area

• To create a pleasing and well landscaped site that improves the local area • To protect and enhance the local biodiversity • To minimise the impact of the development on neighbouring amenity

3.4 QUALITY OF PUBLIC REALM “Developments will establish a strong sense of place, using streetscapes and buildings to create attractive and comfortable places to live, work and visit” paragraph 58, point 2, NPPF 2012.

• To provide accessible and connected spaces and places which consider function as well as design

• To integrate the existing landscape feature of Horsey Sewer and enhance the Local Wildlife Site of Horsey Sewer

• To create clearly defined public and private spaces


3.5 ACCESSIBILITY “Developments optimise the potential of the site to accommodate development, create and sustain an appropriate mix of uses (including incorporation of green and other public spaces as part of developments) and support local facilities and transport networks” paragraph 58, point 3, NPPF 2012.

• Integration of the Site with existing public transport links within easy walking distance of the development

• Convenient, safe and direct access for all residents to the existing and proposed local services and facilities including schools, retail, community uses and employment opportunities;

• Provision of multiple access points into the development dispersing traffic (vehicular and pedestrian);

• Maximisation of the opportunities for alternative modes of transport to the car particularly walking, cycling and bus travel;

• Maximisation of the connections to the Town Centre via sustainable routes for pedestrians, cyclists and public transport users.

3.6 RESPONSE TO CONTEXT “Developments will respond to local character and history, and reflect the identity of local surrounding and materials, while not preventing or discouraging appropriate innovation” paragraph 58, point 4, NPPF 2012.

• Integration of the development into the existing built form fabric of Eastbourne in relation to scale, height and massing;

• Respond to the existing site topography including the consideration of views & access in and out of the site;

• Retention and protection of existing landscape features and habitats in relation to the site; and

• Protection of existing and proposed residential amenity through design of the site layout 3.7 SAFE AND ACCESSIBLE ENVIRONMENTS “Developments create safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion” paragraph 58, point 5, NPPF 2012.

• Creation of a clearly defined public realm through the provision of continuous building

frontage lines and variations in enclosure of private spaces; • Encouraging a sense of safety within the public realm by providing active frontages to the

streets and public spaces; and • Control of access to private areas, particularly rear gardens and parking courts.


3.8 A PLACE FOR EVERYONE

• Creation of a development which allows ease of movement for all types of users • Consideration of the proposals in relation to the location of the buildings on the site, gradients,

and the relationship between various uses and transport infrastructure, particularly for those with disabilities

3.9 SUSTAINABILITY

• Provision of a mix of uses which cater for the everyday needs of the new residents including work, education, leisure, recreation and retail activities whilst respecting and assisting in the regeneration of the ESK site

• Provision of a range of house types, tenures and sizes in order to cater for choice and a variety of households

• Provision of SUDs as part of the flood mitigation proposals • In-built ‘robustness’ – the ability of the development, including individual buildings, to adapt

to changes such as use, lifestyle and demography over time and • Make efficient use of land through proposing a development with an appropriate density

3.10 DESIGN PRINCIPLES - SUSTAINABLE STRUCTURING The structuring principles have been developed in response to the site assessments and identified constraints and opportunities for enhancement.

The eastern boundary is identified as a key landscape feature and a Local Wildlife Site (LWS); the built form and landscaping is designed to enhance the view and protect the ecology of the area.

A central public green space will be located at the centre of the housing square. Houses will face the internal square providing active frontages to public space.

The boundaries of the site will be softened through native hedgerow planting and new trees along the northern and eastern boundaries. Landscaping will enhance the value of the LWS of Horsey Sewer and the wildlife habitats, together with native planting promoting foraging opportunities for birds, invertebrates and bats.

The frontage along Courtlands Road will be landscaped and planted to enhance the street scene.


04 INVOLVEMENT AND EVOLUTION

4.1 PUBLIC CONSULTATION EVENT 4.1.1 A public consultation event was held on 7th October 2019 in the Suncoast Church on Courtlands Road. 4.1.2 The event was advertised in the local newspaper and residents with site adjacent properties were invited by letter 3 weeks before the

event. 4.1.3 The event was well attended, with 72 visitors logged at the public event and 56 members of the public submitting feedback. A web site

the-courtlands.co.uk has been created to keep the public informed of progress and provide a point of contact for local residents. 4.1.4 Feedback was collected via paper questionnaires, online feedback forms and via email. The majority of people completed paper

questionnaires and posted their comments in the feedback box located in the ESK store. 4.1.5 Analysis of the feedback received is set out in the Statement of Community Involvement.


4.2 COUNCIL MEETINGS 4.2.1 Two meetings were held with Senior Planning Officers, to discuss the preliminary proposals

and establish in principle the Council’s preference for residential development on the site and the inclusion of a local supermarket as part of the development.

4.2.2 The feedback received at the first meeting was positive, particularly in light of the Council’s need

for residential development within the Borough.

4.2.3 A number of sketch proposals were prepared for the second meeting to illustrate layout options for residential development. Again, the feedback received was positive, with comments on the potential for increasing housing numbers by revising the layout and the inclusion of a small commercial unit with a view to providing a small local supermarket (A1) and/or a Doctors’ surgery (D1).

4.3 RESPONSE TO THE PUBLIC CONSULTATION

4.3.1 A public consultation event was held on 7th October 2019. The event was widely publicised and very well attended.

4.3.2 A full Statement of Community Involvement (SCI) forms part of the planning application

submission, and records the consultation undertaken, responses to it from the local community, and subsequent amendments to the scheme in response.

4.3.3 As a result of the public consultation event the concept layout plan has been revised. 4.3.4 Neighbour amenity:

• Houses to the rear of the apartment blocks were rotated so the terraces run east-west rather

than north-south

• Issues of overlooking mitigated by ensuring the rear windows of the houses do not face onto

the rear façade of the flats

• Neighbour amenity Improved by setting the rear gardens at an angle to the flats.

4.3.5 Parking:

• Amendments to the concept layout plans as described above allowed for 7 additional parking spaces 4.3.6 Concept layout plans before and after the public consultation event are illustrated opposite.

Concept Layout plan –756/PC/03 – before

Concept Layout plan – 756/PC/03 REV B – after


05 DESIGN PROPOSALS

“Designs should ensure that new and existing buildings relate well to each other, that streets are connected, and spaces complement one another. This could involve following existing building lines, creating new links between existing streets or providing new public spaces.” (NPPF Planning Practice Guidance; para. 024) 5.1 THE LAYOUT 5.1.1 The Site Layout Concept Plan (756/PC/03 REV B) shows how the constraints and opportunities

of the site have informed the current design. This will be subject to on-going refinement as the detailed design of the proposals for The Courtlands progresses through the Reserved Matters stage in order to ensure the best possible design solution is achieved.

5.1.2 The focus of the development is to re-use a town centre brownfield site to provide much

needed housing in a sustainable location. 5.1.3 The layout has been created with thought to the layouts and densities of the neighbouring

buildings, with the apartment blocks to the western boundary facing the larger commercial buildings across the Courtlands Road and the houses with gardens within the site reflecting the housing pattern of Ringwood Road and Moy Avenue.

5.1.4 The apartment buildings together with the small local supermarket create a street frontage

along the western boundary, with the houses set back from the road, behind the flats, creating secluded development set around a small square.

5.1.5 The houses to the northern side of the site are positioned with their rear gardens backing onto

the boundary and the rear gardens of the houses along Ringwood Road protecting the residential amenity of the dwellings.

5.1.6 The eastern boundary is separated from the houses along Moy Avenue by the LWS of Horsey

Sewer. Again, the rear gardens of the houses back on to the boundary line protecting residential amenity.

5.1.7 Landscaping and greening of the site will enhance the site’s appearance, improve vistas into

the site from neighbouring properties and enrich the ecology of the site and the wider area. 5.1.8 Mature trees will be retained along the northern and eastern boundaries to provide natural

screening into and out of the site and native planting will enhance the site’s appearance.

5.1.9 The removal of the large area of car park and hardstanding will improve water run-off into Horsey Sewer, protecting the Local Wildlife Site.

5.1.10 The three existing entrances to the site will be slightly adjusted and are used to create separation between the apartment buildings and provide a flow through the site.

5.1.11 The development of this site with residential accommodation will reduce traffic movement in

the wider area. The provision of space for a small supermarket or a Doctors’ surgery on site will encourage local residents to walk to the shop or surgery and further reduce the need for car use.

Concept Layout plan – 756/PC/03 REV B


5.2 CONTINUITY AND ENCLOSURE 5.2.1 The apartment buildings along the western boundary provide a continuation of street frontage

in line with the curve of the street and will provide an active street frontage with a mix of residential flats and small local supermarket or doctors’ surgery.

5.2.2 The perimeter blocks help to define the public realm and help to create a safe and attractive

environment. 5.2.3 The design for the site reflects the variety in townscape form that can be seen in the

neighbouring streets, with houses being in terraces and set relatively close together and having on street parking to the front and garden space to the rear.

5.2.4 The new development will provide frontage on to areas of public open space to provide secure

public amenity space. 5.2.5 Development plots will be defined by a range of boundary treatments including walls, railings

and hedging, depending upon their location, to define public and private spaces. 5.2.6 Boundary treatments and landscaping along the frontages and framing entrances will

contribute positively to the development and enhance the character of the area. 5.3 USE AND AMOUNT OF DEVELOPMENT

The Town and Country Planning (Development Management Procedure) (England) Order 2010 states that “amount” means (a) the number of proposed units for residential use). 5.3.1 The application will be for residential use for up to 136 dwellings and a commercial unit of up

to 346m2 (for use class A1 shop or D1 doctors surgery). 5.3.2 The layout allows for differing densities across the development including higher density along

Courtlands Road and lower density within the site and towards the northern and eastern boundaries. This mix of densities is an efficient use of the site and provides housing densities that are appropriate to the surrounding area.

5.3.3 The density also allows for a range of dwellings across the site with varying sizes and tenures in

order to accommodate a variety of household types.


5.4 AFFORDABLE HOUSING 5.4.1 A percentage of affordable housing will be integrated within the development. The Eastbourne

Core Strategy Local Plan sets the percentage at 30% for the Roselands & Bridgemere neighbourhood.

5.4.2 The affordable housing will include affordable rented, shared ownership and low cost/reduced

cost market housing. Details of the precise tenure arrangements will be submitted at Reserved Matters Stage through consultation with the Planning Authority and will be informed by the affordable housing provisions contained within the Section 106 Agreement.

5.5 LAYOUT AND ACCESS “Planning should promote safe, connected and efficient streets” (NPPF Planning Practice Guidance; para. 008) 5.5.1 The Vehicle & Pedestrian Plan (576/PC/08 REV B) shows a well-connected movement network,

accessible by all users, which helps ensure that all areas of the development are easy to navigate, safe and secure.

5.5.2 Vehicular, cycle and pedestrian access to the proposed development will be from Courtlands

Road via three access points positioned very close to the existing access points. These access points connect with the basement and ground level car and cycle parking for the flats.

5.5.3 Streets are defined by the building layout, so that buildings rather than roads dominate. The

houses are set around an informal square, with cul-de-sacs to two sides, allowing a flow of traffic through the site whilst encouraging slower traffic speeds.

5.5.4 Pedestrian and cycle connections are also provided from the three access points to connect

with the apartment blocks and houses via well laid out pavements and communal landscaped areas.

5.5.5 The local supermarket has both pedestrian and vehicle access from Courtlands Road, together

with a dedicated delivery area, removing the need for trucks or vans to enter the site.

Vehicle & Pedestrian Plan – 576/PC/08 REV B


5.6 FOOTPATHS AND CYCLEWAYS 5.6.1 The location of the site is close to the established community, close to the town

centre and close to public transport nodes and safe, direct and convenient pedestrian routes.

5.6.2 The three access points from Courtlands Road also offer dedicated pedestrian and cycle

access into and out of the site. 5.6.3 Foot and cycle paths link the houses around the small informal square. 5.6.4 The following measures to provide accessibility by foot and cycle are proposed:

• Provision of pedestrian/cycle links through the site • Internal road layout design to ensure low traffic speeds. The design will promote safe

walking and high permeability through the site, and limit potential for anti-social behaviour

• Attention paid to surface quality, and sufficient ‘overlook’ to provide a sense of safety and security for users and

• Appropriate signage and crossing points of roads through the development, to include dropped kerbs, tactile paving and guardrails as appropriate

5.6.5 Pedestrian and cyclist links have been designed to encourage use across the site, with

well-lit links created between and alongside the apartment buildings on Courtlands Road, and all pedestrian links suitable for use by disabled people.

5.6.6 The road layout design and level topography ensure low traffic speeds and so

encourages cycle use.

Vehicle & Pedestrian Plan – 576/PP/08 REV B


5.7 PARKING 5.7.1 The parking layout is designed in line with Guidance for Parking at New Residential

Developments produced by East Sussex County Council (ESCC)and using the East Sussex County Council Car Ownership Parking Demand Tool.

5.7.2 The apartment blocks have a total of 83 available parking spaces. The ESCC guidance

requirement is 74 spaces. 5.7.3 Blocks A & B have 12 parking spaces at ground floor level with a further 28 spaces available on

site. 5.7.4 Block C has 43 parking spaces at basement level. 5.7.5 The houses are set around an informal square, with allocated and visitor car parking set

within the square and the sides and rear of the houses. The houses each have 1 allocated parking space with an additional 18 spaces, totalling 52 spaces. The ESCC requirement is 49 spaces.

5.7.6 The commercial unit has 10 parking spaces to the northern boundary. The commercial unit also

has a dedicated delivery area to the front of the shop unit for lorry access and parking.

5.7.7 Disabled parking is also provided through larger spaces to enable sufficient room for disabled users to enter and exit the vehicle and located near to from the principal entrance to the building it serves. Disabled parking and cycling parking numbers are provided in accordance with national and local standards.

5.7.8 The commercial unit has 10 parking spaces, of which 2 are for disabled drivers. 5.7.9 Apartment Block B has 12 parking spaces of which 2 are for disabled drivers. 5.7.10 Apartment Block C has 43 parking spaces of which 4 are for disabled drivers. 5.7.11 Each terrace of houses has a minimum of 2 disabled spaces. 5.7.12 Apartment blocks A & B have secure bicycle storage at ground floor level. Block B has secure

bicycle storage at basement level. All the houses are designed with space for secure bicycle storage.

Basement 756/PP/04 REV B

Ground 756/PP/05 REV B

Car parking detail - basement

Car parking detail – central square

Car parking detail - Shop


5.8 SCALE AND DENSITY “The size of individual buildings and their elements should be carefully considered, as their design will affect the: overshadowing and overlooking of others; local character; skylines; and vistas and views. The scale of building elements should be both attractive and functional when viewed and used from neighbouring streets, gardens and parks.” (NPPF Planning Practice Guidance; para. 023) 5.8.1 To ensure the development is sensitive to its surroundings higher density development

is proposed along Courtlands Road, facing the commercial units to western side of the road, with lower density development in the centre of the site and towards the northern and eastern boundaries, allowing integration with the existing residential streets of Ringwood Road and Moy Avenue.

5.8.2 The apartment buildings are 5 storeys with a smaller 5th floor set back to reduce visual

impact. As previously described, the apartment blocks are located along the Courtlands Road edge of the site to minimise the impact on the neighbouring residential streets, and relate in height and mass to the commercial units on the other side of the road.

5.8.3 As discussed, a variety of house types, tenures and sizes are provided which will assist

in creating a balanced community as a variety of households can be accommodated thereby minimising the potential of social exclusion.

5.9 BUILDING HEIGHTS AND MASSING 5.9.1 The height and massing of the proposed development varies across the site according

to the nature of the public realm to be created. Two storey houses will be placed near to the existing urban form to minimise the impact of new development along Ringwood Road and Moy Avenue.

5.9.2 The houses are a combination of 2 and 3/4 bedroomed units. 5.9.3 The two apartment buildings will provide a combination of 1 and 2bedroom apartments

over three and four storeys, with a small number of 2 thebedroom apartments on the fifth floor. These apartments are set back from the building perimeter to minimise their visual impact.

Roof Plan – 576/PC/07 REV B


5.10 APPEARANCE AND CHARACTER “Local building forms and details contribute to the distinctive qualities of a place. These can be successfully interpreted in new development without necessarily restricting the scope of the designer. Standard solutions rarely create a distinctive identity or make best use of a particular site. The use of local materials, building methods and details can be an important factor in enhancing local distinctiveness when used in evolutionary local design, and can also be used in more contemporary design.” (NPPF Planning Practice Guidance; para. 007) 5.10.1 A detailed assessment of the site street locale, typologies, distinctive spaces, materials and

details has identified distinctive local design and materials, and these can be further incorporated into the detailed design of the new development. This will ensure the architectural response of the proposal reflects traditional local character, as well as more recent development in the immediate surroundings.

5.11 ARCHITECTURAL DETAILS 5.11.1 No single architectural style dominates the immediate area of the site, however there are some

elements of local style that are recognisable – red brick and flint walling, painted render, bay windows and tile hanging, arched porches, pitched and hipped roofs, concrete and clay tiling, and symmetrically balanced designs with evenly spaced windows.

5.11.2 Ringwood Road and Moy Avenue for example contain houses from the 1930s and more modern

properties developed in the 1990s. The majority of houses in these streets are two storey and semi-detached with gardens and off-street parking.

5.11.3 The houses along Waterworks Road are early Edwardian terraces with shallow gable topped

square bays and brick dressed flint walls enclosing the front gardens. 5.11.4 The properties along Stansted Road are a combination of Victorian terraced cottages, faced in

painted render, 1990s brick faced terraces and brick built commercial units. 5.11.5 Courtlands Road itself in the main contains commercial units of relatively modern steel framed

construction. A 1930’s brick built flat roofed parapet walled commercial unit is located at the corner of Courtlands Road and Waterworks Road.

5.11.6 Conversion and extension of the former BT building on Moy Avenue is approved for 72 new

apartments over 2, 3 and 4 storeys. 5.11.7 The surrounding character analysis in Section 2 has shown that there is scope for variety. A

combination of Victorian, Edwardian and 20th century styles, houses, flats and commercial units make up the surrounding area. The variety of materials and finish, window styles, porches and roof pitch show the historic evolution of the area.

5.11.8 In terms of bulk and massing the local area is a combination of semi-detached houses, terraced

cottages, commercial shed units and brick-built office buildings of 2, 3 and 4 storeys. Each street has its own pattern of massing, bulk, height and building line that has evolved according to the period of its development and use.

5.11.9 A modern interpretation of the locally historic styles combined with appropriate scale and

materials are key factors in this development proposal.


5.12 LANDSCAPE STRATEGY “Planning should promote a network of greenspaces (including parks) and public places” (NPPF Planning Practice Guidance; para. 009)

5.12.1 The landscape proposals for the site are based upon core design principles that will improve the landscaping of the site, protect the ecology of the Horsey Sewer and enhance the wider site context.

5.12.2 A number of mature trees/tree groups will be retained within the development and along the

boundaries, providing immediate context, height and interest. The boundaries of the site will also be enhanced through native planting, which will soften the views of the new residential development.

5.12.3 A variety of landscape features including trees, shrub groups, ornamental planting and

hedgerows will provide an enhanced range of wildlife habitats and a beneficial impact on the biodiversity of the site.

5.12.4 The built form is set back from Courtlands Road to allow for landscaping along the roadside and

entrances to the site. 5.12.5 The centre entrance between the apartment blocks leads to the landscaped square and play

park, forming a green hub at the centre of the houses and a pleasing green vista from the entrance.

5.12.6 The play area will provide a central and safe place for local families to meet and children to play.

Equipment will be chosen to offer a range of play experiences whilst reflecting a natural colour palette and the use of natural materials, to compliment the native and wildflower planting.

5.12.7 In addition, there are pockets of open space throughout the development, with trees and native

planting to soften the areas of parking and provide greening and shading along the pavements and between the houses. As this proposed planting matures it will soften the built form and provide a wide range of seasonal interest.

Landscape Plan – 756/PC/09 REV B


5.13 SUSTAINABLE DESIGN “The structure, layout and design of places can help reduce their resource requirements in terms of energy demands, water and land take, and help to sustain natural ecosystems. Having a mix of uses and facilities within a neighbourhood can reduce travel demand and energy demands.” (NPPF Planning Practice Guidance; para. 013) 5.13.1 The presumption in favour of sustainable development is at the heart of the planning system as

government drives legislative change through the Localism Act 2011 and subsequently through the National Planning Policy Framework (NPPF) and Local Policy Frameworks.

5.13.2 Resolution 24/187 of the United Nations General Assembly defines sustainable development as

“development that meets the needs of the present without compromising the ability of future generations to meet their own needs” (WCED Report “Our Common Future” (1987)) and is captured within the NPPF.

5.13.3 As set out within paragraph 6 of the NPPF, “the policies in paragraphs 18 to 210, taken as a

whole, constitute the Government’s view of what sustainable development in England means in practice for the planning system.

5.13.4 The NPPF goes on to describe a presumption in favour of sustainable development should be

seen as a golden thread running through both plan-making and decision-taking. 5.14 ADAPTABILITY 5.14.1 The development should be flexible and able to respond to future changes in use, lifestyle and

demography. 5.14.2 This will allow for flexibility in the use of property, public spaces and infrastructure and consider

new approaches to transportation, traffic management and parking. 5.14.2 This type of flexibility will accommodate future changes in circumstances through the evolving

social, technological, ecological and economic conditions.

5.15 SUSTAINABLE BUILDING TECHNIQUES 5.15.1 Where possible and where appropriate, sustainable building construction techniques will be

used in line with current building regulations to include:

• Improved energy efficiency through siting, design and orientation • Water conservation measures • Fabric efficiency • Renewable energy technologies • Use of recyclable and recycled building materials • Construction waste reduction and recycling


5.16 CRIME PREVENTION 5.16.1 One of the design objectives within item 58 of the National Planning Policy Framework (NPPF)

states that developments should: “create safe and accessible environments where crime and disorder, and the fear of crime, do not undermine the quality of life or community cohesion;” (point 5, item 58, NPPF 2012) 5.16.2 The design proposals for The Courtlands site are based on an understanding of best practice

guidance and reference has been made to the relevant documents including “Safer Places: the Planning System” and “Manual for Streets as well as ACPO “New Homes” guidance.

5.16.3 New developments should create areas that are attractive and contain clearly defined public

and private areas that relate well with one another and create no ambiguity. In addition, the development should enable residents to take pride in their surroundings without the fear of crime, which in turn will create a sense of shared ownership and responsibility.

5.16.4 Landscape design is essential in achieving an environment that creates a sense of place and

community safety. In this context, landscape design encompasses the planning, design and management of external public spaces.

5.16.5 Well-designed public lighting increases the opportunity for surveillance at night and will be

integrated into future Reserved Matters applications. 5.16.6 Natural surveillance in the form of doors and windows overlooking streets, pedestrian routes

and public open spaces will create activity throughout the day and evening and will be an essential element in creating a safe environment for all users, whilst discouraging criminal activity by increasing the risk of detection.

5.16.7 In forming the design layout the following key attributes have been included:

• Public open spaces are well overlooked by the surrounding built form • All routes are necessary and serve a specific function or destination and are well overlooked

by the surrounding built form • The internal street network forms the required connected loop within the site • The ownerships and responsibilities for external spaces will be clearly identified and the

proposals facilitate ease of maintenance and management • Natural surveillance is promoted wherever possible • Architectural details which promote natural surveillance are to be designed into dwellings


06 SUMMARY

“Achieving good design is about creating places, buildings, or spaces that work well for everyone, look good, last well, and will adapt to the needs of future generations. Good design responds in a practical and creative way to both the function and identity of a place. It puts land, water, drainage, energy, community, economic, infrastructure and other such resources to the best possible use – over the long as well as the short term”. (NPPF Planning Practice Guidance; para.001) 6.1 The development will create housing choice for the existing and proposed community. 6.2 The Layout plan is based on the best practice in urban design, community integration and sustainable

development, with strong links to the wider area. It aims to create a development for the 21st Century, whilst reflecting the desirable elements of the local vernacular.

6.3 The development will respect the local character and move the community towards a more sustainable

future, through a significant increase in housing choice within a highly sustainable development. 6.4 The development will accord with the principles of high-quality design and best practice to enhance the

local area and improve local landscape and ecology. 6.5 The development will achieve a strong identity and sense of place as well as strong connections with the

existing community. 6.6 The development proposals will be achieved in the following way:

• CREATING AN INTEGRATED RESIDENTIAL COMMUNITY WITH A SENSITIVE RELATIONSHIP TO THE

NEIGHBOURING STREETS • PROVIDING A DEVELOPMENT THAT IS WELL CONNECTED, READILY UNDERSTOOD AND EASILY

NAVIGATED • CREATING A NEW ONSITE SUPERMARKET/DOCTOR’S SURGURY • PROVIDING NEW LANDSCAPING TO ENHANCE THE SITE & THE LOCAL AREA • PROVIDING NEW BOUNDARY PLANTING TO IMPROVE VISTAS AND SCREENING • IMPROVING SURFACE WATER RUN OFF AND USING INTELLIGENT LANDSCAPING TO IMPROVE ECOLOGY

ON THE SITE AND IN THE SITE ADJACENT LWS AT HORSEY SEWER • PROVIDING A RANGE OF DWELLING SIZES, TYPES AND TENURES THAT OFFERS AN ACCESSIBLE AND

ACCEPTABLE CHOICE OF LIFESTYLES; AND • PROMOTING THE OBJECTIVES OF SUSTAINABLE DEVELOPMENT THROUGH LAYOUT AND DESIGN.

former esk site eastbourne, east sussex...6 former esk site, courtlands road, eastbourne design...

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