Rascals Farm, Southwater, West Sussex
Reserved Matters Application For New Homes and Public Open Space
Reserved Matters Application Submitted
A Reserved Matters Application for land at Rascals Farm, Southwater has been submitted (February 2024) to Horsham District Council (HDC) and can be viewed on their planning portal using the application number DC/24/0249.
The site was granted outline planning permission for up to 100 new homes, 35% affordable housing and significant public open space in 2021.
Statutory consultees and local residents will have the opportunity to formally comment on the Reserved Matters application direct with HDC.
What Does A Reserved Matters Application Include?
A Reserved Matters application provides more detail on layout, scale, appearance and landscaping.
Layout - Includes buildings, routes and open spaces within the development and the way they are laid out in relation to buildings and spaces outside the development.
Scale - Includes information on the size of the development, including the height, width and length of each proposed building.
Appearance - Aspects of a building or place which affect the way it looks, including the exterior of the development.
Landscaping - The improvement or protection of the amenities of the site and the area and the surrounding area, this could include new planting such as trees and bushes.
Design Considerations
Development Framework - The proposed framework responds to the constraints and opportunities of the site, ensuring the existing landscape and vegetation enclosing the site is given prominence within the development.
Residential homes are to be integrated within the landscape led setting, enabling the overall development to deliver a sequence of routes, streets and spaces.
Block Structure - The block structure is highly permeable with strong degrees of natural surveillance, through the perimeter block forms and with all views terminating on buildings or vegetation to enable a heightened sense of legibility.
Scale & Massing - All residential dwellings are predominantly 2 storey housing, with intermittent single-storey garages throughout the development. 3 storey apartment blocks have been located at the centre of the site to ensure no effect on the wider landscape setting.
Permeability - The site is highly permeable, offering pedestrian routes throughout and into the proposed open spaces. The development ties in with the proposed wider network of pedestrian movements (PRoW - Public Right of Way) and the block structure is designed to maximise the connections through the proposed development.
Sustainability
Homes both new and existing account for 20% of greenhouse gas emissions in the UK.
To mitigate climate change, as well as help keep down household energy costs, the proposed homes will reduce carbon emissions through a range of sustainable design measures including:
- Photovoltaic (solar) panels, heat pumps and triple glazing
- Insulation standards for walls, floors and roofs that significantly limit any heat loss
- ‘A’ rated appliances
- Rainwater harvesting facilities
- Use of water efficiency measures to achieve the Government’s enhanced water consumption target of 110 litres per person per day
- Infrastructure for electric vehicle charging will also be provided at each property
Outline Planning Permission Obtained In 2021
The planning appeal submitted by Catesby Estates for land at Rascals Farm, Southwater, West Sussex was successful (August 2021).
An outline planning application for up to 100 new homes, 35% affordable housing and significant public open space was refused using delegated powers by Horsham District Council in July 2020.
The refusal cited the principle of development with the Council claiming a 5 year housing land supply, along with harm to the wider landscape character.
Catesby were represented by Sasha White QC at a virtual hearing held over 4 days.
In the decision the Planning Inspectorate agreed that the site had limited impact upon the wider landscape character and the Council could only demonstrate a 4.2 year housing land supply.
In addition, whilst promoting the site through the Local Plan process, a local resident also submitted an application to West Sussex County Council to register the land as a town or village green, which would have protected the land from future development.
Catesby robustly objected to the application resulting in a Public Inquiry being held in January 2021.
The report issued by the Inspector following the Inquiry found the applicants case had failed on all counts and should therefore be refused.
His report was subsequently considered by members of the Horsham District Council Planning and Rights of Way Committee in March 2021, who resolved that the application should be refused.
Site Location
The site lies within the administrative area of Horsham District Council and is located to the south of Southwater but lying within the parish area of Shipley.
The site is in a sustainable location, with a range of facilities within walking distance, including two primary schools, pub, doctor’s surgery, Co-operative Supermarket and a range of independent shops. Lintot Square the village centre is approximately a 15 minute walk. Southwater Country Park just a 20 minute walk with a wide range of outdoor activities on offer.
The site does not fall within any areas of landscape designation. There is an Ancient Replanted Woodland (Rascals Wood) to the north of the site and Ancient Replanted Woodland (Blinks Wood) to the eastern boundary.
The woodlands located to the north and east of the site, do not form part of our proposals. Appropriate buffers in line with Natural England/Forestry Commission advice have been incorporated into our proposals.
Site Specifics
14.8 Acre Site (6.0 Hectares)
Up to 100 New Homes
AFFORDABLE HOUSING - The mix will also include provision for 35% affordable housing units of mixed type and tenure, which will be integrated and located across the site.
The affordable housing will comprise of a mixture of affordable homes for rent and affordable routes to home-ownership (such as shared ownership, First Homes or rent to buy).
The affordable rented homes will be allocated to eligible households on the waiting list, with priority given to local residents or those with a local connection.
The provision of affordable housing is a significant benefit; it means that households who are currently ‘priced-out’ of the market will have greater opportunities to access good-quality housing.
HOUSING MIX - The site will comply with the Council's housing mix policy requirements.
A range of 2, 3, 4 and 5 bedroom homes of various types (bungalows, maisonettes, semi-detached and detached houses) will be provided.
PUBLIC OPEN SPACE - We have created a large informal area of open space for both new and existing residents to enjoy.
This shall remain a natural area where the focus is on providing increased biodiversity opportunities by maintaining and enhancing the existing grassland and providing habitat for insects and reptiles.
ACCESS AND HIGHWAYS - The vehicular site access into the development is to come from Shipley Road, which has been approved at the outline stage.
The design allows the principal route to meander through the proposed development, with lower-order roads connecting from it, providing a clear and legible structure for residents and visitors.
Pedestrian access points are located to the north and connect to the existing Public Right of Way (PRoW) proposed around the site to maximise sustainable connections and permeability.
PARKING - Parking has been designed to meet local standards and to ensure it does not dominate the street scenes, whilst also being convenient for residents and visitors.
The parking strategy proposes a mix of garages, driveways, lay-bys and parking courts with visitor parking evenly distributed across the site.
ECOLOGY - All trees on and immediately adjacent to the site have been surveyed by arboricultural specialists.
Trees within the proposed development area have been prioritised for long-term retention based on their condition and quality. All trees in good condition and high quality will be retained and safeguarded.
The woodlands located to the north and east of the site, do not form part of our proposals, and appropriate buffers in line with Natural England/Forestry Commission advice, have been incorporated into our proposed design.
Whilst some tree removal would be required at the site access, the access is being located where no high quality trees are present.
There are significant opportunities for enhancing biodiversity through new habitat creation and improved management for existing habitats.
FLOODING - The site is fully located within Flood Zone 1.
These are areas with a less than 1 in 1,000 annual probability of flooding from rivers, the lowest probability of flooding. National Planning Policy advises that such areas are suitable for residential development.
The implementation of the proposed surface water drainage strategy demonstrates that the site can be suitably drained without increasing flood risk elsewhere, providing betterment where possible, and by utilising SuDS (Sustainable Drainage Systems) to ensure the site behaves as close to its greenfield state as possible.
Attenuation basins are proposed to drain the natural catchments of the site, before discharging the flows offsite at existing greenfield rates; such as not to increase runoff and subsequent flood risk to any areas downstream of the site.
HERITAGE - There are no environmental or heritage constraints identified which would prevent residential development.
Reserved Matters Application Submitted
A Reserved Matters Application for land at Rascals Farm, Southwater has been submitted (February 2024) to Horsham District Council (HDC) and can be viewed on their planning portal using the application number DC/24/0249.
The site was granted outline planning permission for up to 100 new homes, 35% affordable housing and significant public open space in 2021.
Statutory consultees and local residents will have the opportunity to formally comment on the Reserved Matters application direct with HDC.
What Does A Reserved Matters Application Include?
A Reserved Matters application provides more detail on layout, scale, appearance and landscaping.
Layout - Includes buildings, routes and open spaces within the development and the way they are laid out in relation to buildings and spaces outside the development.
Scale - Includes information on the size of the development, including the height, width and length of each proposed building.
Appearance - Aspects of a building or place which affect the way it looks, including the exterior of the development.
Landscaping - The improvement or protection of the amenities of the site and the area and the surrounding area, this could include new planting such as trees and bushes.
Design Considerations
Development Framework - The proposed framework responds to the constraints and opportunities of the site, ensuring the existing landscape and vegetation enclosing the site is given prominence within the development.
Residential homes are to be integrated within the landscape led setting, enabling the overall development to deliver a sequence of routes, streets and spaces.
Block Structure - The block structure is highly permeable with strong degrees of natural surveillance, through the perimeter block forms and with all views terminating on buildings or vegetation to enable a heightened sense of legibility.
Scale & Massing - All residential dwellings are predominantly 2 storey housing, with intermittent single-storey garages throughout the development. 3 storey apartment blocks have been located at the centre of the site to ensure no effect on the wider landscape setting.
Permeability - The site is highly permeable, offering pedestrian routes throughout and into the proposed open spaces. The development ties in with the proposed wider network of pedestrian movements (PRoW - Public Right of Way) and the block structure is designed to maximise the connections through the proposed development.
Sustainability
Homes both new and existing account for 20% of greenhouse gas emissions in the UK.
To mitigate climate change, as well as help keep down household energy costs, the proposed homes will reduce carbon emissions through a range of sustainable design measures including:
- Photovoltaic (solar) panels, heat pumps and triple glazing
- Insulation standards for walls, floors and roofs that significantly limit any heat loss
- ‘A’ rated appliances
- Rainwater harvesting facilities
- Use of water efficiency measures to achieve the Government’s enhanced water consumption target of 110 litres per person per day
- Infrastructure for electric vehicle charging will also be provided at each property
Outline Planning Permission Obtained In 2021
The planning appeal submitted by Catesby Estates for land at Rascals Farm, Southwater, West Sussex was successful (August 2021).
An outline planning application for up to 100 new homes, 35% affordable housing and significant public open space was refused using delegated powers by Horsham District Council in July 2020.
The refusal cited the principle of development with the Council claiming a 5 year housing land supply, along with harm to the wider landscape character.
Catesby were represented by Sasha White QC at a virtual hearing held over 4 days.
In the decision the Planning Inspectorate agreed that the site had limited impact upon the wider landscape character and the Council could only demonstrate a 4.2 year housing land supply.
In addition, whilst promoting the site through the Local Plan process, a local resident also submitted an application to West Sussex County Council to register the land as a town or village green, which would have protected the land from future development.
Catesby robustly objected to the application resulting in a Public Inquiry being held in January 2021.
The report issued by the Inspector following the Inquiry found the applicants case had failed on all counts and should therefore be refused.
His report was subsequently considered by members of the Horsham District Council Planning and Rights of Way Committee in March 2021, who resolved that the application should be refused.
Site Location
The site lies within the administrative area of Horsham District Council and is located to the south of Southwater but lying within the parish area of Shipley.
The site is in a sustainable location, with a range of facilities within walking distance, including two primary schools, pub, doctor’s surgery, Co-operative Supermarket and a range of independent shops. Lintot Square the village centre is approximately a 15 minute walk. Southwater Country Park just a 20 minute walk with a wide range of outdoor activities on offer.
The site does not fall within any areas of landscape designation. There is an Ancient Replanted Woodland (Rascals Wood) to the north of the site and Ancient Replanted Woodland (Blinks Wood) to the eastern boundary.
The woodlands located to the north and east of the site, do not form part of our proposals. Appropriate buffers in line with Natural England/Forestry Commission advice have been incorporated into our proposals.
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