Highways and Access.  The main vehicular access is proposed to the south of the site from the A272. It is proposed to serve the site via a new simple priority junction which would be designed to meet local and national standards.

Recently obtained traffic survey data has recorded average vehicle speeds in the vicinity between 34mph-41mph, furthermore, publicly available information shows the local road network has an excellent road safety record. 

It is proposed to provide improvements to the footway connection along the A272 from the site towards Uckfield and the nearby bus stops. Further improvements to connectivity and bus stops improvements will be discussed with the Local Highway Authority.  

As part of preparing our Transport Assessment, we are undertaking traffic counts and surveys of the local and wider road network. All assessments will include known committed development and planned growth.

The Transport Assessment will also include a comprehensive review of the current safety record for the local road network including considering additional traffic movements associated to the proposed development.

The application will be supported by a Green Travel Plan which will set out incentives to reduce single occupancy car journeys to and from the site, as well as securing electrical vehicle charging for future residents.

Flooding and Drainage.  The planning application will be accompanied by a full National Planning Policy compliant Flood Risk Assessment, which assesses the site with respect to all types of flood risk.

The site is located in Flood Zone 1, the lowest probability of fluvial flooding, and classified as being at a low or very low risk of surface water flooding.

The indicative surface water drainage strategy will be designed in accordance with the relevant technical standards and will adhere to the guidelines as stipulated by East Sussex County Council as the Lead Local Flood Authority.

The proposal will ensure that any offsite discharges will be limited to the 1 in 1-year greenfield runoff rate. The drainage scheme will also ensure that onsite attenuation for the 100-year storm with an appropriate allowance for climate change is provided.

Onsite surface water attenuation will be provided in a range of sustainable drainage features. These features will not only provide attenuation but also provide significant water quality and ecological benefits.

The surrounding utility infrastructure (foul water, electricity, gas etc) will be assessed as part of a Utilities Assessment, and where necessary any capacity constraints will be identified and suitable mitigation/diversions proposed.

Lighting.  A Lighting Impact Assessment will be carried out and included with the outline planning application when submitted.

This will set out lighting the site to provide safe public areas whilst also being sympathetic to the local surroundings by avoiding over lighting, sky glow and glare.  It will also provide ‘dark corridors’ within the site to support nature conservation routes.

New Homes.  Up to 85 new homes with a mix of house sizes and types, ranging from 1 to 4 bed houses to meet local policy requirements and identified need.

Affordable Housing.  35% affordable housing.  Affordable housing is a combination of discounted rent, discounted sale (for first time buyers) and shared ownership housing, provided to eligible households whose needs are not met by the market. 

This will assist those looking for their first home, and lower income individuals and families get on the housing ladder in Melksham.

This is particularly pertinent in Five Ash Down, where the average house price over the last year was £467,500 (Zoopla) compared to the UK average of £294,329 (Land Registry).

Play Areas.  New public open space including children’s play equipment.

Heritage and Archaeology.  No statutory designated heritage assets are located within the site. Within a c. 300m radius of the site is Buxted Park, a Registered Park and Garden and four listed buildings, the most proximate being the Grade II listed Coopers Green House.

It is not anticipated that development of the site will have an adverse effect on the setting or significance of these heritage assets.  

There is a low potential for archaeological remains or features from all past periods to be located within the site.

Sustainability and Climate Change.  Homes both new and existing account for 20% of greenhouse gas emissions in the UK.

The homes will be designed in accordance with the Government’s Interim Future Homes Standard, which requires a 31% improvement over the current Part L 2013 standard.

A range of measures will be implemented to reduce energy use and carbon emissions, in line with the energy hierarchy, and complying with national and local policy. The detailed design will consider:

• Design to promote passive solar gains, maximise natural daylight, sunlight and ventilation
• High levels of insulation and air tightness
• Use of high efficiency heating systems appropriate to the building use to reduce energy consumption
• Specification of high energy efficient equipment that will use less energy and water
• Electric vehicle charging for all homes contributing to sustainable transport
• Delivering a net gain in biodiversity which will help site habitats and species adapt to climate change
• A surface water drainage strategy which utilises Sustainable Drainage Systems and allowances for climate change to protect against flood risk

Ecology.  Whilst we have seen evidence of wildlife on site, the fields are used for agricultural purposes.

A range of wildlife friendly features will also be incorporated, for example bat and bird boxes, in addition to soft landscaping which will include habitats such as grasslands featuring wildflower and large vegetative buffers.

The retained vegetation would be enhanced and managed to maximise its landscape and ecological value.

Noise.  A noise impact assessment has been undertaken to assess the suitability of the site for residential use.

Mitigation measures will be utilised to control noise impacts on the new homes including double glazing, appropriate façade construction, stand-off distances and boundary mitigation.

Air Quality.  A robust Air Quality Assessment will be prepared in consultation with the Environmental Protection team at Wealden District Council (WDC).

WDC has not declared any Air Quality Management Area (AQMA) therefore the site is not located within or close to an AQMA. Local air quality monitoring and estimated background concentrations available from the Defra LAQM Tools website suggest that existing ‘baseline’ air quality is likely to be good.