The site has an area of approximately 3.9 hectares and is adjacent to the settlement boundary of Slinfold, immediately to the south of the Downs Link. The site is level, well enclosed and screened on all sides by existing mature vegetation.
The Strategic Housing Land Availability Assessment (SHLAA) published in October 2014 as part of the evidence base to the emerging Horsham District Framework indicates that the site is developable within the next 0-10 years. The site is not located within the Slinfold conservation area, or nearby to any statutory listed buildings and there have been no recent planning applications on the statutory planning register.
Development proposals take account of potential site constraints and find opportunities to present improvement. A number of detailed surveys of the site and surrounding area have been undertaken to inform the proposals.
Access and highways
It is proposed that the site access will form a simple priority junction with Hayes Lane located opposite numbers 4 and 5 Hayes Lane. This access road will take the form of a 5.5m carriageway road with 1.8m footways on either side.
Pedestrian and cycle links
The footway that runs the full length of the western side of Hayes Lane gives pedestrian access to the centre of Slinfold where various local amenities can be found. The centre of Slinfold is 600m north of the development and can be accessed readily and safely on both foot and bicycle from the development.
Traffic generation figures
Comparing the proposed development to those of a similar size and characteristic using the TRICS database (an approved resource used nationally to generate expected traffic figures for new developments) it is envisaged that the development would generate 32 two-way trips during the morning peak hour (8am to 9pm) and 32 two-way trips in the evening peak hour (5pm to 6pm).
The local network currently operates under capacity when comparing the size and type of road with the traffic volumes recorded on the road. The development is therefore not expected to have a significant impact on the operation or safety of the local road network.
Residents of the proposed development would be able to access bus stops by foot, a 10-minute walk away on Lyons Road. The number 63 and 100 services link the village to the towns of Horsham, Guildford and Billinghurst, amongst others, where further amenities can be accessed sustainably such as healthcare facilities, shops and schools. There are two bus services per hour to Horsham and one service per hour running to Pulborough via Billingshurst and Guildford via Cranleigh.
Amenities within walking distance
Within walking distance of the site residents would have access to a local store in the centre of Slinfold as well as a primary school and a pub.
Flood risk and drainage
Flood risk and sustainable drainage proposals
The proposed development site is located in Flood Zone 1, which means it is at the lowest possible risk of flooding from rivers and other watercourses. Although it has been identified by the Environment Agency and Local Authorities that Hayes Lane itself does suffer from surface water flooding in the vicinity of the site, it is understood that this is partly due to the lack of maintenance to the local land drainage network. Remedial works to resolve this issue are currently planned in Project Watershed.
A Sustainable Urban Drainage System (SUDS) will form part of our proposals and may include the use of swale and attenuation pond to ensure that the rate of surface water run-off from the development will be no greater than current green field rates and will not increase the risk of flooding onsite or elsewhere. The swales will either discharge directly to the existing water course following the eastern boundary or indirectly via a proposed balancing pond in the north eastern corner of the site. No surface water drainage will discharge to existing land drainage networks on Hayes Lane.
Foul water will be dealt with through a connection to the existing public sewer which passes the site to the west within Hayes Lane. The onsite foul drainage will be accommodated by a conventional gravity sewerage network connecting in to the existing manhole adjacent to the proposed access.
Southern Water has confirmed that minor upgrades to the network are required to accommodate the development by lengthening the existing pipe network within open fields to the north west, which can be undertaken under statutory requirements of the Water Company.