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Land off Hayes Lane

Land off Hayes Lane - Slinfold - West Sussex

Proposals have been submitted for a new residential development on land to the east of Hayes Lane, Slinfold.

Keep up to date

  • Overview

    Land off Hayes Lane

    An outline planning application has been made for a residential development of approximately 50 high-quality homes on land to the east of Hayes Lane, Slinfold.

    Our proposals were presented to the local community during a public consultation event in January 2015, and the planning application takes into consideration the feedback we have received.

    The proposed development has also been informed by discussions with the Slinfold Neighbourhood Planning Group, Slinfold Parish Council, Horsham District Council and West Sussex County Council.

    Our planning application will seek outline approval only means of access to be determined at this stage. This means that all details except for the principle of development on the site and the proposed access will be considered separately in a future planning application.

    You can find out more about our current proposals by exploring this website.

  • About the site

    The proposed development site

    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.



    Site considerations

    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.

    Cons  Opps Plan Web


    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).

    Road capacity

    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.

    Bus services

    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 Drainage

    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.



  • What's proposed

    Our proposed development

    Our illustrative masterplan

    Our proposals for the site have been developed in direct response to an identified local need for housing. Approximately 50 homes are proposed, including an element of affordable housing to help meet the current need in Slinfold. Consideration of other local needs such as community facilities and the type and size of housing has also been taken into account in the preparation of the illustrative masterplan shown below.

    Our proposed development will include the following key elements:

    • Approximately 50 new homes with provision for affordable housing
    • Potential mix of one, two, three, four and five-bedroom properties to meet local housing need
    • Vehicular access on to Hayes Lane and on-site and off-site parking to be provided
    • Play area, scout hut and pedestrian and cycle links
    • Retention of mature trees along the boundary of the site and inclusion of a landscape buffer
    • Sustainable Urban Drainage System and attenuation pond to manage surface water run-off

    2166108FIllustrative Masterplan Rev F  190315 web2

    Our illustrative masterplan. Click to enlarge.  


    How our development could look

    As an outline planning application, our current scheme is concerned with whether the development and access would be acceptable in principle, and all other matters including the detailed design of the proposed housing are reserved for agreement at a later date. 

    The images shown below are intended to give you an idea of how the homes could look and what materials could potentially be used in their construction.

    Design Considerations  Palette Web


    Landscaping and ecology

    The proposed site does not affect any designated wildlife sites. The site itself has a number of features of ecological interest, notably the mature hedgerows and trees. Although none of the trees on site are subject to tree preservation orders, we have undertaken a detailed assessment of the trees on site and the scheme has been designed to respect and protect these hedgerows and trees, which will form significant features within the development and along the boundaries.

    A number of protected species surveys have been carried out, including, bat, dormouse, reptile and great crested newt surveys. This work confirmed that reptiles are present at the site and care will be taken to avoid any direct impacts to these species. Preservation of a significant area of grassland and scrub is part of this strategy, so that reptiles can continue to utilise habitats within the site. An off-site location may also be required for some of the reptiles. 

    Compensatory planting and habitat enhancements will also be provided within these retained areas of open space. As outlined in the landscape strategy, the scheme will include new tree, shrub and wildflower planting and other positive management actions specifically tailored to enhance opportunities for local wildlife. This includes management works for the benefit of the notable brown hairstreak butterfly which was discovered during survey work. This strategy will also include the creation of a new pond which will encourage a variety of wildlife and offer a pleasant feature within the new development.


  • Updates

    Development timeline

    • March 2015 - submission of outline planning application
    • March 2015 / April 2015 – registration and public consultation by Horsham District Council
    • June 2015 – expected determination of outline planning application