CHAPTER 4: MASTERPLAN APPROACH

Introduction

4.1 This chapter describes the Masterplan for the development of 2,000 homes and other uses on land south of the village of Broadbridge Heath and west of the Denne Neighbourhood of Horsham, which is illustrated on the Masterplan Map. The more detailed requirements of provision are set out in the following chapter.

4.2 The 2,000 homes allocated in this area will be developed in accordance with this Masterplan, which identifies the locations for new housing and their relationship with other uses. The Masterplan does not include detailed guidance on the design of the new homes or provide layouts of the housing areas. This is because the finer level of detail with regard to principles of design, layout and appearance is provided in the separate Design Principles and Character Areas Supplementary Planning Document. The detailed housing layouts will then be determined at the planning application stage.

4.3 The Masterplan includes many other elements of provision of services and facilities primarily for the local area but also some provision for the District and beyond. In addition to a sustainable transport strategy, it also includes the following key highway components:

  • A grade separated junction on the A24 immediately north of High Wood Hill, which results in the A24 speed limit being reduced to 60mph in the vicinity of the development.
  • A dual carriageway east-west link road, south of Broadbridge Heath, with a speed limit of 40mph. 
  • Closure of the existing Broadbridge Heath bypass west of the Tesco roundabout.
  • A north-south link road over the River Arun, east of the A24.
  • Crossing points for specific users over the River Arun and Boldings Brook to the existing Denne neighbourhood area. 

4.4 The Masterplan has sought to identify the most appropriate locations for new homes and the provision of specific community services and facilities.  As a result the mix of homes and facilities on land south of Broadbridge Heath is not the same as that on land adjoining the Denne Neighbourhood of Horsham. The Masterplan addresses the different needs of the expanded communities whilst taking into account the different opportunities provided by them to meet the overall requirements of the West of Horsham development.

4.5 In looking at the West of Horsham development in this comprehensive manner, the Masterplan seeks to maximise the efficiency of shared use of facilities and puts a considerable focus on the provision of linkages between the existing communities and new development. These linkages include the provision of good quality, attractive and appropriate physical linkages but it also seeks to provide appropriately located facilities that help to foster the social links that are essential in facilitating community cohesion.  This comprehensive masterplan approach has resulted in a number of key decisions:

Leisure facilities – The extension and possible relocation of Broadbridge Heath Leisure Centre south of the existing site provides the opportunity to group formal sports pitch and leisure facilities in this location to create a single ‘sports hub’ for Broadbridge Heath Football Club and the wider community, which has strong advantages in terms of sharing of resources, such as car parking and reducing the number of journeys to the facilities.  The advantages of linking facilities are also maximised on the Denne side of the development, linking formal sports pitch provision and other community facilities with the existing pitches on Hills Farm Lane.

Education provision – Shelley Primary School at Broadbridge Heath is near capacity and does not have room to expand on its current site. There is spare capacity and/or there is the capacity for on-site expansion at the primary schools closest to the development in Horsham town however. The masterplan addresses these issues by allocating land for an enlarged and relocated Shelley Primary School in a position that is close to the existing site at Broadbridge Heath but is accessible to residents of the new and expanded community. Developers of the CP7 site will be expected to make financial contributions towards the provision of additional primary school places in Horsham town. The development West of Horsham also requires the provision of additional secondary school places and the location of Tanbridge House Secondary School adjacent to the development area within Denne Neighbourhood has resulted in the Masterplan identifing land immediately south of the existing school site for an expansion of this use. Developers will need to make financial contributions to these additional secondary school places.

Community buildings – The closure of the existing Broadbridge Heath bypass and expansion of the village to the south provides the opportunity to develop a new neighbourhood centre which is required by a development of this size in this location. The centre will include a mix of uses, shops; offices; medical centre, other community facilities and new homes immediately south of the existing Broadbridge Heath Village Centre. The level of provision that it required on the Denne side of the development is not as great because of the proximity of the range of services and facilities in the town centre. There is still a need for local facilities however and the Masterplan requires the provision of a multi-use community building adjacent to the formal sports pitches. The development also requires a contribution towards the provision of a community building south of Broadbridge Heath but in recognising the well used and located existing Village Centre, the Masterplan requires financial contributions towards the expansion of the existing facility rather than the provision of a new one.

Constraints to development – The presence of the River Arun and Boldings Brook and their floodplains help to provide a high quality setting for the development. Built development is not allowed in the floodplain however, which means that a substantial amount of land in the Denne Neighbourhood area cannot be built on. The development in this location is also affected by the odour from the Sewage Treatment Works. Land south of Broadbridge Heath does not include floodplain but benefits from its setting. The development does include a new southern dual carriageway east-west route with the necessary associated land take for noise mitigation measures.

4.6 The following paragraphs describe the Masterplan. They should be read in conjunction with the Masterplan Map.