November 2019 - t land North of A2300, Burgess Hill, West Sussex
←
→
Page content transcription
If your browser does not render page correctly, please read the page content below
positioning statement November 2019
land North of A2300, Burgess Hill, West Sussexscience technology business environment connectivity
Section;
01 executive summary
02 introduction
03 site context
04 site constraints
05 connectivity
06 planning context
07 flood risk and water management strategy
08 sustainable transport and highways
09 masterplanning
10 development potential and vision
11 market demand
12 target occupiers
13 target occupying sectors
14 market testing
15 economic benefits
16 design
17 landscape and setting
18 mix of uses
19 green credentials and sustainability
20 scale of development and phasing
21 innovation and technology
22 available, achievable and deliverable
23 means
by which a science and technology
park will be achieved
24 potential stakeholders
25 conclusion
26 evidence base
27 appendices & copyrightexecutive summary
Our site is available, given that there are two landowners acting as part of the project team; it is
suitable in regard to its location off the A2300, and scale and form being 49 hectares in size (120
acres); and it is deliverable given the wealth of commercial success from the landowners across a
number of sites including the adjacent Hub development currently under construction to the South
Twineham Solar Farm
East of the site.
Application ref. DM15/0644
(land in same ownership as red line
boundary)
In addition to the local market knowledge of the project team, we believe the team’s expertise
will ensure a unique and successful development that meets the objectives of the wider Coast to
Bolney
Capital region, as well as bespoke opportunities to link with the proposed and existing land uses Substation
surrounding our site.
Our proposal for up to 130,000 sqm (c. 1,400,000 sqft) landmark Science and Technology Park
(STP), would be accommodated on land owned by two parties who are collaborating on planning
promotion and subsequent deliverability of infrastructure and occupier led buildings, and who have
a proven track record of investment in property and development within Mid Sussex.
The intention would be to develop in phases broadly in line with market and occupier demand. The
site is considered by the professional team to offer the best technical option for a development of
this scale.
Fig 1.1 - Aerial view and diagram of adjacent land ownership within same partiesA23 - Gatwick
circa 3km... land immediately North in same
ownership as red line boundary
Bolney Grange
Business Park
Goddards Green
The
Wastewater
Hickstead
Treatment
Hotel
twick
n /Ga A23
00 t
to
righ oB
23/B The Hub urg
00 to A ess
Hill
A23
A23 - Brighton
Burgess Hillintroduction
Throughout the formal planning process, Mid Sussex high-growth, knowledge-based businesses; initiatives called
District Council (MSDC) has identified the need for by other names such as Research Park, Innovation Centre,
additional employment floorspace in the form of a strategic Technology Park, Technopole or technology-based Incubator –
employment allocation for Science and Technology use. The where they aspire to meet the essential criteria set out above are
District Plan allocated a broad location at Burgess Hill and also included within the definition.”
Wortleford
the recent Regulation 18 Site Allocations DPD identified the
To ensure delivery of the Science & Technology Park,
site to the North of the A2300 as its preferred location under
there is a project team which consists of two landowners; Trading Company Ltd
its Site Selection Paper 4.
Glenbeigh Developments Ltd and Wortleford Trading
In addition, the formal process was underpinned by a raft of Company Ltd; Vail Williams who are advising as planning
technical evidence based documents, including Sustainability and development consultants; HNW as master planners
Appraisal, Habitats Regulation Assessments, Air Quality and architects; along with other supporting consultants. In
Assessments and Transport Assessments. These also addition, further technical evidence has been provided by
identified scenario testing with other identified commercial Connect Consultants on transport; Air Quality advice has
and residential sites. been provided by RPS; Bradbrook Consulting are advising
on issues relating to flood risk, drainage strategy, and water
Following the assessment of our proposal known as Project
efficiency; and Pegasus on landscaping & ecology.
Newton, the considerations of the supporting documents
and the formal scrutiny and Committee approvals, the site Together, we believe that we can deliver this concept to
allocations document identified the North as the preferred provide a viable mixed-use development that will provide
location for the Science & Technology Park. a regional commercial hub consistent with the science &
technological definition that would attract demand from a
A Science & Technology Park is defined in the Mid Sussex
wide range of uses such as technical, medical, pharmaceutical,
District Plan as:
research & development, and other ‘B Class’ facilities that
“a business support environment that encourages and supports would have a ‘science’ or technology bias.
the start-up, incubation and development of innovation-led,site context
The site comprises 49 hectares of land North of the
A2300 adjacent to Cuckfield Road. It currently comprises Bolney Grange Business Park
a parcel of commercial land and low- grade agricultural
land, and is surrounded by the Bolney Industrial Estate
and the Hickstead Hotel to the West, and the Goddards
Green Wastewater Treatment Works to the East. THE SITE
South of A2300
The site is adjacent to Jobs Lane which runs parallel
to the A2300. Within the site, Cuckfield Road, running
00
3
North-South, has direct access to the A2300 which
A2
runs East-West. Also, Bishopstone Lane runs parallel
providing access to Westbourne Motors.
There are a mix of other uses within the vicinity of the
site including 3 privately owned residential properties THE SITE
and the existing workshop for Westbourne Motors
which is also owned by Wortleford Trading Company
Ltd.
Fig 3.1 - Drone/Aerial View looking West towards Bolney Grange, The Hickstead Hotel and the A23
Goddards Green Wastewater
Solar Farm Bolney Grange Business Park Goddards Green Wastewater
Treatment
Solar Farm Treatment
THE SITE The Hub
THE SITE
THE SITE
THE SITE
Fig 3.2 - View looking East towards adjacent Hub Fig 3.3 - View looking West towards adjacent Bolney Grange Fig 3.4 - N.E view towards Solar Farm & Wastewater Treatment
Fig 3.1-3.4 - Drone/Aerial Views Across identified site for new
Science and Technology Parksite constraints
Whilst the site currently comprises a mix of existing these and initial consultants reports indicate that surface
commercial land and low grade agricultural land, the adjacent water and mitigation, dovetailed with careful design can
site of Bolney Industrial Estate and the Hickstead Hotel to address successfully the areas of flood zone 2 & 3 into an
the West, and the Goddards Green Wastewater Treatment integrated design without prejudicing the development
Works to the East provide opportunities to further link and proposal. The agricultural fields are defined by mature
potentially enhance the Science & Technology Park proposal hedgerows and landscaping.
to the North.
The location of the site, given the scale of the land available,
There are a mix of other uses within the vicinity of the allows for sufficient structured landscaping and open space
site, including three residential properties and the existing to prevent coalescence with the adjacent existing buildings
workshop for Westbourne Motors, and initial discussions to the East and West whilst responding to the existing
have been undertaken with some of these landowners in nature and setting of the site. This accords with policy DP12
regard to the potential allocation. of the District Plan which seeks to ensure the protection
and enhancement of the countryside. Therefore, all site
The site has pylons to the North, however these are not a
constraints have been mitigated through the Masterplan and
restriction to development, and further research has been
will be addressed during the subsequent design iterations as
undertaken to ensure that development is suitable in line
full proposals develop further.
with the National Grid Design Guidance; this will ensure
development adequately dovetails with their position and The character and topography of the Project Newton site
legal requirements for access. ensures that the existing woodlands and the riverside
location can be harnessed for connectivity to ensure that
The site is characterised by small clusters of mature/
a large employment opportunity does not dominate the
established trees within the open fields and initial ecological
surrounding landscape. This is also supported by our
surveys have been undertaken. As confirmed by the MSDC
Landscape Visual Impact Assessment (LVIA), by Pegasus.
Sustainability Appraisal there are no protected trees or
Ancient Woodland on site. However further initial highways assessments have been
The site is also bounded by the River Adur to the North, with undertaken to support the Masterplan concept, and the
some areas identified by the Environment Agency as Flood site has existing access from the A2300. The existing road
Risk Zone 2 and 3. Our proposed masterplan has considered network is subject to further Highways Improvement (WSCC
Highways) with new dual carriageway improvements and
shared pedestrian/cycle land proposed to the Northern side
of the A2300.B1c Business - Light industry appropriate Fig 4.1 - Initial Site Opportunities & Constraints Diagram
in a residential area.
key
C1 Hotels, boarding and guest houses
C3 Dwellinghouses
Approx. EA Flood Zones 2/3
River Adur
Pond
Approx. Cuckfield
Tree / Vegetation Bishopstone
EA Flood Zones 2/3
Overhead power line / Lane Road
Overhead power line indicative
easement
Southern Water pumped sewer and
illustrative easement
WSCC W10 Strategic Waste Allocation
Solar Farm
Proposed Green Superhighway
Primary Vehicular Access
Secondary Vehicular Access
Public Right of Way
River Adur pub
lic r
Frontage Opportunity igh Riv
t of er
wa Ad
Landscape Buffer y ur
d ur
Approx. Mature
rA Overhead Power Lines
ve EA Flood Trees
Ri Zones 2/3 Low Point (topography)
Mature Low Point (topography)
s Trees
Line
er
ow
dP
er hea
Ov
Flintstones
Ponds WSCC W10
Strategic Waste
Mature Allocation
Trees
pu
Westbourne
bli
Landscape Motors
cr
Buffer
igh
to
fw
ay
Bolney Grange
Business Park e row
High point H edg
Pond
AM
Pond
Hickstead Hotel
Hedgerows
Goddards Green
SHELAA Submission High point High point Wastewater
Plan to Mid Sussex Treatment
PM r
Pond District Council - July
eBuffe Frontage opportunity
2018 49ha Total Site s cap
Area eLand
tur
Ma
Bus Stop
r
cape Buffe Green
ands Super
Ma ture L highw
ay
Roundabout
ay Bus Stop A2300
ghw Opportunity to Bu
Superhi SUN for potential rgess
Hill
n ck PATH
Gree atwi highways
ton/G improvements
3/B righ
0t o A2
A230 View point from South N
Downs National ParkCambridge
Science Park
connectivity M11
Oxford M1
Science Park
M40
It is important that a Science Park or similar large scale The character and topography of the Project Newton site M5
strategic employment location compliments other Science to the North of the A2300 also ensures that the existing LONDON
and Technology Park locations, the nearest of which woodlands and the riverside location can be harnessed M3
M6
are the Southampton Science Park, Kent Science Park in for connectivity and visual amenity, helping to ensure that M3
Sittingbourne and the Surrey Research Park in Guildford. a large employment opportunity does not dominate the Kent
Burgess Hill is ideally located to fill a gap in such provision Surrey Research Science
surrounding landscape.
Park Guildford Park
in the South as it utilises the opportunities within the Coast Gatwick
There are also opportunities to further develop the existing PROJECT Diamond
to Capital LEP area, harnessing the links from Brighton to Southampton NEWTON
footways and extend opportunities across the site to the Science Park
London. This has been recognised as part of the Coast to
North, with rights of way to the East with Bolney Industrial Brighton
Capital Local Economic Strategy and is being assessed as
Estate and to the West with the Northern Arc and Hub to the
part of their emerging Local Industrial Strategy.
South West.
English Channel
Our location provides a unique opportunity to align with the
We are also in initial discussions with key providers and
ethos and aspirations of the Northern Arc to be built to the
stakeholders about utilising innovation as a result of the sites
East providing a ‘golden thread’ through our Masterplan.
location, adjacent to the A2300, and the Northern Arc and
In particular this assists with key sustainable transport
Hub developments. Such technological advancements and
opportunities, green infrastructure and pedestrian
opportunities as a result of scale and topography may be
movement, as well as opportunities to link through to the
water treatment works and Bolney, that can provide further
unique to the site and will allow a sustainable development,
fit for purpose now, and flexible to changing requirements
A23
opportunities to the allocated Science and Technology Park.
as technology and market innovation change.
The illustrative Masterplan shows multiple connections,
Green bus stops are also being considered that may generate
including sustainable transport options, particularly
power, providing a space to connect digitally and allow you
pedestrian and cycle opportunities with the Northern Arc
to ‘work while you wait’ as part of the developing strategy for
and bus and train connections via Burgess Hill town centre.
this site and its allocation as the next generation of Science
and Technology Parks.
Fig 5.1 - Site Connectivity to local and wider contextStrategic Site Links and
Connections
New pedestrian links
to wider countryside/
walking link to
footpaths, Northern Arc
development along River
New cycle lane /
Bus Stop footpath link to burgess Northern Arc Masterplan
hill
Roundabout
Bus Stop A2300
ck to Bu
twi rgess
n/Ga Hill
ig hto
23/Br ‘The Hub’
00 to A
A23
Burgess Hill
NNote: blue hatch refers
to SHELAA ref. 24, 906,
907 & 931 (SA5)
planning context Note: red outline/hatch
infill = the site
The principle of the Science and Technology Park has been The emerging policy framework for the wider Gatwick
found sound as part of the 2018 Mid Sussex District Plan Diamond under the Coast to Capital LEP 360 Local Industrial
under Policy DP10 and the policy aims to provide 1,000,000 Strategy, as well as the emerging District/Local Plan reviews
sqft of floorspace. for Mid Sussex, Crawley and Horsham Councils, also provide
a perfect opportunity for Mid Sussex to consider our site as
In addition, other sites to the North of the A2300 have
the preferred location for the Science and Technology Park.
been identified as new employment allocations including
This opportunity provides a unique scale and development
further localised opportunities surrounding our site that
to address regional shortfall in quality and quantity, and
could provide further opportunity to enhance employment
aligns with the District Plan objectives.
provision. These include:
Given the existing countryside setting and form of the site,
• Extension to the South Bolney Grange, a 0.59 ha site
it is essential that any Science and Technology Park location
(SHELAA ref 906)
adequately addresses its location as a transition to the
• Undeveloped land at Bolney Grange, which is a 0.19 ha adjacent countryside and key landscape factors such as
site (SHELAA ref 907) woodlands, water courses and topography central to any
design evolution. We therefore ensure that our indicative
• Land at Stairbridge Lane (South of Bolney Grange) 5.5 ha,
Bolney (SHELAA ref 24) layout and green infrastructure plans recognise the setting
of the site. Given the slope of the site, as shown in our
• Extension East of Bolney Grange Business Park,
Landscape Visual Impact Assessment and the images of the
Stairbridge Lane 0.7ha (SHELAA 931)
landscape and setting of the site, we can balance design with
issues such as scale and quantum of development, access,
These sites have been identified in the site selection paper 4
transport and mix of uses.
as employment allocation SA5 totalling 7 hectares.
We therefore believe our proposal complements the raft of
These are now included in the Site Allocations Document as
documents produced by the consultants for MSDC in regard
having potential as new employment site allocations, further
to Transport, Habitats Regulations Assessment (HRA) and
endorsing that development to the North of the A2300 to
Air Quality, as well as considering the wider objectives of the
ensure consistent and unique opportunities for consolidated
emerging MSDC Design Guide also being proposed by MSDC
development, East to West.
to sit alongside the Site Allocation DPD.
Fig 6.1 - Planning and Land Use Context around siteSHELAA Submission Plan to Mid
Sussex District Council - July 2018
49ha Total Site Area
Undeveloped land at Bolney
Grange, which is a 0.19 ha Flintstones
Bolney Grange site (SHELAA ref 907).
Business Park
Extension (East) to Bolney
Grange, which is a 0.70 ha Westbourne
site (SHELAA ref 931). Motors
Extension to the South Goddards Green
Bolney Grange, a 0.59 ha Wastewater
site (SHELAA ref 906), Treatment
ick A230
tw 0 to B
Land at Stairbridge Lane (South of ton/Ga urge
i g h ss Hi
Bolney Grange), Bolney
23/Br ll
(SHELAA ref 24),
00 to A
A23
Nflood risk and water management strategy
Existing flood risk to site Published geological mapping indicates ground conditions • Restrict development within areas at risk of flooding, or
comprise discontinuous River Terrace Deposits, over bedrock ensure its compatible with flooding such as permissible
The site forms the Southern side of the River Adur valley as the
of Weald Clay. The River Terrace Deposits comprise sand amenity areas
river flows from East to West along the Northern boundary
and gravel and are likely to be water-bearing. The Weald
of the site. The River Adur is shown to cause flooding along • Identify areas such as ponds and watercourses that
Clay consists of low-permeability clay. A ribbon of Alluvium
a narrow margin parallel with the watercourse, encroaching should be retained and enhanced within an appropriate
exists along the route of the River Adur, so is expected to be
a maximum of about 60 m into the Northern edge of the setting
present below the far Northern part of the site only.
site. This is indicated on the Environment Agency (EA) Flood
• Consider the potential runoff from impermeable
Risk map for Planning. The maps indicate this narrow strip This variability in soil types explains the extent of predicted
development areas and the terrain
to fall within Flood Zone 3 – meaning there is a greater than areas affected by surface water flooding, as shown on the
1 in 100 probability of river flooding in this location in any Environment Agency’s Flood Risk from Surface Water Maps. • Identify natural flow paths and consider sustainable
year. Small areas are located within Zone 2, which can be drainage (SuDS) features which can convey runoff and
There are several ponds and a stream situated within the
considered to be at ‘moderate’ risk – meaning between 1 in add to the amenity and improve water quality
site, and these are anticipated to be retained as features
100 and 1 in 1000 annual probability of flooding from the
within the future development. • SuDS features include swales, ponds, permeable paving,
river.
landscaping, etc
Impact of Development
The great majority of the site is therefore outside Flood Zones
2 and 3 and is defined be being located within Flood Zone • Ensure improved maintenance and management of such
The proposed development and its occupants will need to be
1. This designation applies to land, at low risk of flooding areas and features of the design and masterplan.
safe from flooding from all events during the lifetime of the
meaning less than 1 in 1000 annual probability. development, and the development must not make flooding • Consider the existing greenfield runoff rates and
worse off site. Furthermore, the development will be designed develop a strategy to match the rates using ponds and
EA data indicating modelled flood levels for events of various
to enhance biodiversity, create an attractive amenity and other features to attenuate runoff for the lifetime of the
return periods have been obtained. A comparison of these
reduce flood risk on and off site – the development will bring development with climate change allowance
levels with available site-specific topographical information
betterment to the area, in accordance with the guidance in
supports the above indication of the extent of the flood
the National Planning Policy Framework (NPPF). • Integrate these engineering requirements with the
zone. Ground levels rise steadily towards the South away
development proposals to create a holistic development
from the river, such that only the far Northern margin would General Proposals which contributes to the amenity and well-being of the
be affected by flood waters in even the most severe event.
area.
• Define the predicted flood levels with climate change
allowancekey
The general strategy of Project Newton is to incorporate
sustainable drainage systems into the earliest stages of the
design, to ensure appropriate management of surface water
runoff water. In broad terms this is anticipated to comprise
above-ground attenuation ponds / basins in the Northern
sector, prior to discharge at greenfield rates into the River
Adur. It may also be possible to incorporate infiltration
devises in some part of the site, such as soakaways and/
or permeable paving, subject to field testing to determine
soil infiltration characteristics. Our development should
result in better visibility of the river, and therefore improved
monitoring and maintenance of the river. This will ensure
that our proposals enhance and bringing improvements to
Fig 7.1 - EA Flood Risk Map for Planning, showing areas at risk of fluvial flooding the river characteristics and reducing the risk of flooding on
the site and in its surrounds.
key
Where parts of the site are currently situated within the
modelled flood plain, development levels will be set to ensure
no loss of flood storage capacity. At present the development
masterplan envisage such areas to be used for car parking,
i.e. lower sensitivity land use. We also note that level-for-level
flood compensation will be provided if necessary - in this
way there will be no change in the fluvial flood risk profile at
either the site or at neighbouring properties.
Foul water drainage is proposed to be directed into the
Southern Water public sewer network and into the treatment
works situated immediately beyond the site’s Eastern
boundary.
Fig 7.2 - EA Surface water flooding map, showing areas of ponding/streaming to be incorporated
into the developmentsustainable transport
& highways
Sustainable Access Strategy the approximate walk catchments of the Project Newton site As part of the A2300 Corridor Improvement Scheme, a footway
are shown at Figure 8.1. / cycleway will be provided along the route’s Northern side
As with the Northern Arc, enhancing and providing strategic
between the A2300 / A23 interchange to Burgess Hill, with
pedestrian and cycle links will be provided through the The walk catchments indicate that there are a number of
connections to the National Cycle Network. This route passes
creation of the new Green Super Highway and improvements residences within the 800m walk catchment area, including
along the site’s Southern boundary, thereby providing the
to the existing Green Circle as well as the provision of Goddards Green South of the proposal site. The 2km
site with a good quality, attractive local and longer distance
additional opportunities to further extend sustainable walk catchments cover a section of West Burgess Hill and
cycle route.
transport, including pedestrian and cycle routes, ensuring surrounding villages.
sustainable travel and connectivity is maximised. Using 5km as an indicator of the national average cycling
The Western parts of the Northern Arc development site
distance, the approximate cycle catchment is shown at
In addition to enhancing and maximising the opportunities are within walking distance, which means that a significant
Figure 8.2.
for sustainable modes of transport, and to the vehicular area of residential land will be within walking distance of this
access strategy, the initial Masterplans are also looking at proposed employment site. The 5km cycle catchment includes most of Burgess Hill and
incorporating the infrastructure and future-ready plans settlements to the West of the town, including Hurstpierpoint,
As part of the A2300 Corridor Improvement Scheme,
for green technology, artificial intelligence and transport Sayers Common, Ansty, and Goddards Green. It also includes
a footway / cycleway will be provided along the route’s
automation. the entire Northern Arc site.
Northern side between the A2300 / A23 interchange and
Pedestrian Access Burgess Hill. The route passes the site’s Southern boundary. There is a significant local population located within cycle
distance of the site.
The Department for Transport’s (DfT) document titled The Project Newton site is located within walking distance of
‘Manual for Streets’ dated 2007 provides guidance in relation the nearby Hub employment development and its associated As with the pedestrian access strategy, cyclists will also
to walk distances. Section 4.4 gives the following advice:- sustainable transport links, including a pedestrian and cycle have the opportunity to use the sustainable transport links
route to Burgess Hill via Gatehouse Lane. These links will associated with The Hub development South-East of the
“Walkable neighbourhoods are typically characterised by having
provide a safe, low-trafficked connection between the proposal site, with links to Burgess Hill. This includes the
a range of facilities within 10 minutes’ (up to about 800 m)
proposed Science & Technology Park and Burgess Hill. provision of a signal-controlled pedestrian and cycle crossing
walking distance of residential areas which residents may access
over Jane Murray Way, where it intersects with Gate House
comfortably on foot”. Cycle Access
Lane.
Table 3.2 of The Institute of Highways and Transportation The 2017 National Travel Survey identified average journey
This will provide a quiet and low-trafficked route via
lengths by cycle in England of c.5.5km. This suggests
(IHT) guidance document titled ‘Providing for Journeys Gatehouse Lane to the proposed Science & Technology Park
that cycling can offer a realistic alternative to car travel,
on Foot’ identifies a maximum walk distance of 2.0km for for pedestrians and cyclists travelling to and from Burgess
particularly for trips of less than 5km.
commuter, school and sightseeing walk trips, 800m for Hill.
town centre walk trips and 1.2km for trips elsewhere.
Cycling has the potential to play an important part in
sustainable travel to and from the proposed Science &
Based on the maximum walk distances of 800m and 2km,
Technology Park, for visitors and staff.Fig 8.1 - 800m and 2km Walk Catchment Fig 8.2 - Cycle Catchment Area
Metrobus has suggested that it would be possible to
introduce a new Fastway service to build on the success of
the 10, 20 and 100 services, to provide a new service between
Gatwick, Crawley, Burgess Hill and Brighton.
This would provide an attractive service and a genuine
opportunity for a significant proportion of employees
and visitors to travel by bus. This new service could be
supplemented by other existing services as follows;
1. The existing 273 service has a two-hour frequency
between Crawley and Brighton, via the A23/A2300
Bus Access is ongoing regarding opportunities to enhance the provision
junction. This service could be diverted to serve the site
of bus services to and from the Project Newton site.
and would need to operate on a more frequent basis.
The publication ‘Planning for Public Transport in
Developments’ produced by the Institution of Highways The outcome of recent meetings with Metrobus is that the
2. The site would need frequent bus services to connect to
and Transportation (IHT) specifies that new developments preferred option is to serve the site via a “superhub” at the
the residential areas of Burgess Hill including its railway
should be located within 400m of the nearest bus stop. entrance to the site which would act as a bus set-down and
stations. It is envisaged that a new bus service will be
pick up area, from which passengers would use a network
required, possibly in conjunction with the Northern Arc
As part of the permitted Hub development two bus stops will
of internal walking routes and possibly some form of shuttle
site, with some consequential adjustments to the existing
be provided on the A2300 adjacent to the Hub site, serving
service within the site to access the individual units.
33A/C and 35A/C services. The relationship between
Westbound and Eastbound routes. The bus stops will be
the superhub location and the Western Northern Arc
situated approximately 200m and 250m East of the Project The superhub facility would mean that buses would not
roundabout is noted as being favourable in this regard.
Newton Science & Technology Park site. need to circulate within the site which otherwise would add
journey time and detract from the attractiveness of the bus
3. The Burgess Hill to Horsham 100 provides an hourly
The stops will serve the existing 100 Route, which provides
services.
service and passes the Project Newton site. This is
hourly services between Burgess Hill and Horsham, both
capable of being enhanced in terms of frequency and
of which have train stations. The Project Newton Science & An exemplar superhub could be provided immediately
being diverted to the superhub.
Technology Park will therefore benefit from convenient and adjacent to the site’s junction with the A2300, which would
regular bus access, with opportunities for longer-distance include bus facilities along with flexible working space, a
multi-modal public transport journeys. café/restaurant, cycle shop/repair facility, taxi pickup/drop
off point etc. so that it would be a vibrant work and meeting
With the close proximity of the Northern Arc development,
place as well as the focus for sustainable travel to and from
the future Northern Arc bus services could be easily adapted
the site.
to serve the Science & Technology Park, either by small-
scale route diversion, or by users walking between the The superhub would be located less than 1km West of
sites to the nearest bus stops. the Western Northern Arc roundabout. On this basis, the
superhub would be close enough to the Northern Arc
Connect Consultants is engaged in discussions with
development for there to be a synergy between the public
Metrobus, the local bus operator, through which dialogue
transport strategies for the two developments.Vehicular Access Strategy
As with the work being undertaken in regard to the Northern Arc, it is important that any development in this location carefully considers traffic attraction and transport movements and the
effect that it will have on the road network. Our plans and indicative layout show at this early stage that any layout established in the Masterplan will ensure that the development integrates
well with the surrounding network. The Project Newton site benefits from close proximity to the existing roundabout junction of the A2300 and Cuckfield Road, as well as the priority-controlled
junction of Jobs Lane with the A2300.
At an early stage, three preliminary design options were considered for the Project Newton site access arrangements. These options were set out in a Technical Note ( May 2019) by Connect
Consultants which informed the pre-application discussions with WSCC Highways. The Technical Note is included as a supporting note.
Bishopstone Bishopstone Bishopstone
Lane Lane Lane
Cuckfield Cuckfield
ne
Road Road ’s La
e ane Job
Lan ’s L
’s Job
Job
A2300 A2300
A2300
Option 1 Option 2 Option 3
The A2300 / Jobs Lane junction is currently an all-movements The Cuckfield Road roundabout will provide an ‘all- Similar to Option 2, but the junction on the A2300 takes the
T-Junction, however, following the future dualling of the movements’ access junction both before and after the A2300 form of a signal-controlled ‘Hamburger Junction’ which offers
A2300, it will become a left-in / left-out junction which could dualling as part of the A2300 Corridor Improvement Scheme. significantly higher capacity than a conventional roundabout
serve as an access point for Project Newton. and would accommodate a larger scale of development
This option involves locally modifying the alignment of than that which would be accommodated with either access
This left-in / left-out option has been discounted as it would Cuckfield Road immediately North of its connection with options 1 or 2.
not provide sufficient capacity for a development of the A2300, along with the provision of a secondary roundabout
scale and prestige of the proposed Science & Technology junction, providing direct access into the site. Also, with the provision of the ‘hamburger’ A2300 through-
Park, and it would add unnecessary pressure from U-turning lanes, it will minimise disruption and delay to East-West
traffic at adjoining junctions on the A2300. The benefit of this option is that all movements are through-traffic using the A2300.
accommodated within the site access, avoiding the need for
traffic to U-turn at neighbouring junctions, and consequently This arrangement utilises existing highway land and
improving their capacity and operation. additional land entirely within the ownership of the Project
Newton promotors, and it aligns with the wider transport
Further, it can accommodate both Eastbound and Westbound improvements proposed by WSCC for the A2300.
bus services locally diverting from the A2300 and efficiently
re-joining, with minimal delay, thus providing the opportunity Connect Consultants has engaged in pre-application
to deliver the superhub and bus service enhancements set consultation with WSCC Highways, and are in dialogue
out earlier. with Highways England about their aspirations for the
A23 / A2300 interchange; further assessment work will be
undertaken to refine the proposed access arrangements as
those discussions progress.Consideration of Wider Highway Impacts and A2300 / Cuckfield Road Roundabout Additional capacity improvements or mitigation measures
Improvements will be explored and provided, if they are identified as being
The Northern Arc TA includes the proposed A2300 dualling
required through any future planning application or traffic
At this early stage in the planning process, in order to scheme within the future baseline scenario, which includes
assessment work in support of the Project Newton Science
understand the likely future traffic scenario and the potential the associated capacity improvement at the Cuckfield Road
& Technology Park.
need for mitigation of the proposed Science & Technology roundabout. The TA shows that the roundabout will be close
Park, this section makes reference to the Transport to capacity in the 2037 scenario with the full Northern Arc
Assessment (TA) for the Northern Arc planning application plus committed developments.
A23 / A2300 Junction Interchange Eastern / Western
(AECOM on behalf of Homes England, December 2018). The
The Project Newton promotor controls land on both sides of Roundabouts
Northern Arc TA incorporates traffic data from the Burgess
this roundabout and therefore the ability exists to provide
Hill Traffic Model (BHTM), using the SATURN traffic modelling The A2300 corridor scheme includes capacity improvements
further capacity improvements if required to accommodate
software. to this interchange. This was included in the Northern Arc
the proposed Science & Technology Park traffic.
TA, which predicts that the roundabouts will operate at or
As well as informing the traffic assessment of the allocated
close to capacity in the 2037 Base + Development scenario.
Northern Arc site, the BHTM has been used for the business
case for the c.£20m A2300 dualling scheme. A273 / A2300 / Triangle Way Roundabout Connect Consultants is in dialogue with Highways
England with regard to aspirations for future large-scale
The BHTM includes in its future traffic forecasts all permitted The Northern Arc TA also shows that the capacity of the A273
improvements to this interchange. As the proposals for
and allocated developments in Mid Sussex District, and / A2300 / Triangle Way Roundabout would operate at or
the Science & Technology Park progress, dialogue with HE
therefore represents the future traffic scenario as envisaged close to capacity in the 2037 Base + Development scenario.
and WSCC will continue in order to identify whether any
at that time by MSDC.
The TA of the proposed Northern Arc development does not additional improvements or mitigation will be required in
The Northern Arc TA includes assessments of a number of include any additional mitigation or capacity improvement this location.
the junctions local to the proposed Project Newton Science beyond the improvements forming part of the A2300
& Technology Park site. Corridor Improvement Scheme.
The specific junctions that have been reviewed for the A signal-controlled pedestrian and cycle crossing over Jane
purposes of this report are as follows: Murray Way, where it intersects with Gate House Lane, was
agreed to be delivered as part of The Hub development. This
• A2300 / Cuckfield Road Roundabout
will improve the accessibility of the Project Newton Science
• A273 / A2300 / Triangle Way Roundabout & Technology Park for pedestrians and cyclists travelling to
and from Burgess Hill, and may therefore help to reduce the
• A23 / A2300 Junction Interchange Eastern / Western
traffic effect at the Triangle Way Roundabout.
RoundaboutsMid Sussex Transport Study population which would achieve a wider-reaching regional
mode-shift than just the Science and Technology Park users.
To support the Site Allocations DPD, Mid Sussex District
Council commissioned SYSTRA to run a strategic highway By virtue of the site’s proximity to the Northern Arc
model to inform and update the Mid Sussex Transport Study development, there will be a synergy between the public
(MSTS). transport strategies for the two developments.
The modelling has identified the Project Newton site as the As such, it is entirely feasible that the 10% reduction of
preferred location for the S&TP, and it shows that without predicted future traffic using the A23 / A2300 Southbound
mitigation the proposed future MSDC development scenario on-slip, as cited by SYSTRA, will be realised in the advent of
generates significant additional traffic, notably on the A2300 the Project Newton Science and Technology Park.
and the surrounding roads, and the A23/A2300 junction.
Whilst significant improvements are currently planned to
When tested with mitigation measures in place, the alleviate the future impact at key junctions, these improvement
modelling shows that ‘severe’ impacts are predicted at just schemes rely upon external funding. Therefore, the Project
two junctions, as opposed to eight junctions in the scenario Newton Phasing Strategy will incorporate flexibility in terms
without mitigation: of scale and timing of each phase, in conjunction with traffic
modelling and transport assessment, and through ongoing
• A272 / B2036, Ansty
engagement with WSCC, Highways England, and local bus
• A23 / A2300 Southbound on-slip, Burgess Hill operators, to ensure that each phase can be acceptably
accommodated and is appropriately mitigated.
SYSTRA notes that a 10% reduction in the predicted future
traffic (i.e. 65 fewer) on the A23/A2300 Southbound on-
slip could remove the ‘severe’ impact, which is predicted
predominantly in the PM peak hour.
The SYSTRA ‘with mitigation’ modelling assumes that there
will be three sustainable mitigation measures associated
with the S&TP, which will reduce predicted Science and
Technology Park traffic by 3%.
The proposed Project Newton Sustainable Access Strategy
is far broader than the three measures assumed in the
modelling, and will provide additional benefits to the widermasterplanning
Our plan shows our initial concept for the development, with the retention of the
main areas of woodland to the East, and the sensitive design having regard to the
existing overhead cables, pylons and watercourse to the North and the mature
rural soft landscape and falling site topography.
The concept drawing considers the retention of much of the existing boundary
landscaping and creates a gateway entrance to this unique site ensuring that the
strong landscape strategy can be used to both protect and screen yet also frame
and promote carefully selected views and vistas to, from and within the site.
It is anticipated that the development will require a new roundabout for access
from the A2300 and options have been progressed to review direct access into
the site without adverse impact upon the existing (and ‘to be’ improved) A2300
network.
Aspirational images of successfully established Science Parks, and other high
quality buildings and their settings are shown throughout this document. This
is coupled with a further plan outlining a suitable mix of uses consistent with a
high quality Business Park / Science & Technology Park environment, including
supporting uses that may accompany this strategic employment location.
The focus of the masterplanning on this particular parcel of land also lends itself to
the future potential opportunities for further sustainable energy and solar power,
perhaps to the North of the watercourse, where the same freeholders own further
land directly adjacent to this site.
Fig 9.1 - Aspirational “placemaking” precedent imagesFig 9.2 - Conceptual place making and opportunities diagram
Bishopstone Cuckfield
Lane Approx. Road
EA Flood Zones 2/3
New pedestrian links to
wider countryside/walking
link to footpaths, Northern Solar Farm
Arc development Rerouted
Approx. pub
EA Flood Zones 2/3 River Adur lic r
igh Riv
t of er
wa Ad
y ur
dur
Mature
GREEN ARTE
e rA Overhead Power Lines
v Trees
Ri
Lines
er New road layout
d Pow
RY
er hea GRE
linking to existing
Ov EN highways while
ART maintaining
ERY
GREEN
Potential connectivity to proposed design Flintstones
Bolney Grange rational WSCC W10
HEART GRE
EN A
Strategic Waste
Allocation
RTER
Y
pu
bli
Bolney Landscape
cr
Key buildings to
Grange Buffer
igh
be located around
Business ‘heart’ - Aspirational
to
GREEN ARTERY
business progression
fw
Park
ay
Pond
Pond
Hickstead Hotel
Hedgerows
Key buildings to be located Goddards Green
with visibility from A2300 Wastewater
- Highlight prestigious Treatment
Pond er
pe Buff elements of Science Park
d sca
Lan
Bus Stop
Green
er Super
e Buff highw
scap ay
Land
Roundabout
ay Bus Stop A2300
ghw Opportunity to Bu
Superhi for potential Opportunity rgess
Hill
n ck
Gree atwi highways for potential
t on/G improvements highways
3/Brigh improvements
0t o A2
A230
Ndevelopment potential and vision
In regard to quality of environment, this document also We believe that the Science and Technology Park in this
highlights aspirational images of successfully established location can assist in future innovation ensuring growing
Science Parks and their settings and these are indicative of space for the current 1000 businesses identified in the local
the quality and public realm that we would seek to provide plan that are under 2 years old.
on this site.
This will also assist in reducing the need for ’in and out
By developing our Masterplan this document it is intended district’ commuting reducing impact on traffic levels and
to lead to successful collaborative relationships between environmental quality.
existing and proposed buildings, both on site and in the
Our proposition enhances the vision of the District Plan to
surrounding area, resulting in the creation of a high-quality
“improve the social, economic and environmental well- being of
mixed- use scheme, connected to the existing, and emerging
the District and the quality of life for all, now and for the future.”
Burgess Hill plans at the Hub and the Northern Arc.
Mature Landscape setting at Southampton Science Park, Chilworth
Policy DP1: Sustainable Economic Development states on
The vision is to ensure a creative approach to the mix, quality
p.24 that the broad location for the Science & Technology
and scale of buildings helping to unlock needed business
Park is defined by the LEP Strategic Economic Plan 2014
accommodation and the inclusion of other ancillary uses
which supports 100,000m2 employment floorspace with the
creating a ‘destination’ and landmark site, as encouraged by
potential to create 2500 new jobs (50% for new graduates).
the Mid Sussex adopted District Plan.
Our vision is to ensure that our Science and Technology
We believe the proposals are consistent with the visions and
Park can create a significant economic and innovative
objectives of the adopted District Plan creating an attractive
destination, marrying high-quality planning and landscaping,
place to live, work and visit; ensuring that we are sensitive to
architectural and commercial buildings that create a sense of
the countryside setting of the site, whilst offering a perfect
place aligning with the Coast to Capital LEP SEP aspirations
opportunity to further ensure the resilience of the District;
and those of Mid Sussex as defined in policy DP1.
and secure its sound economic function, building on its
current foundations of success in the professional, scientific,
technical and communication sectors.
Water and Soft Landscaping defining the site layout at The Oxford Science ParkA sense of ‘place’ at the Kent Science Park Active, green public spaces
market demand
Vail Williams has considerable experience of letting and Sussex, and North to include Crawley/ Gatwick and Southern In addition, we have a reputation for our occupier advisory
selling commercial property within Mid Sussex District. M25 locations. services and we have been instrumental in a number of
More recently they are letting agents on the HUB, Burgess significant acquisitions over 100,000 sq ft in the South East
The limited supply of bespoke Science Park development
Hill where up to 46,450 sqm (500,000 sqft) is currently including Elekta, Sub-sea 7, Jacobs, L3, AJ Walters, CAE, Roche,
opportunities throughout the Gatwick Diamond region and
being developed, and they were selling agent on the former Goldman Sachs, Verizon, Becton Dickinson, Daylo Rowney
across the South East will focus occupier’s attention on this
Wyevale garden centre site at Handcross, now Tungsten and Rockwell Collins. The majority of these occupiers satisfy
opportunity. The 1,000,000+ sqft potential will provide the
Park, where they were retained to sell up to 83,000 sqft, now the science and technology criteria.
critical mass to both attract and retain occupiers across all
complete following the recent pre-sale of a HQ facility to Pets
size ranges.
Corner on phase 1, and to investor Martins Properties on
phase 2. We have undertaken initial research and identified
numerous occupiers located in the catchment area falling
Historically, Vail Williams were development and letting
within the Science Park definition. This research has not yet
advisors on Phases 2 and 3 Birches Industrial Estate, East
targeted those which may be ‘footloose’ through lease event
Grinstead (400,000 sqft) and handled the sale of the former
activity. However, there is without doubt a growing trend Vail Williams highlight various examples of demand,
Ericson complex, Burgess Hill where they undertook pre-
for occupiers to improve the quality and standards of their below a number of which they were directly involved with
lettings to Roche for their HQ, and sales to Whitbread
property to provide the best working environments which including;
Premier Inn, R F Solutions and others. They also acted on
will attract and retain the most talented employees.
the sale of the Honeywell building to B E Aerospace, and on • Elekta – 111,000 sqft relocation to new UK head office
numerous other building sales/lettings in the vicinity. Vail Williams are active in the local, regional and UK property
and R&D facility in Crawley
market. We have 7 offices in the South East with 23 business
Given our local experience, we anticipate strong occupier
space letting agents in the firm handling letting and sales • CSL Behring – relocation to 20,000 sqft grade A facility
demand with a significant proportion of all market
on office parks, industrial estates and high technology
transactions in the region falling within the MSDC Science in Haywards Heath
accommodation.
Park definition.
• AJ Walter Aviation – 120,000 sqft new facility in Slinfold
We have also advised on both the Southampton Science
Strategically, the site will attract occupiers from the South to serve the aviation sector
Park and the Surrey Research Park (Guildford) in differing
coast (Brighton & surrounding) conurbation, all of Mid-
capacities.
• Siemens – relocation to new 10,000 sqft Manor Royal
facility
• Gatwick Airport HQ – 100,000 sq (A pre-let at J10 M23
to serve the airport)HNW Architects: New build office, under-croft car parking and Cat-A HNW Architects: Formaplex - high tech manufacturing HNW Architects: 90,000 sqft B1c/B2 scheme with
fit out allowing a high-tech company to relocate a high as part of the (autoclaves/injection moulding/paint spraying) 125,000 sqft B1c/ flexibility for future growth - forms part of HNW’s
wider Adur Civic Centre regeneration programme (Shoreham) B2 & Head Office facility (Portsmouth) wider 350,000 sqft masterplan for the site (Bracknell)
Vail Williams: Elekta – 111,000 sqft relocation to new UK head office (Crawley) Vail Williams: The L3 London Training Vail Williams: AJ Walter Aviation – 120,000
Centre 158,000 sq ft (Crawley) sqft new facility (Slinfold)target occupiers
As explained throughout this document, Vail Williams’ expert Through our market activity we have identified 7 significant Nature of Employees Size of Planning Timing
opinion indicates demand exists for at least 1,000,000 sq ft target occupiers based within West Sussex who have current Company requirement Use
of accommodation from businesses involved in the Science requirements and fit the Project Newton criteria. We can (sq ft)
and Technology sectors within the current District Plan confirm the organisations identified subject to MSDC High Tech/ 1000 150,000 B1c Short/
period to 2031. entering into an NDA. High level information on each search IT Medium
term
is set out to the right:
This will be from businesses located within the District, High Tech / 300 70,000 B1c Short
Automation
Gatwick Diamond and wider catchment, for a range of
Solutions
planning uses, building sizes and tenure. For this reason, on
Science/ 150 60,000 B1c Short/
the Masterplan as shown, we have set out a broad mix of High Tech Medium
building types covering B1a office, B1b R&D and B1c light Oil & Gas
sector
industrial uses. In all instances we envisage high quality
Aviation 150 150,000 B1c, B8 Short/
buildings and not basic industrial/warehouse units which
R&D Medium
would be more suited to an Industrial Estate environment. Pharmacy 350 40,000 B1a Medium
In addition to the positioning document we have also I.T/A.V 150 120,000 B1c, B8 Medium
undertaken further market testing and would like to
I.T/A.V 100 30,000 B1c, B8 Medium/
supplement the following in regard to how we consider, Long
as cross discipline property consultants that deal with the
market and its requirements on a daily basis, how the offer
and mix of uses can ensure a successful development in
terms of sectors and mix of uses.target occupying sectors In our opinion around a quarter of occupier requirements within the region have a high technology bias that should fit the MSDC “Science and Technology Park” definition. This is backed up by an analysis of SIC codes where 180 out of 730 businesses could have a research, technological or science focus Vail Williams utilise specialist mailing houses when needed who determine organisations principle business via a SIC codes. To inform market demand we set out below some specialist UK wide occupier target lists and number of organisations below: Bio Tech 300 Energy 500 Fastest expanding 400 Manufacturers 500 Medical 400 Science park 700 TMT (technology, media and telecom) 500
market testing It is premature to be pro-actively marketing a site without an allocation, however we confirm that we have undertaken selective market testing and spoken on a confidential basis to 7 companies about the principle of relocation to a science and technology park or business park in West Sussex. All would like further information once planning is more certain as any relocation would be conditional on the grant of a satisfactory planning consent. The local and regional education providers (Sussex University, Brighton University and Chichester College Group) have made their requirements known to C2C LEP resulting in the aspiration to support the delivery of a Science and Technology Park at Burgess Hill. The interaction with the education providers works at multiple levels to retain and attract an evolving skilled workforce. As part of our day to day involvement in the region we are constantly active in the market, monitoring general activity, occupier’s movement and trends together with lease events up to 2 years in advance. Consequently, we have an excellent knowledge of opportunities that have a correlation with the proposed Science and Technology Park. Vail Williams has a track record of involvement at two Science and Technology Parks, where we have historically acted as letting agents and currently manage the Southampton Science Park for The University of Southampton, and at the Surrey Research Park, Guildford where we acted as planning consultant.
economic benefits
Our proposal will have direct and indirect economic and new businesses into Mid Sussex“. We believe that this is Priority Theme Three of the strategy relates to people and
employment benefits across the District and the wider achieved through our proposal. In addition, our proposal whilst detailed skills plans have yet to be developed, the
region. As the concept is still evolving we have had regard will also secure the necessary Infrastructure; improvements requirement to provide graduate jobs as a result of the
to the Mid Sussex Economic Development Strategy 2018 – which meet business needs, along with improvements to development and 2500 new jobs is recognised and can be
2031, which supports the District Plan and highlights the the A2300 and other sustainable transport infrastructure met.
need to make Mid Sussex a vibrant and attractive place for improvements, through connectivity with the Northern Arc
businesses and people to grow and succeed. Inherent in this In line with our positioning document, we anticipate an
and potential for links to the existing Bolney Industrial Estate.
document is the need to balance local labour and training employment density of between 2325-5280 jobs, and we
opportunities including apprenticeships, with a quality In regard to Priority Theme Two, on premises, our proposal seek to ensure that this aligns with the strategy’s aim of
economic environment that support economic growth in the for a new Science and Technology Park will ensure that there working with partners across the education sector including
region. is an excellent supply of quality and appropriate industrial Sussex University, Brighton University and Chichester
and office space to meet the needs and demand across College Group. Our proposals also cover a range of units
The Economic Development Strategy supports the the District, whilst providing an employment offer which ensuring that we can support a range of businesses and
Government’s national ambition for economic growth and is complementary to that elsewhere in West Sussex. This their evolution and growth, including start-ups and scale-up
the County Council’s West Sussex Plan for 2017-2022 set wholly aligns with the economic development strategy which businesses.
out in the emergin Local Industrial Strategy, as well as the seeks the delivery of new business units, that complement
regional aspirations articulated in the Coast to Capital Local The development of the Science and Technology Park in this
the Northern Arc and the Hub development being developed
Enterprise Partnership (LEP) Strategic Economic Plan (SEP), location therefore also complies with Priority Four of the
by our clients
and the County Council’s West Sussex Plan for 2017-2022. strategy “Promotion” that seeks to “promote the District’s
Our development can also allow for centres of excellence and advantages clearly and widely, encouraging business
Our proposition for the Science Park, would ensure that the clusters of specialist industries to locate on the park. This will retention and growth and appropriate inward investment”.
priority themes of the strategy in place, premises, people ensure both new and existing companies, that comply with
and promotion can be met and the Science Park as identified We would expect that as our proposals and discussions with
the Science Park definition to facilitate additional growth.
in the strategy can be realised. education providers and potential tenants progress, we
This will support the aim of increasing the number of high
will also be able to provide further skills plans and training
gross value added jobs in the District.
Given the B1 focus and ancillary support facilities proposed, initiatives relating to both the construction process and the
under Priority One, the strategy states that MSDC aim Our proposal also could facilitate the development of hotel longer term employment opportunities of the site.
to provide Business Parks which, “provide an attractive and conference facilities, as stated in the Economic strategy.
environment and secures the retention and relocation ofYou can also read
