Haywards Heath (part 1 of 2)

Introduction

13.1 Haywards Heath is the smallest of the three main towns in Mid Sussex with a population of approximately 22,000. It is the largest settlement within the central part of the District and forms an important local administrative, shopping and service centre. The town is set within an attractive area of countryside, with a rich variety of landscape available in every direction.

13.2 The rapid post-war expansion of the town has been relatively well contained physically by the topography of the area, with the ridgelines to the north, south and east providing particularly important definition to the setting of Haywards Heath. Consequently, the built up area has been tightly drawn, being bounded to the north by the wooded ridge of the High Weald, and to the south, east and west by three relatively narrow and vulnerable Strategic Gaps.

13.3 The quality of the town’s urban environment has been subject to past criticism, particularly in relation to the large scale developments of the 1960s and 1970s. Nevertheless, there are still many attractive features within the town, notably its Conservation Areas and Areas of Townscape Character, open spaces, urban wildlife and the extensive tree and woodland cover.

13.4 In line with much of the rest of the region, the economy of the town is relatively healthy. Employment is dominated by the service sector, however, there is also a small manufacturing base concentrated on the town’s two industrial estates.

13.5 Many of the town’s residents also work outside of the locality, for example in London and Brighton, or to an increasing extent in the vicinity of Gatwick Airport. As has been the case historically, commuting is made easier by the town’s position on the main London to Brighton railway line.

Future Development of Haywards Heath

13.6 There have been two principal, but interrelated, development issues facing Haywards Heath in recent years. The first, in common with other areas of the District is the extent and location of house building. The second is the need to achieve a measure of traffic relief through the town centre, which has arisen from the fact that the A272, a major east-west route, passes through the town’s main shopping and residential areas. The key aim is to utilise the residential development which is required in order to bring forward the provision of road improvements, including new road construction, thereby bringing wider benefits to the town as a whole.

13.7 In accordance with these objectives, the 1995 Haywards Heath Local Plan allocated land involving a phased development of up to 980 dwellings in the period up to 2006, linked to the construction of an outer relief road. This involves two distinct development areas, commonly known as the south western (up to 800 dwellings) and south eastern sectors (up to 220 dwellings). The south western sector now includes land at Weald Cottage, Bolnore Farm Lane for 16 dwellings. Paragraph 13.54 explains the current situation particularly with respect to residential development being permitted at a higher density than anticipated at the time of the Haywards Heath Local Plan.

13.8 Significant recent progress has been made in achieving these objectives. Outline planning permission has been granted for the major part of the land allocated within the south-western sector, which is linked to the provision of the most westerly section of the relief road. This application is subject to a comprehensive legal agreement which requires all prospective developers and land owners to provide a wide range of community benefits (see Housing section below for more detail).

13.9 Development of the south western section commenced in September 2000. Stage 1 of the relief road was completed and opened to traffic in June 2001.

13.10 Planning permission has also been granted for improvements to the section of Rocky Lane to the east of the railway line, and for the construction of a new road bridge across it as part of the Haywards Heath Relief Road.

13.11 Planning permission for the comprehensive development of the south eastern sector was granted in March 2003 by the First Secretary of State following a Public Inquiry. The planning permission comprises a full permission for the section of Relief Road between Wivelsfield Road and A272/Lewes Road and outline permission for the housing (220 dwellings) and associated infrastructure development. The permission is subject to a legal agreement.

13.12 In view of the commencement of development in the south western sector, the various housing, infrastructure and other related allocations in the Haywards Heath Local Plan are brought forward in amended form in the Housing section of this chapter.

13.13 There are a number of constraints on additional development at Haywards Heath during the Plan period. The major constraint is environmental, reflected by the restrictive designations that apply to much of the countryside which surrounds the town. For example a significant proportion of the town’s built-up area boundary abuts the Haywards Heath - Cuckfield, Haywards Heath - Burgess Hill and Haywards Heath/Lindfield - Scaynes Hill Strategic Gaps. The Gaps fulfill a crucial role in maintaining the separate identity of settlements in this part of the District. Also, the High Weald Area of Outstanding Natural Beauty is situated in close proximity to the northern, and in particular the north-western, part of the town. The primary purpose of the Area of Outstanding Natural Beauty designation is the preservation of natural beauty. Significant new development within or immediately adjacent to this area would conflict with this objective, and would therefore be inappropriate.

13.14 The second major consideration is the inability of the town and its existing infrastructure to sustain development over and above those allocations being brought forward from the 1995 Haywards Heath Local Plan (see above).

13.15 Given the nature of the environmental constraints outlined above, together with the significant scale of the housing and associated infrastructure allocations to be brought forward, the overall strategy for the remainder of the town over the plan period is one of comparatively modest additional housing and business development. The strategy for the town does, however, retain scope for optimising the potential of previously developed sites, in accordance with the Local Plan Strategy.

13.16 The amount and location of new development, together with the range of other environmental, economic and community issues specific to the town are considered in the following sections of this chapter.

Policy Aims

13.17 The aims of the Local Plan with regard to Haywards Heath are as follows:

(a) to safeguard the character, appearance and the setting of Haywards Heath;

(b) to protect the separate identity of Haywards Heath by maintaining the Strategic Gaps between the town and the settlements of Burgess Hill, Cuckfield and Scaynes Hill;

(c) to restrict new development to within the defined built up area boundary of Haywards Heath other than in exceptional circumstances;

(d) to provide for only a limited amount of new housing and business development in addition to the unimplemented allocations being brought forward from the 1995 Haywards Heath Local Plan;

(e) to achieve improvements to the primary road network of Haywards Heath, and in particular to achieve the completion of the A272 Relief Road;

(f) to improve the attractiveness of the town centre, particularly by the implementation of environmental improvements in South Road, following construction of the Relief Road;

(g) to safeguard and where possible enhance the character and appearance of the Conservation Areas and Areas of Townscape Character within Haywards Heath;

(h) to improve the range of car parking facilities within both the town centre and station areas;

(i) to maintain and where possible enhance the range and provision of shopping, community, recreation and leisure facilities within the town, including the protection of existing areas of open space; and

(j) to provide a new burial ground to serve the town.

13.18 The rest of this chapter examines a range of issues relating to Haywards Heath in detail. All the policies and proposals in this chapter should be considered in association with the general topic chapters of this Local Plan. Reference should also be made to the Proposals Map, including the Town Centre Inset.

The Built Environment

13.19 Some of the modern architecture associated with recent development, particularly in relation to many of the town’s large and prominent office and residential developments, has been previously criticised for detracting from the quality of the townscape.

13.20 Nevertheless the town contains many attractive features including, most notably, a rich legacy of fine Victorian and Edwardian buildings and many attractive open spaces.

13.21 Through the application of its policies, the Council will seek to ensure the retention of the best parts of the town’s urban and natural environment, whilst at the same time taking a positive stance towards securing environmental improvements elsewhere.

Conservation Areas

13.22 The District Council has designated six Conservation Areas within the town, the boundaries of which are identified on the proposals map.

13.23 The following paragraphs contain a brief description of each of the Conservation Areas, highlighting those features which make a particular contribution to their character.

Muster Green

13.24 The special character of Muster Green is derived both from its distinctive appearance, especially when viewed from the western approach to the town, and from its historic connections. It is understood that its name derives from the area’s use as a muster point for the militia at the time of the English Civil War.

13.25 The area is characterised by substantial Victorian and Edwardian houses set in large mature gardens, to the north and south of a wedge of tree lined open space which retains the character of a village green. At the western end of the Green lies one of the area’s two listed buildings, The Dolphin public house. This is a well known landmark and forms the focus of the Conservation Area.

13.26 The following features, in particular, contribute to the character of the Conservation Area:

• the attractive grouping of buildings around the tree lined Green;

• the variety of buildings of different ages and styles, in particular those which date from the town’s ‘railway age’;

• the presence of trees and hedges around and between buildings;

• the predominant use of natural and traditional building materials;

• the important grouping of trees in the eastern section of the Conservation Area; and

• its two listed buildings (The Old House and The Dolphin Public House), believed to date from the sixteenth century.

Franklands Village

13.27 Franklands Village was founded in the 1930s by the local branch of the International Rotary Club, and was established to provide homes for young people and work for local builders. The area retains the character of a ‘model village’ with a distinct community spirit, representing an important historic link in the evolution of the town.

13.28 The following features contribute to the character of the Conservation Area:

• the uniformity of the distinctively designed buildings which gives the area its “model village” character;

• the spacious layout of the village with wide grass verges, mature trees and hedges and areas of open space;

• the picturesque village pond; and

• the unusual timber church.

Lewes Road

13.29 Lewes Road (A272) is situated on the east side of Haywards Heath, and is the main approach for westerly travelling traffic. The area is characterised by low density development, and represents the gradual transition from the countryside to the urban area.

13.30 The following features make a particular contribution to the character of the Conservation Area:

• the variety of age and style of the buildings, most of which are large properties set well back from the road within spacious grounds;

• presence of trees and hedges around and between the buildings;

• the presence of grass verges, hedges and ‘fingers’ of agricultural land between dwellings which contribute to the rural character of the Area; and

• the low density of development which creates a gradual transition from the countryside to the urban area.

Lucastes

13.31 The Lucastes Conservation Area is predominantly residential in nature, with the majority of buildings dating from the 1950s and 1960s. There are also several substantial Victorian dwellings.

13.32 There are a number of features which contribute to the special character of the Conservation Area:

• the variety of buildings which represent a range of age types and architectural styles;

• the spacious nature of development, which is characterised by buildings set back from the road frontage, with wide grass verges along Lucastes Avenue and Lucastes Road;

• the presence of trees, hedges and ponds;

• the late sixteenth century farmhouse called Lucas’s and the barn which are listed as being of special architectural and historic interest; and

• the absence of on-street parking and a low traffic flow.

The Heath

13.33 The Heath Conservation Area is predominantly residential in nature and includes parts of Heath Road, Sydney Road and Oathall Road. The Heath Recreation Ground is also an important feature. The Heath itself is the last remaining part of the original ‘Haywards Heath’ and retains a unique character as an area of woodland in the heart of the town.

13.34 The following features contribute to the special character of the Conservation Area:

• large residential properties along Oathall Road and Heath Road, set back from the road in spacious, secluded gardens;

• the presence of trees and hedges around and between buildings which contribute to the creation of an attractive approach to the town centre;

• the Heath itself which comprises an attractive area of woodland in the heart of the town;

• the cricket ground at the northern end of the park which is set in an impressive grass amphitheatre;

• the use of natural and traditional materials on many of the buildings in the Area; and

• the attractive Victorian semi-detached properties located on Sydney Road which provide older style accommodation, and also serve to protect the setting of the recreation ground.

Mill Hill Close

13.35 The Mill Hill Close Conservation Area comprises approximately 30 flats and houses, built in the late 1930s and set around a communal landscaped garden and rectangular pool. The Close was designed by locally renowned architect Harold Turner for the purpose of housing needy members of the Institute of Civil Engineers and their dependants. It is understood that Sir Edward Lutyens acted as Honorary Adviser to the scheme.

13.36 There are a number of features which contribute to the special interest of the Conservation Area:

• the estate’s distinctive character which incorporates dwellings laid out around an impressively landscaped communal garden. It represents an attractive example of the uniquely English concept of the garden suburb, bringing the idyll of the cottage and cottage garden into a planned suburban format;

• the whole ensemble of this private estate is remarkably well preserved, and there is very little which jars with the original design concept. There is general absence of clutter, parking areas and vehicles from the landscaped areas; and

• the high quality of the estate’s building design, layout and landscaping. Particular features include the use of locally manufactured narrow bricks, steeply pitching roofs, substantial chimneys, tile hanging, staggered frontages and attractive wall and archway detailing. The central garden area incorporates a long rectangular pool spanned by a wooden bridge, paved walkways with generous planting, retaining walls and steps.

Areas of Townscape Character

13.37 The Council has identified eight Areas of Townscape Character in Haywards Heath where the townscape merits additional protection. These are listed in policy HH1 below and their boundaries are identified on the Proposals Map. In accordance with general policy B16, the Local Planning Authority will pay particular attention to retaining the special character and appearance of the townscape in all respects, and will resist proposals which it considers would adversely affect these qualities.

HH1 Areas of Townscape Character have been designated at:

• Lucastes Lane/Bluntswood Road;

• Balcombe Road;

• College Road/Portsmouth Lane/Summerhill Lane/ West Common/Sunte Avenue/Hickmans Lane (partially within Lindfield Parish);

• Fox Hill;

• St. John’s Road;

• Triangle Road; and

• Haywards Road/Gower Road.

• Boltro Road Area

Landscape Protection Areas

13.38 The 1995 Haywards Heath Local Plan identified a number of areas within, or adjacent to, the built up area which were felt to warrant special protection in view of their contribution to the urban scene and to local amenity. These included open spaces within the town such as commons and village greens, together with larger areas of woodland on the edge of the built up area which served to help define the urban-rural boundary.

13.39 Whilst the importance of these areas has not diminished, it is no longer considered that a dedicated planning policy is required in order to ensure their protection. Many of the previously allocated areas are now owned and managed by the District Council and/or they are already subject to protection under other sufficiently restrictive designations, such as Conservation Areas, Strategic Gaps and Informal Open Space.

13.40 Therefore, whilst the Council will, where appropriate, continue to negotiate with landowners and developers in order to bring such areas under Local Authority Control, the previous allocations are not brought forward in this plan.

Area of Special Control of Advertisements

13.41 Alongside all the land falling outside the built-up area, Muster Green has been designated as an ‘Area of Special Control of Advertisements’. Muster Green is a particular case for additional control because, although it is included in the built up area, it comprises a significant area of open space, around which lies some attractive and spacious built development.

13.42 The policies against which proposed advertisements will be considered are set out in the Built Environment Chapter of this Local Plan.

Archaeological Sites

13.43 The Haywards Heath Relief Road and part of the proposed housing development to the south-west of Haywards Heath will cut across the line of a known Roman Road. The relevant developers will be required to facilitate the investigation of the road and to fund the conservation and display of the remains.

Local Nature Reserves

13.44 Two areas of land at Blunts Wood and Scrase Valley have been designated as Local Nature Reserves and are shown on the Proposals Map. This statutory designation places an obligation on the Council to manage them in the interests of nature conservation. Developments which affect these areas will be considered against Policy C5 in the Countryside Chapter of this Local Plan.

Housing

13.45 As set out above, the previously allocated sites to the south-west and south-east of the town, which are linked to the provision of an outer Relief Road, are brought forward in this Plan. In order to meet the District’s housing requirements over the Plan period, a number of other sites have been allocated. The sites are shown on the Proposals Map.

13.46 The particular circumstances of each site will affect the nature of their development and these are considered in the following paragraphs and related policies. In addition to these specific requirements, all proposals for these sites will be expected to have regard to the general policies contained in the general topic chapters of this Local Plan.

The South-Western Sector

13.47 The land to be developed consists of 80 hectares in total, from Bolnore Road in the north to Rocky Lane in the south. The site was allocated for residential development of up to 780 dwellings in the 1995 Haywards Heath Local Plan and was subject to detailed scrutiny at the Public Inquiry. The Plan contained a number of other related policies which required the provision of various infrastructure and other community benefits as an integral part of the development.

13.48 In 1997 the District Council published a Development Strategy for the site. This supplementary planning guidance built on the principles established in the 1995 Plan, detailing the proposed alignment of the relief road, the broad distribution of land uses and the Council’s requirements in terms of community benefits and phasing of the development.

13.49 A number of planning permissions have subsequently been granted on the site. As stated above, outline consent was granted in 1998 for the major part of the site (60ha), including the construction of a section of the relief road from Tylers Green to Rocky Lane. This consent is subject to a comprehensive legal agreement under Section 106 of the Planning Act (1990) which requires prospective developers and landowners to provide the various infrastructure and community benefits set out in the previous Plan and Development Strategy. These benefits include the retention of significant areas of woodland for public use, the provision of a frequent bus service into the site, the laying out of an area for formal sport, a contribution towards either the construction of a new school on the site or of additional primary school places at one or more existing schools within the primary school local area, a contribution towards improved library facilities in Haywards Heath and the reservation of land for a local centre comprising shops, a health centre and a building for community use. In addition, the Council has secured a large element of subsidised housing and the extensive provision of play areas, open space, footpaths and cycleways throughout the site as part of the comprehensive legal agreement.

13.50 Development of the relief road and the housing commenced in September 2000.

13.51 Permission has also been granted for the improvements to the section of Rocky Lane to the east of the railway line and for the construction of a new road bridge across it as part of the Haywards Heath Relief Road.

13.52 Further supplementary planning guidance has been published by the Council. This includes a Design Brief for the whole of the south-western sector, together with a further detailed Design Brief relating to the first phase of the development. Design Briefs for subsequent phases of the development will be prepared by the Council in due course.

15.53 The Inspector recommended that Land at Weald Cottage, Bolnore Farm Lane (Omission Site 24) is allocated for housing as part of the south western sector development. Policy HH2 and Inset Map 33 have been amended to include the site. The Inspector recommended that the site should be developed at a minimum of 30 dwellings per hectare, which equates to approximately 16 dwellings.

13.54 Although the site (including land at Weald Cottage) is allocated for approximately 800 dwellings, the Council has followed guidance in PPG3 and has allowed higher densities than were envisaged when the Haywards Heath Local Plan was prepared. As a result, the total number of dwellings in the south west sector will exceed the figure of 800, although not all will be built before 2006. Depending upon market conditions, the Local Planning Authority expects approximately 700 dwellings to be built in the south western sector by 2006. This will be achieved without extending the allocated areas which are contained by existing woodland.

HH2 Land is allocated to the south-west of Haywards Heath (including land at Weald Cottage, Bolnore Farm Lane) for approximately 800 dwellings. Developers shall have regard to supplementary planning guidance including design and infrastructure requirements.

Particular attention is drawn to the following general requirements:

(a) All vehicular access to the site will be from the Haywards Heath Relief Road in the general locations shown on the Proposals Map. There will be no vehicular access to any of the new housing areas from the existing residential road network.

(b) Individual housing areas will be developed by making good use of existing tree belts and hedgerows and other natural features, and by careful attention to the design and layout of the road network and individual dwellings.

(c) The development will include provision for landscaping and areas of informal public open space between the housing areas in the general locations shown on the Proposals Map. Where appropriate these areas will be restored and enhanced through additional tree and hedgerow planting and will be adopted by the Council.

(d) Within the development site land is allocated for a primary school and for community uses including shops, a health care facility and a community building.

(e) The District Council will seek financial contributions towards secondary school provision, primary school provision, civic amenity facilities, library facilities and bus services in the locality of the development.

(f) In addition to the above requirements, the development will include:

(i) 30% affordable housing units;

(ii) footpaths and cycleways linking the development to the existing network; and

(iii) outdoor playing space in accordance with the NPFA standards of 2.4ha per 1000 population, in addition to the areas referred to in (c) above.

The South-Eastern Sector

13.55 The land to be developed consists of two sites, each approximately 4ha in area separated by an area of woodland and existing playing fields. The 1995 Haywards Heath Local Plan allocated the land for up to 200 dwellings, with approximately 100 units on each site. As with the south-western sector, construction of the housing was linked to the provision of the Haywards Heath Relief Road. The existing playing fields will be safeguarded. This will retain the views to and from the main facade of the former St Francis Hospital buildings.

13.56 The western allocation is situated within Anscombe Wood, an area designated as Replanted Ancient Woodland. This area was largely cleared of timber following severe damage caused by the 1987 storm. Approximately 1.5 ha (3.7 acres) of the former woodland will remain outside the line of the Relief Road and responsibility for its future management will pass to the District Council under the terms of the legal agreement. It will provide a buffer between the Relief Road and the nearest existing residential properties on Fox Hill.

13.57 Planning permission for the comprehensive development of the site was granted in March 2003 by the First Secretary of State following a Public Inquiry. The planning permission comprises a full permission for the section of Relief Road between Wivelsfield Road and A272/Lewes Road and outline permission for the housing (220 dwellings) and associated infrastructure development. The permission is subject to a legal agreement.

HH3 Land to the south-west and south-east of the former St Francis Hospital is allocated for approximately 220 dwellings. Particular attention is drawn to the following general requirements:

(a) All vehicular access from the housing sites will be from the Haywards Heath Relief Road in the general locations shown on the Proposals Map. Footpaths and cycleways will be provided in order to link the development to the existing network.

(b) Individual housing areas will be developed by making good use of existing woodland, hedgerows and other natural features and by careful attention to the design and layout of the road network and individual dwellings.

(c) The existing playing fields between the two areas of housing shall remain undeveloped so as to retain the setting of, and views to and from, the former St Francis Hospital buildings. This area is allocated for open space/recreation purposes and will be protected from encroachment by the Relief Road to ensure the pitch’s integrity is retained.

(d) The development will include provision for landscaping and areas of informal open space in the general locations shown on the Proposals Map. Where appropriate these areas, including the area of Anscombe Wood which is to be retained, will be restored and enhanced through additional planting and adopted by the Local Planning Authority.

(e) The development will include provision for outdoor play space in accordance with the NPFA standards of 2.4 ha per 1000 population, in addition to the areas referred to in (b) above.

(f) The Council will seek financial contributions towards the provision of the following services and facilities in the locality of the development:

(i) formal sports facilities;

(ii) additional primary school places;

(iii) additional library facilities;

(iv) a community building; and

(v) civic amenity facilities.

(g) 40 of the dwellings should be key worker accommodation administered by a Registered Social Landlord.

Access

The Haywards Heath Relief Road

13.58 The need for a measure of traffic relief for Haywards Heath is long established and, accordingly, the 1995 Haywards Heath Local Plan contained proposals for a relief road to the south of the town, thus by-passing the principal shopping and residential areas. The need for a relief road was subject to rigorous examination at the Local Plan Inquiry. The road will be constructed as an integral part of the proposed large scale housing developments to the south-west and south-east of the town which are set out above.

13.59 Policy T1 in the Transport Chapter of this Local Plan establishes the District Council’s continued support for the provision of the relief road.

13.60 Since allocation in the 1995 Haywards Heath Local Plan, the detailed alignment of the road and the phasing of its construction has been clarified through a number of planning applications submitted to the Council (see paragraphs 13.48 to 13.50, and 13.57 above). Construction of the road started at Tylers Green in September 2000.

13.61 It commences at Tylers Green in the west, and will run south east through the Bolnore Estate before crossing Rocky Lane to the south of High Bridge and linking back to Rocky Lane. Rocky Lane itself will be improved as far as Fox Hill, from where the new road will run to the south of St Francis and Hurstwood Park Hospitals before rejoining the A272 at the junction of Lewes Road and Hurstwood Lane. This road will be the sole means of access to the new housing. No vehicular access will be made available to these sites from any part of the existing road network.

13.62 In order to provide satisfactorily for traffic movements the development of the various housing areas will require a number of points of access to the new outer relief road. With regard to the land to the south of the former St Francis Hospital, the Anscombe Wood area will be served by a new roundabout adjacent to Fox Hill junction, while the area to the east of the playing field will have a junction directly from the relief road. There will be no means of access to those areas from Colwell Road although that road would continue to serve the existing and new hospital sites, together with any new housing permitted under Built Environment and Housing policies on the land between the former St. Francis Hospital and Colwell Road.

13.63 A diagrammatic alignment of the relief road, which also indicates likely access points to the various housing areas, is shown on the Proposals Map.

HH4 The provision of an outer relief road for Haywards Heath, including a new bridge over the railway and the improvement of existing roads and junctions, and the provision of new road links and junctions will be permitted. The detailed alignment of the road has been determined in the light of environmental assessments and engineering studies and is set out in paragraph 13.61 above. A diagrammatic alignment for the Relief Road is shown on the Proposals Map.

13.64 The construction of the relief road will be the responsibility of the developers of the various sites and will be phased in accordance with the proposals set out in paragraphs 13.65 to 13.71 below. Developers will be required to enter into detailed legal agreements with the Local Planning and Highway Authorities setting out these matters before consent for development is granted.Phasing of Housing Development and Road Construction

13.65 It is essential that the construction of this number of dwellings is carefully phased in order to achieve a steady rate of building over time. Furthermore, the Planning and Highway Authorities attach great importance to the need to co-ordinate the housing developments with the construction of the outer relief road. The relief road is the only means of access to these development areas and, consequently, it is essential that the various sections are completed and in operation at the appropriate times.

13.66 The question of the phasing of the housing and road construction is the subject of detailed legal agreements between the developers / landowners of both sectors and the Planning and Highway Authorities. These agreements secure the entire length of the relief road.

13.67 The Local Planning Authority envisages an orderly progression of development founded on the principle that the eastern section of the relief road south of the hospital complex must be complete and open to traffic prior to the final opening of the Tylers Green/Rocky Lane section. This is essential in order to prevent through traffic from using Colwell Road at any stage.

13.68 At the eastern end, development to the southwest of the former St Francis Hospital will not commence until the construction of the roundabout at the Foxhill - Rocky Lane junction, the closure of the western end of Colwell Road and the improvement of the Colwell Road - Wivelsfield Road link has been completed.

13.69 The legal agreement restricts the number of dwellings that may be occupied in the south eastern sector until the section of relief road between Wivelsfied Road and A272/Lewes Road has been completed.

13.70 Phasing in relation to the south-western sector, including provision of the section of relief road from Tylers Green to Wivelsfield Road, is set out in the comprehensive legal agreement referred to in paragraph 13.49 above. In summary, this provides for the phased release of individual areas for housing development, with each linked to the construction of successive sections of the relief road. Construction of this section of the relief road will, in broad terms, progress in a north-south direction. As stated above, the final link through to Wivelsfield Road cannot be made until the Wivelsfield Road to Lewes Road section has been completed and opened for traffic.

13.71 The legal agreement in respect of that part of the south-western sector for which planning permission has been granted contains a provision whereby, when certain conditions have been fulfilled in respect of the remaining part of the allocation, rights of access to the relief road will be granted. Those conditions include the completion of a legal agreement and the payment of a fair and reasonable proportion of the total infrastructure costs.

HH5 The release of the land allocated for residential development will be phased over the period up to 2006 in accordance with paragraphs 13.65 - 13.71 of this Local Plan in order to ensure that the necessary highway and other essential infrastructure is available and to ensure a steady supply of new dwellings throughout the Plan period.

Implementation

13.72 In accordance with the provisions of the Infrastructure Policy G3, which is set out in the Introduction to this Local Plan, developers will be required to provide all the necessary infrastructure for the development of the allocated sites including the Haywards Heath Relief Road. This will involve carrying out or financing (by means of financial contributions to Local Authorities and statutory undertakers) certain off-site works. Mention has been made above of the relief road, open space, the primary school and community facilities. Satisfactory arrangements will also be required regarding the supply of essential services, including water, together with measures such as foul and surface water disposal. These requirements will be the subject of legal agreements between the developers/landowners and the Council before consent for development is granted.

HH6 Developers will be required to provide all necessary infrastructure for the development of the allocated sites, both on and off site, in accordance with the policies contained elsewhere in this Plan.

13.73 As indicated above, the Planning and Highway Authorities attach great importance to the co-ordination of the development of the allocated sites and the construction of the Haywards Heath Relief Road. The Local Authorities will, if necessary and where justified, use their statutory powers to acquire land in order to secure the proper co-ordination and orderly development of the highway, housing and associated infrastructure allocations in this Local Plan.

13.74 The Proposals Map indicates that extensive areas of land within or adjacent to the allocated development areas are identified for purposes of open space, recreation or landscape protection. The provision of these areas of amenity land and landscaping is regarded as an essential element within the strategy of this Local Plan. It is vital that these areas are made available, laid out and maintained for these purposes. It is considered that the only practical way of achieving this is for the land to be passed to the District Council. The Local Planning Authority will therefore require the dedication of the relevant sections of land to the District Council before the development of each phase is commenced.

HH7 Developers will be required to dedicate to the Council the relevant sections of open space and recreation land before the development of each phase commences. Planning permission for each phase of the development will not be granted unless all the necessary land is made available.