Housing and Development
The Parish of Upper Beeding is placed partly within The South Downs, flanked by the River Adur, flood plains and South Downs National Park. Development opportunities are limited and have to allow for these natural restrictions.
The Parish is 18,737 square metres and the main settlements are Upper Beeding, Small Dole, Edburton and Truleigh Hill. Only 8% of the Parish is built upon, some settlements date back many centuries.
The traditional construction has been of knapped flint with mortar and some brickwork and tiled roofs.
A modest amount of new housing was built in the first half of the century. In the 1960s and 1970s there was a large amount of house building on the Manor Farm Estate, Saltings Way and others. The new buildings were out of character with those traditionally constructed and were high density with narrow roads.
The Parish has 4 Pubs, 3 Churches, 2 Schools, 12 Shops, 3 Industrial Estates, 3 Mobile Home Sites, 1 Travellers Site and 1,576 Dwellings
With the Brighton postcode being attractive to house seekers coming from Brighton and London, the cost of housing has risen to levels that make it increasingly difficult for young people and especially families to set up home independently and remain in the Parish. With 50 homes being second homes and may not be released on the open market, every opportunity to release housing stock is being considered before any further development is considered.
Some of the families born or brought up in the Parish would like to stay to support and provide care to elderly relatives but data shows they are forced to move away due to lack of housing.
Within the Parish, from 2001 – 2011 there has been an increase in the 75 years+ by 134, yet there is only one local care home with 22 places to accommodate a growing ageing population, many would like to remain in the Parish rather than move to care homes further away.
The Neighbourhood Plan with regards to housing needs also has to take into account factors that are specific to the Parish. The social and economic aspects, transportation and infrastructure as well as the negative impact on development that may affect the Source Protection Zone ( SPZ) that Upper Beeding is protected by. (HDC Draft Plan).
With this in mind the following objectives were agreed for Housing and Development:
The objectives are:
· To look at how we can provide Affordable as well as 'Higher End of Market' Housing based on the needs of the Parish
· To produce a programme of planned and controlled house building providing integrated and sympathetic growth
· To look at what additional utilities and infrastructure improvements and support services would be required
· To work with landowners to agree areas where housing could be provided to meet the needs and agreement of the Parish
Housing Statistics and Observations from the 2011 Census
• 3,763 people in the Parish – 39 less than 2001
• 1,627 dwellings (including mobile homes) in the Parish – 50 more than 2001
• Rented homes – private/council/housing association – 112 more than 2001
• There are 161 dwellings which are classed as a second home.
• 2806 residents are aged 16 – 74 years
• 30 – 44 years old are 208 less than in 2001
• 16 – 17 year olds are 53 more than in 2001
• 65 – 74 year olds are 134 more than in 2001
• Over 90 year olds is the same as 2001 – 2011
• The Parish has an ageing population and may be attracting 65 years +
• Only one Retirement/Sheltered Home (2015) – 25 Flats and 1 Nursing Home
• Households with dependent children 460 – 16 less than 2001
• 2806 working – 1413 travel by car/van. 2636 own a car in the Parish
• Houses with 4 or more cars has doubled since 2001. (87)
• 90 households are considered overcrowded based on people to rooms – increase of 14 on 2001 data.
• Properties overall have increased in the Villages over the last 10 years
• Combination of young & old over next 20 years indicates a housing shortage to come
Households by Tenure 2001 -2011
Feedback from Questionnaire January 2014
· 88% Satisfied with the Local Area as a Place to Live
· 33% not enough Housing in the Parish
· 25% (6 in importance) Affordable Housing needed to be improved
· 32% a need for Affordable Housing
· 19% a need for Family Housing
· 13% a need for Housing for Young People
· 12% a need for Housing for Older People
· 48% do not make use of the Recreation Facilities in the Parish
SWOT ANALYSIS
Strengths
· Recent flooding has highlighted the benefit of our flood plains
· The parish has it own unique character and needs to be retained
· Our 15th century properties compliment the architecture of the village
· The Parish boundary is on an area of outstanding natural beauty
· Rural setting near to Brighton / London
· Property prices competitive compared to Hove/ Brighton
· Only 90 mins. from centre of London
· Good schools / catchment area
· Safe community to live in
Weaknesses
· Parishioners apathy to want to get involved / engage
· Roads are very narrow to support large vehicles
· Railway does not exist
· High Streets used as ‘rat runs’
· Not enough business units for businesses to set up or expand
· Infrastructure nearing capacity.
· High Speed Broadband not available to all.
· Lack of Parking to support development
· Not enough Care Homes
· Limited Medical Care and access to Hospitals / Medical
· Limited retail outlets in the parish
· Insufficient data to support housing and development needs
· Lack of futuristic mind set to develop for the next 20 years
Opportunities
· Farmers/land owners who want to release land for new builds
· Check if there are any Brown Field sites for development.
· Ask parishioners if there aware of opportunities for development.
· What planning applications are there to increase accommodation.
· Old Cement Works has real development opportunities
· Develop existing buildings to house more people with local incentives
· Industrial estates; are they being used to their maximum
· Produce housing needs survey to identify villagers demands
· Possible development opportunity on mobile home sites
· Change the use of mobile home sites for permanent use
· We have good data to estimate the housing needs for the future.
· Recommend the design & materials to protect the uniqueness of builds
· To develop the villages in the parish so that they keep village status.
· To retain open spaces to ensure that any dwelling has adequate space
· To allow children to play in an open environment
· To use and develop allotments.
· Develop an initiative to ensure empty properties become occupied
· Establish housing requirements with the local housing associations: Moat, Raglan, Saxon Weald, Southern Housing, English Rural Housing Association, Greenoak Housing Association, Southdown Housing Association, Lewes Land Trust and Grosvenor Estate
Threats
· Southdown Downs National Parks Plans may conflict with NP
· Horsham District Council Plans may impact our NP.
· Large Developers may only provide bland out of character housing
· Current open spaces could be under threat of being built on
· Extra development could impact our infrastructure if not reviewed also.
· The design and buildings not in keeping with the village
· No additional housing is forcing Families born & bred in village to leave
· Lack of single housing to meet Ageing population needs
· Lack of local employment options means people have to move
· Large housing estates could increase crime and disorder.
· Could be forced to build on the flood plain
· Adjoining parishes development plans not complimentary to ours
The Beeding Cement Works
A large former chalk quarry and semi-derelict works in the ownership of a developer but leased to a waste operator and to various temporary users (west of the A283). This is one of the most prominent sites in the National Park, in a key location where the Park is at its narrowest and is the top issue raised by Parishioners to get something done on the site which is a major eyesore. It is allocated in the existing Local Plans for employment use. A previous proposal for mixed-use development was rejected on appeal mainly because of the proposed housing content on the western part of the site.
Within the countryside outside settlements, and where consistent with the National Park's first Purpose, the Local Plan to:
Normally allow development on previously developed land (brownfield sites) in relation to agriculture and forestry (including related infrastructure), farm diversification, tourism, appropriate recreation[1] and the promotion of the understanding and enjoyment of the countryside but put in place strict controls on greenfield land.
Not permit new residential development, except in special circumstances, for example where there is an essential need for a rural worker to live permanently at or near their place of work in the countryside; such development represents the optimal use of a heritage asset; or on a rural exception site (these are discussed in Chapter 7: Housing and Chapter 4: Historic Environment).
Where areas have previously offered employment opportunities these need to be maintained or offered alternatives to move / engage with new opportunities
The Beeding Cement Works sometimes known as Shoreham Cement Works: It is a big site, 90% of which is in Upper Beeding parish, the rest in Adur District. There are small businesses working from the site, serving a valuable purpose to the area. The site provides unique facilities for these businesses.
The cement works has been on the current site for a century and a license to extract remains for another 40 years.
The opportunities for the cement works are huge, but much depends on finances and vision. The existing users must be given the utmost consideration in any plans.
There is a need within the parish and its surrounds for the kinds of space provided for the businesses currently using the site
The Eden Project was built on a similar site.
The site is ecologically valuable.
Hargreaves paid millions of pounds for the site, though generally its income has been quite low in other analyses. The investment by Hargreaves must be viewed therefore as a gamble.
The site is seen as unsuitable for housing by SDNP but not by Developers or UBPC..
The site needs a lot of tidying up.
There are opportunities for renovation. Such sites have been moved from industrial to recreational use very effectively while retaining the industrial features of interest and value.
The cement works is of great public concern and is part of the history of Upper Beeding and when a Cement Works the major employer and source of income in the area. In a recent survey 76% identified that the Cement Works needed something to be done to it.
As well as offering small businesses an opportunity to start up and offer skilled work if properly landscaped and managed these could be better developed to fit the SDNP vision of Agricultural and Landscaped beauty.
The local Downslink footpath currently utilises the original formation of the former Shoreham – Horsham Railway, this passes the cement works along its west side, an example of improving the site to compliment leisure walkers and provide facilities to the site tenants could be to restore / renovate the old weighbridge office buildings - into a cafe / tearooms facility – other suitable business types could also be placed along this area. Even the old railway signal box which its footings still survive could be reinstated to provide a rest facility & all weather viewing room for the Adur Valley.
With the passage of local people and interested organised groups, businesses will hopefully have a keenness to promote their services and opportunities in the area, a community museum could be created & funded from sponsorship to promote the re-generation of the site and allow access for schools and local societies to re-search and promote their local history and ongoing local environmental / wildlife conservation. It is recognised that the original cement works buildings carry a following of modern photo artists, industrial archaeology groups amongst many people who visit the site and admire the impressive size of the structures. As these are being retained, they will provide a key dramatic back drop to a very modern yet imposing and sustainable site, designed & tailored to an area which is proud of its industrial heritage and knowledge that it has been in the past, associated with some of the most revolutionary & pioneering techniques for the types of industry that operated in our area, hence our desire to push for these equally exciting opportunities into our future.
Ideas for Beeding Cement Works from Community Engagement
v Restore facade of main building and Labs opposite as example of 1950s architecture
v Build South Downs Visitor Centre with parks, camp site, shops, cafe, Youth hostel, stables, cycle centre.
v Sports Centre to include: Gym, Ice Skating, Ski Slope, Swimming Pool, Rock Climbing, Water Sports, Zip Wire, Fun Games.
v Music Centre / Studios & Practice venue
v Sheltered Housing & Care Home Facility
v Working Zones for businesses to accommodate existing but in greener environment.
v Business Zone – for start ups,little pods for new businesses to network and build
v Bus Museum and Artifacts Cement Works Museum & Heritage Centre
v Wild Life Centre and Sanctuary for birds, fish & plants. Utilising the river.
v Education & Innovative Centre for Arts, Science & Technology. – build the skills required for the local area, to include residential and study facilities for students of all ages – Top Primary to University – with day and longer courses appropriate to. Apprenticeships based on what business may eventually be on site, Foster cross-disciplinary collaborations to lead on new ideas and build them into new industries etc.
v House a number of businesses specialising in green energy, companies for research and manufacture
v Tree Top restaurant built in keeping with the country side sourcing its food from local companies but affordable to all
v Self sufficient power production to serve immediate local communities
v Art Gallery bringing local artists in to sell their painting and their artifacts
v Riverside Hotel & Leisure facilities with jetty.
v Limited Affordable Housing
v Promote businesses offering Skilled and Semi Skilled Employment Opportunities for the Local Community
COMPARE WITH HANOVER SITE AT KINGSTON ROUNDABOUT LEWES