Homes blueprint

There are plans to build 700 homes on the Castle Goring estate before 2006 and at least 100 dwellings after that.

The proposals also promote a comprehensive package of leisure, community and education facilities associated with the development in the rural north-west corner of Worthing.

Borough planners say the primary objective is to achieve a high quality development that will create a sense of identity for the new area while ensuring it integrates where possible with the rest of the town.

Councillor Bob Smytherman, executive member for planning and economic development, said: "This is a very important site for the town.

"The consultation on the brief is an opportunity for residents to let us know what they would like to see, what type of community facilities are needed and what issues are of particular concern to them.

"It is essential the development is of the highest quality and enhances the character of the town.

"It is a key site, which will bring with it significant new facilities for residents, including much needed low-cost homes."

An exhibition is being held at Portland House in Richmond Road from Monday to October 24. It is open from 9.00am to 5pm Mondays to Thursdays and 9pm to 4pm on Fridays.

There will also be a display at Durrington Community Centre, near Tesco, on September 13, from 9.30am to 3.30pm.

Here is a summary of the main points of the blueprint:

With much of post 1970 West Durrington a bland mix of mediocre and in some cases downright poor housing design, planners have set their sights high for what is left of Worthing's once extensive countryside.

The overriding objective for the new estate is "to achieve a high quality development, creating a sense of identity for the new area while ensuring the development takes the most sustainable form, integrating where possible with the existing town."

The site lies on the north-western edge of Worthing and is approximately 2km from Goring railway station and 5km from Worthing town centre.

An important objective of the developers' blueprint is the creation of a new village green at the core of the estate to provide focus and identity to the new development.

There are plans to build 700 dwellings up to 2006, of which 25 per cent will be rented social housing and five per cent low-cost housing.

After 2006, a minimum of 100 properties will go up and it seems certain further planning applications will follow in due course.

There will be a minimum of 115 one and two-bedroom flats; 40 three-bedroom terraced houses; 100 three-bedroom semi-detached homes; and a maximum of 150 three-bedroom detached dwellings and 195 four-bedroom detached properties (or larger).

Regarding the social housing, the council will retain nomination rights, ensuring, we are told, that Worthing people are on the top of the ladder. It will be provided in pockets of no more than ten to 15 dwellings throughout the site to ensure there is a mix.

Community facilities must include shops, a library, medical facility, community centre, youth centre, two playing fields (one all-weather and floodlit) and children's play areas.

The developers are expected to contribute a site of at least 5.7 acres to be made available for a new primary/ middle school Existing secondary schools in the borough will have to take older pupils.

At present the site comprises a mix of pasture and arable land divided by a network of hedgerows and a large area of mature woodland to the west. A lake and surrounding wetland in the south-west provide an important and attractive feature.

The majority of the wooded areas fall within a site of conservation importance and forms the largest block of ancient "semi-natural" woodland in the borough. There is evidence that Goring Woods may have formed part of a medieval deer park. Deer are known to still live in the vicinity. The majority of the woodland areas should be retained and managed with recreational use diverted to areas of "lower sensitivity".

Hedgerows in the area are generally well established and some are classified as ecologically important despite the devastating impact of Dutch elm disease.

Goring Lake measures 80m across and may well support protected species. There is a small island in the centre, which is used by nesting wildfowl. Pathways around the lake have been ruled out.

There are several ponds, which should be retained where possible. Smooth newts have been recorded in three of the ponds and great- crested newts (a protected species) in two.

There is also evidence of badger activity and a full nature survey will be required to record the vegetation and animals in the vicinity before construction begins.

The site is visible from Highdown Hill but is viewed against a backdrop of existing housing. As the northern boundary of the proposed estate borders an area of outstanding beauty, there should be a "softening" of development here, with a high degree of landscaping using native species.

The land being swallowed up forms part of Home Farm. Development will affect a maximum 12 per cent of the estate, which will still be viable as a business despite the loss of fields.

Archaeological experts will be called in to examine a post-medieval woodland earthwork called a roundel and other areas where evidence of the borough's past may be found.

Two footpaths cross the site, FP3114, which runs north to south, and FP3127, which goes from east to west. These will be retained or rerouted and incorporated into a network of further paths.

Castle Goring is one of only two Grade I listed buildings in the borough. The south frontage has a Roman-style facade while the north frontage is Gothic in origin. There is also a listed lodge and three listed cottages. Approximately 400m to the south of Castle Goring is a walled garden, which is Grade II listed and must be retained.

Where the proposed housing adjoins listed buildings, the design and layout of the development will be required to be of a very high standard and must reflect the character of the existing buildings and structures.

Allotments at Humber Avenue will be retained. Gateways will be provided at the main entrance to the development. The village centre will incorporate a sculpture. Trees will be planted along roads to form avenues. Timber windows will be installed in the majority of houses.

On the subject of public transport, developers may have to subsidise a bus service of at least three buses an hour from 8am to 8pm, with a reduced service from 6am to 8am and 8pm to 11pm. The buses would use Tasman Way to access the new estate. Cycle lanes will also be provided. Traffic calming is planned for New Road and Terringes Avenue.

Regarding Titnore Lane, where plans to fell trees have prompted widespread criticism and public demonstrations, the blueprint says only that improvements should be carried out.

The development site lies above approximately 30m of clay, with chalk under that from which water is drawn. These sources will need to be protected from contamination.

Comments on the development brief should be sent to: Strategic Housing and Planning, Policy Development, Portland House, Richmond Road, Worthing, or by email to wdbrief@worthing.gov.uk