Chichester Local Plan 2021 - 2039: Proposed Submission

(13) Policy A1 Chichester City Development Principles

New development, infrastructure and facilities will be planned for Chichester city that enhance the city's role as a sub-regional centre and visitor destination, contribute to meeting local needs, and conserve and enhance the city's historic character and heritage. This will include provision for development and proposals that:

• Support and strengthen the vitality and viability of the city centre and its role as a shopping/visitor destination, employment centre and a place to live;
• Support and enhance the city's existing heritage, arts and cultural facilities;
• Enhance the city's existing entertainment and leisure offer, including the 'evening economy';
• Reinforce and strengthen the city's office market;
• Protect views of the cathedral and its spire;
• Provide or contribute towards improved facilities for education, health and other social and community uses;
• Enhance the character and distinctiveness of the city's local neighbourhoods;
• Provide or contribute towards an enhanced network of green infrastructure, including additional parks and amenity open space, outdoor sport pitches, recreational routes and access to natural green space;
• Support and promote improved access to the city and sustainable modes of travel in accordance with the transport strategy for the city and
• Enhance the public realm, especially within the city centre and key routes in and out of the city.
• Maximise opportunities for integration of natural features to achieve biodiversity net gain and sustainable water management.

All development will be required to have special regard to the city's historic character and heritage, particularly those proposals within the Chichester City Conservation Area. Development proposals should be underpinned by historic characterisation assessments and heritage impact assessments, and should make a positive contribution to the city's unique character and distinctiveness.

If necessary, the council may prepare a supplementary planning document(s) or development plan document(s) which will set out a coordinated planning framework covering Chichester city centre and other areas of change in the city, which will identify development sites, transport and environmental improvements and define areas within which specific uses are considered appropriate and will be supported.

(12) Policy A2 Chichester City – Strategic housing location

Land will be allocated for development in the Chichester Neighbourhood Plan for a minimum of 270 dwellings and supporting facilities and infrastructure. In addition to consideration of the Chichester City Development Principles (Policy A1), the relevant allocation policies and site assessment/selection process will be expected to address the following requirements:

1. To be masterplanned and designed to provide for a high-quality form of development, in accordance with the National Design Guide and any design code or guidance adopted or approved which is relevant to the site;
2. Subject to local evidence of need, provide appropriate specialist housing needs (such as for older people or self/custom build) either in accordance with needs already established or those identified as part of the process of producing a Neighbourhood Plan;
3. Ensure that the new development is designed and laid out in order to integrate with neighbouring areas, providing good access to key facilitiesand sustainable forms of transport;
4. Ensure that development respects local character, protects existing important key views, including any determined through the process of preparing the Neighbourhood Plan;
5. Ensure that development avoids harm to protected species and existing important habitats features and facilitates the achievement of biodiversity net gain, and maximises any opportunities for enhancing habitat connectivity.
6. Successfully mitigate potential impacts on the Chichester Harbour SAC/SPA/Ramsar, including contributing to any strategic access management issues (including on-site mitigation where required as part of the Habitats Regulations Assessment).
7. Provide safe and suitable access points for all users and facilitate the requisite contributions for off-site highway improvements, which will include promoting sustainable transport options;
8. Facilitate improved sustainable travel modes, and new improved cycle and pedestrian routes.
9. Ensure that allocations and policies accord with the sequential approach to flood risk, and that development will be safe for its lifetime, taking account of climate change impacts, as per the requirements set out in national policy and having due regard to the council's latest Strategic Flood Risk Assessment;
10. The development/s will need to be phased in such a manner as to ensure that sufficient wastewater disposal capacity is available to accommodate the requirements resulting from development/s
11. Provide for infrastructure and community facilities in accordance with the most recent Infrastructure Delivery Plan;
12. Proposals for development within a Minerals Safeguarding Area will need to accord with Policy M9: Safeguarding Minerals of the West Sussex Joint Minerals Local Plan (or updated version). A Mineral Resource Assessment may be required prior to any development being consented, which addresses the relevant requirements set out in the West Sussex Joint Minerals Local Plan

(17) Policy A3 Southern Gateway Development Principles

Development within the Southern Gateway Regeneration Area will need to comply with the development principles below:

• Provide a mix of uses suitable to this gateway location. At the northern end, close to the city centre, this could include a hotel with café, bar and restaurant uses at ground floor as well as office, residential, leisure and small-scale retail uses. To the southern end, this could include café and restaurant uses facing onto the Canal Basin, providing activity on the ground floor, with office or residential uses on upper floors, as well as town houses.
• To be masterplanned and designed to provide for a high-quality form of development, in accordance with the National Design Guide and any design code or guidance adopted or approved which is relevant to the site.
• Provide a sense of place, with statement buildings on key corners.
• Conserve and enhance the historic environment.
• Be designed to encourage and facilitate active travel.
• Protect and enhance key views including of the cathedral spire and the canal basin.

(16) Policy A4 Southern Gateway – Bus Station, Bus Depot and Basin Road Car Park

A site of approximately 1.2ha, currently a bus station, bus depot and public car park, is allocated for a residential-led scheme of 110 dwellings, with active uses such as retail and café/ restaurant on ground floor frontages, and scope to include specialist accommodation such as student or older persons accommodation.

Development of this site will need to accord with the following site-specific requirements:

1. Provide a high-quality and distinctive form of development appropriate to this gateway location, maximising the opportunity for a high-density development, and accord with the National Design Guide and any design code or guidance adopted or approved which is relevant to the site. A statement building on the bus station site should articulate a sense of arrival;
2. Ensure that key views, including of Chichester Cathedral spire, are protected and enhanced. Such views must be considered as part of the design and layout of the proposed development in order to create attractive views and vistas,
3. Enhance the public realm, particularly connections to the railway station and the city centre via South Street, Southgate and Basin Road for pedestrians, cyclists and public transport users, and to National Cycle Route 2 and Route 88 which run close by. Bus stops and layover facilities should be provided to replace those at the bus station in line with the West Sussex Bus Service Improvement Plan. Routes and crossings should reflect pedestrian desire lines, and public art should be incorporated to create a sense of place;
4. Preserve or enhance the significance, character and appearance of the Chichester Conservation Area which covers part of the site, and preserve the significance of listed and, aside from the bus depot, which is to be redeveloped, non-designated heritage assets, within and close to the site, taking due account of their setting.
5. Provide appropriate hard and soft landscaping, including additional street trees and buffer plantingto integrate the development with its surroundings. Existing stands of mature trees should be retained and reinforced.
6. Ensure that the design and layout avoids harm to any protected species and existing important habitats features within, and in the vicinity of, the site, and facilitates the achievement of as much of the required levels of biodiversity net gain as possible on-site, and facilitates the creation of high levels of habitat connectivity within the site and to the wider green infrastructure network.
7. Include an archaeological assessment to define the extent and significance of any archaeological remains and reflect these in the proposals, as appropriate;
8. Given parts of the site are adjacent or close to the railway and to major roads, noise reduction measures are likely to be required. Such measures must be considered as an integral part of the design process.
9. Phasing of development may be required to ensure adequate wastewater treatment capacity is available to accommodate the requirements resulting from this development.
10. Avoid and where relevant mitigate potential impacts on the Chichester Harbour SAC/SPA/Ramsar, including contributing to any strategic access management issues (including on-site mitigation where required as part of the Habitats Regulations Assessment)
11. Provide safe and suitable access points for all users, and make the requisite contributions for off-site highway improvements, which will include promoting sustainable transport options;
12. Ensure that the design and layout minimises the risk of flooding from all sources (both now and in the future) impacting the development without increasing flood risk elsewhere, and, where possible, reduces flood risk overall. The design should facilitate the use of SuDS if appropriate. Flood mitigation measures and drainage features must be integrated into the development in a manner which facilitates the achievement of a high standard of design and layout, and supports biodiversity net gain;
13. Provide for infrastructure and community facilities in accordance with the most recent Infrastructure Delivery Plan;
14. Investigate and if necessary remediate any contamination;
15. Proposals should have regard to the West Sussex Minerals Local Plan and associated guidance as the site is within a defined Minerals Safeguarding Area.

(11) Policy A5 Southern Gateway – Police Field, Kingsham Road

A site of approximately 1.45 ha is allocated for residential use for 70 dwellings.

Development of this site will need to accord with the following site-specific requirements:

1. Provide a high-quality form of development, to be designed and masterplanned in accordance with the National Design Guide and any design code or guidance adopted or approved which is relevant to the site.
2. Ensure that the new development is designed and laid out to be well integrated with neighbouring areas, providing good access to the city centre, key facilitiesand sustainable forms of transport;
3. Ensure that key views, particularly of Chichester Cathedral spire are protected and that such views are considered as part of the design and layout of the proposed development in order to create attractive views and vistas, particularly from important public spaces;
4. Preserve or enhance the significance, character and appearance of the Chichester Conservation Area, and preserve the significance of nearby listed and locally listed buildings, taking due account of their setting;
5. Provide for appropriate hard and soft landscaping, including street trees and buffer planting to integrate the development with its surroundings. Existing hedgerows around the site should be retained and reinforced;
6. Ensure that green infrastructure provision is well related to the overall layout and character of the development and how it relates to its surroundings.
7. The former police station playing field should be replaced by equivalent appropriate provision.
8. Ensure that the design and layout avoids harm to protected species and existing important habitats features within, and in the vicinity of, the site, and facilitates the achievement of as much of the required levels of biodiversity net gain as possible on-site, and facilitates the creation of high levels of habitat connectivity within the site and to the wider green infrastructure network. This includes the provision of appropriate buffers in relation to important habitats which are being retained and/or created;
9. Avoid and where relevant mitigate potential impacts on the Chichester Harbour SAC/SPA/Ramsar, including contributing to any strategic access management issues (including on-site mitigation where required as part of the Habitats Regulations Assessment);
10. Provide safe and suitable access points for all users, including a vehicular access from Kingsham Road, and make the requisite contributions for off-site highway improvements, which will include promoting sustainable transport options;
11. Provide for improved sustainable travel modes, including regular bus services and new improved cycle and pedestrian routes, including linkages with the railway station, canal basin, Chichester Gate and the city centre, and National Cycle Route 2 and Route 88;
12. Parts of the site fall within areas of high fluvial flood risk, where flood storage capacity will need to be retained. A site-specific flood risk assessment should demonstrate that development will be safe for its lifetime taking account of the vulnerability of its uses, without increasing flood risk elsewhere and, where possible, will reduce flood risk overall. This should have regard to the measures identified in the most recent Level 2 SFRA. Development must be designed and laid out to take account of this, with vulnerable uses located outside of the areas at most risk of flooding and incorporating mitigation measures to minimise the risk of flooding from all sources. This means that residential development should be focused on the northern part of the field, and residential development in Flood Zone 3a should be minimised. Flood mitigation measures and drainage features must be integrated into the development in a manner which facilitates the use of SuDs as much as possible (subject to the findings of the site-specific flood risk assessment), the achievement of a high standard of design and layout, and supports biodiversity net gain.
13. Phasing of development may be required to ensure adequate wastewater treatment capacity is available to accommodate the requirements resulting from this development.
14. Provide for infrastructure and community facilities in accordance with the most recent Infrastructure Delivery Plan.
15. Proposals should have regard to the West Sussex Minerals Plan and associated guidance as the site is within a defined Minerals Safeguarding Area.

(17) Policy A6 Land West of Chichester

Land at West of Chichester, as defined on the policies map, is allocated for mixed use development, comprising:

• 1,600 dwellings;
• 6 hectares of employment land (suitable for E(g)(i)/(ii) Business uses);
• A neighbourhood centre / community hub, incorporating local shops, a community centre, small offices and a primary school; and
• Open space and green infrastructure, including country parks, playing pitches, sports pavillion and allotments

Taking into account the site-specific requirements, development should:

1. Be planned as a sustainable urban extension of Chichester city that is well integrated with neighbouring areas of the city, and provides good access to the city centre and key facilities in the city;
2. Utilise sustainable design and construction techniques;
3. Be landscaped to protect priority views and create new views of Chichester Cathedral spire;
4. Keep land north of the B2178 in open use, free from built development, to protect the natural history interest of both Brandy Hole Copse, and the setting of the Chichester Entrenchments scheduled monument;
5. Conserve, enhance and better reveal the significance of the Chichester Entrenchments scheduled monument, identified archaeological priority areas and other non-designated heritage assets and their settings, and to record and advance understanding of the significance of any heritage assets to be harmed or lost;
6. Deliver a measurable net gain to biodiversity in accordance with Policy NE5 (Biodiversity and Biodiversity Net Gain), and protect and enhance the setting of Brand Hole Copse Local Nature Reserve and areas of ancient woodland and other priority habitats, including chalk streams;
7. Provide an appropriate landscaping buffer on the western boundary of the site, which could form a continuation of the existing planting already present. Appropriate provision should also be made for key landscaping and enhanced usability of Centurion Way. Where necessary, to contribute generally to green infrastructure;
8. Subject to detailed transport assessment, provide road access to the north from Old Broyle Road and to the south from Westgate area;
9. Provide or fund mitigation for potential off-site traffic impacts through a package of measures in conformity with Policy T1 (Transport Infrastructure) and T2 (Transport and Development), including improved access to the A27 and surrounding road improvements;
10. Make provision for regular bus services linking the site with Chichester city centre, and new and improved cycle and pedestrian routes linking the site with the city, Fishbourne and the South Downs National Park including additional access on to Centurion Way;
11. Be planned with special regard to the need to achieve nutrient neutrality and mitigate potential impacts of recreational disturbance on the Chichester Harbour SAC/SPA/Ramsar including contributing to strategic access management;
12. Protect and enhance the existing biodiversity and important ecological corridor linking Chichester Harbour and the South Downs National Park. Any development will need to:
    1. Provide multifunctional green infrastructure both across the site and linking development to the surrounding countryside and Chichester city;
    2. Provide mitigation for any loss of watercourse habitat resulting from culverting for highway provision in the development;
    3. Provide buffer zones to sensitive habitats such as ancient woodland;
13. Increase capacity to attenuate surface water on the development site thereby reducing discharge flows from the development to reflect greenfield rates; and
14. Demonstrate capacity of sewer network to accommodate the conveyance and treatment of wastewater (to strict environment standards) from the proposed development.
15. Occupation of the development will be phased to align with the delivery of wastewater infrastructure. Development of the site should also be phased so that the neighbourhood centre / community hub and country park are delivered at an early stage of development.
16. Proposals for the development should have regard to the West Sussex County Council Minerals Safeguarding Area and associated guidance.

(8) Policy A7 Land at Shopwyke (Oving Parish)

Land at Shopwyke, as defined on the policies map, is allocated for mixed use development, comprising:

Taking into account the site-specific requirements, proposals for the site should:

• 585 dwellings;
• At least 4 hectares of employment land (suitable for (E(g) and/or B2 Business uses);
• A neighbourhood centre / community hub, incorporating local shops to provide for small-scale retail uses to meet primarily day to day convenience retail needs and a community centre; and
• Open space and green infrastructure, with the enhancement of the existing lakes to deliver biodiversity net gains and safer access.

Taking into account the site-specific requirements, proposals for the site should:

1. Be planned as a sustainable urban extension of Chichester city, that is well integrated with neighbourhoods on the east side of the city, providing good access to the city centre and key facilities;
2. Provide integrated green infrastructure in conjunction with the other strategic sites to the northeast of the city and Tangmere;
3. Protect existing views of Chichester Cathedral spire and conserve and enhance the historic significance of the listed barn at Greenway Farm, the listed Shopwyke Grange and the cluster of buildings associated with the grade II* listed Shopwyke Hall;
4. Provide new and improved road access to the site from the A27. Development will be required to provide or fund mitigation for potential off-site traffic impacts through a package of measures in conformity with Policy T1 (Transport Infrastructure) and T2 (Transport and Development), including improved access to the A27 and changes to the A27 Oving Road and Portfield junctions;
5. Make provision for foot/cycle bridge across the A27 south of Portfield Roundabout and foot/cycle bridge across the A27 to Coach Road;
6. Make provision for regular bus services linking the site with Chichester city centre, and new and improved cycle and pedestrian routes linking the site with the city, Westhampnett, Oving, Tangmere, and the South Downs National Park;
7. Be planned to integrate with other proposed development within the site;
8. Demonstration that development would not have an adverse impact on the nature conservation interest of identified sites and habitats; and
9. Be planned with special regard to the need to mitigate potential impacts of recreational disturbance on the Chichester Harbour SAC/SPA/Ramsar including contributing to any strategic access management issues.
10. Development of the site should be phased so that bridges providing access out of the site, the neighbourhood centre / community hub, open space and green infrastructure are delivered at an early stage of development.
11. Occupation of development will be phased to align with the delivery of infrastructure for adequate wastewater conveyance and treatment (meeting strict environmental standards).
12. Proposals for the development should have regard to the West Sussex County Council Minerals Safeguarding Area and associated guidance.

(25) Policy A8 Land East of Chichester

Approximately 39 hectares of land at Land East of Chichester is allocated for a phased residential-led development comprising:

• Development to include 680 dwellings, including ten suitable serviced plots^[47] to provide self/custom build housing;
• Specialist accommodation for older persons, to include a component of care or support, of a form which is appropriate for the site;
• A neighbourhood centre incorporating local shops, a community centre, flexible space for employment/ small-scale leisure uses and a one-form (expandable to two-form) entry primary school with provision for early years/ childcare and special educational needs and disability;
• Provision of on-site public open space and play area;
• Nine gypsy and traveller pitches, if there remains an outstanding need for pitches at the time of the determination of the planning application.

Development of this site will need to accord with the following site-specific requirements:

1. To be masterplanned and designed to provide for a high-quality form of development in accordance with the National Design Guide and any design code or guidance adopted or approved which is relevant to the site.
2. Ensure that the new development is designed and laid out in order to form a sustainable extension to Chichester, that is well integrated with neighbouring areas, providing good access routes to the city centre, key facilitiesand sustainable forms of transport;
3. Ensure that key views, particularly of Chichester Cathedral spire, (and as identified via the masterplanning process, any relevant Landscape and Visual Impact Appraisal or the council's Landscape Capacity Study) are protected and that such views are considered as part of the design and layout of the proposed development in order to create attractive views and vistas, particularly from important public spaces;
4. Conserve and enhance the historic significance of the listed Shopwyke Grange and the cluster of buildings associated with the grade II* listed Shopwhyke Hall which should be analysed at an early stage of the masterplan;
5. Provision of on-site public open space, including allotments and play areas in accordance with Policy P15;
6. Provide for appropriate hard and soft landscaping, including street trees, a substantial and effective buffer with significant planting to the strategic wildlife corridor on the eastern boundary of the site, and protect existing landscape features which are worthy of retention, in order to ensure the development is well integrated with its surroundings and successfully mitigates the impacts on the wider landscape character. The buffer to the corridor should ensure darkness and minimise disturbance in the wildlife corridor and ensure habitats and microclimates of the corridor continue to support a wide range of species and maintain connectivity;
7. Ensure that green infrastructure provision is well related to the overall layout and character of the development and how it relates to its surroundings. This will include creating linkages throughout the site to the wider countryside, Tangmere and development at Shopwyke Lakes;
8. Ensure that the design and layout avoids harm to SAC designated species, section 41 priority species, other protected species and the existing habitat features within, and in the vicinity of the site, that support these species. The design and layout should facilitate the achievement of biodiversity net gain and facilitates the creation of high levels of habitat connectivity within the site and to the adjacent strategic wildlife corridor and wider green infrastructure network. Appropriate buffers, of sufficient width and landscaping design to reduce light levels down to a maximum of 0.2 lux in the horizontal plane and 0.4 lux in the vertical plane, will be required to the strategic wildlife corridor, that includes the lake/water body, to reinforce its functionality and to include mitigation measures to minimise noise to reduce disturbance from the development. Buffers may contain appropriate unlit uses such as recreational use and SuDS provision
9. Avoid and where relevant mitigate potential impacts on the Chichester Harbour SAC/SPA/Ramsar, including contributing to any strategic access management issues (including on-site mitigation where required as part of the Habitats Regulations Assessment), and potential for loss of functionally linked supporting habitat;
10. Any development brought forward at this site will require a project level HRA to establish that adequate mitigation is in place in line with the submission of a planning application to ensure no adverse effects on the integrity of Singleton and Cocking Tunnels SAC or any other European sites.
11. Provide safe and suitable access points for all users, including a vehicular access from Shopwhyke Road, and provide or fund mitigation for potential off-site traffic impacts through a package of measures in conformity with Policy T1 (Transport Infrastructure) and T2 (Transport and Development), which will include promoting sustainable transport options;
12. Provide for improved sustainable travel modes and new improved cycle and pedestrian routes, including linkages with Chichester;
13. Incorporate suitable noise mitigation measures into the design and layout to address impacts arising from the proximity of the site to the A27 and railway.
14. A site-specific flood risk assessment should demonstrate that the development will be safe for its lifetime taking account of the vulnerability of its uses, without increasing flood risk elsewhere, and, where possible, will reduce flood risk overall. This should have regard to the measures identified in the Level 2 SFRA (2023). Flood mitigation measures and drainage features must be integrated into the development in a manner which facilitates the use of SuDs, the achievement of a high standard of design and layout, and supports biodiversity net gain;
15. The development will need to be phased in such a manner as to ensure that sufficient wastewater disposal capacity is available to accommodate the requirements resulting from this development;
16. Provide for infrastructure and community facilities in accordance with the most recent Infrastructure Delivery Plan;
17. A satisfactory remediation strategy will need to be provided to address any pre-existing land (soil, gas and water) contamination on any existing or adjacent land in accordance with relevant guidance, see Land contamination risk management (LCRM) - GOV.UK;'
18. Consider the implication of development on safeguarded minerals in line with the West Sussex Joint Minerals Local Plan (Policy M9) and Safeguarding Guidance, to assess whether the land contains economically viable minerals that would require extraction prior to development to avoid permanent sterilisation^[48].
19. Consider the implication of development on the safeguarded strategic waste allocation at the former Fuel Depot site, and other safeguarded waste management sites in the vicinity, to ensure development of the site does not prevent or prejudice the waste management uses, as required by Policies W2 and W10 of the West Sussex Waste Local Plan⁴⁹.

(10) Policy A9 Land at Westhampnett/North East Chichester

Land to the west of Westhampnett and northeast of Chichester city is allocated for mixed development, comprising:

• 500 homes;
• Community facilities;
• Open space and green infrastructure, including a sensitively planned linear greenspace with public access along the Lavant Valley.

Taking into account the site-specific requirements, development should:

1. Be directed towards the settlement of Westhampnett, to the south of Madgwick Lane, and to the eastern edge of Chichester, but away from the floodplain of the River Lavant;
2. Be well integrated with the village of Westhampnett and neighbouring residential areas in Chichester city and should be planned to provide good access to existing facilities;
3. Provide or contribute to improved local community facilities;
4. Make provision for green links to the South Downs National Park and Chichester city. Opportunities should be explored for provision of integrated green infrastructure in conjunction with the other strategic sites to the east of the city, including Tangmere;
5. Be designed with special regard to the landscape sensitivity of the site (especially views towards and from within the South Downs National Park), and to reduce the impact of noise associated with the Goodwood Motor Circuit/Aerodrome. Major new structural planting will be required to soften the impact of development on views from the north and around the motor circuit;
6. Be designed with special regard to the Graylingwell Hospital Conservation Area, the buildings of the former 'pauper lunatic asylum' and the grade II registered park and garden in which they sit, and to other listed buildings in the vicinity of the site and their settings. Important views of Chichester Cathedral spire from the area should be protected;
7. Adoption of a comprehensive approach to flood risk management on the western part of the allocation, including consideration of surface water drainage as part of the masterplanning process;
8. Road access to the site will be determined as part of the masterplanning process, depending on the location(s) for proposed development. Development will be required to provide or fund mitigation for potential off-site traffic impacts through a package of measures in conformity with the Policy T1 (Transport Infrastructure) and T2 (Transport and Development).
9. Make provision for regular bus services linking the site with Chichester city centre, and new and improved safe and convenient cycle and pedestrian routes linking the site with Chichester city, the South Downs National Park and other strategic developments to the east of Chichester city including Tangmere. This could include exploring the potential for a bus only route linking the development with the Graylingwell area; and
10. Development in the Airfield Flight Safety Zone should be strictly controlled and limited to that which can be justified as causing no hazard to the operational needs of the Airfield.
11. Occupation of development will be phased to align with the delivery of infrastructure for adequate wastewater conveyance and treatment to meet strict environmental standards.
12. Proposals for the development should have regard to the West Sussex County Council Minerals Safeguarding Area and associated guidance.

(13) Policy A10 Land at Maudlin Farm

Land at Maudlin Farm is allocated for the development of:

• 265 dwellings, including 4 serviced self/custom build plots;
• Specialist accommodation for older persons, to include a component of care or support, of a form which is appropriate for the site;
• Provision of on-site public open space and play area;
• 3 gypsy and traveller pitches, if there remains an outstanding need for pitches at the time of the determination of the planning application.

Development should address the following site-specific requirements:

1. Provide for a high-quality form of development that respects the settlement pattern and local distinctiveness, integrates the development into the landscape and ensures that views from and towards the South Downs National Park are considered as part of the design and layout of the development. Development should accord with the National Design Guide and any design code or guidance adopted or approved which is relevant to the site;
2. Provide for appropriate hard and soft landscaping, including street trees and buffer planting. Mature trees and hedgerows should be retained where possible and the development layout respond positively to them to ensure that the development is well integrated with its surroundings and successfully mitigates the impacts on the wider landscape character. Any unavoidable loss, for example to gain access to the site, should be compensated for through new native planting elsewhere on the site;
3. Ensure that the design and layout avoids harm to protected species and existing important habitats features within, and in the vicinity of, the site, and provides the required level of biodiversity net gain, and facilitates the creation of high levels of habitat connectivity within the site and to the wider green infrastructure network;
4. Avoid and where relevant mitigate potential impacts on the Chichester Harbour SAC/SPA/Ramsar, including contributing to any strategic access management issues, and the Singleton and Cocking Tunnels SAC;
5. Provide safe and suitable access points for all users, including a main vehicle access from Old Arundel Road and, subject to further assessment, a secondary vehicle access from Dairy Lane. The development should make the requisite contributions for off-site highway improvements in conformity with the Policy T1 (Transport Infrastructure) and T2 (Transport and Development), which will include promoting sustainable transport options;
6. Make provision for pedestrian and cycle access with strong and positive linkages to the existing network, including improvement works on Dairy Lane/Stane Street and Old Arundel Road to provide a shared use path;
7. Demonstrate that development would not have an adverse impact on the significance of nearby heritage assets or their setting;
8. Through an archaeological assessment define the extent and significance of any archaeological remains and reflect those in the development proposals, as appropriate;
9. Design the development layout to accommodate the overhead powerline and any necessary buffer, which could form an open space/green infrastructure corridor through the development;
10. Incorporate suitable noise mitigation measures into the design and layout to address impacts arising from proximity of the site to the A27 and the Goodwood Motor Circuit and Airfield;
11. Undertake appropriate investigation to identify the potential for the site to be impacted by contaminants or ground gas migrating from the former Westhampnett landfill site and, if so identified, the remediation measures required;
12. Ensure that the design and layout minimises the risk of flooding from all sources (both now and in the future) impacting the development without increasing flood risk elsewhere, and, where possible, will reduce flood risk overall. The design and layout should avoid or minimise the risk of flooding and facilitate the use of SuDS. Flood mitigation measures and drainage features must be integrated into the development in a manner which facilitates the achievement of a high standard of design and layout, and supports biodiversity net gain;
13. Provide for infrastructure and community facilities in accordance with the most recent Infrastructure Delivery Plan.
14. Address the provisions of the West Sussex Minerals Plan and associated guidance in relation to the site being within a defined Minerals Safeguarding Area.

(24) Policy A11 Highgrove Farm, Bosham

Approximately 13 hectares of land at Highgrove Farm, Bosham is allocated for a residential-led development comprising:

• A minimum of 245 dwellings, including 4 suitable serviced plots to provide self/custom build housing;
• Specialist accommodation for older persons, to include a component of care or support, of a form which is appropriate for the site;
• Community building to provide an additional facility to serve a community function;
• Provision of on-site public open space and play area;
• Three gypsy and traveller pitches, if there remains an outstanding need for pitches at the time of the determination of the planning application.

Development of this site will need to accord with the following site-specific requirements:

1. To be masterplanned and designed to provide for a high-quality form of development, in accordance with the National Design Guide and any design code or guidance adopted or approved which is relevant to the site.
2. Ensure that the new development is designed and laid out in order to form a sustainable extension to Bosham, that is well integrated with neighbouring areas, providing good access routes to key facilities and sustainable forms of transport;
3. Ensure that key views, particularly of the wider landscape and the South Downs National Park (as identified via the masterplanning process, any relevant Landscape and Visual Impact Appraisal or the council's Landscape Capacity Study) are protected and that such views are considered as part of the design and layout of the proposed development in order to create attractive views and vistas, particularly from important public spaces;
4. Provide for appropriate hard and soft landscaping, including street trees and buffer planting to the north, south and east of the site, in order to ensure that the development is well integrated with its surroundings and successfully mitigates the impacts on the wider landscape character;
5. Ensure that multifunctional green infrastructure provision is well related to the overall layout and character of the development as well as providing opportunities to extend into the wider countryside and surroundings.
6. Ensure that the design and layout avoids harm to protected species and existing important habitats features within, and in the vicinity of, the site, and provides the required level of biodiversity net gain, and facilitates the creation of high levels of habitat connectivity within the site and to the wider green infrastructure network;
7. Avoid and where relevant mitigate potential impacts on the Chichester Harbour SAC/SPA/Ramsar, including contributing to any strategic access management issues (including on-site mitigation where required as part of the Habitats Regulations Assessment), and potential for loss of functionally linked supporting habitat;
8. Provide safe and suitable access points for all users, including vehicular access from the A259, and make the requisite contributions for off-site highway improvements in conformity with the Policy T1 (Transport Infrastructure) and T2 (Transport and Development), which will include promoting sustainable transport options;
9. Provide for improved sustainable travel modes, and new improved cycle and pedestrian routes;
10. Provide any required mitigation to ensure there is no adverse impact on the safety of the railway crossing at Brooks Lane;
11. A site-specific flood risk assessment should demonstrate that the development will be safe for its lifetime taking account of the vulnerability of its uses, without increasing flood risk elsewhere, and, where possible, will reduce flood risk overall. This should have regard to the measures identified in the Level 2 SFRA (2023). Flood mitigation measures and drainage features must be integrated into the development in a manner which facilitates the use of SuDS, the achievement of a high standard of design and layout, and supports biodiversity net gain;
12. The development will need to be phased in such a manner as to ensure that sufficient wastewater disposal capacity is available to accommodate the requirements resulting from this development; and
13. Provide for infrastructure and community facilities in accordance with the most recent Infrastructure Delivery Plan.

(23) Policy A12 Chidham and Hambrook

Land will be allocated for development in the revised Chidham and Hambrook Neighbourhood Plan for a minimum of 300 dwellings and supporting facilities and infrastructure. The relevant allocation policies and site assessment/selection process will be expected to address the following requirements:

1. To be masterplanned and designed to provide for a high-quality form of development, in accordance with the National Design Guide and any design code or guidance adopted or approved which is relevant to the site;
2. Subject to local evidence of need, provide appropriate specialist housing needs (such as for older people or self/custom build) either in accordance with needs already established or those identified as part of the process of producing a Neighbourhood Plan;
3. Ensure that the new development is designed and laid out in order to form a sustainable extension to an existing part of the settlement, and is well integrated with neighbouring areas, providing good access to key facilitiesand sustainable forms of transport;
4. Ensure that the development is well integrated with its surroundings and successfully mitigates the impacts on the wider landscape character, protects existing important landscape features and key views, including any determined through the process of preparing the revised Neighbourhood Plan;
5. Ensure that development avoids harm to protected species and existing important habitats features and facilitates the achievement of biodiversity net gain, and facilitates the creation of high levels of habitat connectivity within the site and to the wider green infrastructure network and identified strategic wildlife corridors within the parish. This includes the provision of appropriate buffers as necessary in relation to important habitats which are being retained and/or created.
6. Successfully mitigate potential impacts on the Chichester Harbour SAC/SPA/Ramsar, including contributing to any strategic access management issues (including on-site mitigation where required as part of the Habitats Regulations Assessment), and potential for loss of functionally linked supporting habitat.
7. Provide safe and suitable access points for all users and facilitate the requisite contributions for off-site highway improvements in conformity with the Policy T1 (Transport Infrastructure) and T2 (Transport and Development), which will include promoting sustainable transport options;
8. Facilitate improved sustainable travel modes, and new improved cycle and pedestrian routes, including linkages with Chichester city and settlement along the East/West Corridor;
9. Provide any required mitigation to ensure there is no adverse impact on the safety of railway crossings within the parish;
10. Ensure that allocations and policies accord with the sequential approach to flood risk, and that development will be safe for its lifetime, taking account of climate change impacts, as per the requirements set out in national policy and having due regard to the council's latest Strategic Flood Risk Assessment;
11. The development/s will need to be phased in such a manner as to ensure that sufficient wastewater disposal capacity is available to accommodate the requirements resulting from development/s
12. Provide for infrastructure and community facilities in accordance with the most recent Infrastructure Delivery Plan;
13. Proposals for development within a Minerals Safeguarding Area will need to accord with Policy M9: Safeguarding Minerals of the West Sussex Joint Minerals Local Plan (or updated version). A Mineral Resource Assessment may be required prior to any development being consented, which addresses the relevant requirements set out in the West Sussex Joint Minerals Local Plan.

(42) Policy A13 Southbourne Broad Location for Development

Provision will be made for a mixed use development within the broad location for development at Southbourne, as shown on the Key Diagram. Land within the broad location will be masterplanned and developed as a whole to provide 1,050 dwellings, local employment opportunities and supporting community uses and facilities.

The site extent, definition of the boundary, including any amendments to the Southbourne settlement boundary, and detailed guidance for the development within this broad location will be established through the making of allocation(s) in a future Site Allocation Development Plan Document or revised Southbourne Neighbourhood Plan.

Development should be comprehensively masterplanned to achieve a high-quality design and layout that integrates well with the surrounding built and natural environments to enable a high degree of connectivity with them, particularly for pedestrians and cyclists, and provides good access to facilities and sustainable forms of transport.

Development within the broad location will need to:

1. Provide an appropriate mix of housing types, sizes and tenures to meet evidenced local need including affordable housing and specific provision to meet specialised housing needs including 16 serviced self/custom build plots, accommodation for older people and accessible and adaptable homes in accordance with relevant Plan policies;
2. Provide 12 gypsy and traveller pitches in accordance with Policy H11;
3. Provide a serviced site(s) for travelling showpeople which should deliver 12 plots, each of sufficient size to allow for the provision of accommodation and equipment plus storage/maintenance, in accordance with Policy H11;
4. Provide a suitable means of access to the site(s), securing necessary off-site improvements (including highways) in conformity with the Policy T1 (Transport Infrastructure) and T2 (Transport and Development)  to promote sustainable transport options;
5. Provide any required mitigation to ensure there is no adverse impact on the safety of existing or planned railway crossings;
6. Ensure adequate provision of supporting infrastructure including education provision, community facilities and transport in accordance with the most up to date Infrastructure Delivery Plan;
7. Give detailed consideration of the impact of development on the surrounding landscape, including the South Downs National Park and Chichester Harbour AONB and their settings. Development should be designed to protect long-distance views to the South Downs National Park;
8. Ensure that multifunctional green infrastructure provision is well related to the overall layout and character of the development as well as providing opportunities to extend into the wider countryside and surroundings;
9. Demonstrate that development would not have an adverse impact on the nature conservation interest of identified sites and habitats including the strategic wildlife corridors;
10. Provide mitigation to ensure the avoidance of adverse effects on the SPA, SAC and Ramsar site at Chichester Harbour including contributing to any strategic access management issues, loss of functionally linked supporting habitat and water quality issues relating to runoff into a European designated site;
11. Protect any other key views;
12. Ensure that allocations and policies accord with the sequential approach to flood risk, and that development will be safe for its lifetime, taking account of climate change impacts, as per the requirements set out in national policy and having due regard to the council's latest Strategic Flood Risk Assessment;
13. Ensure sufficient capacity within the relevant wastewater infrastructure before the delivery of development as required;
14. Demonstrate that development would not have an adverse impact on the significance of heritage assets or their settings;
15. Maintain the character and integrity of existing settlements and provide clear separation between new development and neighbouring settlements including through the definition and protection of landscape gaps.
16. Consider the Minerals Safeguarding Area and in line with the West Sussex Joint Minerals Local Plan, a minerals resource assessment may be required to assess if the land contains a mineral resource that would require extraction prior to development^[50]. Account should also be taken of the West Sussex Waste Local Plan and associated guidance in relation to safeguarding policy W2.

To enable a comprehensive and coordinated development approach, piecemeal or unplanned development proposals within the area which are likely to prejudice its delivery including the infrastructure required for the area will not be permitted.

(41) Policy A14 Land West of Tangmere

Approximately 73 hectares of land to the west of Tangmere is allocated for comprehensive residential-led development of 1,300 dwellings, community facilities and open space.

Development in this location will be expected to address the following site-specific requirements:

1. Be planned as an extension to Tangmere village, that is well integrated with the existing village and provides good access to existing facilities;
2. A range of types, sizes and tenures of residential accommodation to include specific provision to meet specialised housing needs, including accommodation for older people;
3. Incorporate new or expanded community facilities, including transforming the existing village centre into a new local centre providing new village centre amenities;
4. Make provision to accommodate a new two-form entry primary school and associated development, including provision for an early years setting and a special support centre. Further land shall be safeguarded to facilitate the potential expansion of the two-form entry primary school to three-form entry;
5. Incorporate open space and green infrastructure, including parks, a community orchard, playing pitches, sports pavilion and new allotments, enabling the relocation of the existing allotments at the Tangmere Military Aviation Museum;
6. Make provision for green links to Tangmere village, and the South Downs National Park and Chichester city. Opportunities should be explored for provision of integrated green infrastructure in conjunction with the other strategic sites to the east of the city;
7. Respect important existing views of Chichester Cathedral spire and reduce any impact on views from within the South Downs National Park, particularly sensitive locations such as the Trundle and Halnaker Hill;
8. Subject to detailed transport assessment, provide primary road access to the site from the slip-road roundabout at the A27/A285 junction to the west of Tangmere providing a spine road link with secondary access from Tangmere Road. Development will be required to provide or fund mitigation for potential off-site traffic impacts through a package of measures in conformity with Policy T1 (Transport Infrastructure) and T2 (Transport and Development);
9. Make provision for improved sustainable travel modes between Tangmere and Chichester city, in partnership with relevant authorities, including improved and additional cycle routes linking Tangmere with Chichester city, Shopwhyke and Westhampnett. Opportunities should also be explored for improving transport links with the 'Five Villages' area and Barnham rail station in Arun District; and
10. Conserve or enhance the heritage and archaeological interest of the site, the historic village and its setting (particularly that of the Conservation Area) and the World War II airfield, including making provision for the relocation of existing allotment space to facilitate the potential expansion or relocation of the Tangmere Military Aviation Museum.
11. Occupation of development will be phased to align with the delivery of infrastructure for adequate wastewater conveyance and treatment to meet strict environmental standards.
12. Proposals for the development should have regard to the West Sussex County Council Minerals Safeguarding Area and associated guidance.

(83) Policy A15 Loxwood

Land will be allocated for development in the revised Loxwood Neighbourhood Plan for a minimum of 220 dwellings and supporting facilities and infrastructure.

The relevant allocation policies and site assessment/selection process will be expected to address the following requirements:

1. To be masterplanned and designed to provide for a high-quality form of development, in accordance with the National Design Guide and any design code or guidance adopted or approved which is relevant to the site;
2. Subject to local evidence of need, provide appropriate specialist housing needs (such as for older people or self/custom build) either in accordance with needs already established or those identified as part of the process of producing a Neighbourhood Plan;
3. Ensure that the new development is designed and laid out in order to form a sustainable extension to an existing settlement of Loxwood, and is well integrated with neighbouring areas, providing good access to key facilitiesand sustainable forms of transport;
4. Ensure that the development is well integrated with its surroundings and successfully mitigates the impacts on the wider landscape character, protects existing important landscape features and key views, including any determined through the process of preparing the revised Neighbourhood Plan;
5. Ensure that development avoids harm to protected species and existing important habitats features and facilitates the achievement of biodiversity net gain, and facilitates the creation of high levels of habitat connectivity within the site and to the wider green infrastructure network within the parish. This includes the provision of appropriate buffers as necessary in relation to important habitats which are being retained and/or created;
6. Provide safe and suitable access points for all users and facilitate the requisite contributions for off-site highway improvements, which will include promoting sustainable transport options, including improvements to bus services;
7. Facilitate improved sustainable travel modes, and new improved cycle and pedestrian routes;
8. Ensure that allocations and policies accord with the sequential approach to flood risk, and that development will be safe for its lifetime, taking account of climate change impacts, as per the requirements set out in national policy and having due regard to the council's latest Strategic Flood Risk Assessment;
9. The development/s will need to be phased in such a manner as to ensure that sufficient wastewater disposal capacity is available to accommodate the requirements resulting from development/s and to ensure that water neutrality can be achieved;
10. Provide for infrastructure and community facilities in accordance with the most recent Infrastructure Delivery Plan.

(6) Policy A16 Goodwood Motor Circuit and Airfield

The Council is supportive of the role that Goodwood Motor Circuit and Airfield plays in the plan area's economy and in attracting visitors to the area. The council will permit proposals for outdoor sport, recreation and leisure activities in connection with or ancillary to the existing use at Goodwood Motor Circuit and Airfield, provided the proposal does not conflict with other policies of the Plan.

The following criteria will also apply to such proposals:

1. The proposed development must avoid a significant observed adverse noise effect at neighbouring sensitive receptors such as dwellings and businesses. Any adverse effects will have to be mitigated to a minimum acceptable level to safeguard amenity.
2. The character of the area should be retained and reinforced;
3. The proposed development should be appropriate in scale and character to the site's historic setting, whilst meeting contemporary operational needs;
4. Any anticipated additional demand for traffic movements should be appropriately mitigated with opportunities for non-car based travel options secured, and additional private vehicular traffic confined to using the existing access.

The council will continue to support the use of the site as an airfield. Proposals for airfield-related development will be supported where it can be demonstrated that:

1. it is necessary for the continued operation of the site, is designed to complement existing buildings, and is appropriate in scale and character;
2. it ensures the ongoing safe and operational efficiency of the airfield and circuit; and
3. it would not increase the number of flights above the existing, or any subsequently agreed, legal agreement

Any development proposals within the vicinity of the site must clearly demonstrate how the development would protect, and where possible enhance, the operation and heritage of the site as a motor-circuit and airfield.

(10) Policy A17 Development within the vicinity of Goodwood Motor Circuit and Airfield

There is a general presumption against development proposals for noise-sensitive development within 400m of Goodwood Motor Circuit and Airfield, as defined on the policies map. Where noise-sensitive development is proposed within this area, or below Noise Preferential Routes^[52], planning permission will only be granted where the noise impact assessment clearly shows that:

1. An acceptable level of amenity, by reason of expected experienced noise and disturbance, will be provided for the future occupiers of the noise-sensitive development within both internal and external areas of the development; and
2. that the above levels of amenity are achieved without an adverse impact on the design and layout of the proposed development by reason of noise mitigation measures; and
3. the development will not compromise the safe and continued operation of Goodwood Circuit and Airfield in accordance with the 'agent of change' principle outlined in the National Planning Policy Framework.

In considering the above, the council shall assess any cumulative impact of relevant noise sources, such as but not necessarily limited to, road traffic, motor circuit, airfield and any other neighbouring activities that has the potential to give rise to an adverse noise impact. Consideration shall be given to site specifics and to any particular characteristic of identified noise sources, being mindful of the MAS (December 2018) Goodwood Noise Study. Recognition that general aviation, associated with Goodwood Airfield, has specific characteristics that give rise to greater perceived impact than transport aviation shall be taken into account.

(5) Policy A18 Thorney Island

Proposals for new development and changes of use at the military base and airfield at Thorney Island which help enhance or sustain its operational military capability will be supported. Development proposals within the vicinity of Thorney Island will be expected to demonstrate that they will not adversely affect the operation of the military base and airfield.

Should Thorney Island cease to be required for military purposes, assessment of potential alternative uses will be considered through a masterplanning process which takes into account the location, flood risk, characteristics and designations affecting the Island.

All development proposals should seek to enhance the overall character of the Island as well as support opportunities for habitat creation. Proposals must mitigate any adverse impacts on local infrastructure and ecology, preserve the character of the surrounding area and take opportunities to increase public access. Proposals must avoid adverse impacts on the Chichester Harbour AONB/SAC/SPA and Ramsar designations and comply with Policy NE13 (Chichester Harbour AONB) and associated AONB Management Plan and SPD. Development proposals for aviation and noisy sports uses are unlikely to be considered acceptable. All proposals must ensure that the cultural and historical significance of the military facilities (and any other significant archaeological assets) located on the site, are understood and inform the scope of future development of that site whilst seeking to retain any significant archaeological assets.

(3) Policy A19 Land at Chichester Business Park, Tangmere

2.7 hectares of employment land is allocated for Class E(g), B2, and B8 uses in the form of an extension to the Chichester Business Park to the east of Tangmere village, with access to the A27 via City Fields Way/Meadow Way.

(6) Policy A20 Land South of Bognor Road

A 19.5ha site is allocated for employment uses, to accommodate at least 28,000sqm of employment floorspace and 5 plots for travelling showpeople with 1ha of ancillary storage requirements.

Development of this site will need to accord with the following site-specific requirements:

1. Provide a high-quality form of development, designed and masterplanned in accordance with any design code or guidance adopted or approved which is relevant to the site, including Policy H14 (Gypsy and Traveller and Travelling Showpeople Site Design).
2. The design and layout should provide good access to the city centre, key facilities and sustainable forms of transport;
3. Ensure that key views, particularly of Chichester Cathedral spire and views into and from within the South Downs National Park, particularly sensitive locations such as the Trundle and Halnaker Hill are considered as part of the design and layout in order to create attractive views and vistas, particularly from public spaces;
4. Preserve the significance of the grade II listed Vinnetrow Farm House;
5. Provide for appropriate hard and soft landscaping, including street trees and buffer planting, and protect existing landscape features worthy of retention in order to ensure that the development is well integrated with its surroundings and successfully mitigates the impacts on the wider landscape character. Features to be retained include, but are not limited to, dry ditch features to be enhanced with planting, native hedgerow parallel to the A259 which is to be enhanced through supplementary planting, native hedgerow across the southern boundary, native hedgerow with trees on the northwest boundary and a line of trees to the centre of the site which will be enhanced by supplementary planting and a strip of vegetation on either side;
6. Ensure that green infrastructure provision is well related to the overall layout and character of the development and how it relates to its surroundings;
7. Ensure that the design and layout avoids harm to protected species and existing important habitats features within, and in the vicinity of, the site; provides the required level of biodiversity net gain, and facilitates the creation of high levels of habitat connectivity within the site and to the wider green infrastructure network. This includes the protection of Chichester Gravel Pits and Leythorne Meadow Local Nature Reserve which is close to the site and the provision of appropriate buffers in relation to important habitats being retained or created.
8. Subject to detailed transport assessment, the main vehicular access should be from the A259 Bognor Road and access through the site should facilitate the closure of the northern end of Vinnetrow Road to vehicular traffic and should safeguard land for a bus lane along the A259 Bognor Road;
9. Improve provision for sustainable travel modes, including regular bus services linking the site with Chichester city centre, and new improved cycle and pedestrian routes, linking to existing public footpaths, bridleways and cyclepaths, including the bridge over the A27.
10. Ensure that the design and layout minimises the risk of flooding from all sources (both now and in the future) impacting the development without increasing flood risk elsewhere, and, where possible, will reduce flood risk overall, incorporating SuDS if appropriate. A management scheme should be prepared to address groundwater flooding affecting the eastern part of the site, which should be funded via s106 contributions. Flood mitigation measures and drainage features must be integrated into the development in a manner which facilitates the achievement of a high standard of design and layout, and supports biodiversity net gain;
11. Provide for infrastructure in accordance with the Infrastructure Delivery Plan; and
12. Proposals for development within a Minerals Safeguarding Area (which the site falls within) will need to accord with Policy M9: Safeguarding Minerals of the West Sussex Joint Minerals Local Plan (or updated version). A Mineral Resource Assessment will be required prior to any development being consented, which addresses the relevant requirements set out in the West Sussex Joint Minerals Local Plan.

(8) Policy A21 Land east of Rolls Royce

Approximately 10 hectares of land is safeguarded for Rolls Royce related employment development on the eastern side of the existing Rolls Royce Motor Cars manufacturing plant at Westhampnett.

This safeguarding will create long-term strategic expansion land to support the potential growth of manufacturing by Rolls Royce Motor Cars. The range of uses could include:

• Low volume, high value manufacturing;
• Just-in-time sequencing of production parts;
• Supporting logistics space;
• Ancillary offices for the manufacturing activity; and
• Ancillary and replacement car parking.

Any planning application for employment development will need to demonstrate that:

1. It will support low volume, high value manufacturing;
2. It has a direct connection to Rolls Royce Motor Cars;
3. Increased traffic generation is minimised and mitigated by the use of sustainable transport measures;
4. The highest design and environmental standards are used to complement the existing building;
5. Any adverse impacts on the landscape and setting of the South Downs National Park are first avoided, then mitigated; and
6. Access into the South Downs National Park is maintained through diversion and protection of the existing footpath.

The site should be designed and masterplanned in accordance with the National Design Code and any design code or guidance adopted or approved which is relevant to the site.