Chichester Local Plan 2021 - 2039: Proposed Submission

Ended on the 17 March 2023
If you are having trouble using the system, please try our help guide.

Chapter 10: Strategic and Area Based Policies

10.1. The strategic site allocation policies (set out below) include an anticipated number of dwellings to come forward on each site. This figure is indicative based on the best available evidence and information at the time, any variation to this through the development management process would need to be justified with up to date evidence.

Chichester City

10.2. Chichester city is the main employment and commercial centre in the plan area, and accounts for a high proportion of the area's local housing need. It is also the most accessible location in the plan area and offers the widest range of services and facilities. For these reasons, the Local Plan directs a significant amount of new development to the city and its surrounding area. This approach reflects the aspirations as set out in Chichester Tomorrow – A Vision for Chichester City Centre.

10.3. In addition to providing for local needs, it is intended that new development will contribute to improving the city's infrastructure and enhancing its range of facilities. At the same time, it is acknowledged that new development needs to be planned sensitively with special regard to the unique character of the city's historic environment and setting and should be underpinned by historic characterisation assessments and heritage impact assessments. Development should also take account of, and contribute towards, the transport strategy for the city and have particular regard to parking policies. Development at the edge of the built area provides opportunities to achieve additional green infrastructure in and around the city, particularly linking the city with the South Downs National Park and Chichester Harbour. Detailed proposals for the city centre and other areas of change in the city may be brought forward through supplementary planning document(s) and / or development plan document(s).

10.4. The city centre is the historic heart of Chichester and the main location for shopping, entertainment, visitor attractions, and a large proportion of the city's employment. To maintain and enhance the vitality of the centre, it is important to plan to accommodate a mix of uses including some new retail and commercial uses, other business uses such as offices, and residential development. Entertainment and leisure facilities to boost the 'evening economy' may also be appropriate in some locations, though such development will need to be sensitive to the historic character of the city.

10.5. There are a number of sites with potential for redevelopment to the south of the city centre in the area known as the Southern Gateway. Within this area, there is potential to provide new residential development; enhancements to the townscape, streetscape and public space; and improved cycling and pedestrian access to the city centre from the south. Policies A3, A4 and A5 set out the detailed policy requirements for development in the Southern Gateway area.

10.6. Elsewhere within the city, there are a number of sites and locations which may have potential for redevelopment in the future, subject to the relocation or rationalisation of existing uses. Opportunities for new development may be identified through the preparation of future supplementary planning documents which would set out the detailed considerations on such sites. To guide future development within the city, the principles of the following policy will be applied.

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.

10.7. The city is also the primary focus of the commercial property market for the plan area, providing a range of accommodation for both the office and industrial market. The employment land strategy of this Plan seeks to focus the majority of the identified additional floorspace needed on sites within and close to the city, particularly Policy A20 Land South of Bognor Road.

Chichester City – Housing

10.8. As the primary area of focus for new housing development for the plan area, the Local Plan sets the requirement for approximately 270 dwellings to come forward in the city over the Plan period. Potential sites will either be identified through a neighbourhood plan for the city which will identify potential development site(s) or through the subsequent Site Allocation DPD.

10.9. The Infrastructure Delivery Plan identifies the likely infrastructure requirements needed for the development/s.

10.10. There are a number of specific issues that need to be taken into account in planning development for the area which are set out in the Chichester City Development Principles Policy (Policy A1) and in the Chichester City – Strategic Housing Location Policy (Policy A2).

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

Southern Gateway Regeneration Area

10.11. The Southern Gateway is a broad area on the southern side of Chichester city identified for regeneration. The area includes several different sites with opportunity for redevelopment and regeneration. Close to the city centre, to the north of the railway line, the opportunities include the bus station and depot, currently leased to Stagecoach, and Basin Road car park, all owned by the district council. Further south the opportunities include a former police playing field. Opportunities for regeneration on other sites, such as the Royal Mail Delivery office, the law courts, some additional land at the High School on Kingsham Road and some land around the railway may become available in future.

10.12. Regeneration of the area will create a more attractive gateway into the Southern side of the city with opportunities to improve active travel linkages.

10.13. Relocation of the existing bus depot is likely to be required with the bus station being replaced by new bus stops.

10.14. Parts of the site lie within flood zones 2 and 3 and the development would need to be designed to take account of and mitigate this.

10.15. The site lies within the Chichester and Langstone Harbours and Singleton and Cocking Tunnels buffer zones.

10.16. As the area lies within an identified Minerals Safeguarding Area, and close to the safeguarded Chichester railway sidings, the advice of West Sussex County Council should be formally sought prior to an application. However, given the location is within the city on primarily previously developed land, there is currently not expected to be a need to undertake a Minerals Resource Assessment to assess viable minerals resource that would require extraction prior to development.

10.17. A masterplan for the Southern Gateway was adopted as Supplementary Planning Guidance in 2017. Since that time the availability of included parcels of land has changed – the courts have come back into use due to Covid delays to court proceedings nationally and the upper floors of the government offices have been redeveloped for residential uses. Railway land and the Royal Mail sorting office are not currently available for development, although this may change in future. Whilst there remains a long-term aspiration for regeneration of the whole area, because of a need for certainty about deliverability of allocations, only 2 sites are allocated in this Local Plan, but should other sites come forward, they will be considered against the Southern Gateway Development Principles policy and will be subject to infrastructure capacity considerations.

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.

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.

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.

Map 10.1 - Policies A3, A4 and A5 Development and Southern Gateway

Policies A3, A4 and A5 Development and Southern Gateway. Policy A4 and A5 Southern Gateway Development marked in a dotted line. Policy A3 Souther Gateway Regeneration Area marked with stripes.

West of Chichester

10.18. The West of Chichester development location is on the western edge of the Chichester city settlement boundary, and around 2 km from the city centre. The site is bounded by Centurion Way to the east, the railway line to the south and Old Broyle Road to the north. This strategic site of around 120 hectares has capacity to deliver a minimum of 1,600 dwellings in two phases.

10.19. The site offers considerable potential for development as a sustainable urban extension of Chichester. The allocation is covered by a framework plan which expects the site to be developed in two phases. An outline application for phase one was permitted in April 2018 to deliver 750 dwellings, a local centre with retail, community and employment uses (minimum of approximately 2500 sqm E(g)(i) Use Class), two form entry (2FE) primary school and one form entry (1FE) teaching accommodation, informal and formal open space (including a country park), allotments, playing pitches and pavilion. Reserved matters applications have been granted for all sub-phases of the development and the initial phase of built development is now under construction focussing on the north of the site, accessed off Old Broyle Road. The permitted outline application includes connection to Tangmere Wastewater Treatment Works.

10.20. Phase two would extend development on to the south-western part of the site. The agreed framework for phase two provides for up to 850 dwellings, informal and formal open space (including a further area of country park), expansion of the primary school for the further one form entry (1FE) of teaching accommodation, playing pitches and pavilion, extension of community building and play area, allotments, new southern access linking the site to Westgate and the remainder of the 6 hectares of employment space.

Site Specific Considerations

10.21. A number of specific issues need to be taken into account in delivering the development. These include:

  • Protecting priority views of Chichester Cathedral spire and creating opportunities for new views;
  • Protecting Chichester Entrenchments Scheduled Ancient Monument immediately to the north and extending into the site, and having regard to an archaeological priority area embracing a non-designated linear feature crossing the southern part of the site, as well as other non-designated heritage assets and their settings;
  • Protecting and potentially enhancing the Brandy Hole Copse Local Nature Reserve, surviving fragments of ancient woodland, and their setting;
  • Protecting and enhancing Centurion Way and maximising generally the potential for sustainable travel links with the city, Fishbourne and the South Downs National Park, through improved public transport, cycling and pedestrian routes;
  • Utilising sustainable design and construction techniques;
  • Providing adequate mitigation for potential off-site traffic impacts, including improved access to the A27 and improvements to the local highway network as identified through a detailed Transport Assessment that will be required in support of any planning application for the site;
  • Reducing and mitigating potential impacts of recreational disturbance on the Chichester Harbour SAC/SPA/Ramsar particularly at Fishbourne Channel. Acceptable mitigation measures will need to be agreed with the council in consultation with Natural England. Measures are likely to include provision of a high proportion of on-site natural greenspace and could involve off-site measures to control and manage dog walkers visiting Chichester Harbour;
  • Ensuring the proposed development achieves nutrient neutrality;
  • Taking into consideration the existing biodiversity value of the site, particularly the important ecological corridor linking Chichester Harbour to the South Downs National Park and including watercourse habitats;
  • Increasing capacity to attenuate surface water on site, thereby reducing the discharge flows off the site below current rates, and reducing the risk of flooding to residential areas downstream;
  • Since development of the site is currently constrained by the environmental restrictions on Apuldram Wastewater Treatment Works, the development will be reliant on additional wastewater capacity to be provided by Tangmere Wastewater Treatment Works; and
  • Account should be taken of the West Sussex County Council Minerals Safeguarding Area and associated guidance.

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.

Map 10.2 - Policy A6 West of Chichester (marked with black line)
Map 10.2 - Policy A6 West of Chichester

Land at Shopwyke (Oving Parish)

10.22. The development location comprises land previously used as an aggregate and minerals extraction and processing plant. It lies to the east of Chichester city and the A27 Bypass in Oving parish. The A27 defines the north and west boundary with Coach Road and Shopwhyke Road forming the eastern and southern boundaries.

10.23. The site has a generally low level of landscape sensitivity and is not prominent when viewed from within the South Downs National Park. However, there are views of Chichester Cathedral spire from parts of the site which should be protected. There are no water courses on site. However, roads around the Portfield roundabout are subject to flooding during heavy rain, which is due to a fluctuating water table in the underlying gravels. The Chichester flood relief channel, which has helped reduce flooding in the area passes to the east of the site.

10.24. Although the site is physically separated from the city by the A27 Bypass, the development is planned as an extension to the city, forming a new neighbourhood. This will involve opportunities to provide new facilities to serve the wider local community with good off-site access, particularly by walking and cycling to existing local facilities and facilities in the city.

10.25. The site comprises 40 hectares of land and is allocated for a minimum of 585 dwellings. Outline planning permission has been issued for 500 dwellings within a parkland setting together with employment redevelopment and associated vehicular, cycle and pedestrian access, drainage and landscape, community facilities, elderly care village, localised retail units and major new public open spaces. Following agreement of reserved matters on the original planning application, a more detailed layout enabled an increase in the density of the site, and a further 85 dwellings have been granted planning permission increasing the allocation capacity to 585 dwellings.

Site Specific Considerations

10.26. A number of specific issues need to be taken into account in delivering the development. These include:

  • Protecting existing views of Chichester Cathedral spire, and creating new public viewpoints;
  • Shielding residential properties from noise on the A27, through, for example, the sensitive use of acoustic screening;
  • The use of SuDS and other flood mitigation measures;
  • Creating a new parkland setting through planting, including maintenance and
    enhancement of perimeter landscaping to screen development;
  • Utilising the existing lake at the eastern end of the site to create a variety of habitats and focussing green infrastructure connections;
  • Respecting the setting of the listed barn at Greenway Farm, the listed Shopwyke Grange and the cluster of grade II listed buildings associated with the grade II* listed Shopwyke Hall to the east;
  • Providing adequate mitigation for potential off-site traffic impacts on the A27, in particular the Portfield and Oving Road junctions;
  • Maximising the potential for sustainable travel links to the city and towards Westhampnett, Tangmere and the National Park, through improved public transport, and cycling and pedestrian routes. This should include an enhanced bus route across the A27 to the city centre, an improved cycle and pedestrian crossing at the A27/Oving Road junction, and a new foot bridge connection across the A27 via Coach Road to Westhampnett village;
  • Providing off-site green links with the South Downs National Park and Chichester city and contributing to strategic green infrastructure in conjunction with other planned development to the northeast of Chichester city and Tangmere; and
  • Taking account of the West Sussex Minerals Plan, and associated guidance, in relation to the site being within a defined Minerals Safeguarding Area.

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.

Map 10.3 – Policy A7 Land at Shopwyke Strategic Development Location. Area marked with black line.
Map 10.3 – Policy A7 Land at Shopwyke

Land East of Chichester

10.27. The East of Chichester development location is planned as an extension of Chichester city, south of the Shopwyke strategic development location, forming a new neighbourhood. It is bounded by the A27 to the west, the railway line to the south and Shopwhyke Road (B2144) to the north. The eastern boundary is formed by a strategic wildlife corridor following an expanded area along Drayton Lane and extending further to the north and south of the site. The area in which the site is located is generally characterised by a flat landform area of farmland and more wooded areas towards the northeast. The southern part of the site is former gravel working that was subsequently landfilled. The total area of the site is about 39 ha.

10.28. The site is identified for 680 dwellings, subject to detailed consideration of design and layout including the potential impact of any proposals on the strategic wildlife corridor lying to the east of the site and a buffer to the lake/water body that lies beyond the site to the southeast. The site should be masterplanned as a whole and delivered through a phased development over the plan period. Although the site is physically separated from the city by the A27 Chichester Bypass, the development should form a planned extension to the city, forming a new neighbourhood. This will involve opportunities to provide new facilities to serve the wider local community with good off-site access, particularly by walking and cycling to existing local facilities and facilities in the city.

10.29. The land in the south of the site accommodates a restored landfill site. Landfilling ceased some time ago and evidence will be required to demonstrate there is no significant risk to human health through site investigations and any required remediation strategy will need to be provided to address any pre-existing land (soil, gas and water) contamination on any existing or adjacent land. The site is considered to be available for development within an estimated timeframe of 5-15 years. This timescale will be more accurately defined through the undertaking of further site investigation work and masterplanning work to inform the preparation of a phasing strategy across the site which encompasses two land holdings.

10.30. The site lies adjacent to the Pagham to Westhampnett Strategic Wildlife Corridor. As well as a range of wildlife interests the corridor includes one of the few remaining parcels of woodland to the east of the city, foraging areas and commuting routes for a variety of bat species including the rare barbastelle bat. The corridor encompasses former gravel workings which are now lakes, including one lying adjacent to the proposed allocation site, these lakes support a number of notable bird species including the only known breeding site in the district for marsh harriers.

10.31. It will be imperative to protect wildlife, habitats and features within the corridor and for mitigation to ensure the impact of development proposals is minimised. Appropriate buffers will be required to the strategic wildlife corridor which may, subject to masterplanning, potentially include uses such as education and/or related recreational areas. In regard to the adjoining lake/water body, such a buffer to the northern side may also potentially include uses such as the provision of SuDS. In each case those uses would need to be compatible with the dual function of a buffer to the corridor and care would need to be taken in terms of undertaking such works to seek to minimise their impact on existing wildlife.

10.32. The site has a generally low level of landscape sensitivity and is not prominent when viewed from within the South Downs National Park. However, there are views of the Chichester Cathedral spire from the site, which should be protected.

10.33. The site lies within a Minerals Safeguarding Area, as defined by the West Sussex Joint Minerals Local Plan. The developer will be required to consider the implications of any safeguarded minerals, to assess if any part of the site contains economically viable minerals resource that would require extraction prior to development. Safeguarding guidance provides information on assessing minerals and producing a mineral resource assessment.

10.34. The site lies north of the strategic waste allocation at the former fuel depot and near to other safeguarded waste management sites. These sites are safeguarded through Policies W2 and W10 of the West Sussex Waste Local Plan, that seeks to ensure development does not prevent or prejudice the waste management uses. Safeguarding guidance provides information on assessing safeguarded waste sites and preparing a waste infrastructure statement.

10.35. A number of specific issues need to be taken into account in planning the development and site layout at this location. These include:

  • Creating a high-quality masterplanned and designed site and new parkland setting through planting, including maintenance and enhancement of perimeter landscaping to screen development and reduce noise;
  • Making provision for a primary school, neighbourhood centre and other economic and social infrastructure;
  • Protecting priority views of Chichester Cathedral spire and creating opportunities for new views;
  • Maximising the potential for sustainable travel links with the city, Shopwyke Lakes and South Downs National Park, through improved public transport, cycling and pedestrian routes;
  • Shielding residential properties from noise on the A27, through for example the sensitive use of acoustic screening;
  • Reducing and mitigating potential impacts of recreational disturbance on Chichester Harbour;
  • Protecting and enhancing the Pagham to Westhampnett Strategic Wildlife Corridor, including the lake/water body, lying along the eastern boundary;
  • Taking account of the landfill restoration and a remediation strategy will need to be provided to address pre-existing land contamination on any existing or adjacent land;
  • 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.
  • Account taken of the West Sussex Joint Minerals Local Plan, Waste Local Plan, and associated guidance, in relation to the site being within a defined Minerals Safeguarding Area and in close proximity to safeguarded waste sites.

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.

Map 10.4 – Policy A8 East of Chichester Strategic Development Location. Area marked with black line.
Map 10.4 – Policy A8 East of Chichester

Westhampnett/North East Chichester

10.36. Located to the northeast of Chichester city extending to Westhampnett village in the east and close to Goodwood Motor Racing Circuit/Aerodrome in the north, this allocation comprises two sites previously identified in the adopted Local Plan within a broad strategic development location. The locations of the sites within the allocation have a number of advantages for development – the sites are located close to the A27 as well as near to potential employment opportunities, including Rolls Royce, Goodwood Estate and retail and industrial businesses on the eastern side of Chichester. Development would be expected to provide improved access and transport links to the city, particularly by sustainable forms of travel such as public transport, cycling and walking.

10.37. The 2015 adopted Local Plan allocated 500 dwellings in this broad strategic location. An outline application for phase one was permitted in June 2016, to deliver 300 dwellings, open space, a community facility and children's play space in the site located in the southeast which can be accessed from Stane Street and Madgwick Lane. Reserved matters were agreed between 2018 and 2020.

10.38. Phase two relates to the north-western site, between Summersdale and the River Lavant. The site was granted outline planning permission for up to 200 dwellings along with open space and Lavant Valley Linear Greenspace as well as vehicular access from the area known as phase 4 of the Graylingwell Park development. Reserved matters were agreed in 2021.

10.39. A number of specific issues need to be taken into account in delivering the development. These include:

  • The proximity of the sites to the Goodwood Motor Circuit and Airfield requires careful consideration in considering the extent of the developable area of the sites in relation to potential noise impacts (see Policy A17)
  • Landscape sensitivity, particularly in terms of views towards and from within the South Downs National Park to the north. The sites lie within 1km of the National Park boundary and are open to views from Goodwood and The Trundle to the north; The need to ensure that the layout and development of the sites respect the setting of the Graylingwell Hospital Conservation Area and the various listed buildings within and in close proximity to the sites, as well as protecting important views of Chichester Cathedral spire;
  • The River Lavant floodplain offers the opportunity to plan for green infrastructure that will serve both the new development and the wider area, including Westhampnett and Chichester city as a whole. The area could be planned as a new linear greenspace with public access, linking northwards to the South Downs National Park, with potential to provide links to the city and towards Tangmere;
  • The need to adopt a comprehensive approach to flood risk management on the site - the River Lavant floodplain affects the western part of the allocation. It is essential that surface water drainage for the site is considered at an early stage of masterplanning;
  • Maximising the potential for sustainable travel links with the city, through improved public transport, cycling and pedestrian routes, including bus and cycle routes linking the development with the Graylingwell area. There is also potential for improved bus, cycle and walking routes to Tangmere and the National Park;
  • Provision of adequate mitigation for potential off-site traffic impacts on the A27 and roads into the city centre;
  • Development of the land northwest of the River Lavant will need to be integrated with recent development to the immediate west of the site, particularly in terms of green infrastructure and linked transport and access improvements on the eastern side of the city; and
  • Account should be taken of the West Sussex County Council Minerals Safeguarding Area and associated guidance.

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.

Map 10.5 – Policy A9 Westhampnett/North East Chichester Strategic Development Location. Areas marked with black line.
Map 10.5 – Policy A9 Westhampnett/North East Chichester

Land at Maudlin Farm

10.40. The site, of approximately 13.4 hectares, comprises arable land and adjoins the hamlet of Maudlin. It is bound to the south by the A27, with residential development and a solar farm to the west and the Rolls Royce manufacturing plant to the northwest. Some local services and facilities are available in the service village of Westhampnett to the west, including a primary school, but the proximity of the site to Chichester, which is accessible by public transport, affords easy access to a greater range of services.

10.41. A number of specific issues will need to be taken into account in developing the site, these include:

  • The South Downs National Park is approximately 1km to the north of the site and the council's Landscape Capacity Study has identified that there is the potential for this area to be visible in views from and towards the National Park; careful consideration will, therefore, need to be given to minimising any impacts on views;
  • There are a group of grade II listed buildings on Stane Street to the west and an assessment of the impact of development on the significance and setting of these heritage assets will be required together with an archaeological assessment, as the site falls within an archaeological priority area;
  • The proximity of the site to a number of noise sources, particularly the A27 but also the Goodwood Motor Circuit and Airfield to the north, will require an assessment of potential noise impacts across the site and appropriate mitigation measures;
  • Overhead power cables cross the site and the development layout will need to be planned to take account of this;
  • The site is also adjacent the closed Westhampnett landfill site, which has been restored. The proximity of the allocated site will necessitate the need for investigations to be undertaken to establish if it is affected by contamination/landfill gas migration from the former landfill site;
  • The site is within a Minerals Safeguarding Area and in line with the adopted 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.

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.

Map 10.6 – Policy A10 Maudlin Farm Strategic Development Location. Area marked with black line.
Map 10.6 – Policy A10 Maudlin Farm

Bosham

10.42. Bosham is predominantly located within the Chichester Harbour AONB, south of the A259 and extending southwards into the Bosham Peninsula. A further area of development lies north of the A259 and the AONB along the east-west corridor, south of the railway line, and approximately 4 kilometres west of Chichester city. The area benefits from a railway station and good bus links between Havant and Chichester. The Local Plan identifies Bosham as being capable of accommodating further sustainable growth to enhance and develop its role as a service village. The village is host to a good range of facilities and services, including a primary school, community facilities, local shops and a GP surgery

10.43. The Local Plan sets the requirement of 245 dwellings for Bosham, to be provided over the Plan period. The strategy for accommodating this requirement in the parish is through the allocation of a strategic site to the east of Bosham at Highgrove Farm.

10.44. The proposed site is bounded to the south by the A259, to the north by the railway line, and to the west by the built-up area of Bosham. To the east of the site are farm buildings and open countryside. The site comprises approximately 13 hectares of flat, open agricultural land and lies adjacent to the site previously allocated in Policy BO1 of the adopted Site Allocation DPD 2014 - 2029 for 50 dwellings. The site is relatively free from physical constraints, although there are landscape sensitivities associated with the openness of the site, views into the site from surrounding areas and also wider views to the South Downs National Park to the north. Development will need to take account of and seek to integrate with the existing allocation.

10.45. There are a number of specific issues that need to be taken into consideration when planning the development. These include:

  • Potential landscape sensitivities, particularly in terms of the open nature of the site and external views from surrounding areas especially the Chichester Harbour AONB and the South Downs National Park;
  • Integration with the existing allocation and development to the west;
  • Consideration of the potential impact of development in terms of recreational disturbance on the Chichester Harbour SPA/SAC/Ramsar;
  • Protecting existing properties along Brooks Lane, in terms of visual amenity and overlooking;
  • Consider the potential impact of development on the safety of the nearby railway crossing at Brooks Lane.

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.

Map 10.7 – Policy A11 Highgrove Farm, Bosham Strategic Development Location (Site allocationss DPD 2019 marked with stripes, black line for Policy A11 Highgrove Farm Bosham)
Map 10.7 – Policy A11 Highgrove Farm, Bosham

Chidham and Hambrook

10.46. The Parish of Chidham and Hambrook is located to the west of Chichester city along the east-west corridor. It lies on the A259 Emsworth to Chichester road and also benefits from a station on the West Coastway railway line, linking Chichester with Portsmouth/Southampton. There are also bus services serving the village along the A259. The Local Plan defines Hambrook/Nutbourne as a service village with limited facilities. The village has been identified as a suitable location for strategic development as its location supports sustainable transport links and provides the opportunity to develop improved community facilities.

10.47. The parish is located close to Chichester Harbour and consideration must be given to the potential impact of development in terms of disturbance on the Chichester Harbour SPA/SAC/Ramsar, particularly for the area to the south of the A259 which also falls within the AONB.

10.48. The Local Plan sets the requirement for approximately 300 dwellings to come forward in the parish over the Plan period, together with improved community facilities including recreation, open space, allotments and a convenience store. Financial contributions will also be required towards provision of early year and school places in the area. Chidham and Hambrook Parish Council is preparing a revised neighbourhood plan for the parish which will identify potential development site(s) and the council will work closely with the parish council in the neighbourhood planning process.

10.49. The Infrastructure Delivery Plan identifies the likely infrastructure requirements needed for the development/s.

10.50. There are a number of specific issues that need to be taken into account in planning development for the area. These should be considered and included in the overall masterplanning that will be required for the area, these include:

  • Potential landscape sensitivities, including protecting views to the South Downs National Park and Chichester Harbour Area of Outstanding Natural Beauty and their settings and creating opportunities for new views;
  • Local community aspirations for improved facilities serving the village, including local convenience shopping and enhanced community and recreation facilities including indoor sport provision;
  • Consideration of the potential impact of development in terms of recreational disturbance on the Chichester Harbour SPA/SAC/Ramsar site;
  • Maximising the potential for sustainable travel links with Chichester city and settlements along the east-west Corridor;
  • Protecting residential properties from noise exposure from the A27;
  • Respecting the setting of historic trees and hedgerows, providing sufficient space between them and new development;
  • Creating new areas of open space and green infrastructure through planting, including maintenance and enhancement of perimeter landscaping to screen development and reduce noise;
  • Account taken of the West Sussex Minerals Local Plan, and associated guidance, in relation to sites within the parish being within a defined Minerals Safeguarding Area.
  • Account taken of the West Sussex Waste Local Plan and associated guidance in relation to safeguarding policy W2.

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.

Southbourne

10.51. Southbourne is the largest settlement in the west of the plan area and is defined as a settlement hub within the settlement hierarchy. It lies on the A259 Emsworth to Chichester road and benefits from a station on the West Coastway rail line linking Chichester with Portsmouth / Southampton as well as more widely to London. Southbourne acts as a service centre for the surrounding villages, providing a variety of community services and facilities, including shops, a library, doctor's surgery and a range of education facilities. Currently there is good access to employment elsewhere (for example at Chichester city and Havant); however opportunities in Southbourne itself are very limited.

10.52. Southbourne has been identified as a suitable location for strategic development during the later part of the Plan period and a broad location for development, shown on the Key Diagram, has been identified. Within this area a mixed use development of 1,050 homes, local employment opportunities and supporting local facilities will be developed. The site will also provide for the accommodation needs of gypsies and travellers and travelling showpeople.

10.53. Further consideration of sites and the allocation of land to deliver this development will be made through either a revised Site Allocation DPD or revised Southbourne Neighbourhood Plan.

10.54. Southbourne is located close to Chichester Harbour and any opportunities for development must give consideration to potential impact in terms of recreational disturbance on the Chichester Harbour SPA/SAC/Ramsar site, particularly for the area to the south of the A259 which also falls within the AONB. Certain areas outside those designated sites functionally support species for which the sites are designated and consideration will need to be given as to whether there are likely to be any significant impacts on the functionally linked sites and the avoidance measures or mitigation that may be required[49].

10.55. Although the settlement is less affected by other constraints, regard will need to be paid to landscape considerations, particularly the setting of the AONB and protecting views to the South Downs National Park. Development will also need to ensure that the separate identity of neighbouring settlements along the A259 is maintained, with consideration being given to defining the precise boundaries of landscape gaps as required by Policy NE3 (Landscape gaps between settlements).

10.56. In addition, development will need to address the following issues:

  • Development phasing;
  • Ensuring adequate provision of supporting infrastructure including additional education capacity, community and health facilities in accordance with the most recently published Infrastructure Delivery Plan. This is likely to include a new two form entry primary school with potential for expansion, expansion of secondary school provision, early years' childcare provision, community hall/centre and expansion of doctors' surgery plus flexible space for employment/small-scale leisure use;
  • Maximising the potential for sustainable travel links through improved public transport, including consideration of opportunities to reduce community severance caused by the railway line as well as the inclusion of cycling and pedestrian routes;
  • Protecting residential properties from noise on the A27, through for example the sensitive use of acoustic screening;
  • Creating new areas of open space and green infrastructure through planting, including maintenance and enhancement of perimeter landscaping to screen development and reduce noise. There is an ambition in the Neighbourhood Plan to establish a Green Ring around Southbourne and appropriately located green infrastructure would contribute to achieving this.

10.57. With a range of ownerships within the Broad Location it is imperative that development should be comprehensively masterplanned to ensure sustainable development can be achieved. Piecemeal development that does not take account of the need for wider development in the broad location and prejudices opportunities for cumulative issues, particularly relating to infrastructure, to be addressed will not be supported.

10.58. If there are problems relating to land ownership in bringing forward this strategic development, the council will consider the use of compulsory purchase powers to secure its delivery.

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.

Land West of Tangmere

10.59. Tangmere is the largest village in the area to the east of Chichester city, with a range of local facilities, including small shops, primary school, GP surgery and village hall, and good road accessibility via the A27.

10.60. The Local Plan identifies Tangmere as being capable of accommodating further sustainable growth to enhance and develop its role as a settlement hub, through the provision of new housing and infrastructure to support the new development and the existing village.

10.61. The Chichester Local Plan Key Policies allocated the Tangmere strategic development location for comprehensive development of 1,000 dwellings and supporting infrastructure. Detailed subsequent site investigations and the masterplan process have demonstrated that the site can satisfactorily accommodate an additional 300 dwellings to achieve an allocation of 1,300 dwellings together with the required community facilities, open space, recreation and supporting infrastructure.

10.62. The development location is situated around the western and southern edges of the village, south of the A27 and north of Tangmere Road. The site comprises approximately 73 hectares of land predominantly used for agriculture. The site will have primary access from the A27/A285 grade separated junction, with a spine road linking to Tangmere Road at the south of the site.

10.63. The Tangmere Neighbourhood Plan (made in July 2016) identifies the site for strategic development and provides design guidance and several policy aspirations to inform the masterplanning process. In particular, the Neighbourhood Plan places significant emphasis on achieving a 'one village' approach where the new development will be integrated within the existing village.

10.64. The site has an endorsed Masterplan (reference 19/02836/MAS) which was developed in accordance with the Chichester Local Plan, emerging Local Plan Review and the Tangmere Neighbourhood Plan and demonstrates how the policy aspirations of the development plan will be achieved. The site also benefits from outline resolution to grant Permission (reference 20/02893/OUT).

10.65. There are a number of site-specific issues which should be considered when planning the development and site layout in this location, including:

  • Taking account of the Tangmere Neighbourhood Plan including the 'One Village' aspiration to integrate the new development with the existing village, and the other design considerations contained in the Neighbourhood Plan;
  • Local community aspirations for new/improved facilities serving the village, including transforming the existing village centre into a local centre focused around a village main street, primary education, and enhanced recreation;
  • Potential physical constraints such as landscape sensitivities, particularly external views from the surrounding area including the South Downs National Park, high groundwater levels, particularly in the southern part of the site, and the need for noise mitigation measures for residential properties on the A27, for example through the use of acoustic screening;
  • Conserving, enhancing and better revealing the known archaeological assets within the site, to advance understanding of the significance of the assets;
  • Conserving and enhancing the setting of the historic village, particularly the Conservation Area, the archaeological and heritage assets within the surrounding area, and preserving the heritage of the World War II airfield, including provision for the relocation of existing allotment space that could facilitate the expansion or relocation of the Tangmere Military Aviation Museum;
  • The opportunity to provide off-site green links with existing and planned development at Tangmere, and with the South Downs National Park and Chichester city, and the potential to develop strategic green infrastructure in conjunction with other planned development to the east of Chichester city;
  • Opportunities, in partnership with relevant authorities, to provide improved sustainable public transport routes linking the village with Chichester city, to improve cycle routes to the city, and better transport links to Barnham rail station and the 'Five Villages' area in Arun District; and
  • The availability of minerals in the vicinity and the need to take account of the Minerals Safeguarding Area.

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.

Map 10.8 – Policy A14 Land West of Tangmere Strategic Development Location. Area marked with black line
Map 10.8 – Policy A14 Land West of Tangmere

Loxwood

10.66. The Parish of Loxwood is located in the northeast of the District. The B2133 runs through the village between the A281 the north and the A272 to the south. The Wey and Arun canal runs east/west through the southern part of Loxwood Parish. There are bus services serving the village and providing connections to larger towns such as Billingshurst, however, services are limited. The Local Plan defines Loxwood as a service village with local facilities and services. Whilst it is recognised that this part of the plan area would not normally be identified for higher levels of growth, the council has had to look at what could be achieved in this area, due to the transport constraints posed by the A27 in the south of the plan area. The village has been identified as a suitable location for a higher level of growth as it has suitable HELAA sites which could come forward through the Neighbourhood Plan process.

10.67. The Local Plan sets the requirement for approximately 220 dwellings to come forward in the parish over the Plan period, together with improved community facilities including recreation and open space. Loxwood Parish Council are preparing a neighbourhood plan for the parish which will identify potential development site(s) and the council will work closely with the parish council in the neighbourhood planning process.

10.68. The parish is located within the key conservation area for the Mens SAC and all impacts to bats must be considered as the habitats are critical for sustaining populations of bats with the SAC.

10.69. The Infrastructure Delivery Plan identifies the likely infrastructure requirements needed for the development/s.

10.70. There are a number of specific issues that need to be taken into account in planning development for the area. These should be considered and included in the overall masterplanning that will be required for the area, these include:

  • Potential landscape sensitivities, including taking into account the rural character of the area, and creating opportunities for new views;
  • Maximising the potential for sustainable travel links with nearby towns such as Billingshurst and Horsham;
  • Respecting and retain existing trees, hedgerows and ancient woodland, providing sufficient space between them and new development, particularly those that support or are in close proximity to suitable commuting and foraging habitats;
  • Creating new areas of open space and green infrastructure through planting;
  • Phasing of development to ensure water neutrality and wastewater infrastructure improvements.

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.

Goodwood Motor Circuit and Airfield

10.71. Goodwood Motor Circuit and Airfield represent significant leisure and tourism destinations within the plan area, particularly on occasions such as the Goodwood Revival and The Festival of Speed, where a significant number of visitors are attracted to the sites. The economic and cultural benefits afforded to the wider area from such events are well documented with research from the University of Brighton showing that the 2014 Festival of Speed brought in over £25 million to the area as well as a further £35.5 million turnover for the national economy.[51]

10.72. The council remains supportive of the ongoing operation of the site as a motor circuit and airfield, subject to the existing legal agreements secured which impose noise control restrictions. For example, the motor circuit has to adhere to trackside decibel levels and activity is limited through category days, while at the airfield measures such as Noise Preferential Routes (NPRs) and restrictions on the number of annual flights (both fixed wind and rotary) are imposed. Opportunities to replace and improve the facilities within the site will be supported, subject to the considerations set out in the following policy.

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.

Development within the vicinity of Goodwood Motor Circuit and Airfield

10.73. The Motor Circuit and Airfield is located immediately northeast of the city of Chichester, with the settlements of Westhampnett and Westerton being located relatively close to the southern and eastern boundaries of the site.

10.74. The relationship between the motor circuit and airfield and surrounding residential properties and other noise-sensitive neighbours is a significant consideration for the council. For some years, the council has operated a 400 metre buffer zone around the motor circuit and airfield site where there has been a presumption against allowing residential development.

10.75. To inform this Plan, the suitability of maintaining this buffer zone was investigated by MAS Environmental Ltd. The resultant report 'Goodwood Noise Study – An Assessment of Motor Circuit and General Aviation Noise Criteria Evaluation for Future Development for Chichester District Council' concluded that, taking into account the complex combination of noise-generating activities taking place within the site, a 400m buffer between the site and any proposals for noise-sensitive development should be maintained. Within the 400m buffer, a general presumption against noise-sensitive development should be maintained unless it can be clearly demonstrated that the development will achieve acceptable appropriate internal and external amenity standards with regard to noise and disturbance experienced, taking into account the particular characteristics of the noise emanating from the site. The report also identifies the potential for noise disturbance arising from activities at the Motor Circuit and Airfield to be a significant issue beyond the 400m buffer, including below preferred aircraft routings. Any development proposals beyond the 400m buffer would need to accord with the provisions of Policy NE22 (Noise), taking into account the detailed findings of the MAS Study and any other evidence available. Both within and beyond the 400m buffer, and where noise is considered to have a potential adverse impact, it is expected that a noise impact assessment is submitted to accompany any proposed development application, in order to demonstrate the aforementioned requirements are met.

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.

Thorney Island

10.76. Thorney Island is a peninsula extending into Chichester Harbour with a singular vehicular access from the A259. Much of the island is covered by a Ministry of Defence military base and airfield occupied by the Royal Artillery. The Island is low-lying and thus at risk of flooding and its salt marshes and grasslands are important habitats for wildlife.

10.77. The council will support the Ministry of Defence in its continued operation of the military base, including development proposals required to sustain its operational capability. Should any form of physical expansion of the site be required, this will be considered in conjunction with the constraints of the site. If proposals emerge which would require a significant uplift in military personnel, the council will work with the Ministry of Defence, local authorities within the vicinity of the island, and other key stakeholders to ensure that any identified increased need for housing is provided for in a way which meets the operational requirements of the base and the sustainable development of the wider area.

10.78. If for any reason the existing military use ceases, any future use will need to be planned sensitively through the preparation of a masterplan, developed with the local planning authority in conjunction with the local community. This should take into account the particular characteristics of the Island and its environmental designations. In particular, much of the Island is identified as core or supporting areas essential to the continued function of the Solent Waders and Brent Goose ecological network. Development would also need to be compatible with the Chichester Harbour AONB and avoid or mitigate any impact on the adjoining SPA/SAC/Ramsar designation. This is likely to preclude the use of the airfield for civil or general aviation purposes and land and sea-based noisy sports. Proposals will also need to demonstrate that suitable vehicular access to the site can be secured.

10.79. Given the existing contribution that the military makes to the economy of the area, the focus for consideration of any alternative uses should be on employment-led development in the first instance. The cultural and historical significance of the existing military use of the Island, and the potential for remains of archaeological interest, should inform the scope for the future development of the site and be retained, where possible.

10.80. Opportunities should be explored to reduce the extent of developed land on the island and to significantly enhance the quality of the landscape, the natural environment and support the creation of new habitats, where possible. Opportunities for increased public access should only be explored where they are compatible with the environmental designations.

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.

Employment Allocations

Tangmere Strategic Employment Land

10.81. A total of around 2.7 hectares of land allocated for Class E(g), B2 and B8 uses in the Chichester District Local Plan 1999 and Chichester District Local Plan Key Policies 2014-2029 remains undeveloped. The remaining land allocated has planning permission for 2.47 hectares of flexible B1c and/or B8 uses.

10.82. The provision of a significant new residential development to the west of the village could further enhance the attractiveness of this site for employment uses within the commercial property market. Given that there is an existing business park immediately adjoining the allocation, the retention of the allocation would have the benefit of delivering a greater critical mass of potential floorspace at this existing business location and also enable commercial traffic movements to access the A27 directly from Meadow Way, rather than through residential areas. Therefore, this Plan continues to allocate the land for Class E(g), B2 and B8 uses.

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.


Map 10.9 – Policy A19 Tangmere Strategic Employment Land. Policy A19 Land at Chichester Business Park Tangmere marked with black line
Map 10.9 – Policy A19 Tangmere Strategic Employment Land

Land south of Bognor Road

10.83. This employment allocation is located to the south of Bognor Road (A259), and east of Vinnetrow Road and the A27 just to the southeast of Chichester, within the Parish of North Mundham. The lakes surrounding Lakeside Holiday Park are adjacent to the site, on the other side of Vinnetrow Road, including the Chichester Gravel Pits and Leythorne Meadow SNCI. The allocation wraps around the existing Brick Link Nursery with the Eastern part of the site extending into Oving Parish.

10.84. Two adjacent sites to the north of Bognor Road, within Oving Parish, which were allocated for employment in the Site Allocation DPD 2014 - 2029 both have permission.

10.85. The Runcton Horticultural Development Area lies to the south of the site which makes the location particularly suitable for food related employment uses linked to local horticulture.

10.86. Currently the site is in agricultural and horticultural use with part of the site used for growing soft fruit in polytunnels.

Site Specific Considerations

10.87. There are a number of site-specific issues which should be considered when planning the development and site layout in this location, including:

  • The need for realignment of Vinnetrow Road and works to Bognor Round roundabout as part of a package of A27 improvements.
  • Small parts of the site are affected by surface water flooding. A larger area to the eastern part of the site is affected by groundwater flooding. A management plan should be prepared to address this.
  • The need to protect key views of Chichester Cathedral and into and from the SDNP.
  • Confirmation that access can be provided onto the A259.
  • The existing cycle route along the A259 presents an opportunity to maximise cycle links into the site, which is also on a bus route with frequent services between Portsmouth and Brighton, and less frequent buses between Chichester University campuses, although additional bus stops and pedestrian crossing points would be required. Development should take into account provision of a bus lane along the A259.
  • Site is within the Singleton and Cocking Tunnels SAC 12km wider conservation area within which barbastelle and Bechstein bats may forage.
  • The availability of minerals in the vicinity and the need to take account of the sharp sand and gravels Minerals Safeguarding Area.

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.

Map 10.10 – Policy A20 South of Bognor Road Strategic Employment Land. Policy A20 Land South of Bognor Road marked with black line
Map 10.10 – Policy A20 South of Bognor Road Strategic Employment Land

Safeguarded Employment Land

Land East of Rolls Royce

10.88. This policy provides a framework to support the continued expansion and long-term viability of Rolls Royce Motor Cars. The future shape of low volume, high value automotive production is dynamic and the industry must remain responsive to known, unpredicted needs and economic conditions. The policy is essential to provide Rolls Royce with certainty that the manufacturing plant could continue to expand production from the current 5,000 units per year. This will require an increase in manufacturing space, associated logistics operations and space for other uses. The requirements cannot be precisely specified at the current time so the policy is based on safeguarding the land for future needs.

10.89. Since the site first became operational, Rolls Royce has seen strong sales growth worldwide. Employee numbers and the scale of vehicle production on the site have grown. The number of vehicles produced has increased from an output of less than 1,000 to around 5,000 vehicles per annum, in response to increased demand and expanding export markets. More than 90% of the vehicles produced are exported.

10.90. Some 2,000 people are employed on site, including Rolls Royce employees, contractors, agency workers, interns and students. Around 75% live within 15 miles of the plant. In partnership with several local colleges in the Higher Education sector in West Sussex, Rolls Royce has established a highly successful Apprenticeship Programme. Since the launch of the programme in September 2006, the numbers joining the scheme have steadily increased. The apprenticeship lasts for up to four years and around 100 people have joined the company as a result; a number of former apprentices have subsequently progressed into leadership roles.

10.91. It is clear that potential further expansion of production at Rolls Royce Motor Cars will be constrained without the availability and certainty of long-term strategic expansion land.

10.92. The proposed expansion land is located in close proximity to the South Downs National Park and it is important that the proposed development conserves and enhances its setting by taking a landscape-led approach to the design of the new buildings. Furthermore, a footpath currently crosses the site and it is important that this footpath is diverted around the site so that walkers can continue to access the National Park on foot.

10.93. Is should be noted that as this site is safeguarded to address a specific need, the land is not counted towards the overall Local Plan employment land requirement.

Site Specific Considerations

10.94. The proposed expansion land is close to the South Downs National Park and it is important that the proposed development conserves and enhances its setting by taking a landscape-led approach to the design of the new buildings.

10.95. A footpath currently crosses the site and it is important that this footpath is diverted around the site so that walkers can continue to access the National Park on foot.

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.

Map 10.11 – Policy A21 Land East of Rolls Royce Safeguarded Employment Land. Policy A21 Land East of Rolls Royce marked with black line
Map 10.11 – Policy A21 Land East of Rolls Royce Safeguarded Employment Land


[47] A serviced plot of land is a plot of land that either has access to a public highway and has connections for electricity, water and wastewater, or, in the opinion of a relevant authority, can be provided with access to those things within the duration of a development permission granted in relation to that land

[48] Guidance on the application of the Joint Minerals Local Plan and Waste Local Plan safeguarding policies is available in the West Sussex County Council Minerals and Waste Safeguarding Guidance

[50] Guidance on the application of the Joint Minerals Local Plan and Waste Local Plan safeguarding policies is available in the West Sussex County Council Minerals and Waste Safeguarding Guidance

If you are having trouble using the system, please try our help guide.
back to top back to top