Chichester Local Plan 2021-2039 - Main Modifications consultation

Amend 1^st bullet:

The Local Plan makes provision for the identified needs through a combination of different sources as outlined in the policy below. In addition to completions and pipeline supply, employment is provided for through bringing forward some allocations of land from the Local Plan Key Policies 2014-29, where the employment space has not yet all been delivered at:

Amend paragraph:

In addition, provision is made for flexible employment/leisure space within the neighbourhood centre at within some of the new strategic site allocations (Chidham and Hambrook and Land East of Chichester (A8) for flexible working space to be provided within local centres/community hub buildings, and local provision will also be made through neighbourhood plans, and at the Southbourne Broad Location for Development.

Amend policy title.

Delete table.

Policy Text Update:

Policy E1 Meeting Employment Land Needs

To contribute towards sustainable economic growth, provision will be made for a net additional 108,000 to 115,000sqm of new floorspace for office, industrial and warehousing use, in addition to other employment-generating uses, through the following sources of supply:

The employment requirement for the plan area is for at least 115,000sqm of employment floorspace to be delivered in the period 2021/22-2038/39.

Proposals for employment related development on unallocated sites will be supported in accordance with Policy E2 of this Plan. Proposals for significant new office development will be encouraged in Chichester city centre in accordance with Policy A1. Smaller-scale office developments will be supported in other settlements in accordance with Policy E2.

Add new table:

Table XXX Employment floorspace supply

Amend 3^rd paragraph.

Amend criterion 5.

Policy Text Update:

Policy E2 Employment Development

Existing Employment Sites

At existing employment sites, where required, planning permission will be granted for development within the business and industrial use classes E(g), B2, B8 of new floorspace and the refurbishment, upgrading or modernisation of existing premises, where it can be demonstrated that:

1. There is no material increase in noise levels resulting from machinery usage, vehicle movement, or other activity on the site, which would be likely to adversely impact occupants of nearby residential properties; and
2. The proposal is not of a scale that is likely to cause unacceptable visual amenity harm to nearby residential properties or cause harm to the enjoyment of the countryside; and
3. The proposal would not generate unacceptable levels of traffic movement, soil, water, odour or air pollution and there is no adverse impact resulting from artificial lighting on the occupants of nearby residential properties or on the appearance of the site in the landscape or on its ecology; and
4. Where development would result in an expansion of the existing employment site into countryside, that the development is required to meet a local need, is proportionate to its location and would not harm the character of the rural area; and
5. For office developments class E(g), that the sequential test set out in national policy has been met, unless the proposal is for small-scale rural development.

Existing employment sites will be retained to safeguard their contribution to the local economy. Employment uses other than those in use classes E(g), B2 or B8 which require planning permission, will be permitted on existing employment sites provided they are of a similar character in terms of providing jobs, the skills they require and their contribution to long-term economic growth. Where the proposed alternative use is a main town centre use, the sequential test set out in national policy must be met.

Where planning permission is required for alternative non-employment uses on land or floorspace currently in or last used for employment generating uses, applicants must provide evidence it must be demonstratinged (in terms of the evidence requirements in Appendix C) that the site is no longer required and is unlikely to be re-used or redeveloped for employment uses to meet future demand. Appendix C provides guidance to the applicant on what this evidence should include.

New Employment Sites

Development proposals for employment generating uses within Use Class E(g), B2, B8 and uses compatible with a business or industrial location will be permitted within the settlement boundaries, as defined on the policies map and provided such proposals are compliant with other relevant policies within this Local Plan.

Proposals for new office development will be permitted in Chichester city centre and the settlement hubs in accordance with the sequential test set out in national policy. Small-scale office uses will be permitted in other service villages to meet local needs and as part of the residential-led allocations provided for in the strategic policies.

Development proposals must demonstrate that:

1. There is no material increase in noise levels resulting from machinery usage, vehicle movement, or other activity on the site, which would be likely to adversely impact occupants of nearby residential properties or be of a scale that is likely to cause harm to the enjoyment of the countryside; and
2. The proposal would not generate unacceptable levels of traffic movement, soil, water, odour or air pollution and there is no adverse impact resulting from artificial lighting on the occupants of nearby residential properties or on the appearance of the site in the landscape or on its ecology.

The council will require new employment development, where feasible, to provide for an appropriate range of unit types and sizes to accommodate the needs of start-up and move-on businesses within the plan area.

Amend paragraph:

In considering the needs of the industry through the plan period, the findings of the Housing and Economic Development Needs Assessment 2020 (HEDNA) and subsequent monitoring of development needs have been taken into account. Approximately, 67 hectares is identified as necessary to meet the future horticultural land need within HDAs over the plan period based on past trends. However, given the historical pattern of horticultural development outside of HDAs, an additional 137 hectares of horticultural land is also forecast to be required outside of HDAs to meet future need.

Amend criterion ii:

The council has concluded that the existing HDAs at Tangmere, Runcton, Sidlesham and Almodington should be retained with the following principles of development to apply:

1. Taking account of existing commitments (i.e. planning permission already granted), some of the remaining requirement can potentially be accommodated within the existing Tangmere and Runcton HDAs.

2. There is however, insufficient availability within HDAs to cover the forecast horticultural and ancillary functionally-linked development need. Land at the Runcton HDA is almost at capacity and the Runcton HDA boundary has therefore been reviewed. The HDA will be extended at its southern boundary to include a further 30 21 hectares of land promoted by the horticultural industry for horticultural and functionally-linked development (as defined in Policy E4). The extension to the Runcton HDA is as shown on the policies map.
3. Land will continue to be utilised where available, within the HDAs and then where possible, on areas of land adjacent to the HDAs.
4. Small-scale horticultural development will continue to be focussed within the Sidlesham and Almodington HDAs.
5. The HDA boundaries at Runcton and Tangmere have been reviewed generally, which has led to the proposed deletions to the Runcton HDA boundary as shown on the policies map.

Amend paragraph:

Horticultural and functionally-linked ancillary development proposed outside of the HDAs will need to provide clear justification as to why the development cannot be accommodated within the HDAs.

Change ancillary to functionally-linked.

Policy Text Update:

Policy E3 Addressing Horticultural Needs

To support the growth of the horticultural industry within the plan area, approximately 204 hectares of additional land for horticultural and functionally-linked ancillary development is required over the plan period from 2021 to 2039.

Approximately 67 hectares is identified as required within HDAs to meet predicted horticultural and functionally-linked ancillary development need within HDAs. Large scale horticultural and functionally-linked ancillary development will continue to be focused within the HDAs at Tangmere and Runcton where approximately 47 hectares remains undeveloped. The remaining horticultural development need will be accommodated in a planned extension at the southern boundary of Runcton HDA which comprises some 2130 hectares of land.

Land will continue to be utilised where available within the HDAs and then where possible, on areas of land adjacent to the HDAs. Policy E4 sets out the detailed considerations for applications in the HDAs.

Approximately 137 hectares of land is also needed outside of HDAs to meet anticipated horticultural and functionally-linked ancillary development land need for the plan period. Any such proposals will need to meet the additional criteria in Policy E4 which applies to horticultural development proposed outside of HDAs.

The Sidlesham and Almodington HDAs will continue to be the focus for smaller scale horticultural glasshouses.

Amend paragraph:

Large-scale horticultural development at Tangmere and Runcton is characterised by major expanses of large buildings, which have good access to the main road network. These businesses supply large supermarkets, garden centres and food chains, and are required to adapt and improve constantly to maintain this market. Consequently, operators seek to increase production volume, with larger premises to achieve the economies of scale required to remain viable. The council considers that the HDAs should remain available for growing and packing horticultural products and other processes directly related to their production. These other processes are classed as "ancillary development".

New paragraph after 7.29:

The council is committed to ensuring that planning policies assist the national and international competitiveness of the district's horticultural industry during the local plan period. It is recognised that there is a demonstrable business need to deliver development that is functionally-linked to the growing of produce within HDAs in order to support the vitality and viability of the industry. Functionally-linked developments are likely to include, but are not limited to, storage and distribution facilities, food processing and packaging, research and development and the production of renewable energy/provision of energy hubs. The council considers it important to ensure that new developments within HDAs are retained for horticulture, or purposes functionally-linked to horticulture, in order to ensure the competitiveness of the industry is maintained. The council will use planning conditions and/or planning obligations where appropriate to achieve this aim. In order for a proposal to be considered as functionally-linked development, the planning application will need to evidence demonstrable benefits of co-location within the HDA (i.e. the contribution to local synergies and/or the reduction in food miles and in carbon emissions).

Amend paragraph:

Smaller scale horticultural development will continue to be focused within the existing HDAs at Sidlesham and Almodington. This is due to the nature of the land as former Land Settlement Areas formed in the 1930s, which were later designated as HDAs in 1992. Many of the horticultural businesses located in these areas are small-scale as the patchwork nature of the landholdings makes land assembly, and therefore expansion, difficult. These areas are further from the A27 than the Tangmere and Runcton HDAs and are less well served by the road network.

Amend paragraph:

The policy for development outside HDAs requires applicants to demonstrate why the development proposed cannot be located within an HDA. It is important therefore for the applicant to provide substantiated reasons why the new development cannot be located within an HDA. For example, why the land within HDAs is not available or suitable for the development proposed. This may need to be substantiated with evidence such as an enquiry log including how it was followed up and why it was unsuccessful i.e. whether the marketing price was realistic.

Amend 2^nd paragraph.

Insert new criterion 1, 2.

Amend criterion 5,6,9,11

Policy Text Update:

E4 Horticultural Development

Large scale horticultural development will continue to be focused within the existing HDAs at Tangmere and Runcton. The Sidlesham and Almodington HDAs will continue to be the focus for smaller scale horticultural glasshouses.

Within designated HDAs, as shown on the policies map, planning permission will be granted for new horticultural and functionally-linked ancillary development where it can be demonstrated that the following criteria (1-10) have been met:

1. The development will be used solely for horticulture and/or purposes functionally-linked to horticulture. Functionally-linked development may include:

1. propagation and growing of horticultural produce within or outside buildings;
2. the processing and packaging of food items;
3. the storage and distribution of produce, processed foods and associated packaging;
4. research and development and office functions which relate to horticulture and/or horticultural food production;
5. renewable energy production where the primary recipient/user of the energy produced are located within or adjacent to the HDA.

2. If the proposal is for functionally-linked development, the proposal evidences demonstrable benefits of co-location (i.e. the contribution to local synergies and/or the reduction in food miles and in carbon emissions);
3. 1. There is no significant adverse increase in noise levels resulting from machinery usage, vehicle movement, or other activity on the site, which would be likely to unacceptably disturb occupants of nearby noise sensitive properties or the environment, including wildlife, or be likely to cause unacceptable harm to the enjoyment of the countryside;
4. 2. The proposal does not generate unacceptable levels of soil, water, odour or air pollution and there is no significant adverse impact resulting from artificial lighting on the occupants of nearby sensitive properties or the environment, or on the overall landscape generally;
5. 3. New planting is sufficient to benefit an improvement to the landscape and increases the potential for screening;
6. 4. Adequate vehicular access arrangements exist or will be provided from the site to the road network to safely accommodate vehicle movements without detriment to highway safety or result in unacceptable harm to residential amenity;
7. 5. The height and bulk of development, either individually or cumulatively, does not have a significant adverse effect upon damage the character or appearance of the surrounding countryside, landscape or setting of the South Downs National Park and mitigation measures are included to address any detrimental effects e.g. in order to mitigate the height and bulk of new horticultural structures;
8. 6. It can be demonstrated that adequate water resources are available or can be provided and appropriate water efficiency measures are included; and
9. 7. Acceptable surface water drainage capacity exists or can be provided as part of the development including sustainable drainage systems or water retention areas;
10. 8. The proposal ensures that development avoids harm to protected species and existing important habitats and features and facilitates the achievement of biodiversity net gain.
11. 9. The proposal retains and enhances existing connecting habitats as well as facilitates the creation of new levels of habitat connectivity within the site and to the wider Green Infrastructure network and identified Strategic Wildlife Corridors. The proposal enhances and protects the Strategic Wildlife Corridors and ensures the impact of development on the strategic wildlife corridors has been minimised, including through the provision of appropriate buffers along linear features in relation to important habitats which are being retained and/or created, whilst minimising light spill into corridors.
12. 10. The proposal successfully avoids and/or mitigates potential impacts on the Pagham 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.

Outside HDAs

The policy approach for horticultural development is for land within existing HDAs to be utilised first. Where no suitable land within HDAs is available, development proposals for horticultural and functionally-linked ancillary development on land adjacent to HDAs is preferred followed by land elsewhere in the plan area. All development proposals on land outside HDAs will need to address the criteria above (1-8) as well as the additional criteria (9-12) below:

13. 11. The development is for horticultural purposes or purposes functionally-linked to horticulture, There is a horticultural justification for the development, and it can be demonstrated that the proposal cannot be accommodated within an existing HDAs;
14. 12. The land is sufficiently well drained, level and of a quality to be suitable for horticultural development;
15. 13. Necessary infrastructure and services are available or will be provided; and
16. 14. Long views across substantially open land are retained.

Planning applications for horticultural and functionally-linked ancillary development will need to consider the policies concerning biodiversity; wildlife; strategic wildlife corridors; the natural landscape; and pollution. The accommodation for agricultural, horticultural and other rural workers policy may also be relevant.

Amend criterion 2.

New paragraph 4.

Policy Text Update:

Policy E8 Built Tourist and Leisure Development

Development proposals for tourism and leisure development, including tourist accommodation, will be granted within or immediately adjoining the defined settlement boundaries of Chichester city or the settlement hubs where it can be demonstrated that all the following criteria have been met:

1. It is sensitively designed to maintain the character of the area and amenities of existing occupiers;
2. It is located so as not compromise the essential features of internationally designated areas and nationally designated areas of landscape, historic environment or nature conservation protection, including impacts from visitors or users of the facility, particularly in relation to the potential for increased recreational pressures on Chichester Harbour, Pagham Harbour, Medmerry Compensatory Habitat and other designated sites;
3. It provides a high-quality attraction or accommodation; and
4. It encourages an extended tourist season.

Elsewhere in the plan area, small-scale development for tourism and leisure development will be granted where all the above and following criteria have been met:

1. It can be demonstrated that the scale and use is appropriate to the location and that a demand exists for the facility; and
2. Where proposals seek permission for new buildings, that the development cannot be accommodated elsewhere, including through the re-use, and expansion, of existing buildings in the locality, or on previously developed land, and developing within the defined settlement boundaries.

In exceptional circumstances, large scale tourism or leisure development facilities will be permitted elsewhere in the plan area where it can be demonstrated that there is an overriding and compelling justification in terms of enhancing visitor use and/or appreciation of a specific feature or location of significant recreation or leisure interest. Proposals will need to demonstrate the requirement for and compatibility with a specific or countryside location. Proposals involving the loss of tourist or leisure development, including holiday accommodation, will only be granted where there is no proven demand for the facility and it can no longer make a positive contribution to the economy. In such instances, the focus of consideration of alternative uses should be on employment-led development in the first instance, followed by provision of community uses and then affordable housing-led development. Evidence will be required as set out in Appendix C.

To demonstrate the need/demand for tourist or leisure development or that such development is no longer required, evidence will be required in accordance with the guidance at Appendix C.

In all cases, proposals for tourist accommodation are expected to contribute to relevant access management strategies to mitigate recreational disturbance to SPAs in accordance with Policy NE6 (Chichester's Internationally and Nationally Designated Habitats), and Policy NE7 (Development and Disturbance of Birds in Chichester, Langstone and Pagham Harbours and Solent and Dorset Coast SPAs, and Medmerry Compensatory Habitat).

New criterion after 5.

Amend criterion 8.

New paragraph.

Policy Text Update:

Policy E9 Caravan and Camping Sites

Development proposals for new caravan and camping sites with associated facilities and intensification/alterations to existing sites will be granted, where it can be demonstrated that all the following criteria have been met:

1. They meet a demonstrable need and the location identified is justified in terms of its contribution towards tourism;
2. The proposal meets sustainability objectives by providing or contributing towards suitable walking and cycling infrastructure which connects safely and conveniently to the existing network;
3. They are of an appropriate scale in relation to their setting and would not diminish local amenity;
4. They are sensitively sited and designed to maintain the tranquillity and character of the area;
5. They are sited to be visually unobtrusive and can be assimilated so as to conserve and enhance the surrounding landscape;
6. They are located so as not to compromise the essential features of internationally and nationally designated areas of landscape, historic environment or nature conservation protection, including impacts from visitors or users of the facilities, particularly in relation to the potential for increased recreational pressures on Chichester Harbour, Pagham Harbour, Medmerry Compensatory Habitat and other designated sites;
7. 6. They are located so as to avoid areas at greatest risk of flooding; and
8. 7. The road network and the site's access can safely accommodate any additional traffic generated.

Where planning permission for caravan sites is granted, a condition restricting the type of occupation to holiday/seasonal use will be used in order to retain the tourist accommodation and ensure it is not used for permanent residential use. The period of occupation will be dependent on:

9. 8. Whether the accommodation is within an area at risk of flooding as defined by the Environment Agency;
10. 9. The degree of protection considered desirable in orderto avoid disturbance to sensitive sites of ecological value (including ensuring that no adverse effects on the integrity of sensitive European designated wildlife sites occurs) or to protect the tranquillity and character of the countryside, Chichester Harbour Area of Outstanding Natural Beauty, the setting of the National Park, Pagham Harbour, Medmerry Compensatory Habitat and the undeveloped coast; and
11. 10. The importance of securing the removal of touring units during the winter period where their permanent presence would be harmful to the landscape.

Notwithstanding the duration of occupancy, contributions towards appropriate access management measures or strategy will be sought to mitigate the effects of increased visitor numbers on sensitive and designated sites.

In the interests of maintaining an adequate supply of touring caravan pitches (including motor homes), proposals for a change of use to static caravan pitches should be accompanied by an assessment of supply and demand to demonstrate that sufficient touring caravan pitches will remain.

Proposals for the use of parts of existing caravan sites for winter storage of touring caravans and other forms of touring units will be granted provided that the proposal does not have an adverse impact on the landscape or character of the surrounding area.

The loss of caravan and camping sites to other uses will only be granted where there is no proven demand for the facility, and it can no longer make a positive contribution to the economy. In such instances, the focus of consideration of alternative uses should be on employment-led development in the first instance, followed by the scope for community uses and the provision of affordable housing led development. Evidence will be required as set out in Appendix C.

To demonstrate the need/demand for new caravan and camping sites, the intensification/alteration of existing caravan or camping sites or that such development is no longer required, evidence will be required in accordance with the guidance at Appendix C.