I would like to make the following points in response to the consultation on the CDC local Plan Review, specifically to the proposal to build an additional 50 homes in Boxgrove.

1. CDC Policy DM22 states that "Development in rural areas must meet a demonstrated need".

Where is the need for 50 additional homes in Boxgrove evidenced or demonstrated?

2. CDC's Policy S5 "Parish Housing Requirements" states that "it is intended that identification of sites will be determined by local communities through Neighbourhood Planning, in consultation with the Council" .

The Boxgrove Neighbourhood Plan has not yet been determined, has been the subject of many delays for a variety of reasons of which CDC will be well aware, and is currently in limbo whilst CDC decide and advise on the next stages. It would therefore seem to be undemocratic were CDC to impose this housing upon the village prior to the Neighbourhood Plan being finalised.

3. The National Planning Policy Framework (NPPF) confirms a presumption in favour of development, but also states that "new development must achieve sustainable development principles and must not adversely affect the character, quality, amenity or safety of the built environment wherever it occurs".

Building the proposed additional 50 houses in Boxgrove in the next five years will detrimentally affect the distinctive character of this small, quiet village; adversely impact upon existing, residents through increased noise pollution; put the safety of existing residents at risk through increased air pollution as a result of the additional traffic; and compromise the safety of residents and others by increasing traffic at various points on the highway, not the least of which would be the likely egress to and from the mooted development site.

4. Further, CDC's Policy DM3, on Housing Density, states "All new housing will be developed at a density that is consistent with making the best use of land whilst achieving high quality, sustainable design that does not compromise the distinctive character of the area in which it is located."

Boxgrove's existing population is just over 900. Building a further 50 homes (which I understand will result in 115 new homes over the 10year period) would be a considerable Increase on the existing housing provision, lmpacting directly and adversely upon the distinctive character of this small and ancient village.

5. In the local Plan Review, CDC's Development Strategy stated at Paragraph 4.14 is that "the starting point for housing development in villages is that in principle, they are suitable places to accommodate new housing. However, consideration has been given to other factors in determining whether a settlement is a suitable location for additional housing growth, including infrastructure capacity, the existence of suitable sites and consultation responses."

Boxgrove lacks the required Infrastructure capacity and the proposed site (at a recent Parish Council Meeting mentioned as west of Priors Acre and south of Crouch Cross Lane) has no adequate or safe access for road traffic.

6. In Part 2 of the Local Plan Review, Preferred Approach, Development Management, paragraph 7.44 states that "It is important that local services and community facilities aimed at meeting doily needs ore available where people live, including in smaller towns and villages in order to minimise the need to travel"'.

Also, in the Local Plan Review, Spatial Strategy, paragraph 4.80 states that "The provision of infrastructure is necessary to support development. It can range from strategic provision, such as the provision of a new road or school........to improvements to telecommunications. A key element of the Local Plan Review is for new development to be coordinated with the infrastructure it requires and to take into account the capacity of existing infrastructure."

Boxgrove has neither Post Office, Bank, doctor's surgery, nor dentist.
The Primary School is currently at capacity and has no room for expansion; there is no secondary school.
It is not possible to access superfast Broadband in Boxgrove.
The bus service does not operate in the evening, so shift workers or anyone wishing to go beyond the village for entertainment must use their own transport or a taxi service. Boxgrove is already lacking in the required infrastructure without adding the extra 50 houses proposed in the Plan Review.


7. Paragraph 7.48 of the Local Plan Review states that "it is necessary to consider the impact of any new development upon the existing transport network; highway safety; and current provision for movement for all modes of transport"'.

Further, CDC Policy DM8: Transport, states that development must provide for the access and transport demands they create, through provision of necessary improvements to transport networks, services and facilities; also that development is located and designed to minimise additional traffic generation and movement and should not create or add to problems of highway safety, congestion, air pollution or other damage to the environment. Development must not create residual severe cumulative impacts on surrounding areas; and that the proposal has safe and adequate means of access and internal circulation/turning arrangement for all modes of transport relevant to the proposal.

The provision of a further 50 homes in Boxgrove - in addition to those already planned, taking the total to 115 over 5-10 years - will create extra traffic on the roads in and through the village, the surrounding countryside, and on the A27. It is already extremely difficult and dangerous at peak hours to access the A27 from the village, at the Tangmere roundabout. The current congestion problems of the A27 are well documented. No further development along the A27 corridors should be planned without addressing the basic need to resolve the congestion on the A27.
Further, if the proposed site is indeed (as I understand from the Parish Council meeting discussions) west of Priors Acre and south of Crouch Cross lane, there will be significant safety and access issues. Priors Acre access is restricted and cannot sustain more traffic, having had 26 new homes added to the existing development there, with egress shared from Priors Acre and a farm track.
Finally, the bus service is inadequate in the evenings and residential traffic would increase through the village.

8. CDC Policy DM 29: Biodiversity, states "Planning permission will be granted where it can be demonstrated that (5} any individual or cumulative adverse impacts on sites are avoided". Building an additional 50 houses behind Priors Acre (if that Is the proposed site) will have a cumulative adverse impact upon the natural habitat of a large number of wildlife. The introduction of a "wildlife buffer zone" would be helpful, but will not provide sufficient shelter or nesting sites for the diverse species of birds which currently exist in the Immediate area; nor Is it likely to prove sufficient for the hedgehogs which currently forage In the farm paddocks. Bats will have their foraging territory reduced too - once housing is created around the "buffer zones"' the bats encounter too much light from people using their gardens in the evening and will not confine themselves to a "wildlife corridor" but will instead vacate the area.

In summary, building an additional 50 houses in Boxgrove (culminating in a total of 115 new homes over the period of the Plan) will be detrimental to the village environment, the resident population and to local biodiversity; it will add to the existing infrastructure problems, particularly the A27 and the A285; and does not meet a proven need.

I ask that my points be taken into consideration during the Local Plan Review Consultation Process.