Premier has experience of delivering major developments within the AONB, at Chichester Marina and elsewhere in the country. It is acknowledged that development can be harmful to the AONB, however, Premier has a strong track record of delivering quality development schemes in sensitive locations.
The policy approach should be consistent and no more onerous than national planning policy in relation to AONBs.
The reference in the wording of Policy NE13 to the policy aims of the ‘Chichester Harbour AONB Management Plan’ should be amended, given that:
1. This is not a statutory policy document; and
2. This Plan is not consistent with the NPPF.
The supporting text acknowledges the needs of existing communities within the AONB and the development needs of these communities. It should be emphasised that this also includes communities contributing to the economic viability and success of the AONB, including tourism and leisure.
Therefore, we propose the following AONB policy alterations to ensure Policy NE13 is more effective and consistent with national policy accordance with paragraph 35 (c and d) of the NPPF:
“The impact of individual proposals and their cumulative effect on Chichester Harbour AONB and its setting will be carefully assessed. Planning permission will be granted where it can be demonstrated that:
1. The natural beauty and locally distinctive features of the AONB are conserved and enhanced;
2. Proposals reinforce and respond to, rather than detract from, the distinctive character and special qualities of the AONB as defined in National Policy in the Chichester Harbour AONB Management Plan;
3. Either individually or cumulatively, development does not lead to actual or perceived coalescence of settlements or undermine the integrity or predominantly open and undeveloped, rural character of the AONB and its setting, including views into and from the South Downs National Park;
4. The development is appropriate and contributes to the economic, social and environmental well-being of the area and its communities or is desirable for the access, use, understanding and enjoyment of the area;
5. The development is consistent with the policy aims of the Chichester Harbour AONB Management Plan and Joint Chichester Harbour AONB SPD; and.
6. New development is set back at least 25m from the mean high water level in line with Policy NE12, with replacement buildings set further back whenever possible.
Proposals for major development will be refused other than in exceptional circumstances, and where it can be demonstrated to be in the public interest, as set out in the National Planning Policy Framework”.
As per the above commentary in respect to Policy NE12, Premier suggest the requirement in point 6 for new development to be setback 25 metres (measured from the mean high water level) should be removed as this will stifle development. Minimum setbacks should be considered on a site-by-site basis based in necessary flood / ground conditions analysis.