Tangmere Strategic Development Location Planning Statement

Home , Bosham, Chichester, Tangmere (ward)

November 2020

Contents

1. Introduction 3

2. Site Description 6

3. Relevant Background Information 8

4. The Proposals and Scope of the Outline Planning Application 13

5. Relevant Planning Policy Framework 25

6. Assessment of the Development 37

7. Affordable Housing Statement 68

8. Planning Obligations - Draft Heads of Terms 70

9. Summary and Conclusions 76

Appendix 1: Submitted Application Documents and Drawings 80

Appendix 2: Landownership and Agricultural Tenancy Notifications 83

Appendix 3: Notice Placed in the Local Media 84

Appendix 4: Pre-application Advice Received from CDC 85

Appendix 5: Adopted Chichester Local Plan: Key Policies 2014-2029 86

Appendix 6: Chichester Local Plan Review 2035 91

Appendix 7: Tangmere Neighbourhood Plan 92

Contact Peter Home [email protected]

November 2020

1. Introduction

Background

1.1 This Planning Statement has been prepared by Turley on behalf of Countryside Properties (UK) Ltd (the applicant) in support of an outline planning application (OPA) for residential-led mixed use development on the land allocated as the Tangmere Strategic Development Location (SDL) by Policy 18 of the Chichester Local Plan: Key Policies 2014 – 2029 (adopted 2015). This statement provides a planning assessment to demonstrate that the submitted proposals are acceptable in planning terms and in accordance with relevant planning policy and guidance.

1.2 Countryside Properties (UK) Limited (CPUK) has been appointed as Chichester District Council’s development partner in relation to the Tangmere SDL and has undertaken extensive work to progress the development proposals comprising a residential-led mixed use development of up to 1,300 homes, with education, commercial floor space, community facilities, open space and green infrastructure.

1.3 The description of development (as detailed in the supporting Environmental Statement) is as follows:

“Outline planning application for a residential-led mixed use development comprising up to 1,300 dwellings (Use Class C3), an expanded village centre (comprising flexible units suited to Use Class E and pubs or drinking establishments and/or takeaways in Use Class Sui Generis), community uses, primary school, informal and formal open space, playing pitches, footpaths, cycleways, associated landscaping, utilities and drainage infrastructure, including on-site pumping station(s) with connection to the Strategic Foul network; associated infrastructure and groundworks; with all matters reserved except for the principal access junctions from the A27 grade-separated junction and Tangmere Road and the secondary access at Malcolm Road.”

1.4 It should be noted that, in parallel with the preparation of the OPA, Chichester District Council (CDC) is in the process of undertaking a Compulsory Purchase Order (CPO) of the site to ensure its delivery. Further details are set out in Chapter 3 below.

1.5 CPUK and CDC have been guided throughout the pre-application process by a Planning Performance Agreement (PPA). The aim of this PPA has been to set a jointly-agreed project programme and to secure collaborative working between CDC and CPUK on pre-application advice, masterplanning and the timely consideration and determination of the OPA.

1.6 The submitted OPA, including the Parameter Plans and the Illustrative Masterplan, has been strongly informed by Framework Masterplan Document for Tangmere SDL which was formally ‘endorsed’ by CDC’s Planning Committee on 8th January 2020 (ref: 19/02836/MAS)

Content of the Outline Planning Application

1.7 This Planning Statement should be read together with the other documents and plans which accompany the application. See Appendix 1 for a full schedule of documents and plans submitted in support of the OPA. In summary, these include:

• Covering Letter

• Application and CIL Forms

• Location Plan

• Planning Statement

• Statement of Community Engagement

• Design and Access Statement

• Parameter Plans (5 no.)

• Landscape Strategy Plan

• Environmental Statement Main Report, Non-Technical Summary and Technical Appendices

• Flood Risk and Drainage Assessment

• Transport Assessment

• Indicative Proposed Junction Drawings (3 no.)

• Sustainable Construction and Design Statement

• Biodiversity Baseline Study

• Habitats Regulations Assessment Report

• Tree Survey and Constraints Plan

• Arboricultural Implications & Method Statement

• Phase 1 & 2 Ground Condition Assessment

• Mineral Resources Assessment

• Waste Management Strategy

• Town Centre Uses Assessment

• Utilities Assessment and Plans

Planning Statement Structure

1.8 The remainder of this Planning Statement is structured as follows:

 Chapter 2 describes the site and its surrounding context;  Chapter 3 sets out relevant background information, including the planning history of the site and its immediate surrounds, the current landownership position, the Compulsory Purchase Order process and a summary of the pre-application, stakeholder and community engagement that has informed the masterplan and the OPA;  Chapter 4 describes the scope of the application including the nature of the proposed development;  Chapter 5 confirms the relevant national and local planning policy context;  Chapter 6 assesses the application proposals against the relevant planning policy and other material considerations and provides a summary of the technical and environmental assessment work undertaken;  Chapter 7 provides an Affordable Housing Statement;  Chapter 8 details the relevant planning obligations to be included within the Draft Section 106 agreement Heads of Terms; and  Chapter 9 provides a summary and key conclusions arising from the information set out in this Planning Statement, including a summary of the main social, economic and environmental benefits of the proposed scheme.

2. Site Description

2.1 The proposed development site is located in West Sussex adjacent to the western side of the village of Tangmere, near Chichester. The site is 76.33 hectares (ha) in area and is located within the administrative boundary of Chichester District Council (CDC). The accompanying Location Plan (Ref: 180620_TOR_001) shows the site in its local context.

2.2 The A27 (known locally as the Arundel Road) forms the northern boundary of the site and is defined as a “Trunk Road” within the strategic road network. It connects Southampton to the west and Eastbourne to the east, linking the intermediate settlements of Portsmouth, Chichester, Worthing and Brighton. The site’s eastern boundary wraps around the western edge of Tangmere, from the A27 in the north, past St Andrew’s Church and as far as Tangmere Road in the south east, adjacent to Tangmere Military Aviation Museum.

2.3 The site’s southern boundary is formed by Tangmere Road as far west as Copse Farm. Tangmere Road links to the A27(T) at Oving to the west, and Tangmere Village to the east, where it then joins the A27 via a limited left in / left out junction arrangement.

2.4 The site’s western boundary comprises existing hedgerows which follows the land north west of Copse Farm before re-joining the A27.

2.5 The site is entirely ‘greenfield’ with no existing buildings present within the site boundary. The majority of the site comprises arable land, together with areas of grassland at the centre of the site and in the form of field margins. Internal field boundaries include hedgerows with some trees and sparse scattered scrub along ditch lines.

2.6 The nearest Site of Special Scientific Interest (SSSI) designated for its biological interest is Halnaker Chalk Pit SSSI, located 2.7km to the north-east. It was formally designated in 1992 as it supports a large population of the nationally rare plant species Broad- leaved Cudweed.

2.7 A number of European designations are located within the wider surrounds of the site, including Chichester and Langstone Harbour Special Protection Area (SPA)/Ramsar Site and Solent Maritime Special Area of Conservation (SAC) which are located 5.7km to the west and Pagham Harbour SPA / Ramsar Site, which is located 6.3km to the south- west.

2.8 Tangmere is currently served by Stagecoach Bus Service 55, which terminates in the village at the Military Aviation Museum and connects the village with Chichester City Centre via Boxgrove, Westhampnett, St Richard’s Hospital and Chichester Bus Station. There are a number of bus stops within the village which are in close proximity to the site, both on Tangmere Road and Meadow Way.

2.9 There are no railway services located within acceptable walking distance of the site, although Chichester Railway Station is directly served by the aforementioned 55 bus service. Railway services can also be access at Barnham Rail Station, which lies

approximately 7.5km to the southeast of Tangmere and provides a ‘park and ride’ facility.

2.10 The existing footway network around the site provides a direct connection at Malcolm Road through Tangmere village, connecting to all local facilities. There is a single Public Right of Way (PRoW Footpath 282) within the site. This runs along the boundary between St Andrew’s Church at Church Lane and Chestnut Walk to the north. There is also a dedicated cycle link within the vicinity of the site, which can be access from Tangmere Road at its junction with the A27, or alternatively from the accessed at the grade separated junction at the northern boundary of the site. This route connects the site to Chichester City Centre via a network of on-street and traffic-free cycle routes.

3. Relevant Background Information

Planning History

3.1 The Council’s online planning records (which date to April 1992) indicate that there have been 4 historic applications made in respect of the site. In addition there are 2 further records from 2019 which relate to earlier stages of CPUK’s current proposals. All of these records are detailed in Table 3.1 below.

Table 3.1: Tangmere SDL Relevant Planning History

Application Location Description Decision Reference 19/02836/MAS Land Adjacent To Master Plan for Tangmere, ENDORSED A27 Copse Farm proposing a mixed use Tangmere Road development comprising up 20th April 2020 Tangmere West to 1,300 homes (including Sussex 30% affordable housing), an expanded village centre (comprising units suited to A1, A2, A3, A4, A5 and B1(a)), community facilities, education facilities and open space and green infrastructure. 19/01913/EIA Land Adjacent To EIA scoping opinion for a Pending A27 Copse Farm mixed use development Decision1 Tangmere Road comprising up to 1,300 Tangmere West homes, with education, retail, Sussex community facilities and open space and green infrastructure. 18/00159/HDG Land east of Copse Removal of 25m section of HEDGEROW Farm, Tangmere hedgerow consisting of a RETENTION Road, Tangmere single Field Maple tree and NOTICE Hawthorne trees (H1) and 2m of hedgerow consisting of 8th March 2018 Hawthorn trees (H2). 13/03804/OUT Land on the South Development of 50 dwellings Refused Side of Church with ancillary parking, Lane, Tangmere landscaping and open space, 21st February with access from Church Lane. 2014

1 Although CDC’s public access planning website indicates ‘pending decision’, CDC did issue an EIA Scoping Opinion to the applicant on 20th September 2019.

12/02378/OUT Land on the South Development of 50 dwellings Refused Side of Church with ancillary parking, Lane, Tangmere landscaping and open space 27th August with access from Church Lane. 2013 00/03178/FUL Land Adjacent to Lagoon/Reservoir. WITHDRAWN A27, Copse Farm, Tangmere Road, 28th February Tangmere 2001

3.2 A search of the land adjacent to the site boundaries has also been undertaken. The history includes a range of planning permissions for small infill residential developments, generally between 1 and 5 dwellings. An application was also submitted for the doctors’ surgery on Malcolm Road, for which permission was granted.

3.3 There is no further planning history of relevance to the proposed development site dating back to April 1992.

Site Landownerships

3.4 The application site is currently under multiple landownerships. Whilst not currently a landowner within the site, CPUK was selected as development partner in 2018 to assist the Council in bringing Tangmere SDL forward for development as one of the District’s key strategic site allocations.

3.5 As applicant for the OPA, CPUK has issued the necessary notices to each of the known site landowners and the relevant agricultural tenants. These notices were served ahead of submitting the application, in accordance with Article 13 of the Town and Country Planning (Development Management Procedure) (England) Order 2015. Copies of these notices are included within Appendix 2 below.

3.6 As one very small part of the application site is classed by the Land Registry as ‘unregistered’, with no known landowner, CPUK has published a notice of the submission of the OPA within the Chichester Observer local newspaper that is widely distributed in the local area. A copy of this local press notice is provided within Appendix 3 below.

Compulsory Purchase Order

3.7 In parallel with the preparation of the OPA, CDC has been preparing a Compulsory Purchase Order (CPO) for the entire site. CDC considers that the CPO is required in order to ensure that the Tangmere SDL is brought forward for development without further delay. In making a decision whether or not to use its CPO powers, CDC has taken into account that despite being allocated within the Chichester Local Plan: Key Policies 2014 – 2029 in 2015, too little progress had been made in bringing the site forward for development. Given the importance of Tangmere SDL to the overall Spatial Strategy for the District in terms of meeting housing delivery requirements, CDC considers that use of its CPO powers is justified and appropriate.

3.8 To support the CPO process, CDC explored appointing a development partner to progress the development of the Tangmere SDL. CDC conducted a competitive tender process to select such a development partner in 2018 and subsequently entered into a Development Agreement with CPUK on 5th February 2019. Accordingly, CPUK has been appointed to bring forward and facilitate the residential-led development of the TSDL.

3.9 At a meeting of Council on 22nd September 2020, it was resolved that the Council authorises the use of Compulsory Purchase powers, as set out in Section 226(1)(a) of the Town and Country Planning Act 1990, to compulsorily acquire the entire Tangmere SDL site. The Tangmere Compulsory Purchase Order 2020 was subsequently made by CDC on 28th October 2020.

3.10 If objections are received to the Order, it will be necessary to hold a public inquiry, conducted by an independent government-appointed Inspector. Following the public inquiry, and once the Order has been confirmed by the Secretary of State, the Council will take possession of the entirety of the Order Land within c.6 months. The Order Land will then be transferred to CPUK under the terms of the Development Agreement.

3.11 Notwithstanding the above, in accordance with a strategy agreed with the Council, CPUK has sought to acquire the various interests in the Order Land by voluntary agreement and will continue to do so in parallel with the Order made by the Council.

3.12 Further details on the CPO are provided within the report presented to Cabinet on 8 September 2020 and Council on 22 September 2020 and within the Statement of Reasons for the Order.

Pre-application Engagement with Chichester District Council

3.13 The submitted Statement of Community Engagement (SCE) prepared by Turley sets out full details of the Applicant’s pre-application engagement strategy. A summary of this follows in this section.

3.14 Pre-application engagement with CDC commenced in April 2019. At this point a Planning Performance Agreement (PPA) was concluded. This PPA has subsequently provided a clear framework to guide the pre-application discussions.

3.15 As programmed within the PPA, a total of fourteen pre-application meetings have been held with Officers from CDC, between April 2019 and September 2020. Some of these meetings were attended by one of the two Local Ward Members for Tangmere. These meetings covered a wide variety of matters relating to the preparation of the OPA and evolution of the masterplan. The meetings were positive and were focussed on the process of resolving issues as they arose and ensuring that the Council remained fully aware of the work being undertaken by the applicant at each stage.

3.16 On 31st July 2019, CPUK submitted a request for pre-application advice to CDC and subsequently on 18th October 2019, CDC issued a written pre-application advice letter. This letter, which is included as Appendix 4 below, has been carefully taken into account during the preparation of the planning application and the evolution of the masterplan.

Stakeholder Engagement

3.17 The applicant and their team have engaged with a wide range of stakeholders during the preparation of the OPA. This has included extensive engagement with Tangmere Parish Council (TPC) which is the body responsible for the Tangmere Neighbourhood Plan.

3.18 Initial engagement focused on a series of three Design Workshops that were held between May and July 2019 in Tangmere. These were attended by representatives of TPC and by the applicant and their consultant team and they focused on shaping the vision, development principles and masterplan for the Tangmere SDL. Further details on each of the three workshops can be found in the submitted SCE.

3.19 Following the conclusion of the Design Workshops, the applicant’s team has kept the Parish Council informed of progress through attending TPC meetings and through holding focussed stakeholder briefings as required. Again, further details of these activities are to be found within the SCE.

3.20 In addition to the Parish Council and the two Local CDC Ward Members, the applicant’s team has engaged directly through one or more meetings with the following stakeholders:

• Members of Chichester District Council;

• West Sussex County Council Planning, Highways, Education and Planning Obligations Officers;

• South Downs National Park Authority Planning and Landscape Officers;

• Highways England;

• Stagecoach Public Service Bus Operator;

• The Vicar of St’ Andrew’s Church Tangmere / St. Andrews Oving

• Tangmere Military Aviation Museum; and

• Chichester Cycle Forum.

3.21 Engagement had also taken place through written communications with the following additional stakeholders:

• Gillian Keegan MP (Chichester MP);

• Natural England;

• Historic England;

• Tangmere Primary Academy;

• Oving Parish Council; and

• The site’s current landowners.

3.22 Please see the SCE for further details of the above engagement.

Community Engagement

3.23 The strategy and programme for community consultation was agreed with key local stakeholders, including CDC and TPC, prior to commencement of work on the OPA. The community consultation programme included the following elements which are covered in more detail within the SCE:

• The distribution of a community newsletter, introducing the Tangmere SDL and the Applicant, and leaflets, advertising consultation events;

• Hosting a project website – including latest news updates and e-alerts for subscribers;

• Issuing update articles in the bi-monthly ‘Tangmere News’ newsletter which is distributed by TPC;

• Attendance at a Tangmere Parish Council meeting (May 2019);

• Holding a series of community drop-in sessions at Tangmere (June 2019);

• Attendance at Tangmere Village Fair (September 2019);

• Holding a public exhibition at Tangmere (September 2019);

• Attendance at and presentation to the CDC Planning Committee public briefing meeting (December 2019); and

• Attendance at and presentation to the TPC public briefing meeting (December 2019).

3.24 The feedback received from the above consultation activities and events can be found within Chapter 5 of the SCE. This feedback has been carefully considered at each stage and has informed the evolution of the masterplan and the preparation of the OPA.

4. The Proposals and Scope of the Outline Planning Application

Vision and Key Principles Underpinning the Development Proposals

4.1 The outline planning application (OPA) promotes the development of a new residential-led neighbourhood on the western edge of Tangmere. In overview, the development will include: new access points and estate roads, residential homes, a mixed-use village centre expansion, a primary school, a local square, outdoor sports area, children’s play areas and other open space and green infrastructure.

4.2 The vision for the Tangmere SDL is one which seeks to deliver an attractive and comprehensively planned expansion, which successfully integrates with the existing village and which achieves a range of benefits for both new and existing residents. The vision clearly echoes that of the Tangmere Neighbourhood Plan, which seeks to ensure that the masterplan for the new development respects and achieves a ‘One Village’ approach and actively avoids creating a separate or segregated community which does not connect with the existing village.

4.3 The vision for the Tangmere SDL has been incorporated into the fundamental principles for the scheme and has therefore been embedded throughout the design iteration process. The principles are detailed in the supporting Design and Access Statement (DAS) but are summarised below and will ensure that Tangmere SDL will:

• Respect and take full account of the relevant site and wider constraints, where appropriate, through a robust and proportionate technical assessment process;

• Be in accordance with the adopted Statutory Development Plan, which includes the ‘made’ Tangmere Neighbourhood Plan;

• Take proper account of the emerging Chichester District Local Plan Review, particularly in relation to the quantum of development to be achieved;

• Have regard to the relevant local guidance, including the Tangmere Masterplan Briefing Report (2016); and

Evolution of the Proposed Scheme

4.4 The proposals have been carefully developed and refined by the Applicant and their consultant team during the period March 2019 to October 2020. At each stage the proposals have sought to realise the overall vision for the scheme, based both on a rigorous and robust technical site assessment process as well as on a careful consideration of the local and national planning policy context, including the Tangmere

Neighbourhood Plan and the associated Masterplan Briefing Report. In addition, proposals have been informed and refined through the comments and views gathered from a wide range of stakeholders and the local community.

4.5 A summary of the technical site assessment work undertaken on behalf of CPUK is provided in Chapter 6 below, whilst the relevant local and national planning policy context is set out in Chapter 5. Further details of the stakeholder and community engagement programme can be found within the submitted Statement of Community Engagement, and is covered in summary form within Chapter 3 above.

4.6 As an important stage in the technical assessment of the site, a Scoping Opinion Request Report, made under Regulation 15 of the Environmental Impact Assessment (EIA) Regulations 2017, was submitted to Chichester District Council (CDC) on 23rd July 2019. This was made in relation to the development of up to 1,300 dwellings and sought a formal view from CDC on what should be scoped into the EIA, including the relevant studies that would be required to ensure a robust assessment of the ‘likely significant effects’ of the proposed scheme.

4.7 CDC fully assessed the Scoping Report, which was also subject to stakeholder consultation in accordance with the Regulations (Planning Ref: 19/01913/EIA). CDC subsequently issued an EIA Scoping Opinion on 20th September 2019. The advice contained within this Scoping Opinion, alongside further advice received during the course of pre-application meetings with CDC Officers has guided the preparation of the Environmental Statement that supports the OPA.

4.8 The scope of OPA and the evolution of the masterplan has been discussed at length and agreed with CDC as the Local Planning Authority. The full extent of the pre- application engagement with CDC and other key stakeholders is set out in Chapter 3 above and within the SCE. However, an important stage was the receipt on 18th October 2019 of CDC’s written pre-application advice letter (see Appendix 4). As with the Scoping Report, this written advice was robust and was based on appropriate stakeholder consultation. Therefore, the proposals have responded positively to the advice provided, alongside that additional advice offered during the various pre- application meetings with officers.

4.9 The final key stage in the pre-application engagement process was the preparation of a Framework Masterplan Document. This was developed drawing together the technical work, the pre-application advice and the feedback from the stakeholder and local community engagement activities. The Framework Masterplan was formally submitted to CDC on 15th November 2019 (Planning Ref: 19/02836/MAS). Following this, it was assessed and subject to stakeholder consultation, before being considered by CDC’s Planning Committee on 8th January 2020. On that date, the Planning Committee resolved to ‘endorse’ the Framework Masterplan as an appropriate and merit worthy basis for the preparation of the OPA.

4.10 Following the ‘endorsement’ of the Framework Masterplan, the applicant team has completed the final technical assessment work and has continued to meet with CDC Officers, in line with the pre-application engagement programme set out within the agreed PPA. The proposals, including five Parameter Plans, which support the submitted OPA, have been refined based on the latest technical work and pre-

application advice, but remain very cleared based on the endorsed Framework Masterplan.

4.11 In addition to the Parameter Plans, which represent the key spatial expression of the proposed scheme for which outline consent is being sought, the team have also developed an Illustrative Masterplan (ref: 180620_TOR_IMP_001). Whilst this is grounded within the Parameter Plans, it goes much further to set out the evolution of the vision for the completed Tangmere SDL. It is important to be clear that the Illustrative Masterplan is not intended to be used in the determination of the OPA, but simply provides an indicative interpretation of how the completed scheme could look in the future.

The Proposed Development

4.12 The full description of development, as set out within the Environmental Statement, is as follows:

4.13 The application is supported by a suite of five Parameters Plans, including: land use (TOR-PP-01 Rev I); building heights (TOR-PP-02 Rev H); building density (TOR-PP-03 Rev F); access and movement (TOR-PP-04 Rev I); and an open space and strategic landscape (TOR-PP-05 Rev L).

Proposed Land Uses and Quantum of Development

4.14 Land Uses Parameters Plan (Ref: TOR-PP-01 Rev I) defines how the general components of the proposed scheme will be arranged across the site. Starting at the north east of the site, an expansion to the Tangmere village centre is proposed, extending westwards from the existing medical centre. The expanded centre will occupy an area of approximately 1.2 hectares and will be focused on a ‘Village Main Street’ which will be accessible both from Malcolm Road and also from the remainder of the site to the west. Whilst the Village Main Street will be fully permeable for pedestrians and cyclists it will not provide a through route for motor vehicles, which enable much of the Village Main Street to provide a pedestrian and cyclist friendly environment and avoid the route becoming car-dominated.

4.15 The expanded village centre will comprise up to 1,000m2 of commercial floor space, which could include shops, financial and professional services, food and drink, offices (Use Class E); drinking establishments (Sui generis); and hot food takeaways (Sui generis). As the commercial floor space will be primarily at ground level, it is proposed

that residential uses, in the form of apartments, would be provided above some or all of the commercial floor space.

4.16 In addition to the commercial floor space, the expanded village centre could include a new community building of up to 1,100m2 (Use Class F.2) which could offer indoor meeting spaces, indoor sports, a library space and potentially a community café. The location of the new community building has yet to be decided and so the Land Uses Parameter Plan indicates two possible locations; one at the western edge of the expanded village centre and another further west, adjacent to the ‘Local Square’ where the main north-south spine road meets the western end of the Village Main Street.

4.17 Car parking areas will be provided adjacent to the proposed commercial uses. These will take the form of two separate car parking areas serving those arriving from Malcolm Road and also those arriving from the Tangmere SDL site. Further limited parking roadside could be provided along section of the Village Main Street and also in front of the new primary school (as a drop-off / pick up arrangement).

4.18 A new primary school (Use Class F.1) is also proposed adjacent to the expanded village centre. This will occupy a site of 2.4 hectares sufficient for a 2 Form Entry (FE) primary school with associated playing fields, playground and staff car park. The area provided for the school would also allow for the provision of both an ‘Early Years’ setting and a ‘Special Support Centre’ within the site.

4.19 Provision is also made for an additional safeguarded zone (0.49 hectares) which allows for a potential expansion of the primary school to 3FE, to reflect Tangmere Parish Council’s ambition for the existing Tangmere Primary Academy to relocate to the Tangmere SDL site. In the event that this is not forthcoming and the safeguarded zone is not required for the expansion of the school, then this area will be released for residential development.

4.20 Residential development (Use Class C3) is proposed within the areas indicated on the Land Uses Parameters Plan. In total, up to 1,300 residential dwellings, of a range of sizes, types and tenures will be provided, including 30% affordable housing. The form and distribution of the proposed areas of residential development is closely underpinned by the constraints and opportunities related to the site and as set out within the supporting technical studies.

4.21 Development will be set back from Tangmere Road to the south to allow the required visibility splays to be achieved and in order to retain the rural character of the road. The proposed development areas to the west of the principal road infrastructure zone has been shaped around the area defined for preservation in situ for archaeological reasons. At the central western part of the site, no residential development is proposed between Cheshire Crescent and the south of the existing Saxon Meadow residential area in order to protect the setting on the designated heritage assets, including St. Andrew’s Church.

4.22 The range, type and tenure of the proposed dwellings is a matter reserved for future planning consents. However, in preparing the outline application the following indicative mix has been used and is set out in Table 4.1 below.

Table 4.1: Indicative Residential Tenure and Mix

Tenure Size Percentage Number Open Market 1 bed flat 2% 18 (Private) 2 bed flats / houses 18% 164 3 bed house 52% 473 4 bed house 28% 255 TOTAL 100% 910 Affordable 1 bed flat 47.5% 95 2 bed flats / houses 82.5% 161 3 bed house 52.5% 100 4 bed house 17.5% 34 TOTAL 100% 390

4.23 Any future housing mix proposals taken forward through reserved matters applications will take account of the latest relevant evidence of need published by the Council. We are aware that the 2020 Housing and Economic Development Needs Assessment (HEDNA) is due to be published on the Council’s website in November 2020.

4.24 The principal road infrastructure zone shown on the Land Uses Parameters Plan sets out the proposed route for the main north-south spine road and the western end of the Village Main Street, linking to the expanded village centre. This route will be designed to accommodate a high number of movements, including public transport, but also forms an integral part of the development fabric. Provision for cyclists and pedestrians along this route is expected to be fully segregated away from traffic. The anticipated specifications of this route are set out within the DAS (page 78) and Table 4.1 of the Transport Assessment.

4.25 At the point where the north-south spine road and the Village Main Street meet, a ‘local square’ public realm feature is proposed as a key landmark within the scheme. This square would be fronted by residential development and also potentially by a new community building if that is the location decided upon.

4.26 At the south of the site two adjacent zones are indicated on the Land Uses Parameters Plan for highways improvements and junctions. These will allow development of the new main roundabout junction access, at the southern end of the north-south spine road, and the new simple priority T-junction access further east along Tangmere Road. These proposed junction arrangements are discussed further within the Transport Assessment and are shown on the submitted plan Tangmere Road – Roundabout and Simple Priority T-Junction (40mph) with visibility splays (Ref: JNY9716-SK020).

4.27 The landscape and green infrastructure to be provided will include a network of green space comprising areas of informal and formal open space and incorporating enhanced

structural planting, allotments, naturalised surface water attenuation ponds, improved and new wildlife habitats and civic spaces within primary community hubs. The areas of open space on the site will include areas of play, sports and semi-natural greenspace.

4.28 The total area of open space prosed amounts to 27.2 hectares. A breakdown of this is set out below and is spatially defined on the Open Space and Strategic Landscape Parameters Plan (Ref: TOR-PP-05 Rev L):

• 19.3 hectares of informal open space (excluding floodwater attenuation basin zones) which will comprise amenity open space and natural/semi-natural green space. Informal open space will comprise equipped and naturalistic areas for play (including one Local Equipped Area of Play and one Neighbourhood Equipped Area of Play), country parkland and structural landscape planting. This area includes 2.56 hectares of earth bund at the northern boundary of the site, to be planted with up to 2 hectares of native species woodland. This area also includes 0.17 hectares of native deciduous woodland planting between the allotments and the community orchard, to the south of existing properties at Saxon Meadow.

• 5.0 hectares of Parks, Sport and Recreation Ground to comprise 1.6ha of Parks and 3.4ha of Sports and Recreation. The Sports and Recreation will include a number of options including cricket pitch and junior and adult sports pitches and is located to the east of the site to the north of Saxon Meadow. The two areas of parks are located to the east of the Sports and Recreation Area and as part of the northern extent of the central area of open space (Roman Fields). The parks area includes 0.138ha of land to the north of the existing churchyard as an area for potential expansion of the churchyard as a burial ground. If the churchyard expansion is not required the land will be used as open space.

• 2.1 hectares of allotment space to the east of Saxon Meadow and to the south of Church Lane.

• 0.8 hectares of community orchards adjacent to the west of Saxon Meadow.

4.29 As part of the outdoor formal sports provision, a single-storey sports pavilion (Use Class F.2) will be located within the north-eastern area of open space that extends between Cheshire Crescent and Saxon Meadow. The building will be up to 150m2 in size and will include changing areas, with showers and toilets, storage spaces and potentially a meeting area with a kitchen.

4.30 At the south of the site, the Land Uses Parameter Plan indicates the location of two pumping stations. One or both of these may be required in order to pump the site’s foul water into the adjacent Southern Water sewerage pipe network. If required, these pumping stations will require a single lane access road to the nearest point of access to the site’s street network.

Building Heights

4.31 The proposed maximum building ridge heights are defined on Building Heights Parameters Plan (Ref: TOR-PP-02 Rev H). The approach shown responds to site’s topography and the scale of the existing built environment, as well as the need to create a distinctive townscape. In this way, the proposed building heights reflect and support the proposal to create an expansion of the village centre, through the north of the site following the key ‘Village Main Street’ to the intersection with the north-south spine road at the ‘local square’ and beyond towards the main A27 access gateway to the site.

4.32 A range of building heights (from finished floor levels) are proposed across the site and within each of the zones. However, the Building Heights Parameter Plan indicates only the maximum proposed heights within each zone, as follows:

• 2 - 2.5 storeys / up to 11m;

• Up to 3 storeys / up to 13.5m;

• Up to 3 storeys / up to 16m;

• Primary school buildings – up to 9.0m; and

• Sports pavilion – up to 6.5m.

4.33 All building heights are subject to a maximum +/- 0.5m variation due to land raising where required to aid surface water drainage.

Building Density

4.34 Approximately 50% of the site is proposed for residential development (as shown on the Land Uses Parameters Plan). This allows for a range of residential densities to provide for variation in approach, intensity and character of the proposed neighbourhoods, whilst ensuring that the density of homes across the site is appropriate to their surrounding context.

4.35 Proposed densities range from 27.5 dwellings per hectare (dph) to 40 dph as set out on the Building Density Parameters Plan (Ref: TOR-PP-03 Rev F). Areas of higher density are located around the village centre extension and local square and towards the main A27 Access gateway. Medium density areas are focused along the primary road infrastructure of the north-south spine road and the areas nearest to the northern boundary of the site. The lowest density areas are located at the rural western and southern edges of the development and at the locations near to the more sensitive heritage assets at the east of the site.

4.36 Density zones within the proposed development are as follows:

• 27.5-32.5 dph (lowest density);

• 32.5-37.5 dph (mid-range density); and

• 35-40 dph (upper density).

4.37 It should be noted that the upper density range above excludes any dwellings that are to be delivered above the proposed commercial floor space at the expanded village centre. The Design and Access Statement contains illustrative examples of the proposed densities at each of the three bands.

Access and Movement

4.38 The Access and Movement Parameters Plan (Ref: TOR_PP04 Rev. I) indicates three principal vehicular access points. In addition, there is a further vehicular access point proposed from Malcolm Road, although this will be solely to access the new school and the parking area for the expanded local centre only and will not provide a through route for vehicles to the wider Tangmere SDL site.

4.39 As noted in the description of development, all matters for the outline planning application are reserved with the exception of the principal access points. Therefore, details of the proposed vehicular access points are contained within the following submitted drawings:

• Tangmere Road – Roundabout and Simple Priority T-Junction (40mph) with visibility splays (Ref: JNY9716-SK020);

• A27/A285 Access with Pedestrian Crossings (Ref: JNY9716-SK028); and

• Malcolm Road Proposed Access Layout (Ref: JNY9716-SK055).

4.40 The western access from Tangmere Road will be in the form of a roundabout forming a new gateway to the village and the southern point of the main north-south spine road. This has been designed to conform to a 40 mph speed limit and it is acknowledged that achieving this outcome will be dependent on the making of an appropriate Traffic Regulation Order (TRO) by the Local Highway Authority. Appropriate visibility splays will be achieved in accordance with the detailed access designs, which will require the removal of some existing hedgerow. Replacement planting will be implemented as shown on the Open Space and Strategic Landscape Parameters Plan (Ref: TOR_PP05 Rev. L).

4.41 The eastern access from Tangmere Road will be in the form of a simple priority T- Junction. This junction will provide appropriate access to the south-eastern parcels of development. Again, visibility splays are likely to require the removal of some existing hedgerow and replacement planting will be implemented on completion of the junction.

4.42 At the north of the site, the principal vehicular access will be achieved by upgrading the existing standard roundabout arrangement at the Temple Bar A27 grade-separated junction. This access point will from the northern gateway to the new development and the northern end to the north-south spine road.

4.43 A further vehicular access point will be taken from Malcolm Road towards the new school and an area of car parking adjacent to the expanded village centre. No onwards

vehicular connections will be allowed from this point, although this will be fully permeable to pedestrians and cyclists. Detailed approval is being sought only for the continuation of the existing Malcolm Road route by a few metres. The detailed design of the subsequent connection towards the expanded village centre will be for the reserved matters stage.

4.44 It should be noted that the existing vehicular access from Church Lane to Saxon Meadow, which is an unadopted private road, will remain as is.

4.45 The principal development road (the north-south spine road) connects Tangmere Road and the A27. This will be delivered through the site, as indicated on the Access and Movement Parameters Plan, although a potential deviation zone of up to 25m from alignment has been incorporated.

4.46 Vehicular access via a principal development road will also be provided between the local square and village centre expansion. Again, a 25m deviation zone from alignment has been allowed for.

4.47 The principal development road will provide access to the lower order primary, secondary and tertiary streets so as to form a hierarchy of streets which will provide access to all parts of the site. The Design and Access Statement (page 78) provides street typologies for this hierarchy.

4.48 As with the principal development road, the secondary street access points and the local centre access point, indicated on the Parameters Plan, allow for a 25m deviation from the shown alignment.

4.49 A range of on and off-street facilities will be provided throughout the development for pedestrians and cyclists. Strategic external pedestrian and cyclist connections will also be provided at:

• Malcolm Road;

• Church Lane;

• Tangmere Road (at the western and eastern principle vehicular access points);

• Tangmere Road (opposite Gamecock Terrace);

• A27 Temple Bar Junction; and

• The north east corner of the site connecting to the existing A27 cycleway.

4.50 All six external connections referred to above will be connected through the site via a principal segregated cycleway that is indicated on the Parameters Plan, with a 10m deviation zone being applied to this infrastructure.

4.51 A principal recreational route for both pedestrians and cyclists will run around the majority of the site boundary and through the western and eastern areas of public open space (10m deviation zone applied to the alignment shown). Connections will be made from the principal recreational route to both the principal segregated cycleway

and also to the existing Public Rights of Way (PRoW), with additional footpath created through areas of public open space.

4.52 A section of the principal recreation route from the northern gateway site access running west towards the North West corner of the site is shown on the Parameters Plan as having potential to upgrade to cycleway. This reflects the potential to connect the new development to any future new strategic cycle route from Tangmere to Chichester should this be delivered by the Local Highway Authority.

Open Space and Strategic Landscape

4.53 The Open Space and Strategic Landscape Parameters Plan (Ref: TOR-PP-05 Rev L) sets out the open space and landscape proposals. These include a network of green infrastructure comprising areas of informal and formal open space and incorporating enhance structural planting, naturalised surface water attenuation ponds, improved or new habitats and civic spaces.

4.54 Overall, the level of public open space indicated on the Parameters Plan comfortably exceeds the amount that would be required under currently adopted standards, based on a development of up to 1,300 dwellings.

4.55 The open space and landscape proposals are described in detail within the Design and Access Statement, but in summary comprise the following types of open space:

• Informal Open Space (including amenity open space and natural / semi-natural green space). This is focussed on the Green Corridors distributed throughout the site, as well as on the southern portion of the ‘Roman Fields’ central park. These areas incorporate the surface water attenuation basin features and the 3 metre high earth bund at the northern site boundary, which is proposed for noise attenuation purposes.

• Formal Parks. There proposed formal park areas, one at the north of the ‘Romans Fields’ central park and the second at ‘Saxons Meadows’, directly north of St. Andrew’s Church. This area includes an area set aside for delivery of a church cemetery extension, should that be required.

• Sports and Recreation. There is a single significant area proposed for outdoor sports and recreation, located at ‘Saxon Meadows’, south of Cheshire Crescent, to include a single-storey sports pavilion building at the northwest corner of the field.

• Allotments. The allotments area is to the south of Church Lane and will include sufficient allotment area for the relocation of the existing allotments to the north of the Tangmere Military Aviation Museum.

• Community Orchard. This area is located to the west of the existing Saxon Meadow.

• Native Species Woodland. This small area of proposed new native species woodland is located to the south of the existing Saxon Meadow, providing an effective buffer between the existing and proposed new homes to the south.

• Children’s Play Areas. A Neighbourhood Equipped Area for Play is proposed to be located within the ‘Roman Fields’ central park. A Local Equipped Area of Play is proposed to the west of the sports pitches at ‘Saxon Meadows’. These two principal equipped play spaces will be supplemented with a series of Local Areas of Play (supporting doorstep play for younger age groups) and further natural play areas within the informal open space areas. However, the location and design of these smaller spaces will be subject to reserved matters applications in due course.

Site Drainage

4.56 The proposed surface water drainage strategy is set out within Section 4 of the Flood Risk Assessment and shown on the Preliminary Surface Water Drainage Strategy Plan (Ref: 44372_2001_002).

4.57 In summary, impermeable areas associated with the proposed buildings, roads and parking areas will be drained via a new piped network system. The proposed drainage strategy includes a swale on the western side of the main north-south spine road. The surface water from the proposed development outfalls into the existing drainage ditches that are being retained as part of the development. This will be designed mimics the existing surface water regime. The ditches lead surface water south to exit the site via three culverts below Tangmere Road.

4.58 Surface water within the site will be attenuated by nine attenuation basins within the development. The locations and volumes of each attenuation basin are shown on the Preliminary Surface Water Drainage Strategy Plan. The basins are sized to contain a 1 in 100 year with a +20% allowance for climate change event. There is additionally a 300mm freeboard above the level 1 in 100 with a +20% climate change allowance level for each basin, sufficient to contain flooding during the 1 in 100 year with a +40% climate change allowance.

4.59 The proposed foul drainage strategy is set out within Section 5 of the Flood Risk Assessment and the preliminary foul drainage network is shown on the Preliminary Foul Drainage Strategy Plan (Ref: 44372_2001_003).

4.60 The foul water arising from the new development on the site is to be conveyed south through a piped gravity drainage network. Due to the relatively shallow gradients along the site’s southern boundary, there will be a requirement to install one or potentially two on-site pumping stations (to be confirmed at reserved matters stage). These pumping stations will be located on the southern boundary of the site to further convey the foul water east towards the Southern Water strategic pumping station in the south east of the site. The anticipated locations of the pumping stations are shown on the Land Uses Parameters Plan (Ref: TOR-PP-01 Rev I).

Construction and Phasing

4.61 The site preparation associated with the proposed scheme will be phased, with initial works anticipated to commence in 2022. This will enable infrastructure works and construction to commence in 2022 and be completed over an anticipated period of 10- 12 years (2022-2032/34), subject to market conditions.

4.62 First occupation is anticipated in 2023, approximately 12-18 months after commencement on site. The average build out rate is anticipated to be 144 dwellings per annum. The peak construction year is anticipated to be 2026. 2034 is anticipated to be the date of the final completed operational development.

4.63 As set out within Chapter 4 of the Environmental Statement, the following pre- commencement stages are anticipated to occur in a broadly chronological order:

• Site securement;

• Construction compound;

• Construction access;

• Temporary drainage works;

• Existing features for retention;

• Waste strategy;

• Diversion of utilities and proposed connections; and

• Excavation, earthworks, levels and material management.

4.64 Overall, the phasing of the proposed scheme is to be agreed. However, the applicant has proposed that the construction of the first phase of residential development would proceed at the south of the site, adjacent to Tangmere Road. This would require the prior-construction of an appropriate haul road from the A27 Temple Bar site access point to allow construction traffic to avoid having to use Tangmere Road. Prior to occupation of the first phase, the eastern vehicular site access from Tangmere Road would be opened for initial residents’ use.

4.65 Following construction of a first phase at the south of the site, construction of the second phase would proceed at the north of the site, making use of the A27 Temple Bar access point. Subsequent phases would be likely to proceed both in the north and the south of the site simultaneously, facilitated by the completion of the north-south spine road and the opening of the western vehicular site access from Tangmere Road. Thereafter, later phases would progress towards the middle of the site from both the north and south.

5. Relevant Planning Policy Framework

5.1 This section outlines the Statutory Development Plan and other material considerations relevant to the determination of the outline planning application (OPA), and provides a review of the key planning policies and relevant guidance.

5.2 Section 38 (6) of the Planning and Compulsory Purchase Act 2004 states that planning applications should be determined in accordance with the Development Plan, unless material considerations indicate otherwise. This section identifies the local and national planning policies that, collectively, the applicant considers to be the most relevant. The relevant statutory Development Plan documents for the District comprise:

• Chichester District Local Plan: Key Policies 2014-2029 (adopted July 2015);

• Tangmere Neighbourhood Development Plan (‘made’ in July 2016);

• West Sussex Waste Local Plan 2031 (adopted in April 2014); and

• West Sussex Joint Minerals Local Plan 2033 (adopted in July 2018).

Chichester Local Plan: Key Policies 2014 – 2029

5.3 The Chichester Local Plan: Key Policies 2014 – 2029 provides the broad policy framework and long-term spatial strategy to manage development and growth, protect the environment, deliver infrastructure and promote sustainable communities within Chichester District up to 2029. There are a range of policies contained within the plan that are of relevant to the OPA. Whilst some of the key policies are discussed below, others are detailed within Appendix 5 of this Planning Statement.

Policy 2: Development Strategy and Settlement Hierarchy

5.4 The development strategy identifies the locations where sustainable development, infrastructure and facilities will be accommodated. Tangmere is identified by Policy 2 as a ‘Settlement Hub’. The Policy states that new development to meet identified local needs will reinforce the role of the Settlement Hubs as centres providing a range of homes, workplaces, social and community facilities. Retail development of an appropriate scale will be supported to enhance provision at Tangmere centre.

5.5 Strategic development locations are identified, including at Tangmere in the form of a managed well integrated expansion of the village and its facilities.

Policy 4: Housing Provision

5.6 Policy 4 makes provision to deliver 7,388 homes over the period 2012-2029. Of these homes, 3,250 are to be provided at the ‘Strategic Development Locations’ allocated at West of Chichester, Shopwyke, Westhampnett/North East Chichester and Tangmere. Delivery of housing on all of the Strategic Development Locations in the Local Plan

(including the Tangmere SDL) is therefore essential to ensure that there is no shortfall in meeting the housing target set out in the Local Plan.

5.7 With a Local Plan allocation of 1,000 homes (see Policy 18: Tangmere Strategic Development Location), the Tangmere SDL is the second largest allocation in the Local Plan and represents approximately 14% of the total housing need for Local Plan area for the period 2012-2029 and 31% of the total housing to be provided within the Strategic Development Locations. Development of the Tangmere SDL is therefore critical to delivery of the Council’s housing target

East-West Corridor

5.8 Chapter 12 of the Local Plan sets out the vision and development strategy for the East- West Corridor, which includes Chichester City and the A27 Corridor, including Tangmere and Southbourne. The East-West Corridor is the Council’s main focus for new development in the Local Plan. The East-West Corridor has an emphasis on consolidating and enhancing the role of Chichester City as the District’s main centre, whilst also developing the role of key settlements to its east and west, most notably Southbourne and Tangmere, to help to relieve pressure on the city and take advantage of access to jobs and services to the east and west of the District.

5.9 It is proposed that the East-West Corridor (which includes the Tangmere SDL) will provide 6,156 homes during the Local Plan period.

5.10 The vision for the East-West Corridor proposes that the village of Tangmere will grow and develop its role as a ‘Settlement Hub’ by widening the range and improving the quality of public open space, leisure and community facilities for the local area. The vision seeks to significantly enhance the village’s range of facilities to the benefit of the local community through the development of new homes and workspace. In this way, the growth of Tangmere will contribute towards achieving the vision for the East-West corridor and assisting with the need to relieve pressure on Chichester city.

Policy 18: Tangmere Strategic Development Location

5.11 Of particular importance to the determination of the OPA is Policy 18 (Tangmere Strategic Development Location). This confirms that the site is a strategic allocation for mixed used development. The full policy text is set out below:

“Land at Tangmere (within the area shown on the Policies Map) is allocated for mixed development, comprising:

• 1,000 homes;

• Community facilities;

• Open space and green infrastructure.

Development will be master-planned in accordance with Policy 7, taking into account the site-specific requirements, proposals for the site should:

• Be planned as an extension to Tangmere village, that is well integrated with the village and provides good access to existing facilities;

• Incorporate new or expanded community facilities (possibly including a new village centre) providing local convenience shopping. Opportunities will be sought to deliver enhanced recreation, primary education and healthcare facilities;

• Incorporate small scale business uses;

• Make provision for green links to the 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;

• Protect existing views of Chichester Cathedral spire and reduce any impact on views from within the National Park;

• 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 link with 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 the Chichester City Transport Strategy (see Policy 13);

• Make provision for improved more direct and frequent bus services between Tangmere and Chichester city, and 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

• Conserve and enhance the heritage and potential archaeological interest of the village, surrounding areas and World War II airfield, including the expansion or relocation of the Tangmere Military Aviation Museum.

Development will be dependent on the provision of infrastructure for adequate wastewater conveyance and treatment to meet strict environmental standards.

Proposals for development should have special regard to the defined County Minerals Safeguarding Area. Preparation of site plans will require liaison with West Sussex County Council at an early stage to ensure that potential mineral interests are fully considered in planning development.”

Chichester Local Plan Review 2035

5.12 Notwithstanding the above, Chichester District Council is currently reviewing their Local Plan. An Issues and Options consultation was carried out in June 2017, the responses to which informed the preparation of the ‘Preferred Approach Plan’. This set out the proposed development strategy and policies for the area to meet future needs. A consultation exercise was carried out in relation to this document between December 2018 and February 2019.

5.13 Within the Chichester Local Plan Review 2035: Preferred Approach Document the site is identified as a strategic allocation under draft Policy AL14 (Land West of Tangmere) which is set out in full in Appendix 6 below. In summary, draft Policy AL14 indicated that the site would be allocated for residential led development of a minimum of 1,300 dwellings to be planned as an extension to Tangmere that is well integrated with the village. Amongst other site-specific requirements, it was also anticipated that the scheme would incorporate new or expanded community facilities (including a new village centre) providing local convenience shopping and that opportunities would be sought to deliver enhanced recreation, open space, primary education and healthcare facilities.

5.14 The Council’s Local Development Scheme was updated in September 2019. This indicated that the Local Plan Review would be submitted to the Secretary of State in June 2020. However, the Council has acknowledged a delay in the preparation of the Local Plan Review with the website stating that Submission of the new local plan is now likely in late spring 2021, although this may be further delayed as a result of the impacts of Covid-19.

5.15 On this basis, the Chichester Local Plan Review can only be afforded limited weight in the determination of the submitted OPA. Notwithstanding this, the direction of travel associated with the Local Plan Review supports the need and capacity for an increased number of homes at the site.

Other Relevant Policies

5.16 Other policies of relevance to the proposed development and which have been considered in the planning analysis section of this Statement are summarised below. Further details of the policies are enclosed at Appendix 5.

Table 5.1: Adopted Local Plan Policies Relevant to the Proposed Development

Policy Number Policy Name Policy 1 Presumption in Favour of Sustainable Development Policy 3 The Economy and Employment Provision Policy 7 Masterplanning Strategic Development Policy 8 Transport and Accessibility Policy 9 Development and Infrastructure Provision Policy 33 New Residential Development Policy 34 Affordable Housing Policy 39 Transport, Accessibility and Parking Policy 40 Sustainable Design and Construction Policy 42 Flood risk and Water Management Policy 47 Heritage and Design

Policy 48 Natural Environment Policy 49 Biodiversity Policy 50 Development and Disturbance of Birds in Chichester and Langstone Harbours Special Protection Areas Policy 52 Green Infrastructure Policy 54 Open Space, Sport and Recreation

Tangmere Neighbourhood Development Plan

5.17 Tangmere Neighbourhood Plan was ‘made’ in July 2016 and as such, forms part of the Development Plan for Tangmere. The Neighbourhood Plan sets out the Parish Council’s vision for a ‘One Village’ approach to development in Tangmere. The aspiration of the Parish is therefore for the proposed strategic development location to effectively integrate with the existing development and communities located at Tangmere.

5.18 In order to secure this, the document sets out a number of objectives which include a strong and more diverse village centre, based around a ‘village main street’ which would extend along Malcolm Road and into the Tangmere SDL.

5.19 The Neighbourhood Plan contains a number of policies to support the growth of Tangmere. Of particular relevance to the proposed development site, includes Policy 2 (Strategic Housing Development). This sets out the principles for housing and other proposed land uses on land designated as the Tangmere SDL. The policy wording is set out in full below:

“Development proposals for housing and other uses on land designated by the development plan such as the Tangmere Strategic Development Local (TSDL) and associated land, as shown on the Policies Map, will be supported, provided they accord with the following principles:

i. the site layout makes provision for the Tangmere Sustainable Movement Network of Policy 9, including the creation of the ‘East-West Corridor’ and the ‘North-South Link Road’ including road, footpath, cycleway and bus routes as shown on the Policies Map and Concept Plan;

ii. the provision of the ‘East-West Corridor includes the formation of the ‘Village Main Street’ as an extension of Malcolm Road into the site, as shown on the Policies Map and Concept Plan;

iii. the character of housing development takes into account the following principles:

a. around the ‘Village Main Street’ and ‘East-West Corridor’ there will be an emphasis on the provision of housing types that are of a smaller size suited to starter homes and homes for downsizing and on establishing a layout that provides attractive, safe and accessible pedestrian and cycle links to the ‘East- West Corridor’, to the new Primary School and o the ‘Village Main Street’;

b. toward the southern and western periphery of the TSDL, there will be an emphasis on the provision of housing types and built forms that help create an attractive rural edge to the settlement, including larger size family homes, and on establishing a layout that contributes to the setting and delivery of Tangmere Green Infrastructure Network as set out in Policy 8. In establishing the layout, regard should be had to the high winter groundwater levels, with consideration given to providing ponds and water area to create an effective flood protection scheme, forming part of a sustainable drainage system. The layout should also contribute to the setting, delivery, accessibility and safe use of the Sustainable Movement Network as set out in Policy 9; iv. affordable homes will be provided throughout the site in line with Policy 34 of the Chichester Local Plan – Key Policies 2014-29 though there will be at least 40% of that provision made in the form of intermediate housing tenures; v. development will be dependent on the provision of infrastructure for adequate waste water conveyance and treatment to meet strict environmental standards; vi. the development layout and buildings will sustain and enhance the significance of the character and setting of, and views to, St. Andrews Church and of the Tangmere Conservation Area; vii. the development layout will contribute to creating and sustaining the Tangmere Green Infrastructure Network of Policy 8 and will specifically comprise:

a. the retention of existing hedgerow and other landscape features within and on the edge of the site that are of significant value to deliver biodiversity benefits and to form part of the Tangmere Sustainable Movement Network of Policy 9;

b. the creation of a new nature conservation area, comprising suitable means of managing public access to create and sustain biodiversity value;

c. a Community Orchard / Garden / Allotment in the broad location shown on the Concept Plan;

d. a Structural Landscape Belt around the north-eastern, northern, western and southern boundaries of the site of sufficient width to include a landscape amenity and a foot and cycle-path along its entire length to form part of the Tangmere Sustainable Movement Network of Policy 9;

e. a new Public Park in the broad location shown on the Concept Plan , comprising sufficient space to include a children’s play area, a recreational area, sports pitches and an outdoor sports pavilion, all of which connect with the Tangmere Sustainable Movement Network of Policy 9; and

f. proposals for securing the satisfactory ongoing management of all the Tangmere Green Infrastructure Network within the site;

viii. there will be approximately 2.4 hectares of land safeguarded for a new Primary School in the broad location shown on the Concept Plan;

ix. there will be a new Community Facility provided in the broad locations shown on the Concept Plan to serve the existing and new communities and:

a. will comprise rooms and facilities to service large community events, including amongst other a Youth Club, Community Kitchen, an Artisan Local Market, a café and a room suited to early years childcare service provision; and

b. will include proposals for securing the satisfactory ongoing management of all the Tangmere Green Infrastructure network within the site.

x. Commercial uses on the site will be provided in the form of a small parade in the ‘Village Main Street’ to serve the convenience and local services needs of the existing and new residents comprising a mix of units suited to A1-A5 and B1(a) uses (subject to marketing evidence), some or all of which may be delivered with dwellings on upper floors.”

5.20 Other policies of relevance to the proposed development and which have been considered within the planning analysis section of this Statement are summarised below. Further details of the each policy are included at Appendix 2.

Table 5.2: Neighbourhood Development Plan Policies Relevant to the Proposed Development

Policy Number Policy Name Policy 6 Tangmere Aviation Museum Policy 7 Land to the West of Malcolm Road Policy 8 Tangmere Green Infrastructure Network Policy 9 Tangmere Sustainable Movement Network Policy 10 Design

West Sussex Waste Local Plan

5.21 The application site falls within the Waste Planning and Waste Disposal Authority of West Sussex County Council (WSCC). The West Sussex Waste Local Plan (adopted April 2014) covers the period to 2031 and provides the background to waste in West Sussex. This includes types of waste, roles, responsibilities in waste management, current capacity, future estimates of waste, and the import and export of waste.

5.22 From the Plan, the following policy is relevant to the application site:

• Policy W23: Waste Management within Development which states that development will be permitted if waste generation is minimised during construction, demolition, and excavation, that opportunities to reuse and recycle

waste are maximised, and that there are appropriate waste management facilities as part of the development.

West Sussex Joint Minerals Plan

5.23 The West Sussex Joint Minerals Local Plan was adopted in July 2018. Policy M9 of the Local Plan considers the safeguarding of minerals, including sharp sand and gravel:

• Policy M9: Safeguarding Minerals states that sharp sand and gravel (amongst other mineral resources) are safeguarded against sterilisation. Proposals for non- mineral development within the Minerals Safeguarded Areas will not be permitted unless:

‒ Mineral sterilisation will not occur; or

‒ It is appropriate and practicable to extract the mineral prior to the development taking place, having regards to the other policies in this Plan; or

‒ The overriding need for the development outweighs the safeguarding of the mineral and it has been demonstrated that prior extraction is not practicable or environmentally feasible.

Supplementary Planning Documents

5.24 In addition to the statutory development plan, the following supplementary planning documents (SPDs) have been considered:

Planning Obligations and Affordable Housing SPD

5.25 This SPD was adopted in its current form in July 2016. The SPD sets out the Council’s approach to using planning obligations and explains the circumstances under which the Council will collect s106 contributions in order to mitigate the impacts of a development on infrastructure. The SPD also explains the relationship between the Chichester Community Infrastructure Levy (CIL) and s106 Planning Obligations. The SPD also sets out the Council’s preferred approach to the delivery of affordable housing.

Surface Water and Foul Drainage SPD

5.26 The Surface Water and Foul Drainage SPD was adopted in September 2016 and expands on the objectives and policies of the Chichester Local Plan that deals with surface and foul water drainage and treatment. The SPD is accompanied by a series of tables which sets out the estimated remaining capacity headroom for the waste water treatment works within the plan area. The tables are updated on a regular basis to take account of planning permissions granted, with the most recent update being November 2018.

West Sussex County Council Guidance for Parking in New Residential Developments

5.27 The current WSCC parking guidance for residential development was published in September 2010. It includes residential parking standards as well as the County Council’s preferred approach to planning for parking in residential areas.

Other Material Considerations

5.28 The principal documents that constitute other material considerations that are relevant to the consideration of the OPA include the Tangmere Masterplan Briefing Report (2016) as well as the National Planning Policy Framework (2019) and Planning Practice Guidance. The Planning Reforms White Paper should also be considered in the context of the application.

Tangmere Masterplan Briefing Report

5.29 This report was prepared by rCOH in August 2016 and sets the framework for guiding the development of the masterplan for the Tangmere SDL. The objective of the guidance is to give further definition to the ‘spatial diagram’ and the supporting policies that are set out within the Tangmere Neighbourhood Plan in order to guide the production of a comprehensive masterplan for the whole of the Tangmere SDL.

The National Planning Policy Framework (2019)

5.30 The National Planning Policy Framework (NPPF) was published in February 2019 and replaced the NPPF 2018 and 2012. The Framework sets out the Government’s planning policies for England and how these should be applied, together with the context within which Local Plans should be produced. It sets out the Government’s economic, environmental and social planning policies for England and requires the planning system to “play an active role in guiding development towards sustainable solutions” (Paragraph 9).

5.31 The following commentary provides an indication to the relevant extracts applicable to this application. It is not intended to be a replication of the document, rather a summary of those sections:

• Paragraph 7 sets out the purpose of the planning system, that is to contribute to the achievement of sustainable development. This is supported by Paragraph 8 which sets out the Framework’s overarching objectives: economic; environmental; and social.

• At the heart of national planning policy is the presumption in favour of sustainable development as set out in Paragraph 11 of the NPPF. In terms of decision taking this means development proposals that accord with an up-to- date Development Plan should be approved without delay.

• Paragraph 38 of the Framework outlines that local planning authorities should approach decisions on proposed development in a positive and creative way and work proactively with applicants to secure developments that will improve the economic, social and environmental conditions of the area. Decision-makers at

every level should seek to approve applications for sustainable development where possible.

• Paragraph 39 highlights that early engagement has significant potential to improve the efficiency and effectiveness planning applications.

• Paragraph 47 states that planning permission should be determined in accordance with the development plan, unless material considerations indicate otherwise. Decisions on applications should be made as quickly as possible, and within statutory timescales unless a longer period has been agreed.

• Chapter 5 sets out how planning can contribute to the delivery of a sufficient supply of homes. Paragraph 59 reiterates that to support the Government’s objective of significantly boosting the supply of homes it is important that a sufficient amount and variety of land can come forward where it is needed. Further, Paragraph 60 – 61 confirm that a range of house types, sizes and tenures are required to reflect the different groups in communities. This will support increased opportunities for home ownership and inclusive, mixed communities.

• Paragraph 67 states that Local Authorities should have a clear understanding of the land available in their area and identify a sufficient supply and mix of sites in their planning policies. In addition to this Paragraph 72 outlines that the supply of large numbers of new homes can often be best achieved through planning for larger scale development, such as new settlements or significant extensions to existing villages and towns, provided they are well located and designed, and supported by the necessary infrastructure and facilities.

• Chapter 7 seeks to ensure the vitality of town centre, by supporting their role at the heart of local communities and by taking a positive approach to their growth, management and adaptation.

• Chapter 8 promotes health and safe communities. Paragraph 91 states that planning decisions should aim to achieve healthy, inclusive and safe places which promote social interaction through mixed-use developments, strong neighbourhood centres, street layouts that allow for easy pedestrian and cycle connections within and between neighbourhoods, and active street frontages. Decisions should also achieve places that are safe and accessible, and places that support healthy lifestyles.

• Paragraph 96 highlights the need for access to a network of high quality open spaces and opportunities for sport and physical activity as this is important for the health and well-being of communities.

• Chapter 9 discusses opportunities for considering and promoting sustainable transport opportunities, whilst Chapter 11 supports the effective use of land in meeting the need for homes and other uses.

• Chapter 12 provides the basis for achieving well-designed places. Paragraph 124 explains that the creation of high quality buildings and places in fundamental to

what the planning process should achieve with good design being a key aspect of sustainable development.

• Paragraph 127 states that policies and decisions should ensure that developments:

‒ “(a) will function well and add to the overall quality of the area, not just for the short term, but over the lifetime of the development;

‒ (b) are visually attractive as a result of good architecture, layout and appropriate and effective landscaping;

‒ (c) are sympathetic to local character and history, including the surrounding built environment and landscape setting, while not prevent or discouraging appropriate innovation or change (such as increased densities);

‒ (d) establish or maintain a strong sense of place, using the arrangement of streets, spaces, building types and materials to create attractive, welcoming and distinctive places to live, work and visit;

‒ (e) optimise the potential of the site to accommodate and sustain an appropriate amount and mix of development (including green and other public space) and support local facilities and transport networks; and

‒ (f) create places that are safe, inclusive and accessible and which promote health and well-being, with a high standard of amenity for existing and future users; and where crime and disorder, and the fear of crime, do no undermine the quality of life or community cohesion and resilience.”

• Chapter 14 focus on meeting the challenge of climate change, flooding and coastal change, including: planning for climate change, flood risk and coastal change. Chapter 15 addresses the conservation and enhancement of the natural environment, whilst Chapter 16 considers the historic environment.

Planning Practice Guidance

5.32 The Planning Practice Guidance was initially published in March 2014 and is a web- based resource which aids the interpretation of policies contained within the NPPF through the provision of detailed guidance on a series of planning matters. The launch of Planning Practice Guidance coincided with the cancelling of the majority of Government Circulars which had previously given guidance on many aspects of planning.

5.33 The PPG itself is extensive and its content is therefore not repeated here. Notwithstanding this, Chapter 5 offers further consideration in relation to key issues relating to housing.

5.34 The PPG forms an additional material consideration in the assessment of the proposed development which should be afforded significant weight due to the identified and demonstrable need to boost the supply of housing, particularly within Chichester.

Planning Reform White Paper 2020

5.35 On the 6th August 2020 the government released the Planning White Paper consultation. The Planning White Paper includes various planning reforms intended to streamline and quicken the planning system. The reforms set out in the paper are currently out for consultation which is due to close on 29th October 2020. The results of the consultation will then inform the reforms going forwards. There are not yet any clear timescales for when or if the reforms will be implemented, however, the proposals include a number of key changes that could impact on the determination planning applications in the future.

5.36 Alongside the Planning White Paper the government also published the Revised ‘Standard Method’ which proposes a new standard method for assessing local housing need. This revised method would replace the current method that has been in place since 2018. The revised method was also subject to public consultation, although in that case the consultation ended on 1st October 2020.

5.37 Within the Revised Standard Method, Chichester District’s local housing need figure was proposed to increase by 367 dwellings per annum (increasing from 753 under the current Standard Method to 1,120 under the proposed revised method2). This increase could have an impact on how the Council will need to approach housing provision within the Local Plan Review.

2 The proposed increased Standard Method figure quoted is for Chichester District as a whole, as opposed to the Chichester Local Plan area, which excludes the part of the District which lies within the South Downs National Park. The proposed figure to be met by the Chichester Local Plan Review would therefore be lower than that quoted.

6. Assessment of the Development

Introduction to the Planning Assessment and Consistency with the Development Plan

6.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 states that Local Planning Authorities (LPAs) should determine planning applications in accordance with the Development Plan, unless material considerations indicate otherwise.

6.2 This outline planning application (OPA) is put before the Council at a time when there is a significant need to provide for the delivery of residential accommodation within the District following the acknowledgement that Chichester District Council (CDC) can no longer demonstrate a five-year supply of housing land and the subsequent publication by the Council of the Interim Policy Statement.

6.3 The previous chapter set out the components of the Development Plan and this should be read as a whole, rather than seeking compliance with each and every policy. In any event, the assessment undertaken within this Planning Statement demonstrates that the proposals are consistent with the relevant strategic and the relevant development management policies contained within the Development Plan when read as a whole. It is however necessary to first consider whether the presumption in favour of sustainable development is engaged in this instance.

The Application of the Presumption in Favour of Sustainable Development and the Principle of Development

6.4 Paragraph 11 of the NPPF 2019 confirms that “Plans and decisions should apply a presumption in favour of sustainable development”. Inter alia, for decision-taking this means: … “c) approving development proposals that accord with an up-to-date development plan without delay;”

6.5 Chapter 5 of this Statement confirms that the CDC’s Local Plan was adopted in July 2015 and the Local Plan Review is at a relatively early stage. Equally, the Council has acknowledged that it can no longer demonstrate a five-year housing land supply (5YHLS). However, it is important to note that, although the adopted Local Plan is now over 5 years old and the housing requirement now used in the 5YHLS calculation is the Local Housing Need3, Planning Practice Guidance makes it very clear that this does not render the local plan out-of-date and it remains the starting point for determining planning applications4.

6.6 As Chapter 5 above has outlined, the application site has been allocated for strategic development including 1,000 homes, community facilities, open space and green infrastructure (Policy 18: Tangmere Strategic Development Location). In addition, the Tangmere Neighbourhood Plan (‘made’ in 2016) builds on the Local Plan site allocation policy by setting out a number of principles and criteria to guide how the masterplan for the Tangmere SDL should be prepared (Policy 2: Strategic Housing Development).

3 In accordance with paragraph 60 of the NPPF. 4 Planning Practice Guidance (paragraph: 064 Reference ID: 61-064-20190315).

6.7 Whilst the adopted Local Plan site allocation proposes 1,000 dwellings, the principle of an increased site development capacity of 1,300 dwellings comes from the emerging Chichester Local Plan Review 2035. Chapter 5 confirmed that draft Policy AL14 (Land West of Tangmere) within the Preferred Approach Plan had been subject to public consultation from December 2018 to February 2019. It is also of relevance that testing of the Tangmere SDL site capacity by the Tangmere Neighbourhood Plan Steering Group resulted in an anticipated capacity of 1,250 dwellings, as set out within the Tangmere Masterplan Briefing Report (2016).

6.8 The submitted OPA is supported by a comprehensive suite of supporting technical assessments including this Planning Statement, a Design and Access Statement and a full Environmental Statement (Environmental Impact Assessment). Collectively, these documents support the increase in site capacity to deliver up to 1,300 dwellings. These technical documents also set out how the proposed development seeks to meet the site-specific criteria set out in Policy 18 of the adopted local plan and more widely how the broad range of policies within the Development Plan have been complied with.

6.9 Accordingly, the proposal complies with the Development Plan when taken as a whole and the principle of development is considered to have been addressed when tested against both local strategic policies and relevant national planning policy.

Tangmere SDL Masterplan

6.10 As set out in Chapter 4 above, the submitted Framework Masterplan (Ref: 180620_TOR_002_B) has been strongly informed by and is based on the version of the masterplan that was ‘endorsed’ by CDC Planning Committee in January 2020 (Ref: 19/02836/MAS). This in turn was developed through a rigorous process of community and stakeholder consultation (summarised in Chapter 3 above), technical and environmental assessment work and close reference to the relevant planning policies (including Policy 18 of the adopted Local Plan and the policies within the Tangmere Neighbourhood Plan) and guidance, including the Tangmere Masterplan Briefing Report and Draft Policy AL14 of the CDC Local Plan Review: Preferred Approach Plan consultation document.

6.11 The ‘endorsement’ of the masterplan demonstrated that it the work undertaken to that point had complied with Policy 7: Masterplanning Strategic Development of the local plan. The ‘endorsement’ also demonstrated that, in masterplanning terms, the outcomes were consistent with Policy 18: Tangmere Strategic Development Location and the Tangmere Neighbourhood Plan, in particular Policy 2: Strategic Housing Development and also with the relevant guidance.

6.12 Since January 2020, further work on the masterplan has been undertaken, as explained in Chapter 4 above. This work, informed by further stakeholder engagement and by additional technical and environmental assessment work has resulted in a small number of minor changes to the Framework Masterplan. These changes are detailed on page 53 of the Design and Access Statement (DAS) and have been necessary in light of additional work and engagement undertaken.

6.13 The culmination of the work undertaken since January 2020 has resulted in the submitted version of the Framework Masterplan as well as the five Parameter Plans

which were described in detail in Chapter 4. These are the masterplanning documents upon which the OPA should be determined and they are considered to be compliant with the relevant planning policies and consistent with the guidance referred to above.

6.14 In addition, in order to allow for a clearer visualisation of the completed Tangmere SDL development, we have submitted an Illustrative Masterplan (Ref: 180620_TOR_IMP_001). As explained in the DAS, the Illustrative Masterplan contains indicative information which illustrates how the approved principles and parameters for the development might be applied and implemented in the future. It is submitted for illustrative purposes only and so is not to be determined as part of the OPA.

6.15 In preparing the Parameter Plans and the Illustrative Masterplan, the applicant has taken carefully into account the potential for development to the west of Malcolm Road to come forward, either before or after the proposed development is commenced. The land to the west of Malcom Road forms a site allocation within the Tangmere Neighbourhood Plan (Policy 7: Land to the West of Malcolm Road) but is entirely outside of the Tangmere SDL site boundary and benefits from an existing site access point at the end of Malcolm Road which is also outside of the Tangmere SDL. The Tangmere SDL proposals have been designed to allow for a flexible approach in terms of how the Policy 7 allocation site would integrate with and contribute towards achieving the ‘Village Main Street’ and the application in no way preludes the site from coming forward in the future. The applicant has been positive in engaging with the landowners of the Policy 7 allocation site and has also engaged with the Parish Council on this matter and will continue to engage in the future so that a successful outcome can be achieved, in line with the aspirations of the Neighbourhood Plan.

6.16 Overall, the masterplan for the Tangmere SDL delivers on the ‘One Village’ vision from the Neighbourhood Plan, providing homes, facilities, education and an abundance of open space for the benefit of the community. The approach has been genuinely landscape-led and has celebrated the unique features of the site and the wider context. Great care has been taken to protect and enhance biodiversity and to respect heritage assets and key local views. The outcomes promote a legible structure for the new development which reflects a traditional village approach. The expanded local centre will facilitate the creation of a recognisable heart for the village with new facilities that will create vibrancy and will draw together the old and the new parts of Tangmere. The proposals are compact and walkable, and will promote sustainability and encourage active lifestyles at Tangmere, with significant new opportunities for sport and leisure activities.

Building Heights

6.17 The Building Heights Parameters Plan (Ref: 180620-TOR-PP-002_H) identifies the maximum building heights tested across the development within defined areas for development identified on the Land Use Parameters Plan (Ref: 180620-TOR-PP-001_I).

6.18 The maximum heights should be read as a maximum envelope within which there will be variation to respond to the context and to allow architectural expression, to ensure that the development is not uniform. The maximum heights were set following careful analysis of the prevailing heights of existing development within Tangmere (as outlined

within the DAS) and also taking in to account consultation and engagement feedback received, as well as commercial factors.

6.19 The vast majority of the site is proposed as two and two-and-a-half storey development. Allowing for judicious and appropriate use of three-storey development is also important for place-making purposes to ensure that the village centre expansion and the key east-west route (Village Main Street) can be designed in a positive and legible way to reflect the important role of these parts of the site. The Parameters Plan is designed to be flexible to allow for variation in building typology and roofline throughout the development, along with marker buildings on gateways and key corners. The exact proportion of two-and-a-half and three storey development will therefore be determined as part of detailed reserved matters applications.

Building Density

6.20 The defined density areas shown on the Building Density Parameters Plan (Ref: 180620_TOR-PP-003_F) indicate a strategy that will allow for variation in approach, intensity and character of the proposed residential plots, whilst ensuring that the density of buildings is appropriate to its surrounding context. This has been based on a careful understanding of the character and constraints of the site and its immediate context, which has in turn informed the identification of the four proposed character areas for the Tangmere SDL scheme (see pages 72 and 73 of the DAS).

6.21 Subtle increases in density (using the upper range of 35 - 40 dph) are proposed at the Village Centre to create recognisable hub and aid legibility. In order to maintain a village-like approach, lower density edges (using the lower range of 27.5 to 32.5 dph) provide for a greener, softer approach to the Tangmere SDL. Overall, the density strategy seeks to achieve a compact urban form which will minimise land take and maximise the area available for green infrastructure, including public open space. Page 69 of the DAS provides a visual interpretation of each of the density ranges proposed.

6.22 Taking account of site constraints and of the requirements of open space and other forms of development, approximately 50% of the site area (76 hectares) is available for residential development, as shown on the Land Uses Parameters Plan. Overall, this points to a site-wide average density of approximately 35 dwellings per hectare (dph), which is broadly consistent with similar existing residential areas in Tangmere and more widely across Chichester District.

Sustainability

6.23 Both local and national policy aims to ensure the delivery of sustainable and well- designed homes which mitigate and adapt to the potential impacts of climate change. The adopted Local Plan (including Policy 18: Tangmere Strategic Development Location and Policy 40: Sustainable Design and Construction) supports development at Tangmere which will deliver sustainable development, including measures to ensure good quality design which will protect and enhance the environment. Sustainable design is also reflected within the Tangmere Neighbourhood Plan which sets out requirements for the development of the Tangmere SDL, including the promotion of sustainable movement and travel.

6.24 The proposals comprising the OPA have taken careful account the above policy requirements and of the declaration by the Council in July 2019 of a Climate Emergency. The applicant is committed to achieving a sustainable development and the proposals have therefore sought to ensure that the scheme will provide a range of economic and social benefits and will protect and enhance the environment, as well as mitigating and adapting to the effects of climate change.

6.25 The measures proposed are summarised on page 59 of the DAS and are set out in much greater detail within the submitted Sustainable Construction and Design Statement (SC&DS). The SC&DS provides a full review of relevant policies and guidance and sets out the proposed measures under the following headings:

• Sustainability at Countryside Properties

• Building a Strong and Competitive Economy

• Promoting Sustainable Transport

• Delivering a Wide Choice of High Quality Homes

• Requiring Good Design

• Promoting Healthy Communities

• Meeting the Challenge of Climate Change

• Conserving and Enhancing the Natural Environment

• Sustainable Waste Management

6.26 The SC&DS demonstrates both the applicant’s commitment to achieving sustainable development at Tangmere SDL and how the proposed measures will ensure consistency with the relevant planning policy requirements and guidance.

Housing Tenure and Mix

6.27 The OPA proposes up to 1,300 dwellings, of which 30% (up to 390 dwellings) will be ‘affordable homes’. This is consistent with local plan Policy 34: Affordable Housing. Chapter 7 below provides further details on the proposed affordable housing as an Affordable Housing Statement.

6.28 Although discussions on housing tenure, size and mix have taken place during pre- application engagement, these details have yet to be agreed with the Council and are not matters for which planning permission is being sought at this stage. CDC indicated within their pre-application advice (set out at Appendix 4) that, in relation to market housing mix, they agreed that this will be a matter for future discussion, agreement and consideration, at appropriate stages.

6.29 In relation to planning policy requirements, it is noted that the adopted local plan does not contain any policy requirements in relation to housing mix, although in relation to market homes, paragraph 17.8 does state:

“The SHMA (or successor documents) will be used to inform the mix of market housing to be provided on new development, in conjunction with any other local evidence relevant to the specific development proposal.”

6.30 As set out in Table 4.1 above, the applicant has used an indicative housing mix, for both market and affordable homes based on the most recent published HEDNA5, to inform the preparation of the OPA and this is considered to provide a starting point for further discussions on this matter with the Council.

Open Space and Landscaping

6.31 The landscape strategy for the proposed development has been informed by the existing landscape and visual context of the site and the surrounding area. It has also been closely informed by a range of planning policy objectives drawn from both the local plan and the Tangmere Neighbourhood Plan. These key objectives are set out on page 84 of the DAS.

6.32 In terms of the requirements for the level of open space provision, the adopted local standards are set out within the Planning Obligations and Affordable Housing SPD (PO&AH SPD). These standards were used by CDC as part of the written pre-application advice to provide specific guidance on the level of open space required. It is acknowledged that the specific open space requirements referred to within the pre- application advice were subject to refinement based on an agreed housing mix at a later stage.

6.33 Notwithstanding that the requirements may alter slightly once a housing mix has been agreed, it can be demonstrated that the proposals within the OPA either meet or exceed the expected levels of open space under each category set out within the PO&AH SPD:

Table 6.1: Open Space Requirements and Proposed Provision

Type of Open Space CDC Standard CDC Pre-application OPA Proposed Provision (ha per 1,000) advice requirement (ha)* (ha)

Allotments 0.4 1.25 2.1

Amenity and open 0.5 1.56 Space 19.3 Informal open space Natural/Semi Green 1.0 3.12 space

Parks, sport and 1.6 5.0 5.0 recreation grounds

Play space 0.15 0.5 Included within the informal open space

Community Orchard N/A N/A 0.8

5 At the time of drafting, the most recent version is dated January 2018. We are aware that an updated HEDNA is due to be published by the Council in November 2020.

TOTAL 3.65 11.43 27.2 * Based on 1,300 dwellings and assuming 2.4 person per dwelling occupancy.

6.34 The proposed allotments, shown on the Open Space and Strategic Landscape Parameters Plan (Ref: 180620_TOR-PP-005_L), has been sized to meet the anticipated requirements of the Tangmere SDL in addition to allowing for the relocation of the existing allotments to the north of the Tangmere Military Aviation Museum, so facilitating the potential expansion of the museum. This is consistent with Policy 6 of the Tangmere Neighbourhood Plan and the final bullet point within Policy 18 of the CDC Local Plan.

6.35 The Open Space and Strategic Landscape Parameters Plan shows significant areas of ‘informal open space’ which the key to the plan makes clear includes both ‘amenity and open space’ and ‘natural / semi-natural green space’. Section 8 of the DAS provides details of how these areas of open space will be delivered across the site between the ‘Green Corridors’, ‘Roman Fields’ central park and the ‘Countryside Edge’ areas. Whilst the 19.3 hectares referred to above does include the children’s play areas as well as the area occupied by the earth bund at the north of the site and the native species planting to the south of Saxon Meadow, it excludes the attenuation basin features which are within the informal open space areas on the Parameter Plan. Overall the proposed level of ‘amenity and open space’ and ‘natural / semi-natural green space’ required will be comfortably exceeded by the proposed provision.

6.36 The parks, sport and recreation grounds provision is shown on the Parameters Plan split between the ‘Saxon Meadows’ area (sports provision and park) and the ‘Roman Fields’ central park. The level of provision proposed will meet the level advised by CDC as being required. This includes a proposed single-storey sports pavilion building at the north western corner of the playing fields area. In accordance with pre-application advice from CDC, the pavilion building will be up to 150m2 in size and will have the potential to accommodate changing areas for two teams and umpires, toilets and showers, equipment storage areas and a kitchen and meeting/social room area.

6.37 In the event that the parks, sport and recreation grounds requirement were to increase above 5 hectares (once the final housing mix is agreed), it would be possible to increase the provision within Roman Fields by slightly reducing the area of informal open space to the south of the proposed park.

6.38 The children’s play space areas have not been delineated and measured on the Parameters Plan, although the location of the two strategic scale play areas is shown as one NEAP and one LEAP. In addition to these, it is anticipated that there will be further Local Areas of Play (LAPs) distributed throughout the residential areas. Overall, the level of provision is anticipated to comfortably exceed the 0.5 hectare requirement identified by CDC.

6.39 Overall, the anticipated level of provision, as shown on the Open Space and Strategic Landscape Parameters Plan amounts to more than double the indicative requirement set out within the pre-application advice provided by CDC.

Movement and Access

Site Access

6.40 As set out in Chapter 4 the site will be accessed from several junctions. The two main proposed junctions are located on the A27/A285, connecting to the existing grade- separated Temple Bar junction and on Tangmere Road where a new roundabout will be created.

6.41 There will also be an additional, lower order access, on Tangmere Road in the form of a simple priority T-junction severing the south-eastern parts of the site. Finally there will be a new vehicular access from Malcolm Road, although this will allow vehicular access only as far as the new school and local centre parking area, with no through route beyond that point. The OPA seeks detailed planning permission for both the two principal and the two lower order vehicular access points on the basis of the initial design work submitted as referred to at paragraph 4.38 above, with further detail being provided within the submitted Transport Assessment (TA).

6.42 Additional strategic pedestrian and cyclist access to the site will be provided at the above junctions, in addition to the following dedicated pedestrian/ cycle access points:

• The western end of Church Lane;

• Tangmere Road (opposite Gamecock Terrace); and

• The north east corner of the site connecting to the existing A27 cycleway.

6.43 It is considered the proposed site accesses are consistent with relevant planning polices, and in particular the 6th bullet point of the site-specific requirements set out within Local Plan Policy 18: Tangmere Strategic Development Location.

On-Site Road Network

6.44 The Access and Movement Parameters Plan (Ref: 180620_TOR-PP-004_I) sets out the proposed principal on-site road route (Principal Road Infrastructure Zone) and also the secondary street access points and points of access across green corridors. Further details of the proposed street hierarchy and the street typologies can be found in the DAS and also in the TA.

6.45 Consistent with Policy 2: Strategic Housing Development of the Neighbourhood Plan, the strategy has been to provide an effective north-south link (or spine road) which will connect Tangmere Road through the development to the A27/A285 junction. This is designed to provide this link function effectively for the new development and for existing Tangmere residents, but without becoming a barrier within the new development and without being overly attractive to external traffic so as to significantly change existing traffic patterns in the area.

6.46 The north-south link road connects to the principal east-west route (the ‘Village Main Street’) at the ‘local square’ feature indicated on the Parameters Plan. The western end of the east-west route is part of the Principal Road Infrastructure Zone. To the east of

the green corridor crossing the east west route is proposed to change in character to emphasise people and cyclists over vehicles with no vehicular route being provided beyond a dedicated car parking area that will be located adjacent to the expanded local centre uses. Thus the east-west route will be highly attractive and fully permeable to pedestrians and cyclists but will not be passible by vehicular traffic, beyond the parking area.

6.47 The nature and character of the proposed east-west route has been extensively discussed and explored with local stakeholders, including Tangmere Parish Council and has also been subject to public consultation during the preparation of the OPA. Further details on the proposed access arrangements for the expanded village centre at Malcolm Road, including an assessment of the alternative ‘through route’, are provided as part of the submitted Transport Assessment. It is considered that the proposals for the east-west route (‘Village Main Street’) are consistent overall with the expectations set out in the Tangmere Neighbourhood Plan, and the accompanying Masterplan Briefing Report.

On-site Pedestrian and Cycle Routes

6.48 Great care has been taken to maximise the opportunities to create a walkable development and to facilitate convenient and safe cycling within the site. The Movement and Access Parameters Plan sets out a permeable and legible network of connections for pedestrians and cyclists.

6.49 Strategic segregated cycle connections are provided through the site, both as part of the Principal Road Infrastructure Zone (north south link road) and also through the indicated Principal Segregated Cycle Way which connects the existing A27 cycle way in the north with Malcolm Road and the east-west route and further south to the west of the Saxons Meadows sports provision, to connect with Church Lane and with Tangmere Road (at three points of access).

6.50 Further significant recreational routes are provided for at the western and northern perimeter of the site and also connecting through the central park (Roman Fields). A further recreational route connects to the existing Public Right of Way between Church Lane and Chestnut Walk, through the northern perimeter of the Saxon Meadows sports fields area. It should be noted that the recreational route at the north of the site, between the A27 junction and the north west corner of the site will be upgradable to a strategic segregated cycleway if this were required in the future to form part of a wider strategic cycle route between Tangmere and Chichester.

6.51 Overall, it is considered that the proposed on-site pedestrian and cycle routes are consistent with local and national planning policy, and in particular, meet the expectations of Policy 9: Tangmere Sustainable Movement Network (and Plan G) of the Neighbourhood Plan.

6.52 It should be noted that the OPA seeks permission only for the main pedestrian and cycle routes and does not seek to define all of the routes that will eventually be created. The Illustrative Masterplan (Ref: 180620_TOR_IMP_001) sets out an indication of the full extent of the pedestrian and cycle links across the site for the

completed development, which will be determined via future reserved matters applications.

Off Site Transport Improvements

6.53 A range of off-site transport infrastructure interventions will be required as a result of the proposed development. These are set out clearly within the TA, which has also undertaken a full assessment of the relevant planning policy and guidance. In summary the following off-site measure will be implemented:

• Tangmere Road at the southern site boundary will undergo change and improvements to create the new principal roundabout access point as a new gateway to the village and to create the priority T-Junction further east. These changes will require a reduction in maximum speed to 40mph for which a TRO will be sought.

• At the A27/A285 junction, it is proposed to upgrade the existing access from the southern roundabout to allow for an access to the proposed development spine road. This will include provision for pedestrian and cycle connections by way of signal controlled crossing points on the westbound on-slip.

• Improvements will be made to Malcom Road to enhance the pedestrian and cycling experience and environment. This will include widening the footway along the northern side of the carriageway to provide a minimum width of 2m using the existing verge. This will provide a suitable cycling environment for children accessing the proposed primary school and they will be able to make use of the widened footway provision.

• Funding will be provided, if required, to contribute towards WSCC taking forward a scheme to design and install a controlled pedestrian crossing point on Tangmere Road, in the vicinity of the Malcolm Road junction, to facilitate improved safety.

• A new footway will be provided along the southern edge of Church Lane, along the boundary with the proposed allotment site. It is also proposed to continue the footway on the northern side of Church Lane onto Tangmere Road, where a drop kerb crossing point will allow pedestrians to cross to the existing footway provision on the eastern side of Tangmere Road.

• Funding (identified in the most recent IDP at £630,000) will be made available to improve the existing cycle route to Chichester via Westhampnett. Review of the route suggests that the resurfacing of the traffic free section of the route (between Temple Bar and Maudlin), alongside vegetation clearance and the installation of lighting would provide a logical extension to the crossing facilities being provided at the Temple Bar grade-separated junction.

6.54 Each of the proposals outlined above have been subject to extensive engagement with West Sussex Highways Officers and, where relevant, with other local stakeholders including the Parish Council and the Chichester Cycling Forum. Overall, it is considered that the package of measures complies with the requirements set out in Policy 18:

Tangmere Strategic Development Location and is consistent with the expectations set out within the Tangmere Neighbourhood Plan.

Public Transport

6.55 A Public Transport Strategy document has been prepared which examines proposed improvements to the existing no. 55 service between Tangmere and Chichester. The Public Transport Strategy has been informed by pre-application discussions held with Stagecoach (the bus operator), as well as consultation with WSCC. The document is contained within Appendix O to the TA.

6.56 The proposed improvements would comprise an extension to the existing service from its current terminus at Gamecock Terrace to continue into the site via the new roundabout access at Tangmere Road. Approximately three additional bus stops would be provided within the site, including a new terminus stop at the western end of the Village Main Street. This enhancement would require some revenue support funding until the service achieved financial viability.

6.57 The Public Transport Strategy clarifies that there are additional opportunities for bus service extensions or route changes to benefit the Tangmere SDL site which may be preferable to the strategy outlined above. These opportunities will be further discussed with appropriate stakeholders, including WSCC Public Transport Officers.

Travel Plan

6.58 In addition to the measures referred to above which are designed to promote sustainable travel choices by residents or and visitors to the Tangmere SDL, a further range of measures to support the reduction in motor vehicle usage is outlined within the Travel Plan Framework document, which is included as Appendix Y of the TA. This documents also sets out a clear framework for establishing targets and monitoring arrangements that will be used to develop the Travel Plan for the scheme as it is completed over the various phases of development.

Local Centre Expansion

6.59 The OPA includes the provision of an expanded village centre facility as an extension to Malcolm Road. It is intended that the village centre expansion will augment and complement the existing community facilities and services in accordance with the ‘one village’ approach set out in the Neighbourhood Plan.

6.60 There is currently a very limited retail and commercial offer within the village. Beyond the existing Co-op store and the Spar concession at the petrol station, there are no additional services such as a hairdressers, hot food takeaway or coffee shop, which would usually be expected in a settlement the size the Tangmere.

6.61 Therefore the proposals for the expanded local centre, as part of the comprehensive approach to the Tangmere SDL, will ensure that an appropriate level of local services and facilities are provided as the village expands. In line with feedback from extensive pre-application discussions and engagement, the expanded village centre will provide space for 1,000m2 of flexible units for Use Classes E (shops, professional and financial

services, restaurants and cafes, and offices) and for sui generis uses (for drinking establishments/hot foot takeaways). These commercial uses will be provided within close proximity to the existing community facilities on Malcolm Road to encourage linked trips and provide a critical mass of facilities.

6.62 The above proposals are supported by an evidence base in the form of a submitted Town Centre Uses Assessment. This undertook a quantitative assessment to demonstrate that the expanded settlement at Tangmere will generate sufficient expenditure capacity to support the likely composition of retail and leisure uses within the quantum of floorspace that is proposed (with residual expenditure remaining), even when adopting conservative trade retention and sales density assumptions.

6.63 As there are no other centres within the catchment area of the proposal and the retail facilities within the expanded village centre are likely to capture only a small proportion of the additional expenditure generated by new residents of the settlement, retail impacts on other centres further afield will be negligible, as demonstrated within the Town Centre Uses Assessment.

6.64 The proposals are in full accordance with relevant local and national planning policy and guidance relating to main town centre uses, including Local Plan Policy 18 and Neighbourhood Plan Policy 2. It is also consistent with the proposed approach set out in Draft Policy AL14 of the Local Plan Review Preferred Approach Plan.

Community and Education Facilities

Community Facilities

6.65 The applicant is committed to ensuring that the development proposals include sufficient indoor community facilities to allow for a wide variety of activities which may include indoor sports, community meeting spaces, areas for clubs and societies use and potentially a community café. This is important to ensure that the development promotes healthy and active lifestyles and to support activity particularly within the expanding village centre.

6.66 The location, form and function of indoor community facilities has been extensively discussed with local stakeholders and indeed in consultation with the local community, although at the point of submission of the OPA, there is no clear indication from the community about how the indoor facilities should be delivered. Therefore, the OPA proposes a total level of provision (1,100m2, based on 1,300 dwellings) but remains flexible on how and where this could be delivered.

6.67 The overall level of provision proposed is consistent with the pre-application advice provided by CDC (Appendix 4) which suggested that 0.833m2 of facilities would be required per dwelling. This level of provision would allow for a range of functions to be accommodated, including a substantial indoor sports hall if that is what the local community decided. It would also allow for other functions such as library space, which WSCC has indicated would be desirable, and a café which is a facility that is widely agreed to be lacking within the existing village centre. Overall, the level of provision is considered to comply with the adopted planning policy requirements, and is consistent

with the guidance provided within the Planning Obligations and Affordable Housing SPD.

6.68 With regard to the options for delivering the community facilities, the Land Uses Parameters Plan (Ref 180620_TOR-PP-001_I) indicates two potential locations for a new community building within the expanded village centre, as explained in Chapter 4 above. Additionally, there is the option to redevelop and significantly extend the existing community building (The Village Centre Building) on Malcolm Road, for which funding could be made available in lieu of on-site provision. Alternatively, there is a hybrid option which would involve delivering a smaller new community building on-site in addition to funding for a more modest extension or improvements to the existing building.

6.69 It is understood that the Parish Council is taking forward some work to consider the options and CPUK will continue to engage with the Parish Council and CDC to ensure that the agreed option is taken forward at Reserved Matters stage.

Education Facilities

6.70 Chapter 4 outlined the proposed delivery of primary phase education facilities within the site, which is also likely to include an Early Years facility and a Special Support Centre for children with additional needs. The proposed location of the new primary school (indicated on the Land Uses Parameter Plan (Ref: 180620_TOR-PP-001_I)) is strongly informed by Policy 2 and the associated ‘Concept Plan’ of the Neighbourhood Plan. This location has been extensively discussed with local stakeholders, including WSCC as Education Authority and the Parish Council and there is a broad level of agreement that the identified location represents the best approach.

6.71 In terms of the level of provision required, the proposed development will generate demand for around 325 primary education places. This would equate to approximately 1.5 forms of entry (FE). However, during pre-application engagement, WSCC Officers were clear that a 2FE primary school (occupying a site of 2.004 hectares) would be the minimum acceptable. Further, and in order to accommodate the appropriate level of Early Years and Special Support Centre provision, the total site area required for a 2FE school would be approximately 2.4 hectares. This is also the level of provision referred to within Policy of the Neighbourhood Plan. Therefore, in accordance with planning policy and pre-application advice, the OPA proposes that the site for the 2FE school occupies 2.4 hectares, to the north of the Village Main Street.

6.72 Aside from the education need generated by the proposed development, Tangmere Parish Council has advocated that the new primary school site should be expandable to 3FE to facilitate the re-location of the existing 1FE Tangmere Primary Academy to the new site, so as to create a ‘One Village’ school as identified within the Neighbourhood Plan (Policies 2 and 4). WSCC Officers have confirmed that such a 2FE school expandable to 3FE site would require a site of approximately 2.886 hectares. Therefore, the Land Uses Parameters Plan indicates an additional area to the north of the 2FE school site to be safeguarded to allow for this expansion if the opportunity arises. Including this additional area, the total school site proposed by the OPA measures 2.89 hectares. In the event that the safeguarded site is not required for education during an agreed period of safeguarding, it will be released for residential

development under this outline application, provided the total number of dwellings on the application site does not exceed 1,300.

Employment and Economic Impacts

6.73 Although the proposed development is residential-led, it will generate a significant level of employment both during the construction and operational phases and this should be recognised as a significant benefit of the proposals. An Economic Impact Assessment has been prepared and is submitted as Appendix 14.1 to the ES. This document analyses the quantifiable economic impacts of the proposed development both during its construction phase and operational lifetime. It demonstrates that the proposed development will generate a range of positive economic benefits including:

• Direct and indirect employment creation at both the construction and operations phases of the development;

• An uplift in economic productivity, investment and economic output, measured in Gross Value Added (GVA);

• Increased resident population and local labour force;

• Enhanced local spending power in goods and services;

• Revenue to Chichester District Council through Council Tax payment and New Homes Bonus receipts;

• Additional revenue through Business Rates to Chichester District Council;

• Increased visitor expenditure for the Tangmere Military Aviation Museum; and

• Community Infrastructure Levy revenue for investment in local infrastructure.

6.74 These benefits strongly reflect the sustainable development aspirations of national planning policy, in addition to local policy and strategy ambitions.

6.75 In terms of employment, 155 Full Time Equivalent (FTE) jobs (of which approximately 60 could be local to Chichester) could be created on and off site directly associated with construction investment over the build period, estimated to last for approximately 11 years.

6.76 Upon completion, the operational phase of the proposed development is estimated to provide 135 FTE jobs (of which approximately 50 could be local to Chichester). This includes employment at the expanded local centre, the community uses and education facilities.

Heritage and Archaeology

6.77 The Site adjoins the western edge of Tangmere, in the south at one of the older settlement areas at St. Andrew’s church, and in the north at the recreation ground. The site includes a small part of the Tangmere Conservation Area at Saxon Meadow. The closest designated assets are the grade I listed St Andrew’s Church, and the adjacent

farmhouse, and a number of listed cottages and houses on Tangmere Road to the east, focused on the vestigial green. To the east are the large areas of the modern village that have been developed since the 1970s at the site of the former RAF Tangmere.

6.78 The heritage assets of the site and surrounding area were identified through the production of a submitted Desk-Based Heritage Assessment (DBHA), prepared by Terence O’Rourke, that included data from the Chichester District Historic Environment Record, national and local designation, documentary sources or other studies. As the evidence base identified that the proposed development could give rise to likely significant effects, Cultural Heritage is a matter that has been assessed within Chapter 12 of the submitted Environmental Statement (ES).

6.79 The DBHA (submitted as Appendix 12.5 to the ES) also included the results of two specialist surveys which were undertaken to define the archaeological resource present within the site6, in particular a concentration of features in the central and north-western part of the site that had been identified as a potential focus of historic settlement.

6.80 The archaeological evaluation strategy, which has been implemented as a basis for the evidence reports, was developed in consultation and was agreed with the Chichester District Archaeology Officer, with the initial works taking place between April and May 2019. These works confirmed the presence of a large area of early Roman settlement at the centre of the Site, and an area of potential for remains of early human land use, of Mesolithic date or possibly earlier, across the northern area of the site. The two specialist technical reports are also appended to the Environmental Statement.

Impact of the proposed development on heritage assets

6.81 At all stages of the design development, the objective was to avoid or reduce potential adverse effects, through primary mitigation. These primary mitigation measures are set out in the ES and are incorporated in the Parameter Plans. Nevertheless, the change to the 19th century enclosure landscape of the site as a result of the proposed development will result in significant effects on the closest designated assets (St Andrew’s Church and Church farmhouse) due to the loss of the agricultural land that contributes to the significance of the assets as part of their setting. Additionally, both assets will be affected by the temporary changes to the experience of the setting during construction as a result of the visual changes, noise and associated disturbance.

6.82 On completion of the development, significant effects are predicted because of the changes to the contribution of the settings of the assets closest to the site, at St Andrew’s Church and Church Farmhouse, at Shopwyke Park to the west, and the south west part of the Conservation Area. However, beneficial effects are predicted because of the enhancement of the landmark role of the churches through creation of framed views from the new public open space across the site, focused on the spire of St Andrew’s Church and the spires of the church at Oving to the south and Chichester Cathedral to the west, and across the wider countryside.

6 Archaeological Evaluation Report Phase 1 (Archaeology South East) submitted as ES Appendix 12.3; and Historic Environment (Geoarchaeological) Desk-based Assessment (Archaeology South East) submitted as ES Appendix 12.4.

6.83 The predicted effects on the built heritage assets closest to the site are the result of the fundamental characteristics of the proposed development, its location and siting, and of its form and scale. There is the potential for secondary mitigation measures to come forward during the Reserved Matters application stage. For example, the landscape strategy will help to integrate the new development into the surrounding landscape context. The quality of the architectural design and the use of materials can also assist in improving the visual appearance of development.

6.84 During construction, without mitigation, significant adverse effects are predicted on the identified areas of archaeological remains across the Site. However, the effects on the archaeological interest of the site will be fully mitigated through the strategy agreed with the Chichester District Archaeology Officer, which includes areas of preservation in situ within the central area of open space (Roman Fields), an area of full excavation and areas for further evaluation. If archaeological finds are uncovered during development, the measures set out in the mitigation section of Chapter 12 of the ES will ensure that no significant adverse residual effects will result.

6.85 Taking account of the proposals within the OPA, in additional to the anticipated secondary mitigation to be secured at a later stage, it can be concluded that the proposals comply with the expectations of national planning policy as well as those set out in Local Plan Policy 47: Heritage and Design.

Ecology

On-site Ecology

6.86 In ecology terms, at the time of survey, the majority of the site was comprised of arable land (cropped, some with stubble), together with areas of improved grass leys, and a small amount of semi-improved species poor grassland at the centre of the site, and in the form of field margins. Field boundaries include mainly defunct hedges, or very sparse scattered scrub along ditch lines.

6.87 Aspect Ecology has undertaken a desk study in addition to various site surveys, based around an extended Phase 1 methodology as recommended by Natural England. In addition a general appraisal of faunal species has also been undertaken to record the potential presence of any protected, rare or notable species, with specific surveys conducted in respect of bats, Badger, Otter, Water Vole, Great Crested Newt, reptiles and birds (breeding and overwintering). The results of this work are set out within a Baseline Ecology Report (Ref: 5545 EcoAp vf3 MRD) which is submitted as Appendix 6.1 to the ES7.

6.88 As a result of the survey work undertaken and following the receipt of the EIA Scoping Opinion (as set out in Chapter 4 above) likely significant effects of the proposed development were identified in relation to a number of habitats considered to form important ecological features within and adjacent to the site and in relation to a

7 Note that this report includes the completed CDC Biodiversity Protected Species Checklist which is appended at Annex 5545/6.

number of faunal species that were likely to be present on the site. These likely significant effects have been fully assessed within Chapter 6 of the ES.

6.89 At the construction phase, in light of consideration of the primary mitigation embedded within the proposed scheme (as described in Chapter 4: The Proposed Scheme of the ES), none of the construction effects are considered likely to be significant in ecology terms.

6.90 At the operational phase, likely significant effects were assessed in relation to Habitats and Ecological Features (watercourses, woodland, native hedgerows and trees and the Ancient Yet Tree, located just outside the site boundary) and also in relation to Faunal Species (Bats (Foraging and Commuting), Barbastelle Bat (Foraging and Commuting), Birds and Reptiles).

6.91 In summary, of the effects scoped into the assessment, and taking into account the proposed primary and secondary mitigation (as set out in Chapter 6 of the ES) it was concluded that three effects were found to be significant:

• ‘Permanent land-take (including habitat loss/gain) which will have a minor beneficial effect on Woodland;

• ‘Permanent land-take (including habitat loss/gain) which will have a minor beneficial effect on Native Hedgerows and Associated Trees; and.

• ‘Permanent land-take (including habitat loss/gain) which will have a minor adverse effect on Birds.

6.92 In relation to birds present on the site, the conclusion was that it will not be possible to fully mitigate for impacts to some species within the site, due to the space and mosaic habitat requirements of these species. The species where a residual effect is considered to occur are: breeding Skylark; Corn Bunting; Grey Partridge; Linnet; Yellowhammer; Stock Dove; Starling; wintering gulls; and wintering thrushes.

Biodiversity Net Gain

6.93 Planning Policy Guidance: Natural Environment, advises that “The existing biodiversity value of a development site will need to be assessed at the point that planning permission is applied for”8. Therefore, Aspect Ecology have undertaken a Biodiversity Impact Assessment (BIA) of the proposed scheme. This submitted BIA (Ref: 5545 BN04_vf04) appends extracts from the DEFRA Impact Calculation Tool (see BIA Annex 5545/4) and provides a summary of the results and justifies the choice of habitat definitions, distinctiveness, target habitat condition and temporal factors where appropriate.

6.94 The outcome of the BIA is that development proposed by the OPA results in a Net Gain in Habitat Biodiversity Units of 82.51%, which represents a significant gain, being well above the 10% target value. This is mainly due to the replacement of low

8 Planning Practice Guidance: Paragraph 026 Reference ID: 8-026-20190721

distinctiveness habitats (arable land) with a mixture of low and medium distinctiveness habitats, and of high distinctiveness habitat in the case of ‘Traditional Orchards’.

6.95 The development proposals also result in a Net Gain in Hedgerow Biodiversity Units of 12.97%, which is above the 10% target value.

6.96 Therefore, the proposed development will achieve an overall Net Gain of Biodiversity Units, following its assessment under the DEFRA metric 2.0, in respect of both habitats and hedgerows. In addition, a number of faunal enhancements are proposed, which are not taken into account in the metric, and will offer additional biodiversity gains. Overall, it can be concluded that the proposals within the OPA with regard to on-site ecology are consistent with the expectations of national planning policy and of Local Plan Policy 49: Biodiversity.

Off-site Ecology Impacts and Mitigation

6.97 There are a number of European-level designations, within the proximity of the site, the closest being Chichester and Langstone Harbours Special Protection Area (SPA) and Ramsar, located approximately 5.7km to the south-west of the site. As such, the proposals will need to be subject to a Habitats Regulations Assessment (HRA) under the Conservation of Habitats and Species Regulations 2017, setting out an assessment of effects on nearby European designations.

6.98 Aspect Ecology have therefore provided a Report to inform a Habitats Regulations Assessment (including Appropriate Assessment) (Ref: 1005545 HRA vf2/MRD/DM). This report has itself been informed by pre-application engagement with Natural England and with CDC Officers, which have in turn consulted with other relevant stakeholders.

6.99 The report considered likely significant effects including loss of (functionally linked) habitat for bats, recreational disturbance, air quality effects, urbanisation, water quality effects, water demand and coastal squeeze. These were considered in relation to all relevant designated sites within a 25km radius of the site.

6.100 As a result of the screening process, no effects from any of the European Designations are anticipated, except for potential effects on the Chichester and Langstone Harbours SPA/Ramsar and Solent Maritime SAC resulting from recreational disturbance. Therefore an Appropriate Assessment has been carried out for that effect.

6.101 The outcome of the assessment is that some minor potential has been identified for effects on Chichester and Langstone Harbours SPA/Ramsar as a result of disturbance from cumulative increases in recreational activity9 and impacts on water quality. However, given the minor nature of the predicted increases in visitors resulting from the Tangmere SDL, and its location outside the 5.6km mitigation zone, the report considered that it would not be reasonable to use the same method for calculating financial contributions as for those developments within the zone.

9 Note that this is also assessed as a likely significant effect within Chapter 6 of the Environmental Statement.

6.102 Local Plan Policy 50 (Development and Disturbance of Birds in Chichester and Langstone Harbours Special Protection Areas) does however, offer flexibility over the form of mitigation measures stating that a “For example, large schemes, schemes proposing bespoke avoidance/mitigation measures, or schemes proposing an alternative approach to the protection of the SPAs. Such schemes will be assessed on their own merits”.

6.103 In light of this, the report sets out a number of proposed mitigation measures which include on-site greenspace, providing suitable alternative recreational opportunities, including at least one circular path of approximately 3km in length, and educational measures, involving the distribution of Bird Aware Solent leaflets to new residents to reinforce the message of responsible recreation in and around the Solent.

Trees

6.104 A full Tree Survey has been undertaken and the outcomes of this are shown in the submitted Tree Protection Plan (Ref: 19044-BT2). A schedule of all surveyed trees is also provided as Appendix 2 to the submitted Arboricultural Assessment and Method Statement (Ref: 19044_AA_PB).

6.105 The development proposal will result in the loss of a relatively small number of trees that are all low category because of their poor condition, small size or limited scope for sustainable retention. Losses to two small sections of one moderate group of trees and two individual trees will also need to be progressed but the removal of these trees will not adversely alter landscape character due to the retained presence of adjacent trees of similar size, condition and positions within the site. All trees to be removed are indicated on the Open Space and Landscaping Parameters Plan (Ref: 180620_TOR-PP- 005_L). All the significant and sustainable tree cover at the site’s boundaries will remain intact and no high category trees will need to be removed.

6.106 With regard to the potential for adverse impacts on retained trees due to post- development pressures (for example, felling or adverse pruning) this has been considered and the assessment concluded that no retained trees are likely to be affected.

6.107 The Assessment has highlighted that there is sufficient space for tree planting and provision for a comprehensive new tree planting scheme, using significant stock, has been designed into the development proposals. Such a scheme can be sought, controlled and enforced by an appropriately worded planning condition. The size, presence and nature of such new tree planting and their future growth will significantly enhance the contribution of this site to local character and more than compensate for the limited losses of existing trees.

6.108 The construction activity and proposed changes may affect further trees, if appropriate protective measures are not taken. However, adequate precautions to protect the retained trees are specified and should be implemented as set out in the Arboricultural Method Statement and the submitted Manual for Managing Trees on Development Sites. Therefore, the development proposal will have no detrimental impact on tree health or the contribution of trees to character in the wider setting. Indeed, the

establishment of new sustainable planting proposals across the site will increase the potential of the location to contribute to local character well beyond the short term.

Landscape and Visual Impact

6.109 A Townscape, Landscape and Visual Impact Assessment (TLVIA) has been prepared and is included as Chapter 15 of the ES. The TLVIA has been informed by the EIA Scoping Opinion that was provided by CDC and also by direct pre-application engagement on the method and important views with both CDC and the South Downs National Park Authority (SDNPA). The TLVIA has taken careful, account of relevant national and local planning policies and guidance, including Local Plan Policy 48: Natural Environment and the ‘site specific requirement’ within Local Plan Policy 18: Tangmere Strategic Development, which requires proposals to: “Protect existing views of Chichester Cathedral spire and reduce any impact on views from within the National Park.”

6.110 A distance of approximately 5 km from the Site boundary was identified as an appropriate distance within which to consider the wider townscape and landscape setting of the site. Beyond this the Site is too distant to allow any clear identification of the site features and precise boundaries. However, consultation with the SDNPA raised potential distant and elevated viewpoints where the site may be visible and so for this reason views from Kingsley Vale, approximately 8.5km to the north west of the site were included.

6.111 Overall, the TLVIA found that inter-visibility with the site is largely restricted to short- medium distance visual receptors, immediately south and east of the site from residents, users of heritage assets, transport routes and public rights of way. Long- distance views are possible from elevated points within the South Downs National Park, which provide open views south across the Chichester coastal plain and include views of the site. Short-medium distance views of the site from the north and west are generally screened by dense vegetation which lines the A27.

6.112 From the outset the deign evolution of the scheme has embodied measured to reduce or avoid adverse visual or landscape impacts and primary mitigation measures have been incorporated into the Parameter Plans in to minimise the initial predicted impacts of the proposed scheme. In summary these measures include:

• Careful location and form of built development, especially the taller elements to minimise impacts on the surrounding area;

• Consideration of massing, height and scale of development to minimise impacts on the surrounding area;

• Provision of new green infrastructure to provide important amenity space and play space;

• Supplementary and augmented hedgerow and tree planting on the site’s western boundaries and replacement of hedgerows on the site’s southern boundaries;

• Noise attenuation bunds and woodland planting on the northern site boundary;

• Green corridors aligned to retain views of key historic landmarks (including Chichester Cathedral) in the wider landscape10;

• Green corridors between parcels to reduce impacts on landscape character;

• Retention and enhancement of existing mature field boundary vegetation; and

• Retaining openness of the area north of Saxon Meadow and St Andrews Church, to reduce impacts on the landscape setting.

6.113 During scheme construction, only the landscape character of the site has been assessed as having a significant landscape effect. All other landscape character areas are assessed as not being impacted significantly. Of the 20 visual receptors assessed, 7 are predicted to have a moderate adverse effect or higher during construction.

6.114 At completion of the scheme, of the 20 visual receptors, 8 have a significant visual effect. Visual receptors that were assessed to experience significant visual effects were those that were either adjacent to the site or within 0.5km of it, from existing residential streets, public right of way and recreation ground. Visual receptors beyond 0.5km of the Site will not experience significant visual effects.

6.115 Views from the South Downs National Park to the north of the site will be experienced from isolated and elevated locations where the site will be visible as part of a wide and expansive field of view and from a substantial viewing distance. Visual effects on receptors within the South Downs National Park were assessed to be negligible. The Proposed Scheme will not materially alter the special qualities or setting of the National Park. This complies with the site specific requirement within Policy 18: Tangmere Strategic Development and ‘point 1’ within Local Plan Policy 48: Natural Environment referred to above.

6.116 There is the potential for secondary mitigation measures to be introduced at the Reserved Matters stage to reduce the remaining potential impacts. Types of secondary mitigation are, for example, the landscape scheme will include new tree planting that will help to integrate the proposed scheme into the surrounding landscape context. The quality of the architectural design and the use of materials can also assist in improving the visual appearance of the completed Tangmere SDL scheme.

Ground Conditions

6.117 The OPA is supported by a submitted combined Phase 1 Desk Study and Phase 2 Ground Investigation Report on the findings of the geotechnical, geo-environmental and infiltration investigation, together with suggested characteristic values of geotechnical parameters (Ref: 44372/3502/R001/02). The report has been prepared by Stantec.

10 In conformity with the site specific requirement within Local Plan Policy 18: Tangmere Strategic Development referred to at paragraph 6.109 above.

6.118 Historically, the site has remained principally as agricultural land. The surrounding area has also been principally agricultural land with the village of Tangmere to the east. The former RAF Tangmere base was situated to the south-east of the site. The base was used throughout World Wars 1 and 2, with a number of ancillary buildings located in the south-eastern portion of the site (since removed). A historical landfill site is recorded at the former RAF Tangmere base associated with infilling of the former runways with inert waste.

6.119 A detailed Un-exploded ordnance (UXO) Risk Assessment was carried out for the site due to its proximity to RAF Tangmere. The overall risk for the site from UXO was identified as Low. The UXO Report has been submitted as Appendix 2.1 to the ES.

6.120 The ground conditions at the site have been investigated by an intrusive ground investigation which is detailed within a separate submitted Ground Investigation Factual Report by CC Ground Investigations (Ref: C6257-01).

6.121 A geophysical survey was carried out in the northern part of the site to identify the geological sequence to any major anomalies potentially associated with solution features in the Chalk. This Geophysical Report of the Northern Area by TerraDat (Ref: 6398-01) is also submitted alongside the OPA.

6.122 Groundwater levels within the Superficial Deposits found on site were typically measured between about 1.0 m and 4.0 m below ground level, although a perched water level at between 0.1 and 1.0 m below ground level was recorded in the northern part of the site. The groundwater level in the chalk was measured between existing ground level and 5.0 m below ground level.

6.123 During construction of the proposed development, allowance will need to be made for controlling groundwater inflows and surface water inflows during periods of wet weather and within any disused drainage runs. Furthermore, allowance will need to be made for the installation of land drains as part of the proposed development to minimise the potential for groundwater flooding in the northern part of the site.

6.124 It is expected that the proposed scheme will include limited reuse of the near surface soils. The findings of the ground investigation suggest that the materials found on the site will be suitable for use as engineered fill for the earthworks required as part of the proposed development.

6.125 Based on the ground conditions encountered on site, shallow spread footings founded within the undisturbed near-surface granular or cohesive Superficial Deposits are likely to be an appropriate option for founding lightly loaded structures. The cohesive Superficial Deposits were found to be potentially shrinkable with a low/medium volume change potential. The design of shallow foundations on shrinkable soils will be carried out in accordance with NHBC Standards.

6.126 Infiltration testing indicates that the near surface soils have a very low infiltration potential. Therefore, shallow infiltration drainage into the Superficial Deposits is not considered suitable to accommodate surface water drainage. This has been taken into account in the proposed Surface Water Drainage Strategy (see below).

Flood Risk and Drainage

Flood Risk

6.127 The OPA is supported by a Flood Risk Assessment incorporating Foul and Surface Water Drainage Strategy (FRA) (Ref: 44372-2001-R001) prepared by Stantec. This demonstrates that the entire site lies in Flood Zone 1 (land assessed as having a less than 1 in 1,000 annual probability of river or sea flooding (<0.1%)). All proposed development is located within Flood Zone 1.

6.128 In accordance with national planning policy as well as Local Plan Policy 42: Flood Risk and Water Management, since the site is a site allocation for residential use, within an adopted Local Plan, the OPA does not need to undertake Sequential Testing. However, the FRA confirms that if this were to be undertaken, the proposed development has little or no risk of fluvial flooding and is therefore considered to have passed the Sequential Test, set out within national planning policy.

6.129 With regard to non-fluvial flood risk, CDC’s Strategic Flood Risk Assessment confirms that there are no records of any non-fluvial flood events on the site, although groundwater was encountered at a high level across the site.

Site Drainage Strategies

6.130 The Phase 1 and 2 Ground Condition Assessment (Ref: 44372/3502/R001/02) demonstrated that shallow infiltration testing in trial pits of a depth approximately 2.0m below ground indicated that water did not infiltrate sufficiently to calculate an infiltration rate. The report concluded that, due to the negligible infiltration rate of the soil, it is considered that shallow infiltration for the discharge of surface water drainage into the Superficial Deposits found across the site is not considered to be suitable or appropriate. The sites existing drainage features are shown on the submitted Existing Drainage Layout Plan (Ref: 44372_2001_001).

6.131 The Ground Condition Assessment report also outlines that groundwater levels are particularly shallow in the northern part of the site and recommends that an allowance is made for groundwater lowering / dewatering of the near surface soils using land drains to minimise the potential for groundwater flooding at this part of the site.

6.132 In light of the above findings, the surface water strategy proposed within the FRA utilises Sustainable Drainage Systems (SuDS) in the form of swales and infiltration basins to attenuate runoff generated by the development, up to and including the 1 in 100 year event, with a +20% allowance for climate change, to the greenfield runoff rate (QBar). The proposed surface drainage features are shown on the submitted Preliminary Surface Water Drainage Strategy (Ref: 44372_2001_002).

6.133 Surface water from the proposed drainage network outfalls into the existing ditches within the site, mimicking the existing conditions. Exceedance testing has been carried out which shows that surface water is contained within the attenuation basins without flooding during the 1 in 100 year with a +40% climate change allowance event. Taking account of the proposed surface water drainage strategy, the OPA is consistent with

Local Plan Policy 42: Flood Risk and Water Management with regards to surface water run-off and the incorporation of Sustainable Drainage Systems.

6.134 The foul drainage from the proposed development on the site is to be conveyed south through a piped gravity drainage network, as shown on the submitted Preliminary Foul Water Drainage Strategy (Ref: 44372_2001_003).

6.135 Due to the relatively shallow gradients along the southern boundary, there will be a requirement to install one or potentially two on-site pumping stations (to be confirmed at Reserved Matters stage) on the southern boundary of the site, to further convey the foul water east towards the Southern Water strategic pumping station in the south east of the site. The location of the pumping stations is shown on the Land Uses Parameter Plan (Ref: 180620_TOR-PP-01_I).

6.136 The drainage strategies outlined above have been subject to pre-application engagement with a range of stakeholders including, WSCC (as Lead Local Flood Authority), Southern Water, CDC’s drainage adviser, and the Local Ward Member and County Councillor for Tangmere. It is also considered that the precautionary principle advocated by national planning policy to the uncertainties of flooding has been satisfactorily addressed and there are no flooding or drainage related constraints to development of the site.

Minerals

6.137 The West Sussex Joint Minerals Local Plan (2018) shows that the site is situated in a Mineral Safeguarding Area (MSA) for the extraction of sharp sand and gravel and policy supported for this designation is provided by Policy M9: Safeguarding Minerals. Therefore, Stantec have prepared a Minerals Resource Assessment (MRA) (Ref: 44372/3506/R002/05) to assess the potential minerals resource and consider the feasibility of extraction, taking full account of relevant national and local planning policy.

6.138 The MRA shows that the latest Aggregate Assessment of the need for aggregates in West Sussex concluded that the demand for sharp sand and gravel can be met by the existing reserves at Kingsham Quarry (Chichester) until 2033. According to this assessment there was no shortfall of land won sharp sand and gravel reserves in West Sussex. The assessment also concluded that there are sufficient reserves of sharp sand and gravel to meet forecasted demand until 2033 and therefore, that was no requirement for additional sites for the extraction of sand and gravel within West Sussex.

6.139 Stantec have engaged with WSCC Planning Officers as part of pre application process and WSCC’s position now appears to be that they continue to monitor demand for aggregates and that the rate of extraction is considerably higher than previously seen. As such, WSCC now consider that existing land based reserves may be exhausted in the short to medium term.

6.140 The site ground conditions11 were found to comprise Superficial Deposits which were found to be highly variable, comprising intermixed Cohesive Superficial Deposits (waste) and Granular Superficial Deposits (mineral) with variable fines content across the site, both vertically and laterally. It is estimated that about two thirds of the Superficial Deposits on site are ‘waste’ whilst only about one third of the Superficial Deposits is considered to be ‘mineral’. The quality of the Superficial Deposits as a sand and gravel mineral resource is therefore considered to be relatively poor, owing to the high fines content in the Cohesive Superficial Deposits comprising about 67% and the presence of chalk.

6.141 A number of constraints were identified within the MRA for prior extraction operations. In principal the constraints comprise existing and proposed utilities, the potential impact of extraction operations and the requirement for dewatering on the Aquifers and the adjacent groundwater abstraction wells in situ, and the presence of existing residential properties as part of the village of Tangmere, immediately to the east of the site.

6.142 Further, evidence now indicates that the site and the wider area were extensively used in the Mesolithic and Neolithic periods (see ‘Heritage and Archaeology’ section above). Archaeological investigations have revealed evidence of a former settlement datable to the Late Iron Age and continuing into the Roman period. The artefacts retrieved from these investigations indicate high status and considered regionally significant. An archaeological exclusion zone is to be applied where the more significant archaeological remains are required to be preserved in situ. Outside the archaeological exclusion zone, no mineral extraction can take place across the site before the pre- development excavation work is done with all other remains are required to be recorded prior to removal ahead of mineral extraction.

6.143 The calculated volume of mineral available after applying site constraints for extraction is estimated to be about 495,000 m3, representing only 35% of all materials excavated. As such, to realise this volume of mineral the total ‘waste’ material generated would be about 845,000 m3, with a further 80,000 m3 of overburden.

6.144 The MRA includes a Resource Viability Statement presented in Appendix 1, which provides additional detail in response to WSCC’s pre-application advice. This statement was prepared by an independent Chartered Geologist with over 32 years’ UK and international experience and expertise in construction aggregate geology, including mineral exploration of all aggregate deposit types, geological resource modelling, quarry design and development, mineral reserve and resource assessment, mineral quality and economic analysis. The statement provides a far smaller estimate of the materials actually suitable for extraction, stating that: “Assuming a recovered thickness of 2.8m of mineral from a cumulative area of approximately 140,000m² (i.e. several small extraction areas isolated by constraints or uneconomic geology) and applying a conversion factor of 1.8 tonnes/m³ and a waste factor of 30% (dry working) the author estimates a resource approaching 440,000 saleable tonnes. This figure reduces to 388,000 saleable tonnes if the sand fraction (15%) is discarded as unrecoverable.”

11 See the Combined Phase 1 Desk Study and Phase 2 Ground Investigation Report (Ref: 44372/3502/R001/02) and the Ground Investigation Factual Report (Ref: C6257-01).

6.145 The Resource Viability Statement carried out for the site considers that the mineral on site is: “amongst the most awkward and difficult that he has encountered in his career. Any operator large or otherwise would disturb large tracts of land, at considerable cost, and require a substantial time-frame to operate within. The author would not be recommending this deposit to any client operator in the mineral extraction sector.”

6.146 Overall, it is considered that the prior extraction should not be required at the site owing to: the relatively poor quality of aggregate; the high percentage of waste and overburden materials that need to be excavated and processed to realise the potential volumes available; the constraints on site for mineral extraction; and practical considerations, notwithstanding the uncertainty about the demand for additional sharp sand and gravel aggregate in West Sussex.

6.147 With regard to the relevant planning policies, the timely delivery of development at Tangmere SDL, as one of Chichester District’s largest strategic site allocations, is critical to the Spatial Strategy of the Local Plan. It is therefore considered that the overriding need for the development outweighs the safeguarding of the aggregate resource. Further, it has been clearly demonstrated that prior extraction of the aggregate is neither practical nor environmentally feasible. It is therefore concluded that the position set out within the MRA is consistent with West Sussex Joint Minerals Local Plan Policy M9: Safeguarding Minerals.

Loss of Agricultural Land

6.148 Almost the whole of the site is currently agricultural land, mostly under arable production. In order to assess the agricultural classification of the site land Reading Agricultural undertook an Agricultural Land Classification and Soil Resources study, which is included as Appendix 10.1 of the ES.

6.149 There are four soil types identified across the site. All the agricultural land within the Site is classified as ‘Best and Most Versatile’ (BMV) land, mostly within ‘good’ quality Subgrade 3a.

6.150 Chapter 10 of the ES includes an assessment of the likely significant effects of the loss of BMV agricultural land due to the development proposals. This concluded that there is no mitigation available for the loss of BMV agricultural land and the loss is considered to be an adverse and significant effect. Nevertheless, on balance it is considered that the loss of this agricultural land is acceptable given the site’s allocation within the adopted Local Plan and in light of the overall public benefits that will be achieved by allowing the scheme to come forward as planned.

6.151 The ES notes that the soil resources on the site are of ‘medium’ sensitivity to handling and storage. Therefore, in order to mitigate the potential for loss of or reduction in quality of agricultural soils, a Soil Resources Management Plan (SRMP) has been committed to as part of the Construction Environmental Management Plan (CEMP) and can be secured through an appropriately worded planning condition. The SRMP will identify the existing soil resources of the site, and set out measures to ensure that the soils are handled, stored and replaced so that they can maintain their primary functions. The loss of soil resources or/and a reduction in their quality is considered to be a minor adverse residual effect and not a significant effect.

Noise and Vibration

6.152 In order to assess noise effects, a baseline environmental sound survey has been undertaken by Stantec at a number of locations at the site to establish the existing environmental sound climate. A computer acoustic model was prepared to assist with the baseline studies and to calculate the likely noise impact arising from the operational phase of the proposed scheme. This informed an assessment of noise and vibration undertaken at Chapter 8 of the ES.

6.153 With regard to vibration effects associated with vehicular movements on the surrounding road network during the operational phase, these are not considered to be significant. Therefore, vibration impacts associated with the operational phase were scoped out of the acoustic assessment for the EIA as no significant effects are likely.

6.154 Construction noise and vibration has been assessed within Chapter 8 of the ES. Construction noise levels can be mitigated through careful phasing of the works as well as controlling construction times and durations. Furthermore, with the implementation of mitigation measures outlined within a Construction Environmental Management Plan (CEMP), to be secured by planning condition, and the additional measures suggested within the ES, it is likely that the significance of effects for existing receptors can be reduced. Therefore, it is unlikely that any significant residual effects would occur.

6.155 The impact of the change in noise levels associated with the operational traffic on the surrounding road network has been assessed. This indicates that the impact is likely to be of negligible significance and therefore no residual effects are likely to occur.

6.156 Internal noise levels at the proposed scheme has been assessed, based on typical construction details. This indicates that these effects are likely to be of between negligible and minor significance. An assessment of external noise levels at the proposed scheme has also been undertaken. This indicates that, taking account of careful design of the layout and orientation of the development, external noise levels have the potential to be of between negligible and major significance.

6.157 The assessments of anticipated internal and external noise levels have taken into account the proposed primary mitigation comprising the introduction of a 6 m high barrier/bund combination (3 m high earth bund with a 3 m high acoustic fence) along the northern site boundary, close to the A27 Arundel Road. The position of the bund is illustrated on the Open Space and Strategic Landscape Parameters Plan (Ref: 180620_TOR-PP-05_L). The Land Uses Parameters Plan (Ref: 180620_TOR-PP-01_I) indicates that the closest built development area will be at least 50 m away from the A27 carriageway.

6.158 A further assessment will need to be undertaken at the reserved matters stage to inform the development of the detailed layout and to determine the external building fabric requirements in order to meet the internal and external noise levels required. This assessment could be controlled through an appropriately worded planning condition. With the consideration of secondary mitigation measures, it is likely that no significant residual effects will occur.

Air Quality

6.159 The proposed development has the potential to cause air quality effects as a result of emissions associated with construction activities (e.g. dust generation) and operational traffic generated by the future residents and visitors to the Tangmere SDL once completed. These potential effects have been assessed by Stantec, as set out within Chapter 11 of the ES.

6.160 The anticipated air quality effects of the additional traffic from Tangmere SDL were assessed for emissions of nitrogen dioxide and fine particulate matter which have the potential to impact on human health. The proposed development will also increase the population living near to the A27 as an existing source of these emissions. Equally, emissions of nitrogen oxides and ammonia from additional traffic have the potential to impact on sensitive ecological sites, and in particular Ebernoe Common SAC.

6.161 Stantec undertook detailed dispersion modelling to predict concentrations and deposition rates of the above pollutants using the ‘worst-case’ in the local area based on a 2035 assessment scenario. This scenario applies 2023 background concentrations and emission factors to baseline traffic and that generated by nearby committed developments and the Tangmere SDL itself.

6.162 The outcome of the assessment was that traffic generated by the proposed development will not cause any exceedances of the relevant National Air Quality Objectives (NAQOs) at existing sensitive locations in the local area. However, an exceedance of the annual mean nitrogen dioxide NAQO is predicted to occur at one existing receptor location in the 2035 assessment scenario, with or without the proposed development in place.

6.163 Furthermore, impacts of nitrogen dioxide and fine particulate matter in the local area were found to be ‘negligible’ at all receptor locations. On this basis, the assessment judged the overall effects of operational traffic on human health to be ‘insignificant’ and no mitigation measures are recommended as being necessary. Nonetheless, a Framework Travel Plan has been prepared for the site which includes a range of measures to reduce the number of vehicle trips made to and from the site (and associated vehicle emissions). This can be found at Appendix Y of the TA.

6.164 Predicted emissions of nitrogen oxides and ammonia from future operational traffic generation are not predicted to exceed the 1% screening criteria within the Ebernoe Common SAC. However, due to predicted exceedances of the ammonia critical level and the nitrogen deposition critical load present within the SAC, with or without the proposed scheme in place, it is not possible to determine the significance of the effect of road traffic associated with the proposed scheme on the SAC, based on the 1% screening criteria alone. As discussed in Chapter 6 of the ES, no likely significant effects have been identified in relation to impacts on Ebernoe Common SAC. This matter is further discussed within the submitted Report to Inform a Habitats Regulations Assessment (including Appropriate Assessment) (Ref: 1005545 HRA vf2/MRD/DM).

Lighting

6.165 As the application is in outline, the details of external lighting are not yet available and this will be dealt with at reserved matters stage. However, in accordance with the EIA Scoping Opinion issued by CDC in September 2019, the effects of anticipated external lighting at the development has been assessed in terms of its potential impact on existing neighbouring properties, on designated heritage assets and on the tranquillity of the South Downs National Park (SDNP) and the effect on its status as a ‘Dark Skies Reserve’.

6.166 As set out within Chapter 9 of the ES a lighting survey was undertaken in May 2019. An assessment of the impact of lighting on the tranquillity of the SDNP was also undertaken. The methodology for this assessment was based on the methodology used for the SDNPA: Tranquilities Study (2017). An assessment of potential lighting effects on Goodwood Aerodrome was also undertaken using relevant CAA guidance.

6.167 The assessments took into account the specification of the proposed development, as set out in Chapter 4 of the ES. These measures will help to ensure that external lighting does not become obtrusive or give rise to significant impacts on neighbours or designated heritage assets or on the tranquillity of the SDNP. For the most part, these measures would be capable of being secured by appropriately worded planning condition. In summary the proposed measures are as follows:

• Lighting will be designed in accordance with the relevant up-to-date Institution of Lighting Professionals (ILP) standards to maintain safety and security;

• The proposed highways will be adopted by WSCC, so street lighting will be required to be designed to adoptable standards;

• The detailed lighting design and external lighting provided will be kept within the limits of the ILP Environmental Zone of the site (E2 – Rural);

• Strategic landscaping and open space provided throughout the site will help provide buffers and screening between artificial lighting sources and nearby light sensitive receptors. It is anticipated that lighting will be absent or limited along green corridors within the site;

• Built development will be set back from residential receptors located to the east of the site in Tangmere and to the west at Copse Farm. Hedgerows and trees will be retained throughout the site and along large parts of the site boundaries;

• In the south eastern part of the site, parks, sport and recreation areas, and allotments will be provided between existing residential receptors to the east and built development to the west;

• No flood lighting will be provided as part of the proposed scheme, including on sports pitches and it is anticipated that limited lighting will be provided throughout these areas of open space; and

• WSCC operate ‘part-night lighting’ for most residential roads from dusk to middle of the night and from ~5.30am to dawn. Where all night lighting takes place (e.g. main distributor roads) lighting dims by 40 per cent after the middle of the night until 5.30am.

6.168 The outcome of the assessments is that no significant effects are anticipated to the Goodwood Aerodrome or to the SDNP, including to the tranquillity of the National Park. There is however, potential for there to be some residual moderate (significant) adverse effects to residential receptors located at Copse Farm, Nicolson Close, Nettleton Avenue, Saxon Meadow, Bayley Road, Church Lane, Hearn Close and Tangmere Road, Malcolm Road, Cheshire Crescent, Mannock Road, Campbell Road and Chestnut Walk. These effects are associated with changes to the night-time scene in the direction of the site as experienced by these receptors, given their views of the site and the current predominantly dark views that they experience.

Utilities

6.169 TriConnex has prepared a Utilities and Infrastructure Report (UIR) (Ref: T3230v3) which has been submitted in support of the OPA. This sets out the baseline position for the relevant utilities, with plans as appropriate and considers any key infrastructure requirements for the Tangmere SDL to achieve suitable connections to the utilities.

Electricity

6.170 The incumbent electricity provider for this area is SSE. There are currently multiple 11kV HV mains (both above and below ground) crossing the site. These will be either removed or diverted through the site to allow for site construction.

6.171 The anticipated load for this site is 3,108kVA (based on the development proposed within the OPA). The connection location is in a footway on the south side of the A27 (see Figures 2 and 3 of the UIR). It is likely to be necessary to take the cables through the verge/tree line which borders the site and so this will need to be assessed for arboricultural impacts at the reserved matters stage.

6.172 The on-site electricity network will require connection to four distribution substations which will need to be installed (Figure 4 of the UIR) and distribution around the site will be within the new carriageways and footpaths.

Gas

6.173 The incumbent gas provider for this area is SGN. An existing 315mm medium pressure gas main runs along the site’s southern boundary, to the north of Tangmere Road.

6.174 A second 180mm medium pressure main runs outside of the site on the southern edge of Tangmere Road. This gas main may require lowering in order to accommodate the proposed new roundabout access.

6.175 As a confirmation from SGN is still pending, TriConnex have assumed that a connection would be possible to achieve from the existing 315mm medium pressure main situated at the south of the site adjacent to Tangmere Road. From this point a new medium

pressure main would be brought a short distance into the site to a new Pressure Regulation Installation (PRI) near to the roundabout access on Tangmere Road (see Fig 10 in the UIR). From the PRI a low pressure gas main network would be created around the site allowing for individual connections.

Potable Water

6.176 The incumbent water provider for this area is Portsmouth Water. There are no existing Portsmouth Water mains within the site boundary. Outside of the site, there are existing large water mains, directly to the north and south of the site. These are 6 inch cast iron and 200m ductile iron mains respectively.

6.177 Portsmouth Water have provided information on a number of potential potable water connection points for the proposed scheme, as shown on Fig 12 of the UIR. They have also indicated that reinforcement of existing mains will be required to provide the site connection.

Telecommunications

6.178 The incumbent telecommunications provider for this area is BT. There is no BT apparatus identified within site, although there is BT infrastructure at the site perimeter and which crosses proposed site access points, which may require diverting.

6.179 Distribution of telecommunications cables around the site will be within the new carriageways and footpaths. TriConnex are able to offer their own ultra-fast fibre optic broadband to serve the site.

Other Utilities

6.180 Interrogation of the national major asset search facility, operated by Linesearch has revealed that there are no major utility apparatus within the site, other than those referred to above. This search includes all major non-statutory and government apparatus owners, including fuel lines, gas lines, and strategic gas and electricity networks.

6.181 An independent utilities supplier (ESP) do operate a small network to the north east of the site (Nicolson Close), but this does not infringe on the Tangmere SDL development.

7. Affordable Housing Statement

Relevant Planning Policy and Guidance

7.1 Paragraph 50 of the NPPF states that where a local planning authority has identified that affordable housing is needed, it should set policies for meeting this need on-site, unless offsite provision or a financial contribution can be robustly justified.

7.2 Policy 34: Affordable Housing of the adopted Local Plan states that on all residential sites, 30% affordable housing contribution will be sought where there is a net increase in dwellings. On all sites of 11 dwellings or more, affordable dwellings should be provided on site.

7.3 The Planning Obligations and Affordable Housing SPD (January 2016) contains further guidance to requirements of Local Plan Policy 34. Paragraph 4.7 of the SPD specifies that:

“The tenure split of the affordable housing should reflect the current Strategic Housing Market Assessment (SHMA) recommendations, currently 30% intermediate, with the remainder being affordable rented or social rented housing.”

7.4 However, the Tangmere Neighbourhood Plan (Policy 2: Strategic Housing Development, part iv) states that:

“Affordable homes will be provided throughout the site in line with Policy 34 of the Chichester Local Plan Key Policies 2014-29 though there will be at least 40% of that provision made in the form of intermediate housing tenures.”

The level of Affordable Housing to be provided

7.5 In accordance with the Local Plan, the applicant has confirmed that 30% of the dwellings to be provided at the Tangmere SDL will be affordable housing. By way of an example, based on a 1,300 dwelling scheme, the development would deliver 390 affordable dwellings.

The Mix and Tenure of the Affordable Housing

7.6 As the application is in outline, the precise mix of the affordable housing has not yet been agreed at this stage. This is likely to be agreed as part of the negotiation of the Section 106 Agreement for any future outline planning consent.

7.7 With regard to tenure, subject to viability and unless otherwise agreed with CDC, the tenure mix of the affordable housing will be 60% affordable rent and 40% intermediate housing. The precise tenures of the intermediate housing will be agreed with CDC at a later stage. This overall tenure split is consistent with the ‘made’ Neighbourhood Plan and was agreed by CDC in their pre-application advice of 18th October 2019 (set out in Appendix 4 below).

Delivery of the Affordable Housing

7.8 The distribution of affordable housing will be in clusters, each of an agreed maximum number of dwellings.

7.9 For each development parcel, reasonable endeavours will be made to reach agreement with a registered provider from CDC’s ‘approved list’ for the provision of the affordable housing. The affordable housing units within that development parcel will then be transferred to the registered provider(s) prior to the occupation of an agreed number open market dwellings in that development parcel.

7.10 The design and specification of the affordable housing and its surrounding areas, is to be similar to that of the housing for private sale, such that market and affordable homes do not appear visually or otherwise different.

8. Planning Obligations - Draft Heads of Terms

8.1 Paragraphs 54 to 57 of the NPPF confirm that planning obligations or conditions can be used to make otherwise unacceptable development acceptable in planning terms. Paragraph 54 confirms that “planning obligations should only be used where it is not possible to address unacceptable impacts through a planning condition.”

8.2 Paragraph 56 goes on to confirm when obligations may be used, that is when they meet all of the following tests:

(a) “necessary to make the development acceptable in planning terms;

(b) directly related to the development; and

8.3 Paragraph 57 confirms that “where up-to-date polices have set out the contributions expected from the development, planning application that comply with them should be assumed to be viable.”

8.4 The key local requirements for new development in relation to infrastructure and developer contributions are set out within Local Plan Policy 9: Development and Infrastructure Provision and in the Planning Obligations and Affordable Housing SPD (January 2016). In addition, a number of site-specific requirements relating to infrastructure and developer funding are included within Policy 18: Tangmere Strategic Development.

8.5 Tables 8.1 and 8.2 below provide Draft Heads of Terms (DHoTs) upon which the negotiations relating to the Section 106 agreement can be entered into. In addition to the planning policy and guidance referred to above, these DHoTs have drawn upon the extensive pre-application engagement with the Council as well as with WSCC Officers and other key stakeholders, such as Natural England and Highways England.

8.6 The need and justification for the DHoTs, together with the extent to which these satisfy the statutory and policy tests in respect of the proposed development, is subject to further review. As such, Tables 8.1 and 8.2 below are provided on a ‘without prejudice’ basis and are subject to contract at this time. The DHoTs are also subject to a viability review in due course.

Table 8.1: Draft Heads of Terms – Chichester District Council

Planning Obligation Proposed Heads of Terms Affordable Housing • 30% affordable housing with a tenure split of 60% homes for rent and 40% intermediate tenures. See Chapter 7 above (Affordable Housing Statement) for further detail.

12 These tests are also set out in Statute at Regulation 122 of the Community Infrastructure Levy Regulations 2010 (as amended).

Open Space: • 19.3 hectares of informal open space which will comprise Amenity and amenity open space and natural/semi-natural green Natural/semi-natural space (as shown on the Open Space and Strategic 13 green space Landscape Parameters Plan) .

Open Space: Parks, • 5.0 hectares of Parks, Sport and Recreation Ground to sport and recreation comprise 1.6ha of Parks and 3.4ha of Sports and grounds Recreation (as shown on the Open Space and Strategic Landscape Parameters Plan);

• The Sports and Recreation provision at ‘Saxon Meadows’ will provide outdoor sports pitches as agreed with CDC;

• The Sports and Recreation provision at ‘Saxon Meadows’ will include a single-story sports pavilion building at the north western corner of the sports pitches area. This will be up to 150m2 in size, sufficient to accommodate changing areas for two teams and umpires, toilets and showers, equipment storage areas and a kitchen and meeting/social room area; and

• The parks provision at ‘Saxon Meadows’ includes 0.138 hectares of land to the north of the existing churchyard which will be provided as an expansion of the churchyard for use as a burial ground, if this is required. If not required, it will be provided as open space.

Open Space: • 2.1 hectares of allotment space will be provided to the Allotments east of Saxon Meadow and to the south of Church Lane (as shown on the Open Space and Strategic Landscape Parameters Plan);

• The allotments provision will include a car parking area, accessible from Church Lane; and

• The allotments provision is of a scale to facilitate the relocation of the existing allotments to the north of the Tangmere Military Aviation Museum, if this is required due to the expansion of the museum.

Open Space: • 0.8 hectares of community orchard adjacent to the west Community Orchard of Saxon Meadow (as shown on the Open Space and Strategic Landscape Parameters Plan).

Open Space: • One Local Equipped Area of Play and one Neighbourhood Strategic equipped Equipped Area of Play will be delivered within the play space amenity open space (as shown on the Open Space and

13 This area includes 2.56 hectares of earth bund at the northern boundary of the site, to be planted with up to 2 hectares of native species woodland.

Strategic Landscape Parameters Plan) to a specification agreed with CDC.

Open Space: • An Open Space Management Plan will be agreed with Management Plan CDC, to include direct management of open space during an agreed ‘defect period’; and

• An appropriate strategy to secure in perpetuity maintenance of the open space areas.

2 Community • Community Building provision of up to 1,100m will Buildings provided at a location(s), to a specification and trigger- point agreed with CDC (including up to 100m2 of library provision as requested by WSCC);

• Two alternative on-site locations are shown on the Land Uses Parameters Plan and any provision at these locations will be delivered by direct works; and

• Any provision to be delivered off-site will be facilitated by a financial contribution to be agreed in lieu of direct provision.

Mixed Use Village • The ‘mixed use village centre site’ will be laid out at the Centre location shown on the Land Uses Parameters Plan to an agreed specification and by a trigger point specified in the agreement.

• Up to 1,000m2 of flexible units for Use Classes E (shops, professional and financial services, restaurants and cafes, and offices) and for sui generis uses (for drinking establishments /hot foot takeaways) will be provided.

• The mixed use village centre site will be marketed from a trigger point specified within the agreement and for a period of time to be agreed with CDC.

• The land on which the commercial uses are to be provided will be made available for sale or lease by a trigger point specified within the agreement.

• The agreement will provide for alternative development uses for the land on which the commercial uses are to be provided, should the agreed period of marketing of the commercial uses fail be sold or leased for the agreed commercial uses.

Local Square • The Local Square will be laid out at the location shown on the Land Uses Parameters Plan by a trigger point specified in the agreement.

Recreational • At least one circular walk of a distance of 3km or more Disturbance will be identified within the public open space (as shown on the Open Space and Strategic Landscape Parameters Plan) on an appropriate plan;

• The identified circular walk will be delivered by an agreed trigger point and will to include signage and surface treatments agreed with CDC;

• An education and information pack will be provided to all first occupancy residents at the site;

• The education and information pack contents and format will be agreed with CDC and will include details outlining how residents can avoid giving rise to an adverse impact on the Chichester Harbour SPA; and

• The education and information pack will be provided to all subsequent residents through an agreed mechanism (such as a management company).

Highways England • Financial contribution per dwelling to be based on Contribution Developers Contribution Analysis for Strategic Development Options and Sustainable Transport Measures (October 2015). At a meeting with Highways England on 26 June 2019 it was agreed that the contribution identified for Tangmere SDL would be applicable to the 1,300 dwellings now being proposed, on a simple pro-rata basis.

Section 106 • Contribution towards monitoring of the Section 106 Monitoring Agreement, to be agreed with CDC.

Table 8.2: Draft Heads of Terms – West Sussex County Council

Planning Obligation Proposed Heads of Terms Direct Highway • Proposed Development Access - Tangmere Road Works Roundabout;

• Proposed Development Access - Tangmere Road Priority T-Junction;

• Proposed Malcolm Road Access Arrangement;

• Proposed Development Access – A27(T)/A285; and

• Principal Road Infrastructure Zone (as shown on the Movement and Access Parameters Plan).

On-site cycle and • Segregated cycleways and connections to existing pedestrian highways (as shown on the Movement and Access infrastructure Parameters Plan); and

• Principal Recreational Routes (as shown on the Movement and Access Parameters Plan).

Off-Site Highways • Footway/cycleway, surfacing, traffic calming and other Works and improvements to Malcolm Road; Contributions • Footway improvements to Church Lane; and

• Financial contribution towards a scheme to design and install a controlled pedestrian crossing point on Tangmere Road, in the vicinity of the Malcolm Road junction, to facilitate improved safety.

Off-Site Cycle • Financial contribution towards necessary cycle route Improvements improvements between Tangmere and Chichester. Contribution Public Transport • Bus stops to be provided on the north – south spine road Works and at locations and to a specification agreed; and Contribution • Financial contribution as a ‘bus services subsidy’ to secure extension to the no. 55 bus route, for an agreed period (based on a projection of financial viability of the extension).

Implementation of a • Travel Plan Coordinator; Travel Plan • Travel Plan marketing and promotional measures;

• Travel Plan monitoring; and

• Further remedial Travel Plan measures (if required).

Maintenance of on- • By way of funds to an appropriate management scheme site Sustainable operated by the Council or a suitable Management body. Drainage Systems (SuDS)

2 Library Provision • Up to 100m of floor space to made available in an accessible location (in or near the village centre) within any new or extended community building; and

• A financial contribution to help fit out the library facility (£100,000 was identified in pre-application engagement).

Early Years and • Securing of a site measuring 2.4 hectares (shown on the Primary Education Land Uses Parameters Plan) for the provision of a new 2FE Primary school, including Early Years setting and Special Support Centre; and

• By way of funds or direct works to deliver the above education infrastructure to a specification and by a date agreed.

Safeguarded site for • Securing of a site measuring 0.49 hectares (shown on the Primary School Land Uses Parameters Plan) to be safeguarded for a Expansion period to be agreed to facilitate an expansion of the primary school to 3FE in the event that Tangmere Primary Academy relocates to the site.

Fire Service • Financial contribution and/or on site fire hydrants as agreed.

Section 106 • Financial contribution towards monitoring of the Section Monitoring 106 Agreement, to be agreed with WSCC.

9. Summary and Conclusions

9.1 This Planning Statement accompanies an outline planning application submitted on behalf of Countryside Properties (UK) Ltd, for a residential-led development of up to 1,300 dwellings at the Tangmere Strategic Development Location, to the west of Tangmere village. The application is submitted in outline, with all matters reserved, with the exception of vehicular access.

9.2 The application site is allocated for development by Policy 18: Tangmere Strategic Development Location of the Chichester Local Plan: Key Policies 2014 – 2029 (adopted 2015) and a framework for the development of the site is also provided by Policy 2: Strategic Housing Development of the Tangmere Neighbourhood Plan (made in 2016).

9.3 This Planning Statement and the accompanying plans and documents demonstrate that the outline planning application is in accordance with national and local planning policies, including the Tangmere Neighbourhood Plan. The application proposals comply with the NPPF and relevant Development Plan policies, including those referred to above. Careful account has also been taken of relevant planning guidance and of the pre-application advice provided by Officers of CDC, WSCC and other stakeholders.

9.4 A full programme of pre-application engagement has been undertaken as well as extensive stakeholder engagement with Tangmere Parish Council and others as well as a multi-stage programme of public consultation. All of the feedback received has been carefully considered in the preparation of the planning application.

9.5 The Parameter Plans, the Framework Masterplan and the supporting documents (in particular the Design and Access Statement) demonstrate that the proposal will deliver a well-planned development which takes full account of the site’s constraints, respects local character and will facilitate the realisation of the ‘One Village’ vision set out within the Neighbourhood Plan.

9.6 The proposals will deliver a wide range of social, economic and environmental benefits as follows:

Social Benefits:

• Up to 1,300 new homes over a ten or eleven-year period, ensuring a significant pipeline of housing supply for the District and contributing strongly towards meeting Local Plan housing targets;

• Delivering homes with a diverse range of tenures to meet local needs, including 30% Affordable Homes, resulting in up to 390 new affordable dwellings to meet the needs of those within the District who cannot access market homes;

• A significant expansion to Tangmere’s village centre, delivering up to 1,000m2 of commercial floor space which could include shops, financial and professional services, food and drink, offices, drinking establishments, and hot food takeaways;

• Up to 1,100m2 of new community facilities which could include a sports hall, community café, library provision, meeting space and bookable areas;

• A new 2FE Primary School, including an Early Years / Nursery setting and provision for those with special needs, on a site that is expandable to a 3FE school if proposals to merge with the Tangmere Primary Academy are taken forward;

• A generous level of public open space (27.2 hectares in total) distributed around the site and providing different open space types and functions, including parks, outdoor sports provision, amenity open space and informal/natural greenspace;

• A large new sports fields area between the new development and existing homes, including a sports pavilion building;

• Sufficient new allotments for the new homes in addition to allowing the existing allotments to relocate to facilitate the future expansion of Tangmere Military Aviation Museum;

• A new community orchard area for fruit production;

• Two new ‘strategic’ equipped children’s play areas;

• An area suitable for the expansion of the St Andrew’s Church burial ground;

• A new ‘local square’ public realm feature as a key landmark at the western end of the Village Main Street;

• Enhancements to the no. 55 bus service, including an extension through the new development; and

• A significant contribution towards achieving the Local Plan vision to promote and provide sustainable communities served by appropriate infrastructure and facilities.

Environmental Benefits:

• Many hundreds of new native species trees being planted with a significant ‘net gain’ in the number of trees present on the site;

• Over 2,000 metres of new hedgerow planting to replace those existing hedgerows that will be lost and provide a ‘net gain’ of 13% in hedgerows on the site, enhancing biodiversity;

• On-site habitat creation with an overall ‘net gain’ in Habitat Biodiversity of 82.5%, which represents a significant gain over the existing site baseline position;

• Wastewater from the scheme will drain via the Tangmere Wastewater Treatment works, which discharges into the Aldingbourne Rife, avoiding

discharge into Chichester Harbour and the attendant environmental issues associated with it;

• The preservation in situ of a substantial area of rich archaeological finds with the opportunity to showcase the historic significance of the area with signage and displays and the logging and recording of archaeological finds on the remaining parts of the site, to aid study and understanding of the site’s past;

• A new well-designed north-south spine road with accompanying segregated cycleway connecting a new gateway roundabout junction on Tangmere Road in the south with the A27 in the north, providing traffic relief from the existing village;

• Provision of a range of community infrastructure as well as commercial floor space to improve and enhance the sustainability of Tangmere as a Settlement Hub, thus reducing the need for residents to travel further afield for those facilities and services;

• Several kilometres of new segregated cycleways to connect the development to Tangmere and other locations and many further kilometres of recreational cycle routes to connect people with the on-site open space and the wider countryside; and

• A range of cycle and pedestrian enhancements to Malcolm Road, Tangmere Road and Church Lane and significant funding to improve the existing cycle route from Tangmere to Chichester via Westhampnett;

Economic Benefits:

• Significant direct and indirect employment creation at both the construction and operations phases of the development;

• Significant increase in the local population, bringing with it enterprise, labour, wealth and income all of which are necessary for economic prosperity;

• An uplift in economic productivity, investment and economic output, measured in Gross Value Added;

• Enhanced local spending power in goods and services, to support local services and enhance the viability and vitality of the village centre;

• Revenue to Chichester District Council through Council Tax payment, New Homes Bonus receipts and Business Rates;

• Increased visitor expenditure for the Tangmere Military Aviation Museum; and

• A significant level of Community Infrastructure Levy revenue for investment in local infrastructure.

9.7 The proposed development has been robustly and comprehensively assessed, including through a full Environmental Impact Assessment. Read as a whole, the application

material submitted demonstrates that there are no adverse impacts which would significantly and demonstrably outweigh the benefits of the proposed development as outlined within this Planning Statement.

9.8 In conclusion, the proposed scheme represents ‘sustainable development’ in accordance with the definition provided by the NPPF and so also in accordance with Policy 1: Presumption in Favour of Sustainable Development of the adopted Local Plan. The outline planning application should therefore be approved without delay.

Appendix 1: Submitted Application Documents and Drawings

Table 1: Application Drawings Submitted

Drawings Submitted Responsibility Reference no.

Location Plan Terence O’Rourke 180620_TOR_001

Topographical Survey Plan Greenhatch 32675_T_REV1

Indicative Access Junctions for Tangmere Road RPS JNY9716-SK020 - Roundabout and Simple Priority T-junction (40 mph)

Indicative A27/A285 Access with Pedestrian RPS JNY9716-SK028 Crossings

Indicative Access Junction for Malcolm Road RPS JNY9716-SK055

Land Use Parameters Plan Terence O’Rourke 180620_TOR-PP-01_I

Building Height Parameters Plan Terence O’Rourke 180620_TOR-PP-02_H

Building Density Parameters Plan Terence O’Rourke 180620_TOR-PP-03_F

Access and Movement Parameters Plan Terence O’Rourke 180620_TOR-PP-04_I

Open Space and Strategic Landscape Terence O’Rourke 180620_TOR-PP-05_L Parameters Plan

Landscape Strategy Plan Terence O’Rourke 180620_TOR_003_A

Framework Masterplan Terence O’Rourke 180620_TOR_002_B

Illustrative Masterplan* Terence O’Rourke 180620_TOR_IMP_001

Existing Drainage Layout Plan Stantec 44372_2001_001

Preliminary Surface Water Drainage Strategy Stantec 44372_2001_002

Preliminary Foul Water Drainage Strategy Stantec 44372_2001_003

Tree Survey / Tree Protection Plan Barrell Treecare 19044-BT2 * Submitted by ‘Drop Box’ due to large file size.

Table 2: Application Documents Submitted

Documents Submitted Responsibility Comments (Reference no.)

Planning Application Form Turley

CIL Additional Information Turley form (Form 1)

Planning Statement Turley Includes Affordable Housing Statement and Draft s106 Heads of Terms

Statement of Community Turley Engagement*

Design and Access Statement* Terence O’Rourke (Ref: 180620_TSDL_DAS)

Town Centre Uses Assessment Turley

Sustainable Construction and Turley Design Statement

Utilities Assessment and Plans TriConnex (Ref: T3230v3)

Flood Risk Assessment* Stantec Incorporating the Foul and Surface Drainage Strategies (Ref: 44372-2001-R001)

Waste Management Strategy Stantec (Ref: 20201015 - 44372)

Technical Report to Inform a Aspect Ecology (Ref: 1005545 HRA vf2/MRD/DM) Habitats Regulations Assessment (including Appropriate Assessment)

Biodiversity Impact Assessment Aspect Ecology DEFRA metric 2.0 (Ref: 5545 BN04_vf4) 2020

Arboricultural Implications & Barrell Treecare (Ref: 19044-AA-PB) Method Statement

Manual for Managing Trees on Barrell Treecare Development Sites

Phase 1 & 2 Ground Condition Stantec Incorporating Tier 2 Geo-environmental Risk Assessment)* Assessment (Ref: 44372/3502/R001/02)

Geophysical Survey of the TerraDat (Ref: 6398-01) Northern Site Area*

Ground Investigation Factual CC Ground (Ref: C6257-01) Report* Investigations

Mineral Resources Stantec Includes a Mineral Resource Viability Statement Assessment* (Ref: 44372/3506/R002/05)

Transport Assessment* RPS Includes a Travel Plan Framework, Parking Assessment, Public Transport Strategy and Road Safety Audits / Designer Responses (Ref: JNY9716_TA_01)

Environmental Statement (ES)* Turley Volume 1 - Main Text and Figures Volume 2 – Appendices Volume 3 – Non Technical Summary

Unexploded Ordnance Risk BAE Systems Technical appendix to the ES (ES Volume 2 Assessment* Environmental Appendix 2.1). (Ref: X10102-R1-2 - Feb 2019)

Baseline Ecological Survey Aspect Ecology Technical appendix to the ES (ES Volume 2 Report * Appendix 6.1). Includes protected species survey

outcomes and CDC Biodiversity Checklist. (Ref: 5545_EcoAp_vf3_MRD)

Agricultural Land Assessment* Reading Technical appendix to the ES (ES Volume 2 Agricultural Appendix 10.1).

Desk-based Heritage Terence O’Rourke Technical appendix to the ES (ES Volume 2 Assessment* Appendix 12.5). (Ref: 180620_TDSL_DBHA_2)

Archaeological Evaluation Archaeology South Technical appendix to the ES (ES Volume 2 Report Phase 1* East Appendix 12.3). (Ref: 190220-2019175-V2)

Historic Environment Archaeology South Technical appendix to the ES (ES Volume 2 (Geoarchaeological) Desk- East Appendix 12.4). (Ref: 190545-2019332_1) based Assessment*

Economic Impact Assessment* Turley Technical appendix to the ES (ES Volume 2 Appendix 14.1). * Submitted by ‘Drop Box’ due to large file size.

Appendix 2: Landownership and Agricultural Tenancy Notifications

Thursday 5th November 2020

Mr Herbert George Heaver West Stoke Farm West Stoke Chichester PO18 9BQ

Dear Mr Heaver,

Re: Tangmere Strategic Development Location The Town and Country Planning (Development Management Procedure) (England) Order 2015 - Notice Under Article 13 of Application for Planning Permission I am writing to inform you that an Outline Planning Application is to be submitted to Chichester District Council at land adjacent to A27 Copse Farm, also known as the Tangmere Strategic Development Location, by Countryside Properties (UK) Ltd. The proposed description of development is as follows: Outline planning application for a residential-led mixed use development comprising up to 1,300 dwellings (Use Class C3), an expanded village centre (comprising flexible units suited to Use Class E and pubs or drinking establishments and/or takeaways in Use Class Sui Generis), community uses, primary school, informal and formal open space, playing pitches, footpaths, cycleways, associated landscaping, utilities and drainage infrastructure, including on-site pumping station(s) with connection to the Strategic Foul network; associated infrastructure and groundworks; with all matters reserved except for the principal access junctions from the A27 grade-separated junction & Tangmere Road & the secondary access at Malcolm Road. Under The Town and Country Planning (Development Management Procedure) (England) Order 2015, notice must be given to any owners or agricultural tenants of any part of the land to which this application relates. Therefore, please find enclosed a copy of the requisite notice for your attention. Yours sincerely

Ellen Timmins MRTPI Senior Planning Manager Countryside Properties (UK) Ltd

E: [email protected]