Planning Statement
Stable Field, Wisborough Green
February 2021
Project Name: Stable Field, Wisborough Green
Location Stable Field, Wisborough Green
Client: Norfolk Square Ltd
File Reference: P1764
Issue Date Author Checked Notes PL1 13.10.2020 M Warren S Sykes Initial Draft PL2 17.12.2020 S Sykes C Barker Second Draft PL3 07.01.2021 S Sykes C Barker Planning Draft PL4 05.02.2021 S Sykes C Barker Planning Issue
Planning Statement – Stable Fields, Wisborough Green 2
Contents
Figures ...... 4 1. Introduction ...... 5 2. The Site ...... 6 3. Planning History ...... 10 Adjacent Applications ...... 11 4. The Proposal ...... 13 5. Policy Overview ...... 15 5.1. Introduction ...... 15 5.2. National Planning Policy Framework (NPPF) ...... 15 5.3. National Planning Practice Guidance (NPPG) ...... 17 5.4. Strategic Planning Policy – Chichester Local Plan 2014 ...... 17 5.5. Supplementary Planning Guidance – Chichester Interim Housing guidance ...... 19 5.6. Strategic Planning Policy – Draft Chichester Local Plan Review ...... 19 5.7. Wisborough Green Neighbourhood Plan (2016)...... 19 5.8. Chichester District Council Strategic Housing Land Availability Assessment 2020 ...... 22 6. Planning Appraisal...... 23 6.1. Introduction ...... 23 6.2. Principle of Development ...... 23 6.3. Design, Form and Appearance ...... 25 6.4. Housing Mix and Affordable Housing ...... 26 6.5. Residential Amenity ...... 26 6.6. Landscape and Visual Impact ...... 27 6.7. Heritage ...... 28 6.8. Highways ...... 29 6.9. Ecology and Trees ...... 30 6.10. Sustainability ...... 31 6.11. Drainage and Flooding ...... 32 7. Conclusions ...... 33 8. Appendix A – Interim Planning Policy Statement ...... 34 9. Appendix B – Wisborough Green Parish Council Neighbourhood Plan Review Questionnaire (January 2021) 37
Planning Statement – Stable Fields, Wisborough Green 3
Figures
Figure 1: Site Location ...... 6 Figure 2: Wisborough Green Conservation Area ...... 8 Figure 3: Wisborough Green Neighbourhood Plan Map ...... 9 Figure 4: Outline Application Indicative Layout Reference 16/02717/OUT ...... 11 Figure 5: Application Reference 15/02295/FUL Amended Layout Plan ...... 12 Figure 6: Site Layout Plan ...... 13 Figure 7: View from South East Field Gate ...... 29
Planning Statement – Stable Fields, Wisborough Green 4
1. Introduction
1.1. This Planning Statement has been produced on behalf of Norfolk Square Ltd in support of their full planning application for the redevelopment of Stable Field, Wisborough Green. The development description for the proposal reads:
Residential development of seven dwellings with associated vehicular and pedestrian access, car parking, and landscaping at Stable Field, Kirdford Road, Wisborough Green
1.2. This Statement will cover relevant planning policy and guidance, considering effects of the proposed redevelopment (including an assessment of impacts upon the historic environment) and relationship with existing development.
1.3. This application for Full Planning Permission is supported by the following documents and drawings:
• Application Form and Notices • CIL Forms • Planning Statement (incorporating Interim Policy Statement Justification Appendix A) • Suite of Application Drawings including Location Plan • Topographical Survey • Design & Access Statement • Landscape and Visual Impact Assessment • Flood Risk Assessment & Foul and Surface Drainage Strategy • Preliminary Ecological Appraisal • Transport Statement • Arboricultural Impact Assessment and Method Statement, Existing Tree Schedule • Lighting Details (within the Design and Access Statement) • Heritage Statement • Sustainability Statement (within the Design and Access Statement)
Planning Statement – Stable Fields, Wisborough Green 5
2. The Site
2.1. The site at Stable Field, Wisborough Green is a former agricultural field located to the north-west of the village of Wisborough Green.
2.2. The site is located outside of the settlement boundary (although near to it being separated by the adjacent area edged blue in Figure 1 and the Park Lodge / Park House complex). Like other properties on Kirdford Road, the site is not connected to the village by a pedestrian footway. However, the main part of the site is located close to the centre of Wisborough Green being located circa 500m distance from the junction of Durbans Road and Newpound Lane.
2.3. Wisborough Green itself is a sustainable rural settlement (designated a service village) with a primary school, recreation ground / children’s play area, sports facilities, pubs, café, hairdressers and shop with post office. Such facilities offer a good range of local facilities for future residents. Bus stops are located within close proximity of the site enabling the opportunity for sustainable travel.
2.4. The site is bounded by Kirdford Road to the south west. The remaining part of the field is located to the south east (within the blue edge) with Green Lane (an unadopted path) beyond this. Paddocks / open fields are located directly to the north east of the site with the farmstead buildings of Brooklands Farm further north east. To the north west is a static caravan site which has an implemented permission for 10 no. static caravans.
Figure 1: Site Location
Planning Statement – Stable Fields, Wisborough Green 6
2.5. The red edge is broadly rectangular however an elongated extension protrudes to the south east corner of the adjacent part of the field where an existing gate is located (itself set back from Kirdford Road within a layby which is also Highway Land).
2.6. As set out further within the following chapters, this protrusion will provide for a footpath for pedestrian access. An area of blue edge is further located to the south of Park Lodge which is within the ownership of the applicant. The remaining part of the field lies within the blue edge boundary under the ownership of the applicant.
2.7. The site is bounded to the north west, north east and south west by scrub, trees and vegetation. On the north eastern boundary, the trees are less mature. On the north western boundary the tree line and hedgerow is denser however gaps within the tree line occur at intervals. The trees and vegetation cover on the south western boundary is thicker with a number of prominent trees of note particularly a large Oak tree. The site is open on the eastern boundary with no tree or vegetation cover. A Tree Preservation Order has been placed on the trees fronting Kirdford Road.
2.8. The topography of the site falls from the higher point on the Kidford Road frontage a lower point to the north east of the site.
Planning Statement – Stable Fields, Wisborough Green 7
Figure 2: Wisborough Green Conservation Area
2.9. The site is visible from the northernmost extent of the Wisborough Green Conservation Area. There are a number of listed buildings on the west side of Kirdford Road and to the south east of the site in addition to the listed buildings associated with Brooklands Farm to the north.
2.10. The site is also located within a Local Gap as defined within the Wisborough Green Neighbourhood Plan (2016). Refer to Figure 3.
Planning Statement – Stable Fields, Wisborough Green 8
Figure 3: Wisborough Green Neighbourhood Plan Map
Planning Statement – Stable Fields, Wisborough Green 9
3. Planning History
3.1. The relevant Planning History for the site and surrounding area is set out below following a search of the Council’s online planning register. This is set out in chronological order with the oldest application first.
3.2. Development of a 26 residential unit sheltered housing scheme for over 55s to include on-site communal facilities, with new vehicle and pedestrian access, associated parking and attenuation ponds and associated infrastructure(all matters reserved) Stable Field Kirdford Road Wisborough Green West Sussex RH14 0DB. Reference: 15/00032/OUT.
3.3. This application was refused on 19 August 2015 with six reasons for refusal. The Council refused the application because it was located outside of the Settlement Boundary for Wisborough Green at a time when the Council could demonstrate a five-year housing land supply.
3.4. The application was also refused on the grounds that the applicants had not demonstrated that access could be acceptably achieved into the site for both vehicular and pedestrian / cyclists.
3.5. The Council considered also that the proposed development would have a significant detrimental and urbanising effect on the character, quality and value of the site, would result in the urban encroachment of the village into the surrounding countryside, result in the loss of protected trees which have high amenity value, harm the integrity of the undeveloped land between the settlement and its outlying development and would fail to conserve, preserve or enhance the setting of the Conservation Area or the listed buildings.
3.6. The Council considered that insufficient information about the quantum of development was provided to demonstrate that the proposal could be accommodated on the site without detriment to the character and amenity of the site, its sensitive surroundings and the interrelationship between the two. The site included the entirety of the Stable Field and stretched from Green Lane in the east to the Greenways site in the west (as indicated in the indicative layout Figure 4).
3.7. The application was lastly refused due to the lack of a S106 agreement to deal with matters relating to affordable housing and infrastructure requirements.
3.8. Outline with some matters reserved - access. 1 no. village doctors surgery (use class D1); village community uses (use class D2) to include outdoor activity area, activity room, gym, community building, 30 extra-care units (use class C2) to include affordable accommodation, community allotments and landscaped recreational areas. With associated new vehicle, pedestrian access, ancillary uses and infrastructure. Stable Field Kirdford Road Wisborough Green West Sussex. Reference 16/02717/OUT.
3.9. This application was refused by the Council on 31 January 2017 and subsequently dismissed at appeal under reference APP/L3815/W/17/3180078 16th March 2018. The appeal site included the entirety of the Stable Field and stretched from Green Lane in the east to the Greenways site in the west (as indicated in the indicative layout Figure 4).
3.10. The Appeal decision is considered within greater detail within the appraisal section of this Planning Statement. However in summary it was considered that the proposal would have an unacceptable impact on the setting of heritage assets i.e. the Conservation Area to the south.
Planning Statement – Stable Fields, Wisborough Green 10
Figure 4: Outline Application Indicative Layout Reference 16/02717/OUT
3.11. The Inspector also found that the proposal would be contrary to Neighbourhood Plan policies relating to local gaps and that the scheme would significantly reduce the visual break between the built-up area of the village and the ribbon form of development on Kirdford road to the west of the site.
3.12. The Inspector did however note that the site was within an acceptable location given the rural nature of Wisborough Green and that the proposed access and pedestrian / cycling facilities were acceptable. The Appeal scheme included the provision of a new footway on Kirdford Road connecting to the existing footway provision at Wyatt Close. With this improvement scheme, pedestrian and cycle access was found to be acceptable by the Inspector.
3.13. Change of use of agricultural field to community sports field and associated works Stable Field Kirdford Road Wisborough Green RH14 0DB. Reference 19/00360/FUL.
3.14. This application was withdrawn.
Adjacent Applications 3.15. The use of land for the stationing of caravans for residential purposes for 10 no. plots together with the formation of additional hard standing Greenways Nursery Kirdford Road Wisborough Green Billingshurst West Sussex RH14 0DD 13/00744/FUL
3.16. The application was refused by the Planning Authority but was subsequently allowed at appeal (reference APP/L3815/A/13/2209917) to allow for 10 no. static caravan plots. The hardstanding bases for the caravans have been provided on site and some caravans have been provided. The layout plan was subsequently amended following this approval and is illustrated within Figure 5.
Planning Statement – Stable Fields, Wisborough Green 11
3.17. Variation of Condition 2 of planning permission WR/13/00744/FUL. To substitute proposed site plan. Greenways Nursery Kirdford Road Wisborough Green West Sussex RH14 0DD. Reference 15/02295/FUL
3.18. This application was approved on 15th September to amend the site layout plan which is demonstrated within Figure 5. It would appear that only two plots have been occupied with static caravans (1 and 8).
Figure 5: Application Reference 15/02295/FUL Amended Layout Plan
Planning Statement – Stable Fields, Wisborough Green 12
4. The Proposal
4.1. The proposal is for seven detached three- and four-bedroom properties with associated vehicular access, separate pedestrian access, landscaping and parking. The layout plan is illustrated in Figure 6.
Figure 6: Site Layout Plan
Planning Statement – Stable Fields, Wisborough Green 13
4.2. Vehicular access is proposed via a new access point at the south eastern part of the main red edge aspect of the site (the same access arrangement as considered acceptable under the appeal scheme). The access here runs along the eastern boundary before branching to the west where plots 1 and 2 are located. The access continues north eastwards before turning north westwards to serve plots 3 – 7. Three visitor car parking spaces are located along this access road.
4.3. Boundary planting is proposed to the north east and north western boundaries to enhance existing planting in these areas. Hedgerow and feature tree planting is proposed on the eastern boundary to soften views from the east / south east.
4.4. A pedestrian footpath extends from the south eastern part of the site across the adjacent open field to the south eastern corner where an access gate exists.
4.5. In terms of mix, plots 3 – 5 are proposed as three bedroom (i.e. three in total) with plots 1 – 2 and 6 – 7 proposed as four bedrooms (i.e. four in total).
4.6. All dwellings are traditional in form with pitched roofs, catslide roofs and gables with traditional materials used throughout reflecting the use of materials found locally (please refer to Design and Access Statement for further details).
4.7. Plot 1 and 2 are both two storey dwellings. Plot 1 is tile hung on the first floor with a brick ground floor. The principle façade is the north elevation although the south elevation featuring gable window and catslide roof has been designed to give the appearance of a principal facade given the potential for glimpsed views from Kirdford Road.
4.8. Plot 2 fronts onto the remaining part of Stable Field (facing south east) and features a traditional pitched porch with two attractive bay windows. Materials include brick with feature quoining around windows. Again a brick chimney is proposed.
4.9. Plot 3 has also been designed to face towards the south east with an attractive bay window and catslide porch feature on this elevation. Tile hanging is proposed to wrap this property at first floor level with brick at ground floor with the height of this element limited to 1.5 storeys. A dormer window is proposed within the hipped roof form of this elevation. The property also features brick on the remaining elevations with brick quoining.
4.10. Plots 3 – 7 have been developed around a courtyard building on the notion of a collection of farm type dwellings informed by the local ‘farm building’ vernacular. Plots 4, 5 6 and 7 all feature black stained weather boarding over a brick plinth, irregular format windows, large panels of glazing and an absence of porch canopies. Plot 5 has been positioned to create an ‘end stop’ to the courtyard looking out across it with Plot 7 designed to positive address both the open space and courtyard.
4.11. Throughout the development, dwelling roof pitches are orientated to the longest side of the dwelling to keep ridge heights low. Timber framed car barns enclose the space and break up parking spaces.
4.12. Parking is proposed as a mix of surface parking and open sided car barns adjacent to properties (four spaces for each four bedroom property and two spaces for each three bedroom property).
4.13. It is proposed that land edged in blue to the east of the site would be transferred to the Parish Council under a legal agreement to ensure the land is retained as an open area for sport use. The land edged blue to the front of Park Lodge would also be offered up under a legal agreement to enable the future provision of a footpath here as discussed further in the following chapters.
Planning Statement – Stable Fields, Wisborough Green 14
5. Policy Overview
5.1. Introduction 5.1.1. A key role of the planning system is to regulate the development and use of land in the public interest. At the heart of the planning framework are Statutory Development Plans, which seek to guide the decision-making process. Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires, that where the Development Plan contains relevant policies, an application for planning permission shall be determined in accordance with the Development Plan, unless material considerations indicate otherwise.
5.1.2. In this case, the Development Plan comprises the Chichester Local Plan 2014 and the Wisborough Green Neighbourhood Plan 2014. The National Planning Policy Framework, the National Planning Policy Guidance and Supplementary Planning Guidance are material considerations.
5.1.3. This section considers how the proposed application complies with relevant National and Local Planning Policy.
5.2. National Planning Policy Framework (NPPF) 5.2.1. The NPPF was adopted in 2012 with a revised version published in July 2018, and updated in June 2019. At its heart is the presumption in favour of sustainable development, which should be seen as a golden thread running through both plan-making and decision-taking (paragraph 11). There are three dimensions to sustainable development: social, economic and environmental which is identified at paragraph 8.
5.2.2. Paragraph 11 of the Framework is key. It states:
Plans and decisions should apply a presumption in favour of sustainable development.
For decision-taking this means:
c) approving development proposals that accord with an up-to-date development plan without delay; or
d) where there are no relevant development plan policies, or the policies which are most important for determining the application are out-of-date7, granting permission unless: i. the application of policies in this Framework that protect areas or assets of particular importance provides a clear reason for refusing the development proposed; or ii. any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole.
7 This includes, for applications involving the provision of housing, situations where the local planning authority cannot demonstrate a five year supply of deliverable housing sites (with the appropriate buffer, as set out in paragraph 73); or where the Housing Delivery Test indicates that the delivery of housing was substantially below (less than 75% of) the housing requirement over the previous three years. Transitional arrangements for the Housing Delivery Test are set out in Annex 1.
5.2.3. As set out below, the Council cannot demonstrate a five year housing land supply as set out within footnote 7 above and subsequently the presumption in favour of sustainable development applies and relevant policies are considered out of date (policies such as the built-up area boundary and strategic housing policies for instance).
Planning Statement – Stable Fields, Wisborough Green 15
5.2.4. Paragraph 14 is also of relevance and states:
In situations where the presumption (at paragraph 11d) applies to applications involving the provision of housing, the adverse impact of allowing development that conflicts with the neighbourhood plan is likely to significantly and demonstrably outweigh the benefits, provided all of the following apply:
a) the neighbourhood plan became part of the development plan two years or less before the date on which the decision is made;
b) the neighbourhood plan contains policies and allocations to meet its identified housing requirement;
c) the local planning authority has at least a three year supply of deliverable housing sites (against its five year housing supply requirement, including the appropriate buffer as set out in paragraph 73); and
d) the local planning authority’s housing delivery was at least 45% of that required over the previous three years.
5.2.5. In this instance, the Wisborough Neighbourhood Plan (2016) is more than two years old and does not meet the current identified housing need.
5.2.6. Section 5 of the NPPF is about ‘delivering a sufficient supply of homes’ and states at paragraph 63:
Provision of affordable housing should not be sought for residential developments that are not major developments.
5.2.7. The scheme is not a major development and subsequently affordable housing obligations should not be sought.
5.2.8. Paragraph 68 states that ‘small and medium sized sites can make an important contribution to meeting the housing requirement of an area, and are often built-out relatively quickly’; in this regard the proposed 7no new residential units would be a valuable contribution to Chichester’s housing requirement.
5.2.9. Section 9 promotes sustainable transport and how this can be delivered through the planning system. Paragraph 103 states that development should be focused on locations which are or can be made sustainable, through limiting the need to travel and offering a genuine choice of transport modes. Paragraph 103 recognises the difference between urban and rural areas stating:
However, opportunities to maximise sustainable transport solutions will vary between urban and rural areas, and this should be taken into account in both plan-making and decision-making.
5.2.10. Section 11 of the NPPF is about ‘making effective use of land’ and encourages the ‘effective use of land in meeting the need for homes and other uses, while safeguarding and improving the environment and ensuring safe and healthy living conditions’. Paragraph 118 goes on to state that planning policies and decision should ‘promote and support the development of under-utilised land and buildings, especially if this would help to meet identified needs for housing where land supply is constrained and available sites could be used more effectively’. The proposals would make effective use of the land and would therefore help to meet the identified housing need within the District.
Planning Statement – Stable Fields, Wisborough Green 16
5.2.11. Section 12 of the NPPF is concerned about development ‘achieving well-designed places’ and under paragraph 127 it states that ‘planning 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 preventing or discouraging appropriate innovation or change (such as increased densities);…
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 not undermine the quality of life or community cohesion and resilience.’
5.2.12. The proposals have been designed with full regard to the context of the surrounding area as discussed in detail within this Statement and supporting documents. Furthermore, residential amenity has been fully considered as part of the proposals and is considered to be acceptable.
5.2.13. Section 16 considers heritage impact. Paragraph 189 states In determining applications, local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting. The level of detail should be proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal on their significance.
5.2.14. It is considered that no harm would be caused to nearby heritage assets as set out in following chapters.
5.2.15. Overall, it is concluded that the proposals comply fully with the policy objectives of the National Planning Policy Framework.
5.3. National Planning Practice Guidance (NPPG) 5.3.1. The National Planning Practice Guidance (NPPG) was published by the Government in March 2014 and is updated regularly. The NPPG supplements those overarching objectives of the National Planning Policy Framework. The guidance provided by the NPPG has been fully considered in the creation of this application and the proposed development is seen to be fully compliant with it.
5.4. Strategic Planning Policy – Chichester Local Plan 2014 5.4.1. The Chichester Local Plan was adopted in 2014 and sets out the key visions and objectives for the district over the plan period which covers 2014-2029.
5.4.2. Policy 1 states the Council will take a positive approach to development which reflects the presumption in favour of sustainable development.
5.4.3. Policy 2 seeks to direct development toward sustainable locations in accordance with the Settlement Hierarchy. Wisborough Green is identified as a Service Village (category 3 settlement) where small scale housing development and other forms of development are acceptable (within the Settlement Boundary) where development:
Planning Statement – Stable Fields, Wisborough Green 17
1. Respects the setting, form and character of the settlement;
2. Avoids actual or perceived coalescence of settlements;
3. Ensuring good accessibility to local services and facilities.
5.4.4. Under Policy 2 however, the site would be located within the ‘Rest of Plan Area’ being located outside of the settlement boundary where development is restricted to that which requires a countryside location or meets an essential local rural need or supports rural diversification in accordance with Policies 45-46.
5.4.5. Policy 8 seeks to ensure that new development is well located and designed to minimise the need for travel, encourages the use of sustainable modes of travel as an alternative to the private car. This policy is further endorsed at Policy 39 which states that development, amongst other criteria, needs to have safe and adequate means of access and internal circulation/turning arrangements for all modes of transport relevant to the proposal; and does not create residual cumulative impacts which are severe.
5.4.6. Policy 33, states that planning permission will be granted where development meets amongst other criteria, the highest standards of design and provides a high-quality living environment in keeping with the character of the surrounding area. Proposed development should also respect the character of the surrounding area and site.
5.4.7. Policy 34 specifically deals with affordable housing provision and states that the Council will seek 30% affordable housing contribution as part of residential development and where 11 or more dwellings are proposed, the affordable housing should be provided on site. The requirement for affordable housing must be considered in the context of NPPF and NPPG policy which states that for non-major development, Council’s should not be seeking affordable housing obligations.
5.4.8. Policy 40 states that development needs to demonstrate that sustainable design and construction has been considered and seeks to reduce energy and water consumption and includes measures to adapt to climate change, such as incorporating the provision of green infrastructure, sustainable urban drainage systems, suitable shading of pedestrian routes and open spaces and drought.
5.4.9. Policy 45 Development in the Countryside states that Within the countryside, outside Settlement Boundaries, development will be granted where it requires a countryside location and meets the essential, small scale, and local need which cannot be met within or immediately adjacent to existing settlements. The policy further sets out restrictive criteria for such development.
5.4.10. Policy 47 - Heritage and Design – supports new development which recognises, respects and enhances the local distinctiveness and character of the area, landscape and heritage assets.
5.4.11. Policy 48 – Natural Environment – supports development that would have no adverse impact on the tranquil and rural character of an area recognising distinctive local landscape character and seeking to enhance landscape character whilst maintaining the individual identity of settlements.
5.4.12. Policy 49 states that development should safeguard biodiversity and should avoid or mitigate demonstrable harm to protected habitats or species and should incorporate features that enhance biodiversity as part of good design and sustainable development
Planning Statement – Stable Fields, Wisborough Green 18
5.5. Supplementary Planning Guidance – Chichester Interim Housing guidance 5.5.1. On the 3rd June 2020, the Council published an Interim Policy Statement (IPS) for residential development. The Documents seeks to provide development management guidance to the type of housing proposals that the Council would be able to approve in the period between the current out of date Local Plan and the adoption of the Local Plan Review 2035.
5.5.2. The Planning Practice Guidance makes it clear that where local plans have been adopted more than 5 years ago, the housing target against which the housing supply and delivery will be assessed should be derived from the Government’s standard methodology for assessing housing need. Since the 15th July 2020, the Council’s Local Plan has become out of date and therefore the housing supply will be assessed against the figure of 628 dwellings per annum, rather than the previously adopted housing target of 435 dwellings per annum. The Council are therefore unable to demonstrate a robust five year supply of housing land as required in national policy, and the presumption in favour of sustainable development set out in the NPPF will apply.
5.5.3. In order to boost housing supply, the Interim Statement helps the Council to be able to guide development to appropriate and sustainable locations to assist in the consideration of planning applications. It will help to ensure that housing proposals submitted in advance of the Local Plan Review are assessed in a consistent manner against national and local planning policies, with the aim of ensuring that the most appropriate development comes forward in the most suitable locations.
5.5.4. The IPS contains 12 development criteria, which planning applications that are not in accordance with the out of date Local Plan housing policies will be assessed against. These are discussed in further detail within Appendix A of this Planning Statement.
5.6. Strategic Planning Policy – Draft Chichester Local Plan Review 5.6.1. The Council are in the process of reviewing the Local Plan in which the Preferred Approach version of the Chichester Local Plan Review was published for consultation end of last year.
5.6.2. The Council still consider Wisborough Green to constitute a service village to deliver both site allocations and windfall development. Draft Policy S5 (Parish Housing Requirements) states small scale housing sites will be identified to help provide for the needs of local communities in accordance with the parish housing requirements. As part of this Policy, Wisborough Green is proposed to deliver around 25 dwellings.
5.6.3. However, as set out below (and within Appendix B of this Statement) a public consultation on the Neighbourhood Plan update is currently underway which specifies that 40 new dwellings are required for the Wisborough Green Area (as stipulated by Chichester District Council). We therefore consider it likely that the emerging Local Plan will be reflective of the Wisborough Green consultation document.
5.7. Wisborough Green Neighbourhood Plan (2016) 5.7.1. The Wisborough Green Neighbourhood Plan also forms the Development Plan for the area and relevant policies are considered further below.
5.7.2. Policy OA1: Development Allocation allocates sites for 60 dwellings within the Neighbourhood Plan area. On this basis, it is accepted that small scale growth of this rural area is appropriate (as noted by the Inspector for the Appeal decision reference APP/L3815/W/17/3180078.
5.7.3. Policy OA2: Spatial Strategy sets criteria upon which sustainable development would be permitted (following demonstration of compliance). These criteria are set out below:
Planning Statement – Stable Fields, Wisborough Green 19
a. New development will be located within the settlement boundary (unless on an allocated site).
b. It retains the compact nature of the village so that people can easily walk (5 minutes) to the facilities including the shop, school and central village services.
c. Does not consolidate the local gaps, as these must be kept open (shown in Figure 8 on page 33) to protect the village form; they mark the gateways to the village and ensure that the settlement does not sprawl along radial routes and impact on the wider countryside.
d. Does not impact adversely on the Conservation Area, open space areas, prominent views, biodiversity, significant trees or neighbouring amenity and that in this way will conserve the strong village character.
e. The design of the proposal will reflect the village character identified in the Village Design Guide, and respond to the character of the site’s context
f. The village also provides a gateway to the South Downs National Park and as such requires the consideration of wider landscape impact of proposals.
5.7.4. Policy OA3: seeks to divert development to within the settlement boundary. Development outside the Settlement Boundary will only be permitted on the proposed sites allocated in the Neighbourhood Plan or in accordance with the CDC Local Plan.
5.7.5. Policy OA5 relates to local gaps (within which the site is located). It states:
Development proposed within the local gaps identified in Figure 8 must comply with the following criteria to be acceptable:
a. The proposal must not consolidate the local gap by visually and physically reducing the break between the central core and outlying areas.
b. The proposal should be accompanied by a landscape and visual impact assessment to demonstrate no diminution in openness and views in the local gap.
c. Proposals should be accompanied by a mitigation plan showing how the local gap can be enhanced by planting and other amelioration.
d. Important trees and hedgerows within the local gaps should be retained as part of any development proposal.
e. Positive community uses of the open areas in the local gaps will be supported where these can enhance visual impact and biodiversity and enhance the range of facilities available.
5.7.6. As set out further below, the proposal is considered to be acceptable in this regard (although it also accepted that such policies are considered to be out of date).
5.7.7. Policy EN4: Conserving and Enhancing the Heritage Environment states that new development must recognise, respect and enhance the local distinctiveness and character of the area, landscape and heritage assets.
5.7.8. The policy states that planning permission will be granted where it can be demonstrated that all the following criteria have been met:
Planning Statement – Stable Fields, Wisborough Green 20
1. The proposal conserves and enhances the special interest and settings of designated and non-designated heritage assets including:
Listed buildings (as listed in the Village Design Guide and Historic England website);
Buildings of local importance including locally listed and positive buildings, as identified in the Village Design Guide;
Historic buildings or structures/features, including bridges, of local distinctiveness and character;
Buildings within a Conservation Area;
Historic Parks or Gardens, both registered or of local importance and historic landscapes; and
Monuments and sites and areas of archaeological potential or importance and their setting;
2. Development respects distinctive local character and sensitively contributes to creating places of a high architectural and built quality;
3. Development is in-keeping with existing designed or natural landscapes; and
4. The individual identity of settlements is maintained, and the integrity of predominantly open and undeveloped character of the area, including the openness of the views in and around the village and towards the South Downs National Park, is not undermined.
5.7.9. This is considered further within the following chapters.
5.7.10. A new Neighburhood Plan for Wisborough Green is currently being prepared. A consultation on potential development sites was undertaken in 2019. Stable Field was considered as a potential site as part of this consultation. A site assessment for potential development sites was carried out in support of the Neighbourhood Plan. The Wisborough Green Neighbourhood Development Plan Site Options and Assessment (SOA) report (September 2019) summarised Stable Field as not being currently suitable, available and achievable (for 10 – 12 dwellings). The justification for this is set out below:
• Only the western section of the site is proposed for housing development. The remaining section of the field is proposed for community sports use and there is currently a live application with CDC regarding this. The site is outside the settlement boundary; however, this stretch of Kirdford Road has been developed for housing and development here would not appear out of place.
• The site is designated as a Local Gap in the made WGNP. Containing development in the western part of the site would leave the rest of the site open maintaining the local gap and would avoid development directly adjacent to the conservation area.
• A new access would have to be created. The road bends to the east and rises to the west reducing visibility and there is no pedestrian access to the village centre. Without appropriate access being secured (including pedestrian access), this site would not be appropriate.
• Any development would need to be sensitive to the setting of the Grade II listed building that lies to the north east of the site.
Planning Statement – Stable Fields, Wisborough Green 21
5.7.11. These considerations are addressed within the following chapter.
5.7.12. A recent consultation on the Neighbourhood Plan includes the site at Stable Fields as a potential housing allocation (the consultation is appended to this Statement in Appendix B). This consultation notes the requirement for Wisborough Green for 40 new dwellings (as stipulated by Chichester District Council). All sites taken forward into the latest consultation for site selection are outside of the settlement boundary.
5.8. Chichester District Council Strategic Housing Land Availability Assessment 2020 5.8.1. The Council has recently published the Strategic Housing Land Availability Assessment in support of the emerging Local Plan. The site at Stable Field is assessed and (contrary to the Parish Assessment) it considers the site to be suitable, achievable, available and developable for up to 10 dwellings. It states:
Site Description Roughly rectangular site north west of Wisborough Green on the Kirdford Road, abutting the Conservation Area. Land falls to the north. Mature trees to boundaries. Caravan site to north, ribbon of development to west including listed buildings. Listed farmhouse to north east.
Suitability The site is potentially suitable for a small amount of development with detailed consideration given to access, landscape impacts and heritage setting matters. The promoter information identifies 0.87ha retained for open space in the indicative proposals.
Availability The site was most recently submitted in 2018. It is therefore considered to be available.
Achievability The site has developer involvement and is promoted for development within 5 years. No legal issues or ownership constraints are identified.
Deliverability/Developability There is a reasonable prospect that development would be deliverable during the Plan period.
Planning Statement – Stable Fields, Wisborough Green 22
6. Planning Appraisal
6.1. Introduction 6.1.1. The principal issues which relate to this proposal are as follows:
• Principle of Development; • Design, Form and Appearance; • Affordable Housing and Housing Mix; • Residential Amenity; • Landscape and Visual Impact; • Heritage; • Transport and Highways; • Ecology and Trees • Sustainability and Energy; • Flood Risk and Drainage;
6.2. Principle of Development 6.2.1. Chichester District Council is currently unable to demonstrate a five-year housing land supply position as set out within Section 5 of this Statement. Paragraph 14 of the Framework is engaged since the Neighbourhood Plan is more than two years old and subsequently, applying footnote 7 of the Framework, relevant polices of the Development Plan (including Chichester Local Plan 2014) are out of date by virtue of Paragraph 11.
6.2.2. Paragraph 11 of the Framework sets out that the proposal should be considered within the context of the presumption in favour of sustainable development and permission should be granted unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in the Framework taken as a whole.
6.2.3. The Appeal decision referred to within the planning history section of this Statement summarises the main considerations for development of the wider site. Whilst that application related to extra care housing and a number of (former) D1 and D2 uses, the decision provides a useful context for acceptability of development in this location in principle.
6.2.4. The appeal was in part dismissed because policies which sought to protect the countryside at that time were relevant (such as Local Plan Policies 2 and 45 and Neighbourhood Plan Policies OA2 and OA5) and the proposal was considered to conflict with Development Plan policies that restricted development outside of settlement boundaries and within a Local Gap. For the purposes of considering the acceptability of the scheme in principle, it is our view that these restrictive policies are now out of date.
6.2.5. In terms of considering the benefits of the scheme, this relates primarily to the provision of seven sensitively designed new homes are a significant benefit of the scheme when considered against the shortfall of housing provision / Objectively Assessed Housing Need within the Chichester District.
Planning Statement – Stable Fields, Wisborough Green 23
6.2.6. An additional benefit of the scheme relates to the provision of a new footpath within the site which will offer future residents (and existing residents living along Kirdford Road) the opportunity to sustainably and safely access the village centre in combination with offsite footpath provision. The potential for an offsite footpath linking the site with the village was established as part of the dismissed Appeal. An important part of the future footpath route relates to land to the front of Park Lodge within the applicant’s control (edged blue on the location plan). The applicant would be willing to enter into a legal agreement to allow this land to be utilised for the provision of a footpath here as there is insufficient room on this stretch of Highway for footpath provision to be included within Highway Land. Not only would this provide safe and sustainable access for residents, but it would also offer the opportunity for connections to other sites coming forward further west along Kirdford Road (and indeed sites identified within the Neighbourhood Plan consultation at Appendix B would be reliant on the Stable Field footpath). This is clearly a significant benefit weighing in the scheme’s favour since it not only provides pedestrian access for the proposal and existing residents but also enables future development sites to benefit from sustainable access to Wisborough Green.
6.2.7. In terms of the locational sustainability of the site in relationship with the shops and services within Wisborough Green the Inspector for the Appeal noted that ‘it seems to me that on balance that the resulting arrangement would be unlikely to lead to an unacceptable level of private car use’.
6.2.8. The Inspector also noted that whilst Wisborough Green had a limited range of sustainable travel options, development more generally within Wisborough Green should not be ruled out because of access to transport and services. The Inspector pointed out that other allocations for housing development within the Neighbourhood Plan had been made and as such (and in accordance with the Framework) flexibility with regards to rural vs urban sustainability should be made. In this respect the Inspector concluded that the proposal would accord with policies that seek to promote sustainable development. Clearly the site can be considered sustainable from a locational point of view and it is notable that the Greenways site adjacent for static residential caravans was also deemed to be sustainably located at Appeal.
6.2.9. In terms of the potential impacts of the scheme, it is considered that this relates primarily to potential landscape character, visual and heritage harm. As set out further below, the retention of a large part of the open field on the more sensitive eastern part of the site would retain the openness of the site. The high quality nature of the proposed development on the western side (beneficially screening views of the poor quality caravan park) in our view is a highly appropriate approach to development in this location.
6.2.10. Such an approach retains the openness of the site (respecting the local gap nature of the area) whilst also having no discernible impact on heritage assets. The LVIA accompanying this application sets out a mixed picture in terms of landscape character impact, with some beneficial implications of the scheme alongside some minor and negligible impacts. The Heritage Statement sets out that (contrary to the Appeal scheme) the proposal will result in no to impact heritage assets. In our view, at worst the visual / landscape / heritage impacts of the development can only therefore be considered to be minimal.
6.2.11. Clearly the gift of the open space land for sport provision would protect the local gap from development pressure ad invinitum which is clearly beneficial.
6.2.12. There are some minor impacts of the scheme in relation to loss of hedgerow and ecological impact resulting from provision of the access point on Kirdford Road. However, mitigation is proposed as set out within the application supporting documents and as such we do not consider there to be any harm once the development has been built out on balance.
Planning Statement – Stable Fields, Wisborough Green 24
6.2.13. In summary, we are of the view that the significant benefits of the scheme in terms of housing provision and footpath provision would not be outweighed by the very minimal impact in visual / landscape / heritage terms. In principle therefore we consider the scheme to be acceptable.
6.3. Design, Form and Appearance 6.3.1. As set out within the proposal chapter of this Statement and the accompanying Design and Access Statement, the scheme has been developed taking the existing context into consideration respecting the character of the area whilst also ensuring that design is sensitive to the heritage and landscape within which it sits.
6.3.2. In terms of layout, the scheme has been careful to front onto the open space to the east and has been designed so that the properties that back on to Kirdford Road have a frontage appearance to the rear (particularly at first floor level where dwellings will be most visible). Plot 1 is particularly sensitively designed in this respect with Plot 2 clearly fronting onto the access point and retained open field.
6.3.3. These dwellings have been set back from Kirdford Road with a proposed post and rail fence delineating the boundary with the TPO trees to the south. The layout has been purposefully designed to reduce impact on the TPO trees in terms of garden position and dwelling location to reduce pruning pressure or of future residents constructing sheds or other presidential paraphernalia
6.3.4. In terms of architectural design, the dwellings to the rear of the site have taken reference from nearby farm buildings (particularly the farm complex to the north) whilst not attempting to compete with these structures. Height has been carefully considered given the topography of the site with low ridge heights and some provision of 1.5 storey dwellings.
6.3.5. The frontage dwellings (plots 1 and 2) makes reference to other dwellings found within the area and is clearly in-keeping with the design of dwellings located on Kirdford Road.
6.3.6. Plots sizes are considered to be in-keeping with size of dwellings within the area, almost all of which are detached dwellings set in large plots with a variety of heights predominantly however at 1.5 and 2 storeys.
6.3.7. Material use across the development has been informed by a detailed contextual analysis as set out within the Design and Access Statement and clearly reflects the approach to deliver a form of development on Kirdford Road (predominantly brick and tile) which is separate to the farm type courtyard to the rear (predominantly black weatherboard).
6.3.8. In views across the field to the south east and from Kirdford Road it is our view that proposed form of the development, designed to be perforate allied with the use of high-quality materials would provide for an attractive backdrop to the western boundary of the site. In views across the retained gap it is our view that the architectural quality of the scheme would be clearly visible and would furthermore provide for an uplift in design quality compared to existing views of static caravans.
6.3.9. For the reasons set out above it is considered that the proposed design of the scheme is acceptable.
Planning Statement – Stable Fields, Wisborough Green 25
6.4. Housing Mix and Affordable Housing 6.4.1. The housing mix provides for 57% four bedroom houses and 43% three bedroom houses. Given the character of the area which is dominated by large, detached properties with large gardens, it was felt that provision of predominantly family sized detached dwellings was the most appropriate form of development. The provision of one and two bedroom dwellings would be at odds with the character of the area and in all likelihood lead to the provision of masionette style units or semi-detached dwellings which would in our view lead to a suburbanised character. This is especially true where additional paraphernalia such as garden subdivision and car parking is taken into consideration.
6.4.2. Notwithstanding this, clearly the provision of larger dwellings here would balance out recent housing delivery on the adjacent mobile home site which provides 10 no. 2 bedroom dwellings.
6.4.3. The proposal is not a major development as defined by the Framework and as such, as set out within the Framework and NPPG, affordable housing provision would not be required for areas that fall outside of rural designations.
6.4.4. Where sites fall within areas designated as rural, the NPPF sets out (under paragraph 63) that policies may set out a lower threshold of 5 units or fewer. In this instance, the Council’s Planning Obligations & Affordable Housing Supplementary Planning Document (SPD) 2016 and Local Plan Policy are out of date. The NPPF was amended subsequently to the Local Plan being adopted and any requirement for affordable housing set out within these time expired documents cannot carry weight and would require to be tested for viability under the emerging Local Plan.
6.4.5. As such no affordable housing provision is being made for this site.
6.5. Residential Amenity 6.5.1. The proposed development has been considered with regards to the residential amenity of the existing neighbours to the north west as well as with regards to the relationship that the plots would have with one another.
6.5.2. The existing development to the northwest consists of a static caravan and a bungalow (Greenways). The existing static caravan (and indeed any caravan placed on the plot which is shown lying closer with the boundary to Stable Field) has been orientated so that the principal outlook of these properties is to the west / north west (i.e. away from the proposed development site) as illustrated within Figure 5.
6.5.3. These dwellings furthermore would not benefit from a high level of privacy or outlook given the approved layout of these units. Assuming all concrete bases were occupied under the permission, units would sit very close to one another with direct interlooking of neighbouring properties. Sitting at a single storey, the privacy of these dwellings will be protected by virtue of a close boarded fence proposed along the north western boundary (extending the existing close boarded fence). Plot 5 of this application sits close to the boundary here however given the position of this plot it is considered that the impact will be low. The distance of plot 6 to the closest static caravan plot is 14m and is considered acceptable assuming the close boarded fence is implemented.
6.5.4. It is considered that the proposal will not have any unacceptable impact on other development.
Planning Statement – Stable Fields, Wisborough Green 26
6.5.5. In terms of the relationship of the proposed plots with one another, the following worst case distances are set out below:
• Plot 3 and 4 - flank to flank 4.5m • Plot 6 and 7 - front to front 17m • Plot 5 and 4 – front to flank (offset) 7.5m
6.5.6. The amenity of the future residents of the proposal has also been considered with regards to external amenity space to ensure that gardens are of a suitable size and have been orientated (as far as possible) to face south.
6.5.7. These relationships are considered to be entirely acceptable and we consider the proposal overall to be acceptable in relation to residential amenity.
6.6. Landscape and Visual Impact 6.6.1. As set out previously, the appeal scheme was dismissed due to impact on heritage assets and the negative landscape and visual impact that the previous scheme would have on the area and the impact the scheme would have on the local gap. This current application is clearly very different and has a significantly reduced impact in these terms by retaining the open gap when viewed from the south east with a perforate development sensitively positioned to the western extent of the site.
6.6.2. Whilst we consider local gap policies to be out of date, we also consider that this scheme respects the requirements of the local gap policy since the development would ensure that the adjacent field edged blue in the location plan is retained as open. On this point, the applicant would be willing to transfer ownership of the adjacent land to the Parish Council enabling this land to be retained as open in the long term as part of this application. Discussions with the Parish Council on this matter have already taken place.
6.6.3. The Appeal decision set out that the Local Gaps are considered to be a strategic land use tool rather than being identified for their intrinsic landscape value. The Inspector also noted that gaps should be kept open in line with Neighbourhood Plan policy OA2 and the assessment of the previous scheme considered the extent to which development would reduce the gap both visually and physically.
6.6.4. The Appeal decision states (in relation to views from the field gate in the south east corner of the site):
The fact that some views through the site would be likely to be retained would not remove the impression that the field would contain built development and, as a result. That the degree of separation between the village core and the outlying ribbon of development along Kirdford Road had been materially reduced.
6.6.5. From this view, it is considered that the proposed development would now only marginally reduce the visual gap by virtue of the positioning of the dwellings adjacent to the existing built form at some distance from this viewpoint. The retention of a significant amount of open green space in the forefront of this view would also be apparent as an obvious retention of a large part of the Local Gap. Policy OA5 of the neighbourhood plan allows for such development where boundary treatment and tree planting would enhance local gaps. Whilst we consider that the local gap would only be marginally reduced, we also consider that the proposed quality of the development (replacing views of the caravan park behind) and planting would be compliant with policies OA2 and OA5 of the Neighbourhood Plan.
Planning Statement – Stable Fields, Wisborough Green 27
6.6.6. A Landscape and Visual Impact Assessment accompanies this application which considers the impact from a number of view points (predominantly close distance view points since the site is not visible in longer distance views). With regard to the view from the south east corner of the site, the assessment considers there to be short term minor-adverse effect on the pleasantness of the view. The report however sets out that as the hedgerow and trees along the south eastern boundary mature, the built form would be further integrated into the view, which is considered to result in a mid- long term Negligible effect on the pleasantness of the view.
6.6.7. The LVIA concludes as follows:
Whilst there would be some adverse spatial and visual effects on the area designated as a Local Gap under NP policy OA5(a), the proposal would not substantively consolidate the local gap in the mid to long term, further to the maturing of the proposed hedgeline with trees along the south eastern boundary of the Site. The break between the central core of Wisborough Green and ribbon development along Kirdford Road would be substantively maintained.
6.6.8. In our view, the proposal is considered to be acceptable in relation to retaining a Local Gap and in relation to landscape character and visual impact.
6.7. Heritage 6.7.1. The Appeal decision provides a useful context for consideration of heritage matters on this site. It helpfully establishes that of the heritage assets nearby, those impacted included the Wisborough Green Conservation Area, and the grade II listed Brookland Farmhouse to the north of the site and Gravatts on Kirdford Road.
6.7.2. With regards to Gravatts, the Inspector found that the previous scheme of significantly more development would not impact on the setting of this heritage asset. This is clearly even more so the case now that the only possible intervisibility with it and the site would be in relation to the site access point given the significant separation distances with it and the main developable area of the site.
6.7.3. The Appeal Inspector found that the only listed building impacted by the development was the Brookland Farmhouse. The Inspector found that the level of built development previously proposed would materially reduce the openness and rural nature of the site:
The rural setting of the listed building, and therefore its significance as a former farmhouse would be diminished.
6.7.4. Regardless, the Inspector found that the resulting degree of harm of the development would be towards the low end of the less-than-substantial spectrum (as set out within the Framework). Clearly now that the development across the site has been significantly reduced and the rural nature of the majority of the open field retained, we consider that the scheme will cause no harm to the listed building.
6.7.5. The Appeal Inspector came to a very different conclusion with regards to harm resulting to the Conservation Area which was considered to be unacceptable being towards the high end of the less than substantial harm on the spectrum. The view from the south eastern farm gate is identified within the Wisborough Green Conservation Area Character Appraisal and Management Proposals document as an important view due to its importance in contributing to the rural and open setting of the setting of the Conservation Area. The Inspector noted that:
I consider that the amount of built development that is proposed would materially reduce the appeal site’s contribution to the rural setting of the CA.
Planning Statement – Stable Fields, Wisborough Green 28
6.7.6. Clearly the previous scheme proposed development across the entire site which this new scheme does not, again retaining the open and rural nature in views. Whilst the development would be visible in such a view, it would be located at some distance being removed from the CA boundary and separated by an open field. The proposed form of development, being of a high quality, rural and traditional typology would positively frame the view from the Conservation Area. Indeed in this view, less than half of the panorama would be impacted (at a distance) as demonstrated in Figure 7 below.
6.7.7. In our view there would be no harm resulting from this scheme on the setting of the Conservation Area.
Figure 7: View from South East Field Gate
6.7.8. In conclusion we do not consider the proposal to be harmful in heritage terms and this is clearly set out within the Heritage Statement which accompanies this application.
6.7.9. If however the Council considers that harm can be attributed to the development (and as set out in the Heritage Statement this is not the case), given the Appeal decision consideration of this, harm could only reasonably be attributed to impact to the Conservation Area (since the previous scheme harm was considered to be low on the less than substantial scale for other assets). Any such harm affecting the Conservation Area would clearly in our view be very low indeed on the less than substantial spectrum and would clearly be outweighed by the provision of new housing, footpath (enabling future development sites and benefiting existing and future residents) and gift of open space for sports provision to the Parish Council.
6.8. Highways 6.8.1. Helpfully, the appeal decision sets out that the vehicular access previously proposed (which has been retained within this new scheme) was acceptable and that facilities for pedestrian and cycle access were also acceptable. This included the pedestrian access partly proposed on highway land through to the village centre.
6.8.2. The proposal involves the provision of a footpath within the red edge leading up to the gate in the south east corner of the site. The applicant also has control over land to the south of Park Lodge edged in blue on the site location plan. This area to the front of Park Lodge is essential to the provision of the footpath adjacent to Kirdford Road as there is no room on highway land here for provision of a footpath. The applicants have indicated that they would be willing to enter into a legal agreement to allow the provision of the footpath on this land in the future and can agree to part fund an element of the footpath alongside other potential development sites on Kirdford Road. Without this strip of land other development sites would be unable to sustainably connect with the village and this is subsequently considered to be a key benefit of the scheme.
6.8.3. The site is considered to be well located within a sustainable location as set out within this Statement and the Transport Statement.
Planning Statement – Stable Fields, Wisborough Green 29
6.8.4. With regards to the access, safety and traffic, the Transport Statement notes:
Kirdford Road is lightly trafficked with 85th percentile vehicle speeds of 35.8mph northbound (recorded to the south of the site) and 37mph northbound (recorded to the south of the site). The highway network is operating safely in the vicinity of the site. The proposed access arrangement follows that agreed previously at Appeal and remains safe and suitable for the proposed residential use.
The proposal is predicted to result in a very low level of trip generation, which equates to one additional vehicle every 15-20 minutes. This is neither significant nor noticeable and will not have any impact on the safety or operation of the local highway network.
6.8.5. The proposed vehicle and bicycle parking is considered acceptable as set out within the accompanying Transport Statement. In all other highway matters we consider he scheme to be acceptable.
6.9. Ecology and Trees 6.9.1. The Planning Application is supported by a Preliminary Ecological Assessment which states:
The site does not lie within or adjacent to any designated sites. The site is however, within The Mens SAC and Ebernoe Common key conservation areas. However, it is considered that if the proposals adhere to the mitigation measures and enhancements recommended within this report, that there will be no significant impacts on barbastelles or Bechstein bats, the qualifying features of The Mens SAC or Ebernoe Common SAC.
The site also falls within one of The Mens SSSI impact risk zones. Within this zone, all proposals outside of existing settlements/ urban areas which impact trees, hedges, stream, greenspaces or semi-natural habitats are considered to have a likely negative impact on the integrity of the SSSI. It is considered that the site is set within Wisborough Green Village boundary and therefore proposals would not warrant consultation. Furthermore, it is considered that the small-scale nature of the proposals, as well as the limited impact on the tree line would result in minimal impacts on the ecological functionality of the site, and the opportunities for site level enhancement are considered to be significant.
Multiple trees on site were identified as having various levels of roosting bat potential, all of which are being retained within the scheme. No further surveys are therefore recommended.
A sensitive lighting scheme, as well as a buffer zone around the southern tree line, should be conditioned if there is to be a change in lighting and enhancements for bats have been recommended.
Birds may use the tree lines and scrub over the site to nest within. Any works to trees or hedgerows should therefore avoid the bird nesting season (March – September inclusive or a nesting bird check by a qualified ecologist will be required.
Whilst no evidence of badgers was identified within or around the site where access was possible, it is considered possible that they use the site for commuting and foraging purposes. As such, precautionary methods of work have been outlined to avoid harming any individuals that may use the site.
Planning Statement – Stable Fields, Wisborough Green 30
It was considered possible that reptiles, and to a lesser extent GCN, may be using the boundary features on the site due to the protection that they provide from predation. As such, if any of these features are to be removed, this should be done sensitively by hand to help avoid harming any individuals within them. Furthermore, it is recommended the current management regime over the site is maintained to ensure the works area remain unsuitable for reptiles and GCN.
As small sections of tree line are set to be removed, this should be done sensitively and under ecological supervision. If any dormice or dormouse nests are found, works within the vicinity will stop and Natural England will be contacted on how to proceed.
Owing to a lack of suitable habitat and/or connectivity, the site is not considered to be constrained by other protected/notable species such as otters and water voles.
6.9.2. Mitigation measures as set out within the report, including retention of trees with ecological value, buffer planting on boundaries and provision of bird, bat and hibernacula features shall be provided.
6.9.3. In relation to trees, an Arboricltural Impact Assessment accompanies this application. It sets out that no trees are required to be removed as part of the proposal.
6.9.4. The only impacts in arboricultural terms relate to the provision of the main access into the site as well as the provision of the pedestrian access. In relation to the vehicular access, the AIA states:
A small section of low hedge with saplings is proposed to be removed to facilitate the new access. The area of vegetation is thin and has historically been kept narrow in width. Any trees at this location are not of a size to warrant inclusion within a BS5837 assessment as such are not included in detail in supplied plans.
6.9.5. The loss of this small segment is not considered to be significant in the context of retention of larger mature trees in the boundary. Proposed new planting as part of the project will bolster tree cover in this location.
6.9.6. With regards to the proposed new pedestrian access, the AIA states:
A new pedestrian link is to be made internally via the existing field access. The route of the proposed path avoids RPAs of all high value trees where the construction method will be adapted to minimise potential impact. An above ground “no-dig” methodology will be implicated for construction of the foot path where it falls within the RPA.
6.9.7. As part of the proposal new tree and shrub planting is proposed which will, in our view mitigate for any loss in tree cover.
6.10. Sustainability 6.10.1. The proposal has been considered with regards to sustainable design principles. As set out within the Design and Access Statement a fabric first approach to design has been taken to ensure the development is as energy efficient as possible. The proposal will seek to reduce energy use by 20% beyond Building Regulations Part L (2013) levels through energy efficiency measures and provision of renewable energy generation.
6.10.2. In this regard, a plan has been supported with this application which illustrates suitable locations for solar panels on roof spaces. It is envisaged that provision of solar panels can be made in such areas if required to reach the 20% reduction figure.
Planning Statement – Stable Fields, Wisborough Green 31
6.10.3. A minimum of 110 litres per person per day for water use for all properties can be achieved and this can be controlled through a suitably worded condition.
6.11. Drainage and Flooding 6.11.1. The application is supported by a Level 2 FRA with Drainage Strategy. This document established the low-level risk associated with all forms of flooding.
6.11.2. With regards to the drainage strategy the report states:
Site surface waters will be attenuated and released over land via a stone exfiltration trench to facilitate natural off-site flow path.
Peak surface flows from site will not exceed 2.7l/s. It may be noted that natural greenfield flows lie in the order of 12l/s during an M100 + 40% event.
6.11.3. The proposal is considered to be entirely acceptable from a flood and drainage point of view.
Planning Statement – Stable Fields, Wisborough Green 32
7. Conclusions
7.1. This Planning Statement has been produced on behalf of Norfolk Square Ltd in support of their full planning application for the redevelopment of Stable Field, Wisborough Green. The development description for the proposal reads:
Residential development of seven dwellings with associated vehicular and pedestrian access, car parking, and landscaping at Stable Field, Kirdford Road, Wisborough Green
7.1.1. The proposal will deliver a mix of three- and four-bedroom properties in addition to a pedestrian link from the development site towards Wisborough Green village centre.
7.1.2. The site falls outside of the settlement boundary for Wisborough Green where residential development of this nature is usually restricted. However, Chichester District Council is currently unable to demonstrate a five year housing land supply and subsequently the restrictive nature of settlement boundary policies carries no weight in planning terms and the application falls to be determined under paragraph 11 of the Framework (under the presumption in favour of sustainable development).
7.1.3. As set out within this statement, the proposal shall deliver numerous benefits as follows:
• Seven high quality new dwellings helping to meet housing needs locally.
• Land to the east is proposed to be gifted to the Wisborough Green Parish Council for the permanent retention as open space (for sports provision) and can be secured through a S106.
• The provision of a new footpath through private land and within the applicants ownership for the benefit of existing and future residents (and also unlocking other potential Neighbourhood Plan sites).
7.1.4. The proposal is not considered to have any significant impacts which would demonstrably outweigh these clear benefits.
7.1.5. The proposal is considered to be sustainably located within close walking distance of the village centre. The proposal is considered entirely acceptable from a highways point of view with access having been established as part of the appeal scheme. Parking levels are also acceptable.
7.1.6. The proposed design is considered to be of a high standard taking into consider the rural character of the area and nearby heritage assets.
7.1.7. The proposal has been carefully considered against the appeal scheme previously refused with the proposed retention of a large swathe of land on the eastern side of the site which shall perform the function of a retained visual gap separating the development site from the remaining part of the village.
7.2. In all other respects the proposal is considered to be acceptable and we respectfully request that permission is granted.
Planning Statement – Stable Fields, Wisborough Green 33
8. Appendix A – Interim Planning Policy Statement
8.1. On the 12th June 2020, the Council published a Draft Interim Policy Statement (IPS) for public consultation, which confirmed that the Council are not able to demonstrate a 5-year housing land supply at this current point in time. In accordance with Paragraph 11 of the NPPF, the Council have confirmed that from the 15th July 2020, the Local Plan will be out of date and that where the Local Plan has been adopted more than 5 years ago, the housing target against which the housing supply and delivery will be assessed should be derived from the Government’s standard methodology for assessing housing need. The Council’s annual housing target will therefore increase from 435 to 628 dwellings per annum, as a result of the new methodology. The presumption in favour of sustainable development therefore (Paragraph 11, NPPF) applies.
8.2. In order for appropriate sustainable and deliverable development to be brought forward in the interim period whilst the Council undertake a Local Plan review, the IPS has provided a series of criteria against which the Council will assess application proposals to determine whether they comprise sustainable development. The site has therefore been considered against this criteria below.
1.The site boundary in whole or in part is contiguous with an identified settlement boundary (i.e. at least one boundary must adjoin the settlement boundary or be immediately adjacent to it)
8.3. The application site boundary is located outside of the settlement boundary of Wisborough Green being separated by the open field located to the east and the Park Lodge complex adjacent.
8.4. The site including the blue edge land is therefore considered to be contiguous with built form that sits adjacent to the settlement boundary. Furthermore, the site has been considered to be sustainably located as set out within this Statement and the Appeal decision and should be considered to accord with Criterion 1 and is being considered as a housing allocation with the emerging Neighbourhood Plan.
2.The scale of development proposed is appropriate having regard to the settlement’s location in the settlement hierarchy.
8.4.1. The site is located in Wisborough Green, which is characterised within both the Local Plan as being a service village, which can accommodate new development. The Draft Local Plan Review also currently proposes to allocate a minimum of 25 dwellings for the next Local Plan period (although as set out within Appendix B this figure has increased to 40 dwellings). The proposal for 7 dwellings is therefore considered appropriate in scale in relation to the Local Plan settlement hierarchy.
3.The impact of development on the edge of settlements, or in areas identified as the locations for potential landscape gaps, individually or cumulatively does not result in the actual or perceived coalescence of settlements, as demonstrated through the submission of a Landscape and Visual Impact Assessment.
8.4.2. This is considered in some detail within this Statement alongside the LVIA which accompanies this application. The proposal would not impact on the easternmost part of this site retaining this as open field.
Planning Statement – Stable Fields, Wisborough Green 34
4.Development proposals make best and most efficient use of the land, whilst respecting the character and appearance of the settlement. The Council will encourage planned higher densities in sustainable locations where appropriate (for example, in Chichester City and the Settlement Hubs). Arbitrarily low density or piecemeal development such as the artificial sub- division of larger land parcels will not be encouraged
8.4.3. As set out within this Statement the proposal has been careful to retain the rural and open nature of the main part of this site therefore respecting the open and rural nature of the area. The residential design is of a rural and traditional character, the detached nature and low density of which is clearly in-keeping with the character of the area.
5.Proposals should demonstrate consideration of the impact of development on the surrounding townscape and landscape character, including the South Downs National Park and the Chichester Harbour AONB and their settings. Development should be designed to protect long-distance views and intervisibility between the South Downs National Park and the Chichester Harbour AONB.
8.4.4. The LVIA and Heritage Statement which accommodates this application demonstrates that the site will only be visible in short distance views and will not impact on other designations including heritage assets.
6.Development proposals in or adjacent to areas identified as potential Strategic Wildlife Corridors as identified in the Strategic Wildlife Corridors Background Paper should demonstrate that they will not affect the potential or value of the wildlife corridor.
8.4.5. The proposal is not located within or adjacent to any potential strategic wildlife corridors, and provisions will be made on site for ecological enhancement. Further ecological information is provided as part of this application.
7.Development proposals should set out how necessary infrastructure will be secured, including, for example: wastewater conveyance and treatment, affordable housing, open space, and highways improvements.
8.4.6. The proposal is supported by a drainage strategy which sets out the approach to both foul and surface water treatment. A footpath is proposed as set out within this Statement and the Transport Statement on land in the control of the applicant and this can be secured where necessary by a legal agreement. The access is proposed in the same position as the appeal decision access (as agreed as acceptable at the appeal).
8.4.7. Open space shall be offered through a gift of the land to the west to the Parish Council for the provision of sport. Affordable housing not required as the scheme is not a major development.
8.Development proposals shall not compromise on environmental quality and should demonstrate high standards of construction in accordance with the Council’s declaration of a Climate Change Emergency. Applicants will be required to submit necessary detailed information within a Sustainability Statement or chapter within the Design and Access Statement.
8.4.8. Sustainability is considered within this Statement and the applicants can confirm that a 20% reduction on part L 2013 levels can be secured as part of this development through a fabric first approach in addition to renewable provision on site (and a separate PV plan has been submitted to demonstrate suitable PV locations from a practical and aesthetic point of view).
Planning Statement – Stable Fields, Wisborough Green 35
9.Development proposals shall be of high quality design that respects and enhances the existing character of settlements and contributes to creating places of high architectural and built quality. Proposals should conserve and enhance the special interest and settings of designated and non-designated heritage assets, as demonstrated through the submission of a Design and Access Statement.
8.4.9. The proposal will meet Criterion 9 and shall be of high quality design that respects and enhances the existing character of settlements and contributes to creating places of high architectural and built quality. The proposed development will be designed to respond to the rural setting of the site in which the character of heritage assets will be protected as set out within this Planning Statement.
10.Development should be sustainably located in accessibility terms, and include vehicular, pedestrian and cycle links to the adjoining settlement and networks and, where appropriate, provide opportunities for new and upgraded linkages.
8.4.10. The site is considered sustainably located in which local amenities are easily accessible as set out within this Statement and agreed at the previous Appeal.
11.Development must be located, designed and laid out to ensure that it is safe, that the risk from flooding is minimised whilst not increasing the risk of flooding elsewhere, and that residual risks are safely managed. This includes, where relevant, provision of the necessary information for the LPA to undertake a sequential test, and where necessary the exception test, incorporation of flood mitigation measures into the design (including evidence of independent verification of SUDs designs and ongoing maintenance) and evidence that development would not constrain the natural function of the flood plain, either by impeding flood flow or reducing storage capacity. All flood risk assessments should be informed by the most recent climate change allowances published by the Environment Agency.
8.4.11. The Proposal is located within Flood Zone 1 where there is a very low risk of flooding. Sustainable drainage can be achieved for the site in which further details on drainage are considered within the accompanying Drainage Strategy.
12.Where appropriate, development proposals shall demonstrate how they achieve nitrate neutrality in accordance with Natural England’s latest guidance on achieving nutrient neutrality for new housing development
8.4.12. It is understood that the nutrient neutrality approach only applies to developments located in a certain catchment area where the treated effluent discharges into any Solent international sites or any water body (surface or groundwater) that subsequently discharges into such a site. In accordance with Figure 1 of the Natural England Guidance 2020, the site is not located within any sensitive nitrate areas. This Criterion is therefore not applicable to development proposals in the north of the District.
8.4.13. As a result of the Council’s 5 year housing supply, the site has been assessed against the 12 criterions noted above and it is therefore considered that the site constitutes sustainable development, which will provide an excellent development opportunity. The principle of development should therefore be fully supported.
Planning Statement – Stable Fields, Wisborough Green 36
9. Appendix B – Wisborough Green Parish Council Neighbourhood Plan Review Questionnaire (January 2021)
Planning Statement – Stable Fields, Wisborough Green 37
"
¨
¨ - ¨ ¨ - ¨
-
" - - -
-
¨ ¨ ¨
¨ " ¨ ¨ - ¨ -
" -
-
-