• the business does not provide, or have potential to have strengthened their retail “offer”. In the City, provide, the high quality job opportunities in it is essential that the correct balance be struck appropriate locations promoted in the Economic between allowing more retail development where Development Strategy; and appropriate and protecting and enhancing the • there is no demand for employment use on the historic character and environment as highlighted site, based on a detailed marketing assessment. in the recent Conservation Area Character Appraisal. The Retail Study forecast a demand for Proposals for the redevelopment to non-employment up to 47,760sq.m. of comparison floorspace and uses of existing employment sites will be refused up to 3,790sq.m. of convenience floorspace in the unless the applicant demonstrates, to the satisfaction District up to 2017. It would not be possible to of the local planning authority, that there is no demand accommodate all this demand in an acceptable for employment use on the site, based on a detailed way . While some renewal and extension of marketing assessment. buildings might be possible, few sites are likely to be suitable for significant redevelopment. Equally, Retailing and retail centres edge-of-centre opportunities are likely to be limited. Any large-scale expansion of retailing in 307. Chichester District has a relatively affluent, but Chichester City is only likely to be possible older age profile when compared to the national through the planned expansion of out-of-town average. This means that there is a strong provision, but extensive out-of-centre available retail spend, although the highly mobile development could damage the centre. local population is able to travel further to purchase a wider range and quality of goods. 311. Delivering Development Opportunities will consider whether additional land should be 308.The Government’s Planning Policy Statement 6, identified for retail uses in and around the City, which deals with retail uses and town centres, but the emphasis for the City may have to be on sets out a clear sequential test for the location of reinforcing the City Centre’s role as a destination, retail uses. Retail uses should be located within making it a highly attractive place to use rather town centres. Only if insufficient land is available than expecting significant new retail development. within town centres, and if the need for the retail Initiatives being introduced on this basis include a development is clearly justified, should sites on the coordinated approach to improving the public edge of the centre be considered. realm and streetscape design, improving the If insufficient sites are available on the edge of accessibility and interpretation of the City Walls, centre, out of centre sites may be considered, and looking to relocate the Chichester Museum to and finally, if no out of centre sites are appropriate, improve its accessibility. out of town sites should be considered. 312. The “management” of the City centre is likely to become more important. Chichester City 313. It will also continue to be necessary to maintain 309.Chichester City is the biggest retail centre in the the predominance of retailing in key shopping District. It draws shoppers from a very wide area, streets. Primary and Secondary Shopping acting as a sub-regional centre ranked below Frontages will be defined in Delivering Portsmouth and Brighton and located inbetween. Development Opportunities, along with a policy A successful shopping centre is important to the explaining how much non-retail City, and to the District as a whole, and the Council floorspace/frontage will be appropriate in these is keen to maintain its success and its areas. Until Delivering Development Opportunities attractiveness. is adopted, Chichester District Local Plan policies 310. The District Council commissioned consultants to S2 and S3 will be saved. review retailing provision across the district and to assess demand for more retail facilities. Whilst a Other Centres large number of retailers expressed a desire to have stores in the City and shop vacancy levels are 314. Shopping is important elsewhere in the District – very low, the study found that Chichester’s Midhurst, Selsey, East Wittering and Petworth position in the national town centre rankings had have retail centres – and the consultants found recently fallen so that it was now outside the them to be relatively “healthy” – but relatively “top 100”. This reflects the fact that little recent little new development is anticipated. Shopping in development has occurred in Chichester, whereas other villages will be provided and supported via other places, e.g. Portsmouth and Southampton policy Act4. Submission Core Strategy 47 Core Strategy: Working Communities

Midhurst the surfacing of the pedestrianized areas; improving 315. Midhurst is a relatively healthy and attractive street furniture, seating and lighting; improving and centre, with few vacancies and a good mix of uses enhancing pedestrian routes and the links with public and activities distributed across a number of car parks and public transport facilities; and reducing streets. It mainly serves the day-to-day needs of the impact of vehicles. The predominance of retailing in its local resident population, whilst also meeting key street frontages will also be maintained by a policy the requirements of visitors and passing car borne limiting non-retail uses in Primary and Secondary trade. This provision needs to be maintained and Shopping Frontages, to be defined in Delivering enhanced. Consultants determined that gaps in Development Opportunities. offer exist in terms of fashion retailing and places In the smaller shopping centres, and other sites in Built to eat and drink. Up Areas, the approach is similar, with sites to be identified where possible and enhancements to the street environment. Proposals which are expected to Petworth meet shortfalls in offer will be encouraged. 316. Petworth’s shopping centre has evolved as a niche Where a need is clearly identified for a retail shopping destination for antiques. This specialist development, particularly taking into account the offer, combined with other attractions such as factors set out above, sites within a town centre will be Petworth House, mean that it functions as an favoured. If a site outside a defined town centre is important tourist and visitor destination as well as proposed, then the applicant will need to prove, to the serving the needs of many of its local residents. satisfaction of the local planning authority, that no The provision for both user groups needs to be more appropriate sites are available within or closer to maintained and enhanced. Consultants the centre. determined that gaps in offer exist in terms of food and convenience goods. Horticultural Development

East Wittering and Selsey 319. Agriculture is important to the District as a whole because it is a major land use and contributes 317. Both East Wittering and Selsey are small coastal hugely to the appearance of the countryside that settlements with a retail offer underpinned by many people value. As a source of employment, convenience goods. Both centres have a good mix however, it is characterised by declining numbers of smaller independent comparison goods and relatively low wages. In contrast, the retailers, but there is a limited clothing and horticultural industry tends to provide better paid fashion offer. Both centres are largely dominated employment. The south of the District has more by leisure, financial and business services, hours of sunlight, and a longer growing season, particularly cafes, bars and restaurants, which than almost anywhere else in the country, and that reflects their role as tourist and visitor makes the District very popular for growing salad destinations. crops in open fields. Major growers have also 318. Both centres are relatively healthy, although established large scale greenhouse production of proposals which provide quality places to eat and salad crops and flowers. The lighter soils in the drink and fashion retailing, would enhance the north of the District also support salad crops in role of the two centres. open fields. 320.This has meant that the District Council has Policy Wrk3: Retailing and retail centres allowed glasshouses and related facilities, including packhouses, to be built in designated Chichester City cannot accommodate all the retailers areas in the countryside, where their large size and that might wish to have stores in the City. Sites may be bulk would not normally be allowed, but where identified in Delivering Development Opportunities to their impact is minimised. These designations are allow some appropriate expansion of retailing in the known as Horticultural Development Areas (HDA). city based on the sequential approach, i.e. looking first 321. Where horticultural development is proposed in the centre, then edge-of-centre and then, possibly, within HDAs, the District Council will need to out-of-centre. ensure that it does not impact unacceptably on The City Centre environment will continue to be the amenity of local residents, and that soil, water, enhanced through improvements to the street air, noise and light pollution levels are minimised. scene/public realm including extension and renewal of These issues are covered by policies Tls1 and Env6. 48 Submission Core Strategy 322.There are currently four HDA in Chichester District: horticultural developments. Some of this planting HDAs to the south east of Tangmere, and north could take place within the existing HDAs, but and east of Runcton, characterised by large scale Delivering Development Opportunities will also horticultural operators; HDAs between Sidlesham consider whether the HDAs should be expanded and Highleigh, and at Almodington, characterised to accommodate some of this planting. by small scale operators. 328.The large scale horticultural businesses are keen to accommodate some of their workforce in self Large Scale Horticulture contained accommodation close to their place of work. Whilst a significant proportion of workers in 323. The HDA at Tangmere and Runcton in particular are these businesses work in high quality, well paid characterised by major expanses of large buildings jobs, a proportion of workers are employed and have good access to the main road network. temporarily, and many of these are from other Their businesses supply large supermarket and parts of the United Kingdom or the European food chains, in many cases pre-packed and Union. These workers tend to benefit from living labelled, and are required to adapt and improve communally, in accommodation provided constantly to maintain this custom. They therefore specifically for them close to their place of work. have plans for the expansion of glasshouses and Currently, they are accommodated either in related facilities. They would like to be able to caravans, or in private rented housing stock in prepare pre-packed chilled food, including cooked Chichester or its outlying villages. Providing self- food, to go with their salad products, because contained accommodation for these workers supermarkets in particular are demanding protein would help the businesses and the workers, as products such as fish and chicken are added to the well as freeing up some of the private rented pre-packed salads. This Core Strategy, and policy homes in short supply in Chichester District. Sus6 in particular, limits countryside development Delivering Development Opportunities will to that which requires a countryside location. therefore consider where, and how, this Horticultural development does need a countryside accommodation can be provided. The location location, but wider industrial uses generally do not. would be determined primarily by the need to 324.The Council would prefer the HDA to remain ensure journey distances from accommodation to available for growing and packing of horticultural work are minimised, whilst avoiding, or products, and other processes directly related to mitigating, any landscape impact. the preparation of packed salad products, such as washing and shredding. Other related processes, including cooking, should be located on industrial Smaller Scale Horticulture estates. 329.The horticultural nature of land at Sidlesham and 325.Delivering Development Opportunities will Almodington began as a result of the Land determine whether additional land is needed to Settlement Agreements established during and allow the horticultural industry to expand further. after World War II. These were set up with the In determining the best location for this additional dual aim of providing food in a time of scarcity, land, if needed, consideration will be given to the and providing employment for ex-service need to ensure that the area is well served by the personnel. The areas have been redesignated as strategic road network. The main options to be Horticultural Development Areas, and are considered will be to expand either of the existing generally characterised by smaller scale HDA at Tangmere or Runcton, or to create a new glasshouses, although they are especially HDA if an appropriate location in the coastal plain important for the growing of plants. can be found. 330.A number of horticultural businesses are located 326.The Council would prefer to ensure that land in these areas, many of which are small scale within existing HDAs is used efficiently before although some are larger, but the patchwork identifying additional land, and will consider using nature of the landholdings makes land assembly, its compulsory purchase powers where necessary and therefore expansion, difficult. The areas are to ensure that the expansion of horticultural less well served by the road network than the businesses is not frustrated by landowners. Tangmere and Runcton HDAs; they are further from the A27, and the roads within these HDAs 327. Strategic Tree Planting is proposed in the are often unmade and unadopted. Manhood Peninsula as set out in policy Env12. This will serve a number of purposes, including 331. The use of these sites by large scale operators is the screening of existing and future large scale therefore not expected to the same extent as at Submission Core Strategy 49 Core Strategy: Working Communities

Tangmere or Runcton. On the other hand, some HDAs for Large Scale Operators holdings are now occupied by owners not in the Large scale horticultural operators will continue to be horticultural business, which means that some focussed within the existing horticultural development land parcels are underused, and the danger of areas at Tangmere and Runcton. If additional site(s) dereliction needs to be avoided. are found to be needed, Delivering Development 332.The principle to be followed is therefore to Opportunities DPD, will allocate site(s) on the basis of reinforce the use of the Sidlesham and the following criteria: Almodington Areas for horticulture. To help • Good access to the strategic road network; horticultural businesses assemble land to improve the efficiency of their operation, it is important to • Avoiding harm to sites of importance in terms of ensure that land values reflect the areas’ location landscape, wildlife, geology, archaeology or in the countryside, where new open market historic merit; and housing will not be appropriate. To help to • Avoiding harm to the amenity of local residents, achieve this: particularly in terms of light pollution, smell and • the District Council will work with West Sussex noise. County Council to improve the currently An appropriate site or sites will be identified in unadopted roads to make it easier for Delivering Development Opportunities to provide self- horticultural lorries to use the area; contained accommodation for horticultural workers. The site(s) will be chosen on the basis of the following • the Council will consider using its powers to criteria: insist that land which is clearly derelict, or in danger of becoming so, is improved through the • Proximity to place of work to enable journey times use of section 215 notices, with the ultimate to be reduced; sanction of compulsory purchase for non- • Provision of mass transport, either public compliance; transport or provided by the businesses, to avoid • new dwellings will not be acceptable. exacerbating traffic congestion; 333.Parts of these HDAs, particularly at Sidlesham, are • Minimisation of landscape impact; and underused for horticultural businesses, and some • Provision of adequate infrastructure, including other businesses have located on the periphery of water and electricity supply, and drainage. the Areas. Equally, some horticultural businesses are outside the current HDA boundaries. Delivering Development Opportunities will HDAs for Small Scale Operators therefore consider whether to redraw the The HDAs at Sidlesham and Almodington will continue boundaries. to be the focus for small scale horticultural businesses. Replacement and expansion of existing dwellings will Policy Wrk4: Horticultural Development be restricted to ensure that they remain available to small-scale horticultural operators. HDAs for Large and Small Scale Operators The District Council will work with its strategic partners Subject to the need to provide sustainable surface to consider whether, and how, the road network within water supply and disposal technologies, and to other these HDAs can be improved in terms of access for LDF policies, planning permission for horticultural horticultural lorries. development within defined Horticultural Development Areas will be approved. Measures must be introduced to ensure that artificial light is used efficiently, and that light pollution from new and existing horticultural development is minimised.

50 Submission Core Strategy Tourism Strategy 340.New high quality accommodation is needed particularly in the Sussex Downs AONB and in the 334.Tourists are vital to the District’s economy, Manhood Peninsula. This is generally expected to spending almost £145 million per year in the be in the form of rural pubs with accommodation, District. The outbreak of Foot and Mouth Disease and Bed & Breakfast. in the late 1990’s caused a significant drop in the number of visitors to the District, and especially to 341. There may also be demand for self-catering the rural parts, which had a massive impact on the accommodation, campsites and camping barns District’s economy. We therefore know how within easy reach of the South Downs Way to cater important tourists and visitors are to the District. for peak season demand, and for festivals and The tourists coming to the coastal resorts in events, and in the Manhood Peninsula. particular are changing, so the facilities provided 342.Proposals for these types of accommodation can for them need to change too. be dealt with under policy Sus6. 335. Visitors support local facilities such as pubs, 343.There is also demand for existing Bed & Breakfast shops and restaurants, as well as patronising accommodation and static caravan and holiday facilities aimed specifically at tourists, and this is parks to open for a longer season. The caravan important not just in Chichester City, but accommodation season has been restricted by throughout the District. Unfortunately, too few planning condition to the warmer months. The visitors to the District stay overnight, which means Tourism Study has identified demand for tourist that a great deal of potential income is lost. accommodation earlier and later in the year, and in To maximise the economic benefit, it is particularly particular during the Autumn half term school important to focus on providing visitors with a holidays. The holiday season will not, therefore, high quality experience, to encourage them to stay be unnecessarily restricted by this LDF but closure for a longer time than they might otherwise, to periods will continue to be necessary to avoid return in future, and to recommend the area to holiday accommodation effectively becoming others. residential accommodation; to protect occupants 336.Significant tourist attractions exist in the District, from flood risk; to protect wildlife habitats, such including Chichester Festival Theatre, Chichester as habitats for overwintering birds, from harm; and Cathedral, Pallant House Gallery, Goodwood because caravans are inefficient in terms of heating, which conflicts with the principles behind House, motor racing circuit and racecourse, policy Sus3, and means that they are often not Fishbourne Roman Palace, Weald & Downland appropriate to accommodate people in the cold Open Air Museum, Petworth House, Tangmere winter months. Aviation Museum and West Wittering beach. The District Council takes a positive approach to 344.The issue of flood risk is particularly relevant to tourism, with ongoing improvements being made the Medmerry area west of Selsey, which is to Fishbourne Roman Palace and the Cowdray protected by a 1 in 1 year sea defence. In other Ruins in Midhurst. words, the defence is expected to be breached once every year on average, when the tide is high 337. The provision of facilities for families and young and winds are stormier. Climate change is people may also help to encourage younger expected to lead to more storminess, particularly people to stay in, or move into, the District with in the winter months, so conditions which avoid wider benefits in terms of policy Sus4. caravans in the Medmerry area being occupied in 338. A Tourism Study was produced for the District the winter months will continue to be imposed and Council by Tourism South East. The Study may even need to be extended in future. considered four key issues: Tourist and Visitor 345.In terms of needing to identify specific sites for Accommodation; Hotels; Cycling and Equestrian tourism accommodation in Delivering Tourism; and the Manhood Peninsula. Development Opportunities, the Tourism Study identified clear demand for a boutique hotel of Tourist and Visitor Accommodation about 50 rooms, and a sizeable budget hotel of 100+ rooms in Chichester City, as well as possible 339.Retaining and developing a high quality tourism scope for a small quality hotel in Petworth, and a base is essential to attract longer stay visitors. small boutique hotel in West Wittering. Delivering The importance of providing high quality tourist Development Opportunities may identify sites for accommodation was emphasised by the Tourism these uses if they do not come forward through Study. other means. Submission Core Strategy 51 Core Strategy: Working Communities

Cycling and Equestrian Tourism The Manhood Peninsula 346.As identified by the Tourism Study, there is clear 350.Tourism in the Manhood Peninsula is dominated potential to offer new products to the short breaks by West Wittering Beach, which sees up to 15,000 market by promoting Chichester District as a visitors on a busy summer Sunday. The beach is centre for cycling and equestrian activities. served by a long straight access road from the 347. The Manhood Peninsula, in particular, is excellent village of West Wittering, and the access road, and for cycling holidays, because it has many attractive roads leading to and within West Wittering can features, quiet roads, and because its landscape is become extremely congested. The majority of the flat. A safe cycle route is being identified and beach itself, and land between the village and the delivered to enable cyclists to travel from beach, forms part of the Chichester Harbour Chichester City into and around the Manhood AONB, as well as being protected for its Peninsula. Completing the section of National international importance as a wildlife habitat. Cycle Route 2 in Chichester District would also 351. It is therefore important to balance the impacts of clearly be of benefit, as would the provision of tourism with the tranquillity and natural beauty of accommodation suitable for cyclists, which can be the area. considered under policy Sus6. 352.The town of Selsey is the second largest 348.The South Downs is excellent for equestrian settlement in Chichester District and continues to activity because of its attractive, tranquil attract tourists, particularly to the large static landscape, and the Manhood also has significant caravan site at its western edge. However, the potential for equestrian activity. Clearly, a better, Tourism Study has found that a high proportion of more joined up bridleway network would be of Selsey’s visitors have been unable to find benefit in both areas. As would a comprehensive accommodation in West Wittering. review of signage to keep horses away from busy 353. The Strategy for Tourism in the Manhood roads and direct riders to services available to Peninsula is to help to regenerate Selsey by them along the South Downs Way, in the Manhood promoting it as a tourist destination in its own Peninsula and elsewhere. The provision of right, for water and beach based activities. This accommodation, including stabling facilities, for will have the added benefit of alleviating pressure individuals and groups riding along the South on West Wittering. Access points for water borne Downs Way and in the Manhood Peninsula will activities will be encouraged, particularly between also be encouraged, and can be considered under the lifeboat station and the East Beach car park, policy Sus6. and beach zoning will be reviewed to avoid 349.Policy Env7 also deals with the issue of access to conflict. Delivering Development Opportunities the countryside and Rights of Way Improvement will also consider the possibility of identifying a Plans. site for a water sports training and activity centre, which would become an important centre for information, training, events, social gatherings and supporting facilities for watersports users and spectators.

52 354.A similar promotion of East Wittering/Bracklesham Wrk5: Tourism Strategy Bay would also help their facilities, although this Tourism accommodation, particularly in the form of may not alleviate pressure on West Wittering to high quality small-scale rural accommodation, and the same extent. accommodation suitable for cyclists and equestrian 355. The promotion of the area for water based riders, will be encouraged. activities would have the added advantage of The caravan season will not be unnecessarily restricted encouraging younger people to the District. by this LDF, but occupancy conditions will be imposed 356.Delivering Development Opportunities will to avoid: consider the allocation of site(s) for water borne • holiday accommodation being used as residential sports facilities in Selsey and East accommodation Wittering/Bracklesham Bay. • potential risks to occupants from flooding 357. The Council will work with its partners to ensure that visitors are managed appropriately, • potential harm to wildlife particularly in terms of impact on the Chichester • harm to occupants in colder months. and Pagham Harbour areas. In order to help to regenerate Selsey, and alleviate pressure on West Wittering, Selsey and East Wittering/Bracklesham Bay will be promoted as tourist destinations in their own right, for water based activities.

Submission Core Strategy 53 Core Strategy: Active Communities

BACKGROUND 365.A Green Space Strategy is being developed by the District Council which will identify where 358.The promotion of an active community has a wide deficiencies in open space and recreation range of benefits. provision exist, either in terms of the quality of 359.Sport and recreation generally have significant existing provision, or the lack of provision. Where health benefits, and the promotion of walking and necessary Delivering Development Opportunities cycling has benefits in terms of promoting will identify land to meet these shortfalls, and will sustainable transport, and avoiding excessive car explain how this provision will be delivered. use, so reducing pollution and impacts of climate 366.Significant alterations are expected at The Grange change. Leisure Centre, in Midhurst. It is likely that the 360.Because Chichester District has an ageing Leisure Centre will be improved within its existing population, meeting the needs of older people, in site and, potentially, other uses may be included terms of housing, health and transport provision is on the site. particularly important. As is meeting the needs of younger people who we want to encourage to stay in, or move into, the District. Policy Act1: Promoting an Active Lifestyle The LDF will promote an active lifestyle by: POLICIES • Positioning development so that the origins and destinations of journeys are made easier by foot Promoting an Active Lifestyle or cycle. 361. Given the health, welfare and crime diversion • Developing cycling and walking initiatives in benefits, an active lifestyle will be promoted for partnership with strategic partners, which will lead the benefit of the population as a whole. to the creation of a network of safe and attractive 362.This Core Strategy aims to encourage forms of cycling and walking routes. These routes will be development which enable walking and cycling. developed by means of both proactive intervention Concentrating additional development within the and reactive to other proposals. more sustainable settlements in the District, as set • Developing a Green Space Strategy which will lead out in policy Sus2, will ensure that people live to the improvement of access to facilities for play, relatively close to the services and facilities that sport, open space, allotments, green walkways they need to use regularly, and “desire lines” from etc. Where necessary, land will be allocated for these new developments will need to be safe for these uses in the Delivering Development both walking and cycling. Opportunities DPD. 363.The District Council aims to create safe cycle links from all surrounding settlements into Chichester, along with the development of the National Cycle Needs of Older People Network Route 2 along the South Coast and into 367. The District’s population is increasingly ageing. and around Chichester Harbour and the South Older people have specific needs in terms of Downs. The surrounding villages of Bosham and housing, health, welfare, use of community Fishbourne to the west, Hunston and Donnington facilities and mobility. to the south, and Lavant to the north, all have 368.As some older people are unable to drive, the good cycle routes into the centre of Chichester. provision of a wider range of transport options, Further improvements are planned via the Local and public transport provision in particular, will Transport Plan (see policy Inf2). help to avoid the feeling of isolation that some 364.Chichester District is well served by informal older people encounter. Policy Inf2 deals with recreation space, because it has so much this. countryside and the coast, but the District also has 369.Older people need homes, and some are looking a good range of more formal recreation facilities. to downsize, so the provision of smaller homes, There are a number of leisure centres and a range as dealt with by policy Liv5, will enable this to of smaller sports and recreation facilities in some happen. It is also important that homes are built other villages. Schools sometimes make their in such a way that they can accommodate their sports facilities available to the general public and occupants’ needs, at whatever stage they are in village halls are also often made available for life. The Joseph Rowntree Foundation has sport. developed a housing concept known as Lifetime Homes, which encourages the provision of homes 54 Submission Core Strategy which are adaptable, to make the home flexible 372. An element of affordable housing will be sought enough to meet whatever comes along in life: a from any housing provided specifically for older family member with a broken leg; someone with a people to be sold or let on the open market, longer term serious illness; or parents carrying in as specified in policy Liv631. heavy shopping and dealing with a pushchair. 373. The Local Strategic Partnership will need to The Housing Needs Survey recommended the consider how to deal with this issue further, but it adoption of the Lifetime Homes Standard in may well be that, beyond the issues dealt with Chichester District. elsewhere in this Core Strategy, a main focus of 370. The Lifetime Homes concept involves ensuring, the Local Strategic Partnership’s efforts will be to for example, that the living room, and a toilet, are consider the issue of the District’s ageing provided at ground floor level; that there is population. sufficient space to allow a wheelchair to turn in dining and living areas; and that walls in bathrooms and toilets are capable of taking Policy Act2: Needs of Older People adaptations such as handrails; that switches, The needs of older people should be considered when sockets, ventilation and service controls are at a spatial planning decisions are being made. height useable by everyone. Revisions to Building Wherever practicable and appropriate, homes should Regulations are expected to incorporate the be built to meet the Lifetime Homes standard. Lifetime Homes Standards, but may not be in place for a few years. In some new development, If housing aimed specifically at meeting the needs of particularly for flats, it will not be practicable to older people is not deliverable within the Built Up Area, meet all of the requirements of Lifetime Homes. and a local need is proven, then it may be appropriate Some of the provisions will affect the external immediately outside the Built Up Area of that appearance of a home, and its curtilage, and these settlement, based on policy Sus6. may not always be appropriate, particularly in Conservation Areas. Nevertheless, planning Needs of Young Adults applications for new homes should incorporate Lifetime Homes standards unless the District 374. The District’s population is increasingly ageing. Council accepts that this would not be either The District has a below average population of practicable or appropriate. younger people, and above average population of older people. Consultation with younger people 371. More specialised forms of housing, such as as part of the Community Strategy indicates that nursing, assisted living or sheltered homes, may half of young people do not intend to stay in the also be needed. Wherever possible, these should District when they leave home. For the District’s be located within Built Up Areas, particularly to population to be sustainable it needs to be more ensure that less mobile older people are within mixed, particularly in terms of age. This means easy reach of the settlement’s facilities. If the encouraging more young residents to stay, and District Council is persuaded that there is an attracting more young people to the District; unmet need for housing for older existing particularly those young adults in the 21 to 35 year residents in a particular town or village, and it is age group. not possible to meet this need within the Built Up 375. Chichester City caters for students attending either Area, then this type of housing will be considered University of Chichester, or Chichester College of to be a “community facility” in terms of policy Arts Science & Technology, which provides a wide Sus6. In other words, housing for older people range of education from GCSE’s to tertiary from any particular settlement may be provided qualifications and adult education. Clearly, there outside the Built Up Area of that settlement are a significant number of young adults attending providing that the developer has clearly made these establishments who could be encouraged to every reasonable effort to secure a site within that stay in the District beyond their education, if settlement’s Built Up Area and that housing provision was made for them. accommodation within the Built Up Area vacated by older people would be released to meet general 376. Young adults’ needs are often similar to other housing needs. As explained in policy Sus6, sections of the population, but some issues are conversions will be preferable to developing new different, or more extreme. 31 Clarified by letter greenfield sites, and if greenfield development is from Rolande necessary, sites should be immediately adjacent to Anderson, GOSE Regional Director, the Built Up Area. 13 March 2006 Submission Core Strategy 55 Core Strategy: Active Communities

377. It is clear that young adults need affordable Policy Act3: Needs of Young Adults homes, for purchase as well as for rent. Policy The needs of young adults should be considered when Liv6 aims to deal with this by encouraging the spatial planning decisions are being made, including provision of a wide range of affordable tenures, when planning applications are determined. not just social rented homes. The local planning authority may refuse planning 378.Young adults require good quality transport applications on the basis that they miss opportunities networks, and seem willing to use more to provide for young adults. sustainable transport modes if they are provided. Some young adults do not have a driving license, or cannot afford a car. Better quality cycle lanes Local and Community Facilities and public transport would be particularly helpful, and this is the aim of policy Inf2. 382.The facilities in many villages are declining, either in terms of quality, or quantity. It is important that 379. Young adults also require good quality jobs, which facilities aimed at meeting daily needs are policy Wrk1 aims to encourage, and entertainment. available close to where people live, including in They are particularly keen on the provision of smaller towns and villages. The provision of quality pubs, bars and restaurants, with later services and facilities is one of the key licensing hours, and the creation of a “café determinants of the sustainability of a settlement culture”. It may be that Chichester City is the best which, in turn, leads to the hierarchy of placed to cater for this type of demand. District settlements in policy Sus2 and the development Council strategies aimed at providing sports and potential set out in policies Liv2 and Wrk1. leisure opportunities will also be important. 383.The policy below makes a distinction between 380.The strategy for Selsey outlined in policy Wrk5 is community facilities and local facilities. Both sets partly aimed at encouraging young adults to stay of facilities are important, but the distinction is in the District, or to move here, by creating a niche made to reflect the difference in the mechanism market tourism market aimed primarily at young for providing them. Community facilities are adults based around water borne sports. provided via public funding, and include village or 381. Core Strategy policies will therefore help community halls, recreation facilities, play areas significantly to improve the attractiveness of the and playing fields, libraries, schools, doctors’ and District to young adults, and to relate these to dentists’ surgeries, museums, galleries and public spatial implications. The Local Strategic art. Local facilities, including local general stores, Partnership will need to consider how to deal with post offices and pubs are provided via private this issue further, but it may well be that, beyond funding, but have significant community benefits. the issues dealt with elsewhere in this Core 384.The District Council will do what it can to stop Strategy, a main focus of the Local Strategic local and community facilities from closing, and to Partnership’s efforts will be to market the District encourage the provision of new facilities where as a place that is attractive for young adults. they are needed, including the identification of land in Delivering Development Opportunities.

56 385.This is easier in the case of community facilities, Policy Act4: Local and Community Facilities because the District Council can work with its The District Council will work with its strategic partners strategic partners to arrange funding to provide to retain existing community facilities, and to provide new facilities, and will do so where local additional community facilities where a need is communities identify a need, particularly in parish identified. plans. Should a need be identified by the local community for 386.As local facilities are also businesses, the District additional local or community facilities, then the Council’s Economic Development service provides location of these new facilities will be based on policy advice, and may be able to provide grants to help Sus6. Local and community facilities should be well maintain their provision. located and easily accessed by the population they are 387.Ideally, new community and local facilities should intending to serve. be located on previously developed land but, Proposals which would lead to the loss of local where no suitable sites exist, greenfield sites may facilities will need to demonstrate that they are not be appropriate, as set out in policy Sus6, although needed by the local community based on appropriate it is particularly important to ensure that these marketing to retain the use, based on policy Wrk2. facilities are well located and easily accessed by the population they are intended to serve. Proposals which lead to the loss of community facilities will need to demonstrate that the facility is not needed 388.Beyond that, the District Council will resist the by the local community for its current use, or for change of use or redevelopment of local facilities another similar community use. or community facilities to other uses. With regard to the consideration of planning applications, local Community facilities include those publicly funded facilities will be treated in the same way as facilities aimed at serving the local community, existing employment sites, so proposals which including village or community halls, recreation lead to the loss of existing local facilities, will need facilities, play areas and playing fields, libraries, to demonstrate that they have been appropriately schools, doctors and dentists surgeries, museums, marketed to retain the use based on policy Wrk2. galleries and public art. Local facilities include those private businesses which have a significant community benefit, including public houses, local general stores and post offices.

Submission Core Strategy 57 Core Strategy: Our Environment

BACKGROUND POLICIES 389.Chichester District has a remarkable local Landscape environment. It includes two Areas of Outstanding 395.Chichester District is split into four approximately Natural Beauty: the Sussex Downs (which may equal national landscape character areas: low become a National Park in future) and Chichester weald; wealden greensand; south downs; and Harbour which contains a number of south coast plain. A Strategy for the West Sussex environmental designations. The city of Landscape has been developed by West Sussex Chichester is renowned for its Cathedral and County Council32. This sets a vision for each of the historic heritage. And the attractive villages and character areas, and landscape guidelines relating countryside have heritage and wildlife assets. to development. 390.The LDF will need to protect the most important 396.Much of Chichester District is designated as an parts of the local environment, whilst still allowing Area of Outstanding Natural Beauty: either the development in areas where the environmental Sussex Downs AONB or the Chichester Harbour harm is minimal. AONB. AONBs are national designations which 391. New development is required, but the LDF needs means, according to PPS7, that they have the to ensure that the quality of the local environment highest status of protection in relation to is enhanced if possible. If this is not possible, any landscape and scenic beauty and that these issues harm needs to be minimised. should therefore be given great weight in 392.It is necessary to protect the identity and separate determining planning applications. distinct character of individual settlements to maintain a sense of community through the use of Sussex Downs AONB Strategic Gaps and policies to restrain development in the countryside generally. 397. Most of the Sussex Downs AONB may become part of the South Downs National Park. If and when 393.Parts of the District are subject to flood risk from this happens, the South Downs National Park both the sea and rivers. Chichester City itself was Authority will produce its own Local Development badly flooded in the early 1990s when the River Framework. Until then, the Chichester District LDF Lavant flooded, and some of the coastal towns and will form part of the development plan for the area villages, including Selsey, Prinsted and Bosham, and will propose development necessary to meet have been flooded by the sea when their sea the needs of communities within the AONB, based defences have been breached. on the requirements of the South East Plan. 394.The District is significantly affected by minerals 398.The draft South Downs Management Plan extraction because of the major chalk deposits in (January 2006) aims to protect, conserve and the Downs area, and sand and gravel deposits enhance the natural beauty and amenity of the along the A27/rail corridor. The mineral extraction South Downs, to promote quiet informal recreation sites are then often used for the deposition of where this is consistent with the first aim, and to waste as landfill sites, which means that the promote sustainable forms of socio-economic District is also heavily affected by waste development and land management consistent deposition. These issues are dealt with by West with the first two aims. The Management Plan Sussex County Council’s Minerals and Waste refers to two Landscape Character Assessments, Development Framework. for the Sussex Downs and East Hampshire sections. A single Assessment is intended to be produced by April 2007.

Chichester Harbour AONB 399.The Chichester Harbour AONB Management Plan 2004-2009 sets out how the Chichester Harbour AONB should be managed. Its management 32 A Strategy for the West Sussex principles include the need to preserve and Landscape, West enhance the AONB’s natural beauty, and to retain Sussex County the quiet, undeveloped nature of parts of the Council, October 2005 AONB. The Management Plan refers to a Landscape Character Assessment, and sets out 58 Submission Core Strategy where landscape enhancement would be such high quality. Enhancement is particularly appropriate. It also promotes the farming of land important in areas within easy reach of the in sympathy with the environment. The LDF has a District’s population. Landscape enhancement will significant role to play in helping to achieve these not justify the provision of developments which principles and the AONB Management Plan will conflict with the overall principles of the Core form a material consideration in the determination Strategy however. of planning applications. 405.Landscape Character Assessments have been produced for the two AONBs, as part of Development within AONBs Management Plan work, and for land around Chichester City. Along with A Strategy for the West 400.Communities within AONBs have spatial needs Sussex Landscape, these, and any future which should be met. These include the need for Landscape Character Assessments, will form part affordable homes, employment, a choice of of the process of defining landscape features transport modes, community facilities, and a worthy of retention. population sufficient to enable rural facilities and services to remain viable. 401. The South East Plan proposes that approximately Policy Env1: Landscape 71% of the homes to be provided by this LDF The District’s valued landscapes must be protected and should be provided outside the Sussex Coastal enhanced. Development harmful to the landscape will Towns sub-area, i.e. north of the A27. Much of this be refused. land lies within the Sussex Downs AONB. Development within Areas of Outstanding Natural 402.Development will therefore be necessary within Beauty will be refused unless it: the AONBs, to meet local socio-economic needs. • facilitates the economic and social well-being of Because a large proportion of the District is the area; designated as one or other of the two AONBs, and because some of the more sustainable • is small-scale; and settlements, notably Midhurst, are located in • is suitably located; and these areas, Delivering Development • is suitably designed; and Opportunities will identify sites within AONBs to meet, for example, part of the District’s housing • preserves or enhances the natural beauty of the and employment requirements, based on other Area; Core Strategy policies. Resultant development will Within AONBs, and elsewhere, the amelioration of need to accord with the principles set out in the harm caused by existing developments, and the following policy and, where appropriate, with the enhancement of landscapes that are of a poor quality, relevant AONB Management Plans in accordance will be encouraged. with policies Env8 and Env9. For Midhurst in particular, larger sites may be identified if this is Outside AONBs, development will be refused if it is determined through Delivering Development harmful to landscape character or landscape features Opportunities to be the most sustainable option. worthy of retention, particularly local distinctiveness. 403.PPS7 sets out how proposals for major The AONBs are shown on the Key Diagram. developments within AONBs must be considered. This will not be repeated here. Wildlife and Geology 406.Wildlife quality and biodiversity is a key indicator Outside AONBs of environmental health, and ultimately of quality 404.Generally, the LDF’s locational strategy focuses of life, but the District’s wildlife and biodiversity, development within Built Up Areas outside the like almost everywhere else, is in decline. AONBs, so many sites identified in Delivering 407.We need to continue to protect and enhance the Development Opportunities will be outside District’s wildlife and geology, including designated AONBs. However, this does not mean that the sites and species important to the local area landscape is not important in these areas, and any covered by the Sussex Biodiversity Action Plan. proposed development should preserve landscape But we also need to do more to promote measures features which are worthy of preservation, to improve biodiversity, to recreate natural habitats particularly where they are locally distinctive, and and to minimise problems caused by intensive enhance those areas where landscape is not of agricultural practices. Submission Core Strategy 59 Core Strategy: Our Environment

International Sites interest feature, the only form of control to 408.The District includes a number of internationally mitigate that harm is via the determination of important sites designated through European planning applications. The policy below therefore Union “Natura 2000” legislation, including Special explains that development will be refused if it Protection Areas (SPA), Special Areas of harms the site’s notified special interest feature. Conservation (SAC) or Ramsar Sites (Wetlands of PPS9 explains that harm is acceptable if there is International Importance). These are listed in no alternative location and the benefits of Table 13, and will be shown on the Proposals Map development, at that site, clearly outweigh the in Delivering Development Opportunities but, harm. In a large rural District like Chichester, there based on PPS9, will not be referred to in LDF policy is little possibility of there being no alternative because they enjoy the highest level of statutory location for development, although the potential protection to maintain or restore any nature locations for the large scale greenfield conservation interest. This statutory protection development at Chichester City is relatively means that development that harms the nature limited. conservation interest will only be approved if there is an overriding public interest for the use (which Local Sites case law defines as being national interest), and if there are no alternative solutions. Even then, an 411. Locally important sites, such as Sites of Nature equivalent compensatory habitat must be created Conservation Importance or Local Nature Reserves which cannot itself harm the nature conservation also warrant protection, as do species and interest. habitats covered by the Sussex Biodiversity Action Plan or Chichester District Local Biodiversity Action Table 13 Plan (LBAP). These sites receive no statutory Sites Designation(s) protection, so can only be protected by the Chichester & Langstone Harbours SPA, SAC, Ramsar planning regime. Any development which would Duncton to Bignor Escarpment SAC harm them will be refused, unless the benefits of the development outweigh the harm, and then Ebernoe Common SAC harm should be mitigated. Kingley Vale SAC Pagham Harbour SPA, SAC, Ramsar 412. The Local Biodiversity Action Plan explains that Chichester District includes parts of four “Natural Rook Clift, Treyford SAC Areas”, which provide a useful framework to Singleton & Cocking Tunnels SAC assess biodiversity. The main habitats and The Mens SAC species, and issues relating to these, are Woolmer Forest (part) SPA summarised in Table 14. Arun Valley (immediately adjacent to District boundary) SPA 413. The LBAP also defines important habitats not specific to natural areas: 409.It is important to ensure that development, either • Freshwater bodies (rivers, streams, canals, individually or cumulatively, does not cause harm ditches, associated reedbeds, floodplains, to these sites. The LDF’s locational strategy avoids ponds, lakes and old gravel pits) development in, or that would put undue pressure • Roadside verges – important for wildlife being on, internationally designated sites. squeezed from traditional niches – also form important wildlife corridors National Sites 414. The four natural areas generally coincide with the 410. The District also includes a number of nationally four Areas of Strategic Opportunity for Biodiversity 33 important sites, including Sites of Special Improvement identified in the South East Plan . Scientific Interest and National Nature Reserves. These are broad indicative areas of greatest These will be shown on the Proposals Map in regional-scale potential for enhancement, Delivering Development Opportunities. Those that restoration and recreation of four key strategic do not also enjoy protection under international habitats: wetlands; chalk grassland; lowland directives (see above) need to be protected by the heath and acid grassland; woodland. The majority LDF. Although SSSIs enjoy some statutory of Chichester District is covered by one or more of protection in that landowners must give English these Areas, so the importance of Chichester Nature 4 months notice of any proposed processes District’s biodiversity potential is clearly of 33 Policy NRM4 that are likely to harm the site’s notified special regional significance. 60 Submission Core Strategy 415. The LDF will be used to ensure that habitats, through the construction of coastal defence species and features referred to in the Sussex and systems can modify these processes and in turn Chichester District Biodiversity Action Plans, and the ability of habitats to respond to change. as Areas of Strategic Opportunity for Biodiversity Managed realignment, as covered by Env5, is a Improvement are protected and/or enhanced. management option capable of ensuring that 416. Climate change will impact on habitats and the dynamic coastal processes are re-established and species they support, forcing them to adapt or allow for change. Where managed realignment is move to keep pace with shifting climatic accepted at Medmerry, west of Selsey, there is an conditions. Valuable habitats may be subject to opportunity for saltmarsh creation which greater risk of storm damage, and managed compensates for habitat losses expected as a realignment will mean some habitats are result of climate change across the Solent. inundated by the sea. Habitat networks and buffer 418. The South Downs Management Plan proposes to zones can help the movement of species in their map areas where internationally important chalk search for more favourable territory, helping to grassland and heathland could be recreated, and avoid “coastal squeeze”, so previously fragmented proposes to target habitat restoration to allow this habitats should be reinstated wherever possible. to happen. This work has not yet begun, but 417. Where a coastline functions naturally, habitats and Delivering Development Opportunities will species are able to respond to any changes in consider whether there would be any benefit in physical processes. Human activity, particularly identifying sites of habitat potential.

Table 14 Natural Area Summary of features etc South Coast Plains • Much of international or national significance • Salt marsh, vegetated shingle and sand dunes – all rare and specialised habitats. Some important coastal woodlands • Farming practices generally damaged habitats and features elsewhere, including hedgerows, farm ponds, rough grassland and scrub • Important species include Childing Pink and water vole South Downs • Chalk ridge • Chalk grassland of particular importance. Chalk heath, scrub and woodland also noteworthy • Chalk grassland – incredibly rich habitat • Chalk heath – nationally rare • Ancient woodland – including internationally important Kingley Vale • Designated as Environmentally Sensitive Area to encourage farmers and landowners to manage in an ecologically sensitive manner – financial aid available Wealden Greensand • Ridge of sands and clays • Key biodiversity feature is lowland heathland. Also includes ancient woodland, parkland, unimproved grassland and river floodplain • Lowland heathland – internationally and nationally rare habitat – Chichester District has high proportion of West Sussex’s total – requires careful management to avoid invasion by scrub and trees • Outstanding range of species includes Dartford Warbler, nightjar, sand lizard and natterjack toad Low Weald • Very complex geology dominated by heavy clay soils • One of most densely wooded areas of England – numerous ancient, semi-natural woodland and wood pasture • Other important features include hedgerows, which often border permanent grassland • Rare mammals include dormouse and brown hare

Submission Core Strategy 61 Core Strategy: Our Environment

Policy Env2: Wildlife and Geology so little undeveloped coast exists in much of Southern England. The District’s biodiversity and geological conservation interests will be maintained and enhanced, restored 423.In such areas, the protection of these gaps is of and added to. strategic significance. These “strategic gaps” are worthy of particular spatial definition. Their Development which harms the notified special interest general location is shown on the Core Strategy Key feature of a Site of Special Scientific Interest, or the Diagram, and Delivering Development nature conservation interest of other nationally Opportunities will define their exact extent. important nature conservation sites will be refused. 424.In order to meet wider needs, existing gaps Development proposals which adversely affect locally between settlements may need to narrow to designated sites, or habitats, features or species provide for the District’s housing, employment or identified in the Sussex or Chichester District other requirements. The Housing and Employment Biodiversity Action Plans will be refused unless the locational strategy policies, Liv2 and Wrk1, explain local planning authority is satisfied that: where this is likely, but beyond this, development • An alternative site, habitat or feature, of equivalent which does not maintain the largely open nature value, is provided; or of the gaps between settlements will not be • There are no alternative solutions; and appropriate. • There are overriding reasons which outweigh the harm Policy Env3: Coalescence and The recreation of traditional habitats, as specified in Strategic Gaps the Local Biodiversity Action Plan and as identified as In order to protect the separate identity and individual Areas of Strategic Opportunity for Biodiversity character of settlements, development which leads to Improvement in the South East Plan will be their coalescence will be refused. Uses that continue encouraged. to create the perception of open countryside may be The creation of opportunities for species to spread and appropriate, e.g. agricultural or forestry uses, to create niches elsewhere in order to reduce any recreational open space, campsites, touring caravan negative impacts of development and to allow species parks and, in some cases, schools. to migrate as a result of climate change will be Strategic Gaps will be defined where it is necessary to encouraged through the reinstatement of previously retain the separate identity of settlements, where gaps fragmented habitats. are narrowest and where development pressure is high, i.e. between: Coalescence and Strategic Gaps • Chichester and its immediate satellites, i.e. Lavant, 419. The character of towns and villages is achieved Westhampnett, Tangmere, Oving, Runcton, North not only by the buildings and spaces within them, Mundham, Hunston and Fishbourne; but also by their setting in the wider countryside. • Hermitage and Southbourne; One way of protecting the individual identity and amenity of these settlements is to stop them • Southbourne and Hambrook; and coalescing. • West Wittering and East Wittering/Bracklesham. 420.In many cases, land between towns and villages is The general location of the Strategic Gaps is shown on protected through normal policies restraining the Key Diagram. development in the countryside. 421. Land along the A27/rail corridor is one of the few Adapting to Climate Change areas not protected by AONB designation, and is well served by a range of transport modes. The 425.The Government’s “Climate Change: The UK 34 LDF’s locational strategy therefore proposes a Programme” summarises the issue of climate significant amount of development in this area. change: However, some gaps between settlements in this 426.“Climate change is one of the most serious threats corridor are very narrow; some are no more than a 34Climate Change: UK facing the world’s environment, economy and Programme – field’s width wide. society… We have to take practical action to deal Summary, Department 422.On the coast, protection of the undeveloped land with flooding and severe weather. But we also for Environment, Food and Rural Affairs, and coastal area is vital for the identity and need to tackle climate change by cutting the February 2001 amenity of the local settlements but also because greenhouse gas emissions that cause it.” 62 Submission Core Strategy 427.In July 2004, the Government launched “Making Water Management and Development in Space for Water”, so that the adverse areas at risk of flooding consequences for people and the economy that 431. It is important to manage water to allow the can result from flooding and coastal erosion can District to adapt to climate change. We need to be managed, while achieving environmental and use water more efficiently, which is one of the social benefits35. aims of policy Sus3. 428.As a result of this, a more integrated approach is 432.Climate change is expected to lead to increased taken to the issue of flood management and rainfall rates as a result of increased storminess. coastal erosion, taking into account flooding from When this happens, flooding can occur where the sewers and groundwater as well as from the sea ground is not capable of absorbing rainfall at a and rivers. Making Space for Water proposes sufficient rate. Run-off rates are exacerbated by solutions which work with natural processes, hard surfaces that often result from built rather than against them, avoiding development in development. New developments should flood plains, realigning flood defences and therefore incorporate permeable surfaces, and providing more space for water to be stored, and Sustainable Drainage Systems (SuDS), to avoid the creation of wetland habitats. the risk of run-off leading to flooding, and to 429.A number of Core Strategy policies will reduce the increase the flood storage capacity of new District’s impact on climate change, and/or allow developments. These systems are designed to the District to adapt to climate change and make mimic the natural drainage of a site in a space for water, including: sustainable manner, through infiltration and • Sus2, which will help to create sustainable retention methods such as swales and attenuation communities aimed at reducing energy use; ponds. The Environment Agency recommends that, in order to reduce flood risk, drainage systems • Sus3, dealing with management of water should be designed to cater for the 1% (1 in 100 resources and other sustainable technologies; year) rainfall event, with an additional allowance • Sus7, which promotes the production of energy of 20% on stored volumes to account for global from renewable sources; warming and changing weather patterns. • Inf2, which will encourage a pattern of 433.Parts of the District are subject to flood risk from development where sustainable transport both the sea and rivers. To defend the coast and modes, including walking, become more viable rivers can protect lives, homes and property, but it and easier to use; can also affect natural processes which in turn can • Env2, which allows species to migrate as damage the natural environment and its features, climate changes; including beaches and the shape of the coastline. Defence may also not be viable in the long term. • Env4, dealing with water management and Development therefore needs to be strongly flooding; restricted in areas at risk to flooding, whilst • Env5, dealing with management realignment of ensuring that existing towns and villages are the coast; and protected by sustainable means. • Env7, which promotes tree planting in the 434.The Environment Agency defines flood risk in Manhood Peninsula. terms of three zones. Zone 1 land has a low 430.The issue of climate change is an emerging probability of flooding, defined as being less than science, and further ways of dealing with it will 1 in 1000 probability of flooding in any one year. become clearer in time. In the meantime, it is Zone 2 land has a medium probability of flooding, clear that we should plan the District in a way that defined as being between a 1 in 100 and 1 in 1000 will enable our communities to adapt to its probability of flooding in any one year from river impacts. flooding and between 1 in 200 and 1 in 1000 probability of flooding in any one year from coastal flooding. Land with a greater than 1 in 100 probability of river flooding in any one year, or than 1 in 200 of coastal flooding, is defined as Zone 3a. Zone 3b is the functional flood plain, 35 Making Space for where water is known to sit in times of flood. Water, Department for the Environment, Food and Rural Affairs, 2004, page 6 Submission Core Strategy 63 Core Strategy: Our Environment

435.The predicted 1 in 200 year surge tide level for 2060 development proposed than its size and level of varies along the District’s coastline between 4.0m facility provision would normally merit because above ordnance datum Newlyn (ODN) at Chichester much land around Selsey is at risk of flooding from Harbour, to 4.3m ODN at Pagham, including an the sea. allowance for sea level rise of up to 6mm per year. 440.The general location of the flood risk zones is The Environment Agency recommends the shown on the Key Diagram. application of an additional minimum freeboard of 0.6m. This means that Zone 2 coincides with the following heights ODN: Policy Env4: Water Management and • Chichester Harbour 4.6m ODN Development in areas at risk of flooding • Medmerry Frontage 4.7m ODN Positive adaptation of developments to reduce the risk • Selsey (East) 4.8m ODN of flooding, including natural river system restoration • Pagham 4.9m ODN and the introduction of appropriate Sustainable 436.The Government’s current guidance on flood risk – Drainage Systems, will be sought. Suitable PPG25, and its emerging replacement – PPS25, arrangements for the long term maintenance of SuDS suggest that development should be focussed will be required. within Zone 1. Only water compatible development, Development should be directed away from flood risk such as marinas, water based recreation, and areas. The principles set out in PPS25 will be followed in amenity open space or recreation space are assessing development proposals. appropriate in Zone 3a, and various forms of Where redevelopment is proposed in Built Up Areas development can be appropriate in zone 2, often within Flood Risk Zone 2, this will only be appropriate if dependant on the provision of a flood risk mitigation works are incorporated which are acceptable, assessment, careful design and on the avoidance of practicable and safe and no additional dwellings are put increased flood risk elsewhere. at risk. 437. Development proposals in Chichester District must The replacement of dwellings in areas outside the accord with the principles set out in PPS25. defined Built Up Areas and within Flood Risk Zones 2, 3a 438.Chichester District has an ageing population, and or 3b will be resisted, unless they provide significant new homes in the District will generally be built to safety improvements. Lifetime Homes Standards. It must therefore be assumed, in terms of assessing flood risk, that some or all new homes built on any development Managed Realignment and Access will be occupied by older people, who are more 441. Managed realignment of the coast is a sustainable vulnerable to flood risk. In determining where sites approach whereby the natural processes of coastal for new homes should be located, Delivering erosion and deposition are allowed to take place Development Opportunities will look firstly to sites without the need for major engineered structures. within Zone 1. Potentially, this is more robust and economically 439.Settlements proposed to have some residential viable in the long term than defending the existing development in policy Liv5, but that are affected by coastline. It brings benefits including the creation flood risk from the sea include Chichester (south- or recreation of intertidal habitats which have west), Selsey, West Wittering, Hermitage, declined significantly since large scale coastal Southbourne (Prinsted), Bosham, Broadbridge, and defences have been introduced. But it may result in Fishbourne (south of A259). Settlements at some the loss of homes and businesses. risk of flooding from rivers that have some 442.The Shoreline Management Plan (SMP) which residential development proposed include covers the coastline to the east of Selsey Bill has Chichester (particularly to the north-east and south- been adopted, and proposes managed realignment west), Midhurst, Tangmere, Lavant, Hunston, of the shoreline from Pagham Harbour entrance, Wisborough Green, and Loxwood. A number of other across the Church Norton frontage to the northern smaller settlements are affected by river tributaries end of East Beach. East of Selsey Bill, the Coastal which lead to some flood risk for relatively small Defence Strategy (which is a more detailed areas. There is sufficient land within, and where document than the SMP) will be produced before necessary outside, these settlements to the existing Shoreline Management Plan is accommodate the levels of housing development reviewed. The Coastal Defence Strategy will out for proposed in policy Liv2 outside the areas at risk of public consultation after this Core Strategy has flooding (i.e. within Flood Risk Zone 1). Selsey in been submitted to Government. The options being particular, has a significantly lower total amount of considered include managed realignment of the 64 Submission Core Strategy shoreline at Medmerry – west of Selsey, and East Pollution Head at the entrance to Chichester Harbour. 448.Pollution, whether it be air, soil, water, noise or light 443.The LDF will take account of these proposals in the pollution, has many potentially negative impacts, long term management of the coastal zone. It will including harming human health. Some pollutants, be necessary to ensure that no further permanent known as greenhouses gases, cause climate development takes place in areas expected to be change. The emission of pollutants needs to be periodically or permanently inundated by the sea as avoided or reduced wherever possible and, a result of managed realignment proposals. if it must occur, the negative impacts should be 444.The managed realignment proposals will affect reduced. European Natura 2000 habitats (see policy Env2), 449.This LDF aims to control pollution both by reducing particularly at Pagham Harbour. This effect is the pollutants produced, and by controlling the expected to be positive however, through the impact of any pollutants that are produced as a by- creation of more of the rare intertidal habitats, such product of necessary development. as salt marsh, for which the area is designated, and which the Biodiversity Action Plan promotes. 450.The District’s impact on causes of climate change, Natural England is considering the possibility of the and its ability to adapt to its consequences, is dealt realigned area at Medmerry, should this be taken with elsewhere in this Core Strategy. forward, providing compensatory salt marsh for the Policies which focus development within larger Natura 2000 habitats in the Solent expected to be settlements and Built Up Areas aim to reduce the lost as a result of climate change. need to travel, and to increase the opportunity for a 445. The extension and continuation of a coastal path choice of transport modes being available, around the Manhood Peninsula will have significant which helps to control the emission of transport benefits, and is promoted through the Chichester based pollutants. Via these means, and by Harbour Management Plan. Where the coastal path controlling developments which are likely to cause is affected by managed realignment proposals, the pollution, the amount of pollution produced will be coastal path will need to be reprovided further minimised. inland. 451. In some cases though, pollution already exists, and 446.Selsey, and the District’s other coastal settlements, the impact of that pollution, particularly on human will continue to be protected from coastal flooding health or on the health of natural habitats and and inundation. The District Council and the ecosystems, must be controlled. Environment Agency require access to the coastline 452.The large scale greenhouses associated with to maintain these sea defences so the LDF will horticultural development, particularly at Tangmere enable this. and Runcton, can cause light pollution. Policy Wrk4 447.The areas affected by consideration of managed explains that the District Council will work with the realignment are shown on the Key Diagram. horticultural producers to encourage light pollution levels to be reduced. 453.The District Council is in the process of designating Policy Env5: Managed Realignment and an Air Quality Management Area focussed on Access Stockbridge roundabout on the A27. The problem The LDF will take forward proposals in the Shoreline here is caused largely by exhaust fumes from traffic Management Plan and Coastal Defence Strategy (CDS) during peak hours. The Action Plan is still to be relating to managed realignment of the Manhood produced, although its main impact on the strategic Peninsula. level spatial decisions made in this Core Strategy is Planning applications for new buildings in areas likely to be to provide further support for the need expected to be affected by proposed managed to improve traffic movements along and across the realignment will be refused. A27, as proposed by policy Inf4. Access to the coastline for maintenance and for public enjoyment will be secured wherever possible.

Submission Core Strategy 65 Core Strategy: Our Environment

Policy Env6: Pollution 457. As explained in relation to policy Inf2, the Chichester Area Transport Plan sets out a number Development that harms the quality of soil, water of priorities that have direct relevance to this resources or air or that causes noise or light pollution policy. They include: will be avoided wherever possible. • the provision of safe cycle networks into and Development will only be permitted where the local around Chichester, Midhurst and the Manhood planning authority is satisfied that: Peninsula; • This would not lead to an unacceptable • the completion of a network of safe horse riding deterioration in the quality of air or soil. routes; and • This would not lead to deterioration in the quality • the potential provision of new foot, cycle and or potential yield of surface water or groundwater bridle bridges across the A27; resources. 458.The Local Transport Plan is expected to lead to • This would not cause excessive noise or light funding for the implementation of such measures. pollution, unless the local planning authority is satisfied that appropriate measures can and have been included to reduce the pollution to Policy Env7: Access to the Coast and acceptable levels. Countryside Development in areas currently subject to excessive Ways of increasing public access to the countryside will levels of pollution will be avoided unless the pollution be developed through the maintenance of existing, and can be minimised to acceptable levels as a result of the the opening of new, bridleways, footpaths and development. cycleways. Access to the coast will be encouraged by providing a coastal path. Access to the Coast and Countryside Proposals for development which will prejudice the 454.The promotion of opportunities to enable people implementation of Rights of Way Improvement Plans to access the coast and countryside has a number will be resisted. of benefits, including increased appreciation of the Access solutions should make provision for people with natural environment, economic benefits linking mobility difficulties, but must be managed so as not to with policy Wrk5, and health benefits linking with lead to harm to sensitive sites and species. policy Act1. 455.It is important that wherever possible Chichester Harbour Management Plan improvements to access and new access routes allow for people with disabilities, particularly 459.The Chichester Harbour Management Plan 2004- those with mobility difficulties. The Chichester 2009 was produced by Chichester Harbour Harbour Conservancy has had considerable Conservancy on behalf of the constituent success with new mobility paths in the harbour authorities. It sets out a series of Actions in area. relation to key issues for the AONB. The most significant of these, in terms of spatial planning 456.Rights of Way Improvement Plans, as required by and the LDF, are set out in Table 15. The Countryside and Rights of Way (CRoW) Act 2000, are currently being prepared through Local 460.Many of these Management Plan policies are Access Forums. These plans will be a key element reflected elsewhere in this Core Strategy, so are in delivering this core strategy’s objectives. not repeated in this particular Core Strategy policy. Proposals will be considered by West Sussex 461. The Chichester Harbour Management Plan, and its County Council under the terms of the Highways supporting documents, will help to guide the Act, as well as Chichester District Council as local ongoing spatial planning of the Chichester planning authority where necessary. Harbour AONB, and will form a material consideration in the determination of planning applications.

66 Submission Core Strategy Table 15 Summary of Key Spatial Actions from Chichester Harbour Management Plan. Key Issues Actions The Land and Seascape Use the new Landscape Character Assessment to identify ways of promoting the special qualities of the AONB. Identify suitable areas for landscape improvements and encourage landowners and land managers to support and implement them to take into account likely impacts of climate changes. Improve and restore the ‘naturalness’ of the Harbour shoreline where possible and where appropriate. Seek opportunities for managed realignment where rising sea levels make existing sea defences no longer cost effective. Preserve areas of Ancient Woodland within the AONB, and seek links between them. Nature Conservation conservation Identify where land management within Chichester Harbour AONB can benefit nature Identify and map opportunities for habitat creation through managed realignment. Farming and the farmed landscape Identify suitable areas for agri-environment schemes and encourage their take-up by landowners. Work with farmers and landowners to identify opportunities for positive changes of land use, such as the creation of wetland and coastal habitats. Buildings and Development Ensure the maintenance, and where possible enhancement, of the remote and tranquil nature of the AONB and compliance with nature conservation designations. Identify land outside the AONB of sufficient rural quality to act as a buffer zone to the AONB. Running a business in Chichester Identify opportunities for key worker housing within the AONB. Harbour AONB Develop initiatives to support boatyards within the AONB. The Working Water – Fishing, Maintain facilities for the Harbour’s small commercial fishing fleet and the over-wintering of other Angling & Bait Digging local commercial fishing vessels. Water Quality and Waste Disposal Identify and address all point and non-point sources of pollution entering the Harbour, particularly where these have an impact on the AONB’s European designations. Coastal defence and sea level rise Produce a strategy for resiting coastal footpaths at risk from rising sea levels. Identify low-lying land and discuss with landowners the potential for managed realignment. Enjoying Chichester Harbour on To discourage any new developments or initiatives that will increase the number of vessels using the water the Harbour at peak times. To manage … moorings in the Harbour in order to … control … the total number of vessels in the Harbour and to retain the existing clear areas of water in the Harbour. Enjoying Chichester Harbour from the Develop integrated sustainable transport links relieving the use of cars to and within the land – the need for sustainable transport AONB. Develop and promote new safe cycling routes for visitors to reach and explore the AONB. Maintain the ‘curlew-branded’ shoreline footpath, negotiating managed realignment options and additions where possible. Improve access for people with limited mobility… Community involvement Play an active role in the delivery and development of Parish Plans and Local Authority Cultural and Community Strategies through Local Strategic Partnerships and local forums.

Policy Env8: Chichester Harbour South Downs Management Plan Management Plan 462.The Draft South Downs Management Plan The spatial requirements of the Chichester Harbour (January 2006), includes the following aims: AONB Management Plan will be used to guide 1. the protection, conservation and enhancement of spatial planning in Chichester District. the natural beauty of the South Downs; Where appropriate, development should support 2. the promotion of opportunities for the the economic and social well-being of the Harbour understanding and quiet enjoyment of the area’s Area and accord with the AONB Management Plan special qualities; and for the Area. 3. the encouragement of sustainable forms of economic and community development in ways that help the first two aims. 463.The document sets out a series of Ambitions, Priorities, Targets, Issues and policies. The policies with the greatest spatial implications, and therefore of the most relevance to this LDF are shown in Table 16. Submission Core Strategy 67 Core Strategy: Our Environment

Table 16: Summary of Key Spatial Policies from South Downs Management Plan Ambition Policies An unspoilt landscape of the highest quality and P1.4 …maintaining consistent constraint on larger-scale development …in line with diversity reflecting its historic evolution the South Downs Planning Guidelines (revised 2005) and the Integrated Landscape Character Assessment… P1.8 Developing more robust approaches to identifying where incremental development is or has the potential to cause damage to landscape and settlement character and quality. An historic and cultural heritage conserved for P2.10 Ensuring that all new development complements settlement form and posterity as an essential component of character and reflects local vernacular styles and materials. local distinctiveness A serene and peaceful landscape with P3.1 Ensuring that no future developments within or close to the South Downs, extensive dark night skies either individually or cumulatively, has an adverse effect through traffic generation, noise, light or visual intrusion on the serenity, peace and dark night skies of the South Downs P3.2 …increase the extent of ‘tranquillity’ and dark night skies within the South Downs. A landscape rich in wildlife with extensive P4.4 Maximising biological diversity through the conservation and enhancement of swathes of interlinking habitat managed semi-natural habitats, especially those habitats identified in the … Sussex BAPs, to maximise benefits nature including small patches that provide stepping-stones between larger habitat for groups… P4.5 Developing extensive wildlife corridors that follow the existing pattern of hedgerow and field boundaries, and creating buffers of low intensity agriculture around key habitats. P4.11 Supporting those forms of agriculture and woodland management that can maintain and enhance the wildlife value of key habitats. Pure unpolluted air, soil and water to P5.1 Promoting the more efficient use of existing water resources through re-use and allow the landscape and wildlife of the demand management in the South Downs and the South East more generally to try South Downs to be sustained and contain pressures on the natural water resources of the South Downs. P5.8 …identify opportunities for restoring floodplains (e.g. by realigning flood defences) where it is environmentally, economically and technically appropriate. P5.9 Promoting more naturally functioning catchments to reduce the severity of flooding within urban areas… P5.13 Promoting community use of wood heat and wood energy options linked to the sustainable management of local woodlands. Sustainable management of the land P6.8 Promoting the wide-ranging environmental benefits of low input mixed and supported by the necessary skills and organic farming and supporting all means that encourage mixed farming that expertise reflects traditional land use patterns. A buoyant local economy supported by and P7.7 Supporting farm diversification enterprises that help maintain the viability of directly contributing to the management of farm businesses engaged in sustainable land management. natural beauty and its enjoyment P7.10 Developing opportunities for staying visitors with a strong focus on sustainable tourism. Wide ranging opportunities for countryside P8.2 Managing visitors in ways that conserve and enhance the natural beauty of the recreation and access respecting the natural South Downs and help support the local economy. beauty of the South Downs and avoiding conflict with other uses P8.6 Creating ‘Gateways’ into the South Downs which encourage a modal shift from the private car to other transport modes. Diverse rural communities strongly linked to the P9.3 Encouraging and supporting affordable housing provision that responds to locality and with the housing to support local local needs and is not reliant on new market housing development. needs and essential workers P9.4 Ensuring that appropriate accommodation is provided to meet the growing needs of the elderly in rural areas. P9.6 Seeking new and inventive solutions to the retention of local shops and provision of viable local services… Widespread enjoyment and understanding of P10.7 Promoting the South Downs as a beacon for sustainable development. the South Downs

68 Submission Core Strategy 464.Many of these Management Plan policies are partners, including West Sussex County Council, reflected elsewhere in this Core Strategy, so are to consider how this can be achieved. Alterations not repeated in this particular Core Strategy policy. to the B2201 are less dependent on the A27 The most significant Management Plan policy not improvements. dealt with by another policy in the Core Strategy is 469.The Wey and Arun Canal Trust Ltd are working to the issue of creating gateways into the South recreate a navigable link between the Wey and Downs. The Core Strategy Spatial Vision identifies Arun rivers. Midhurst as such a potential gateway. The District Council will need to work with the South Downs 470. The benefits of restoration of through navigations Joint Committee and West Sussex County Council include increased opportunities for recreation and to determine the best way to achieve this. This is leisure pursuits, increased economic activity likely to involve the consideration of issues such (including visitor spending) and enhanced wildlife as visitor accommodation and management, opportunities. The District Council will therefore transport provision, car parking etc. work with its strategic partners, including the relevant Canal Societies and Trusts, and West 465.The South Downs Management Plan, and its Sussex County Council and Parish Councils, to supporting documents, will help to guide the achieve navigable routes. ongoing spatial planning of Chichester District’s part of the South Downs, and will form a material 471. The route of the Portsmouth to Arundel Canal has consideration in the determination of planning been lost in part but, on the basis that through applications. navigation would also be of benefit to this canal, developments that exacerbate this situation will be refused. Policy Env9: South Downs Management Plan Policy Env10: The District’s Canals The spatial requirements of the South Downs Management Plan will be used to guide spatial The District Council will work with its strategic partners planning in Chichester District. to open the Chichester Ship Canal and the Wey and Arun Navigation to through navigation. Where appropriate, development should support the economic and social well-being of the South Downs Appropriate developments that assist the provision of Area and accord with the AONB Management Plan for through navigation will be supported. the Area. The route of the Portsmouth to Arundel Canal will be safeguarded from development. Planning applications The District’s Canals for development which hinder the future opportunity for through navigation will be refused. 466.The Chichester Ship Canal linked the City of Chichester with Chichester Harbour and, together Thorney Island with the Portsmouth and Arundel Canal, fed into the River Arun at Ford. In conjunction with the 472.Thorney Island lies within the Chichester Harbour Wey and Arun Canal, this created an inland water Area of Outstanding Natural Beauty (AONB). route from Portsmouth to London via the River 473. The use of Thorney Island by the Royal Air Force Wey. ceased in 1976, with the Army becoming 467.Through navigation of the Ship Canal is currently established on the island in 1984. The continued not possible as a result of culverts on the A286 military use has avoided the need to consider and B2201. Restoration of through navigation civilian uses of the land and buildings, some of from the City Canal Basin to Chichester Harbour, which are visually intrusive. The cessation of has been a long term objective of the Chichester aviation uses also brings amenity benefits to the District Council, West Sussex County Council and AONB. This view is strengthened by the existence Chichester Canal Society. of facilities for general aviation at Goodwood. 468.Proposals to improve the A27 will be linked to a 474. Should the existing defence use of Thorney Island strategy to encourage journeys into and out of the cease, any future use needs to be compatible with Manhood Peninsula via the A286, rather than the the aims and purpose of the Chichester Harbour more minor roads. As a result, it may well be AONB to protect the natural beauty and promote appropriate to encourage canal improvements that quiet enjoyment. The more visually intrusive affect the A286 before the A27 is improved. buildings will need to be removed, and significant The District Council will work with its strategic landscaping will need to take place. This would Submission Core Strategy 69 Core Strategy: Our Environment

preclude the use of the airfield for civil or general Strategic Tree Planting on the Manhood aviation purposes and preclude land and sea Peninsula based noisy sports. 477. The Manhood Peninsula was badly affected by 475. Opportunities should be taken to reduce the Dutch Elm Disease in the latter half of the amount of built development on the Island and to twentieth century, resulting in the low level of tree significantly enhance the quality of the landscape cover seen today. In some places, additional tree and the natural environment. Opportunities for planting would be of benefit, to improve the increased public access should be explored. peninsula’s landscape, and to increase the 476.The area affected by this policy is shown on the carrying capacity of the landscape in terms of Key Diagram. screening large scale developments, including those related to horticultural development (see policy Wrk4). Trees introduced should provide Policy Env11: Thorney Island multiple landscape/management functions Should Thorney Island no longer be used for defence including water retention, flood water uptake, purposes, the site should not be redeveloped for any shade, wildlife migration opportunities, large scale uses harmful to the special character of the biodiversity enhancement and should be able to area. Instead, the natural environment of the island withstand periods of inundation and drought. should be protected and enhanced. They should also ideally be indigenous, subject to them being able to cope with variations in water Aviation and noisy sports would not be compatible with supply to deal with potential climate change the designation of the Island within the AONB, and impacts. planning applications for such uses will be refused. 478.The area affected by this policy is shown on the Key Diagram.

Policy Env12: Strategic Tree Planting on the Manhood Peninsula Significant structural tree planting should be provided on the Manhood Peninsula using native trees. This will have the benefit of improving the landscape and increasing the potential for screening necessary development on the Peninsula. The area affected by this policy is shown on the Key Diagram.

70 Submission Core Strategy Core Strategy: The tools to get there

BACKGROUND 482.The submission of adequate documentation to accompany planning applications will be required, 479.Planning Policy Statement 1: Delivering as set out in the Planning Applications Validation Sustainable Development says: Checklist. “Good design ensures attractive usable, durable and 483.The Historic Environment is hugely valued in adaptable places and is a key element in achieving Chichester District. The District has 86 sustainable development. Good design is indivisible Conservation Areas and over 3,200 Listed from good planning… Buildings, and the District Council has a Good design should: responsibility to safeguard these. Historic Parks and Gardens are also an important part of the • address the connections between people and heritage of the District. places by considering the needs of people to access jobs and key services; 484.Conservation Areas are designated because of their special architectural or historic character or • be integrated into the existing urban form and the appearance, and any development is required to natural and built environments; preserve or enhance this. Listed Buildings are • be an integral part of the processes for ensuring designated because of their special architectural successful, safe and inclusive villages, towns and or historic interest, and any development is cities; required to protect this. The particular emphasis • create an environment where everyone can access on preserving existing character that relates to and benefit from the full range of opportunities these designations is dealt with by Planning Policy available to members of society; and, Guidance Note 15: Planning and the Historic Environment. Conservation Area Character • consider the direct and indirect impacts on the Appraisals have been, and are being, produced for natural environment.”36 a number of Conservation Areas in the District. When finalised, these will form a material POLICIES consideration in the determination of planning applications. High Quality Development 485.An Intensive Urban Survey is currently being 480.Development in Chichester District must be of high undertaken for the City of Chichester, and quality. In this sense, quality relates both to the Extensive Urban Surveys will be undertaken for outside and the inside of new buildings, and their Midhurst and Petworth. When they are finalised, setting in the landscape, including the consideration will be given to the weight they development of green spaces. should be given in determining Planning 481. In order to demonstrate a high quality of Applications. When finalised, these will form a development, a number of methodologies will material consideration in the determination of need to be used. Supplementary Planning planning applications. Documents will be produced to provide guidance 486.The Conservation Area boundaries will be shown 36Planning Policy in relation to the redevelopment of a number of on the Delivering Development Opportunities Statement 1: Delivering Sustainable sites in the District. These will generally be the Proposals Map. Until then, the boundaries are as most significant sites in terms of their size or Development, identified in the saved 1999 Chichester District Office of the Deputy impact. They will be set out in advance in the Local Plan. Prime Minister, 2005, Chichester District Local Development Scheme. paras 33-39

71 Core Strategy: The tools to get there

Policy Tls1: High Quality Development Compulsory Purchase Development within the District must be of a high 487.It is vitally important that the strategy set out in quality. Where appropriate, urban form will be based the Core Strategy is deliverable. around the pedestrian, rather than the motor car, and 488.The delivery of each policy is set out in the design will be focussed on both the outside and the Monitoring and Implementation sections of each inside of buildings. policy. In some cases delivery may be frustrated Development must always: by landowners’ unwillingness to sell. These • be of intrinsic merit in terms of its design, scale, landowners may own the developable land, or materials used, siting, layout and setting, taking they may own land which is needed to provide into account the local environment; infrastructure for a particular development site or to serve the wider population. Their unwillingness • be safe, taking into account crime prevention to sell may be based on an unrealistic expectation measures, secured by design principles and of land values, and an assumption that highway safety; development need not provide for wider public • respect and enhance the local distinctiveness, benefits such as the provision of affordable context, sense of place and character, including in homes, helping to deal with climate change, or the the design (which may be innovative and modern) protection of wildlife. of both the buildings and the space, in relation to 489.Where a development that the District Council neighbouring development; considers to be of strategic significance is • respect local amenity and neighbours’ amenity. frustrated by a landowner’s unwillingness to sell, the District has in its power the option to Development in Conservation Areas must preserve or compulsorily purchase the land, and may use this enhance the special architectural or historic character power where necessary in the interests of the or appearance of the Area; development which affects proper planning of the area. This option is a listed building must protect the building’s special expected only to be used sparingly, and only as a architectural or historic interest; and development last resort where reasonable negotiation has which affects Historic Parks and Gardens must not failed. harm its historic interest. 490.Examples of strategic level developments include Higher quality must also be achieved in the standard of not only large scale developments, but also presentation of developments. The use of any smaller scale developments in smaller settlements methodologies which help to demonstrate quality, such where there are few realistic alternative sites. as design codes, briefs, master plans and concept statements, will be encouraged. Policy Tls2: Compulsory Purchase The District Council may use its compulsory purchase powers, where necessary, to ensure the delivery of development of strategic significance to this LDF.

72 Submission Core Strategy