HIGHGROVE FARM BOSHAM, WEST SUSSEX Planning Statement February 2021 HIGHGROVE FARM BOSHAM, WEST SUSSEX
Developer Planning Architect Landscaping Highways / Access Utilities / Drainage Ecology Barratt David Wilson Homes Luken Beck MDP Ltd IDP Partnership Terra Firma Consultancy Ltd Pell Frischmann CEP WYG Group Southampton 30 Carlton Crescent St. Judes, Baker Street Suite B, Ideal House 4-5 Manchester Square 11 Tungsten Building The Pavillion Tollbar House, Tollbar Way Polygon Shieldfield Bedford Road Marylebone George Street Botleigh Grange Hedge End, Southampton Southampton Newcastle Upon Tyne Petersfield London Fishersgate Hedge End, Southampton Hampshire SO30 2UH Hampshire SO15 2EW Tyne and Wear NE2 1AS Hampshire GU32 3QA W1U 3PD West Sussex BN41 1RA Hampshire SO30 2AF
Introduction01 Site and Surroundings02 Planning Considerations03 page 6 page 8 page 16
Development04 Proposals Planning Justification05 Conclusion 06 page 34 page 40 page 48
Acoustics This document has been prepared by Luken Beck mdp on behalf of Barratt David 24 Acoustics Ltd Wilson Homes Southampton to help prepare for the submission of a planning 3 Bassett Avenue application for the residential development of the Highgrove Farm site. All Bassett illustrations and maps are not to scale and only for diagrammatic and illustrative Southampton purposes. Hampshire SO16 7PD Revision: Date: Notes: Prepared: Auth: D1 02/12 Draft Only TR IJ D2 10/12 Second Draft TR IJ D3 12/02 Final TR IJ Executive Summary
The Highgrove Farm site comprises a large arable field which The proposals provide the opportunity to create: partially sits within the existing settlement boundary for Broadbridge in the Parish of Bosham in Chichester, West Sussex. It is situated in • 301 high quality dwellings, including 90 affordable dwellings of a sustainable location in proximity to a range of local facilities and a variety of sizes and tenures to address local housing need. services. • A new multi-use community hall for use by local residents and In 2017 a planning application was submitted for 50 dwellings community organisations. in the south west of the proposed development site (17/03148/ FUL), which was approved by Chichester District Council. This new • A high quality, well planned scheme that has evoloved through application evolves the proposals further, with a larger and more numerous meetings and workshops with Bosham Parish Council comprehensive development which brings additional community and statutory consultees. benefits resulting from the new approach undertaken by Chichester District Council by virtue of the Interim Position Statement, providing • A strategic landscape buffer on the edge of the site, for the much needed new homes in an area currently facing a shortfall in community to use, whilst retaining the landscape gap and housing. providing net gains for ecology and drainage.
This planning application proposes the erection of 301 residential • Improved permeability links with new pedestrian and cycle access dwellings (including a provision of 30% affordable homes), a multi- points from Main Road and Barnside providing connections from use community hall and associated open space including a strategic the National Cycle Network Route 2 to Bosham Railway Station landscaped buffer. The proposed development utilises the existing and local shops. approved primary vehicular access point from the A259.
The proposals are of a high-quality design that take reference from the surrounding character, and provide a new community hall to act as a hub for local residents and organisations to utilise. A landscaped buffer along the eastern boundary will soften views of the development ensures development does not encroach upon the open countryside that separates Fishbourne and Bosham, whilst retaining views from Broadbridge to Chichester Cathedral and from the Chichester Harbour AONB towards the South Downs National Park. The proposals are nitrate neutral, will result in enhancements to the biodiversity of the site, and will improve the existing surface water drainage of the site. Highgrove Farm Planning Statement
5 Highgrove Farm Planning Statement Introduction
This Planning Statement has been prepared by Luken Beck on back from the boundary to help protect Chichester Harbour Area behalf of Barratt David Wilson Homes Southampton to support a of Outstanding Natural Beauty, whilst retaining views to the South full planning application for the development of land at Highgrove Downs National Park and Chichester Cathedral. The replacement of Farm in Bosham, West Sussex. This statement contains a summary arable farming with new development, incorporating water efficency of the site and surroundings, planning history of the site, relevant measures will result in a net reduction of nitrates on the site. planning policies and other material considerations that have guided the design and planning of the proposals. This statement The proposed development will bring a number of environmental should be read in conjunction with the Design and Access Statement, and community benefits including a substantial area of green Consultation Statement and other supporting technical documents open space for public recreation and protection of the ‘gap’ and drawings, as submitted as part of this planning application. A with Fishbourne. The proposals also include the retention and full list of the supporting technical documents is provided in the enhancement of existing vegetation, new allotments and a multi- covering letter to this application. use community building.
The proposal sits within a site that adjoins the existing settlement of Broadbridge, that is to be accessed from the A259 Main Road and is of an appropriate density and scale for the local area. The site has also been allocated for development within the Chichester Local Plan Review 2035 ‘Preferred Approach’ (Dec 2038). The proposals are located in close proximity to key services and facilities and integrate with the surrounds, without signifcant impact on highways or the natrual environment making a logical spatial expansion to Broadridge.
The proposed development involves the creation of 301 dwellings, of which 90 will be affordable to meet local housing need, of a range of tenures and sizes including 2 and 2.5 storey dwellings to create a vibrant and diverse development. Careful consideration has been given within the design of the proposed development to ensure that the proposals do not encroach upon the strategic landscape gap between Bosham and Fishbourne. The proposed layout is set 016 Highgrove Farm Planning Statement
7 Highgrove Farm Planning Statement Site and Surroundings
Site Location & Description The site is located adjacent and to the east of the settlement boundary The western boundary follows the line of a field drainage ditch that of Broadbridge as prescribed within the Chichester Local Plan: Key runs towards Main Road, where it goes into a culvert. Beyond this Policies 2014 – 2029 and the Bosham Neighbourhood Plan. The site boundary is the rear of properties on Brooks Lane and St Nicholas also partially sits within the Settlement Boundary prescribed within Church Hall / Bosham Community Playgroup. The northern the Chichester Local Plan: Site Allocations DPD and is allocated boundary runs alongside the West Coastway Railway Line and open within the Chichester Local Plan Review 2035 Preferred Approach countryside beyond. (Dec 2018) for a minimum of 250 houses. Bosham is designated as a ‘service village’ within the Local Plan which is identified as suitable for development opportunities on suitable sites.
The site is located immediately to the north of the Chichester Harbour Area of Outstanding Natural Beauty, to the south of the South Downs National Park and is not subject to any statutory environmental designations although it is noted that the site abuts the identified potential gap between Bosham and Fishbourne within the Chichester District Landscape Gap Assessment on its eastern boundary.
The site is approximately 14.6ha in size and benefits from a flat topography that falls gently from north to south. It comprises a regular square shape, however, the buildings of Highgrove Farm on its southern boundary are excluded from the development area. The site is well defined despite its position in an open landscape, with vegetation on its northern, eastern and southeastern boundaries as well as along most of its western boundary. The boundaries that do not contain vegetation abut the A259 to the south and residential properties to the north-west. 028 Highgrove Farm Planning Statement
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Site & Context Photographs
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1 Looking north east into the development site from the eastern cul-de-sac spur of Brooks Lane
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2 Looking north into the development site, from the south western corner along the A259.
3 Looking north west from the southern boundary of the site on the 4 The existing Highgrove Farm buildings that sit along the southern 5 Looking west as the A259 runs into Bosham along the south A259, to dwellings along Brooks Lane and the South Downs NP. boundary on the A259, that are not part of the development site. western boundary of the site.
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6 Looking east towards the south eastern corner of the site, and the 7 Looking to the north west of the site and the South Downs, from 8 Looking west from the south east corner of the site towards the A259 running eastward to Fishbourne and Chichester. the south eastern corner. Highgrove Farm Buildings and Brooks Lane.
9 The south eastern boundary of the site benefits from thick 10 The site looking east from an existing access from Barnside on the 11 The site looking south east from the west towards dwellings on vegetation sitting between the site and adjoining properties. western boundary of the site, with Chichester Cathedral circled. Main Road and the Highgrove Farm buildings.
12 The level crossing at the end of Brooks Lane to the west of the 13 Looking north along Brooks Lane, with the open spaces and set 14 The fields to the south of the site on the opposite side of the A259 site. back dwellings found to the west of the site. that are part of the Chichester Harbour AONB.
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Site Context & Local Facilities The proposed residential development at Highgrove Farm abuts The site is located within comfortable walking distance of a range the existing settlement of Broadbridge, Bosham which comprises of facilities and services in both Broadbridge and Bosham. These a variety of single and two storey dwellings. The piecemeal include supermarkets, a pre-school, primary school, medical centre development of the Broadbridge settlement over time has resulted and pubs. The nearest secondary schools are located in Southbourne in a varied vernacular which includes thatched cottages, Victorian and Chichester, with a further education college also located in terraces on North Road, 1920s side-on detached dwellings on Chichester. Bosham Railway Station is within walking distance of the Williams Road and post-war dwellings around Brooks Lane as well site with frequent rail services to Southbourne, Chichester, Emsworth, as some modest recent developments dispersed throughout the Havant, Portsmouth, Littlehampton and Brighton providing access settlement. The site sits immediately to the east of the post-war to additional facilities including shopping centres, hospitals and development around Brooks Lane which holds a strong character universities. with terraces of single and two storey dwellings alongside semi- detached properties. The estate emulates the principles of municipal Bus services run every 20 minutes along Main Road on the Coastliner development of the time with ornamental details on properties 700 route which runs between Portsmouth and Brighton via Havant, associated with the Arts & Crafts Movement such as chimneys, Chichester and Worthing. Further services are provided on Route steep hipped roof and gabled porches with the dwellings setback 56 between Chichester, Fishbourne and Bosham. The South Coast from the road with low density, verdant streetscapes characterised Cycle Route which runs between Southampton and Dover, and by plentiful open green spaces. forms part of National Cycle Network Route 2, also runs along Main Road with dedicated on and off road cycle infrastructure provide The site itself is a large agricultural field with a flat topography located an attractive sustainable transport alternative for local journeys to immediately to the north of the A259 Main Road which excludes Chichester and Southbourne. the existing Highgrove Farm buildings. The site is contained by existing residential dwellings to the west, and the railway line and road to the north and south respectively. The eastern boundary is defined by vegetation. The site sits on a section of the A259 that runs between Havant and Chichester via Emsworth, Southbourne, Bosham and Fishbourne providing connections to the A27 towards Worthing and Brighton in the east and the M27 towards Portsmouth and Southampton in the west. The proposed development access will be via a T-Junction with ghost island for vehicles turning right into the site. No Public Rights of Way run through the site, however, a route does run from the north of Brooks Lane across the railway line up towards East and West Ashling.
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