Agenda Item 6

Report PC 75/13 Report to Planning Committee Date 12 September 2013 By Director of Planning Local Authority SDNPA () Application Number SDNP/12/01594/FUL Applicant Mr and Mrs D and K Searle Application Change of use of land to a private gypsy and traveller caravan site consisting of 8 no. permanent residential pitches, play area and landscaping. Address The Former Petrol Filling Station, Land Lying South Of former A27, Poling, Purpose of Report The application is reported to Committee for a decision.

Recommendation: That planning permission be granted for the reason and subject to the conditions in paragraph 10.1 of this report.

Executive Summary The proposal is for the site to be a permanent gypsy and traveller site for 8 pitches. The application has been considered against the criteria set out on the Planning Policy for Traveller Sites 2012 and found to meet the criteria. The development is acknowledged to affect to some degree the character and setting of this part of the National Park in terms of its impact on rural tranquillity. Whilst it is acknowledged that this is a large scale scheme, in a rural location, it is considered that when balanced against the need for gypsy and traveller sites, and given the design, layout and appearance can be justified notwithstanding its rural location and countryside policies. The Highway Authority has raised no objection to the scheme. Comments and concerns raised by the community in relation to planning issues include the lack of need for such permanent sites, adverse impact on the landscape, overdevelopment and highway safety. This application is reported to committee due to the level of public interest.

1. Site Description 1.1 The application site is located approximately 2.51 kilometres to the south east of Arundel. The site consists of a former petrol filling station, which is located at the eastern end of Crossbush Lane, where it forms a cul de sac following the construction of the A27, which lies immediately to the south of the site. The site is located in the designated countryside with the southern edge forming the boundary of the National Park. 1.2 The site is currently a brownfield site having previously been a petrol filling station, most of the site is hardsurfaced, with the overall site area being approximately 0.325 hectares. Along the northern boundary adjacent to the highway there are two existing access points, with the rest of this boundary being defined by mature trees and hedging. The southern boundary with the A27 is defined by a bank with mature trees. The western boundary with 1 Pottery Cottages is defined by 1.8 metre high wire and mesh fencing. 1.3 Immediately to the west of the site is a group of terraced dwellings, and to the north east is a group of three detached dwellings. To the north of the site lies Poling Copse which is designated ancient woodland. 12 1.4 The South Downs Integrated Landscape Character Assessment identifies the site as being within the Wooded Estate Downland landscape character area. This area is characterised by large woodland areas with open agricultural farmland with scattered residential development.

2. Relevant Planning History 2.1 PO/4/03 - Provision of new service and MOT centre – Refused 04.07.03 – Appeal Dismissed 2.2 PO/1/96 - Outline application for service area including petrol filling station and restaurant – Refused 09.04.96 2.3 PO/13/87 - Outline application for proposed by-pass service station with workshop and fast food bar – 18.11.87 – Allowed at Appeal 2.4 PO/1/57 – Outline for petrol filling station – Permission 16.04.57

3. Proposal 3.1 This proposal is for the change of use of the land to a private gypsy and traveller caravan site consisting of 8 permanent residential pitches. The application details that each pitch will be sold individually to those within the gypsy and traveller community. 3.2 The scheme consists of 8 pitches, with each pitch comprising a permanent and a touring caravan, two allocated parking spaces and an amenity space. The existing accesses to the site will be used, with a one way system in operation around the internal road layout within the site. The internal road would follow around the play area, with four visitor car parking spaces located by the western entrance, with a bin store located by the eastern access point. 3.3 Plots 1 and 2 would follow a general north to south alignment close to the western boundary of the site. Plots 3 to 8 would follow a general west to east across the site, following the general alignment of the southern boundary of the site. 3.4 The submitted landscape plan includes the retention of the trees and hedging along the northern and western boundaries. Further planting along the northern boundary is proposed to fill in any gaps of the screening. On the western and eastern boundaries of the site, a landscaped buffer zone is proposed with planting of native species of trees and hedging to provide screening of the development. On the southern boundary with the A27 an 8.5 metre wide bund is proposed, which would be approximately 1.8 metres in height at its central point. The bund is proposed to be planted on the southern slope with trees with gorse planting underneath. On the northern slope facing into the site is proposed native understorey planting. The buffer zone would be separately enclosed through a 1.2 metres high post and rail fence. The proposed play area would be a grassed area and left open for the use of residents only. It is proposed to utilise the existing hardstanding on the area where possible, although alterations will be made to this arrangement to provide adequate provision for surface water run off. 3.5 The application form and drawings are accompanied by:  A Design and Access Statement  Noise Assessment  Contamination report extracted from the Arun District Council Review of the site of Gypsy and Traveller sites from the Baker Review 2009

4. Consultations 4.1 Highway Authority: No objection subject to conditions; the development will not generate a significant amount of vehicular movement nor have a material impact on the operation of the highway network. Whilst there are concerns about the sustainability of the site, as it is not in close proximity to services, it is appreciated that there might be other policy or considerations to take into account. 4.2 Environment Agency: No comment

13 4.3 SDNPA Landscape Officer: No objection subject to conditions 4.4 Arun District Council Housing Officer: Support, this will provide much needed gypsy and traveller provision within the district. 4.5 Arun District Council Environmental Health Officer: The noise mitigation measures in the submission with regard to internal noise within the buildings are noted. The proposed play and amenity areas on the site would still be relatively noisy given the location of the site adjacent to the A27. 4.6 Arun District Council Pollution Officer: No Objection subject to conditions. 4.7 Poling Parish Meeting: Objects for the following reasons:  There is no strategic need for this site. The relevant authorities are currently preparing a Gypsy and Traveller Assessment Audit (GTAA) to guide development of this nature and no development should be allowed until this time.  The site is contaminated and no mitigation measures are proposed  There are no suitable shops, school or healthcare facilities within a reasonable distance of the site.  The A27/Crossbush Lane junction is already dangerous and the extra traffic will make it worse  Noise mitigation needs to be provided on the site given its location next to the A27  Details of appropriate services have not been provided; there is no mains sewer in the area.

5. Representations 5.1 & Crossbush Parish Council (neighbouring parish council) – Objects for the following reasons:  There is no need for this type of development, in addition this site was ruled out by the Arun District Council Baker Review into gypsy sites, on the basis of adverse noise impact on future occupiers. The additional information and reduction in units do not address our original concerns.  The relevant authorities are currently preparing a GTAA to guide development of this nature and no development should be allowed until this time.  The development does not comply with the emerging Arun Core Strategy, in that this is an extensive number of plots given the surrounding small number of dwellings  The site is contaminated and no mitigation measures are proposed  The site is not sustainable: there are no suitable shops, school or healthcare facilities within a reasonable distance of the site.  There is no adequate provision for sewage disposal  The proposal would have an adverse impact on the historical environment of the SDNP and biodiversity. 5.2 Arundel Town Council (neighbouring Town Council)– Objects for the following reasons:  The proposal would have a significant adverse impact on the highway network  Overdevelopment of the site in the SDNP  Future occupants would be exposed to excessive noise from the A27. 5.3 Parish Meeting (neighbouring parish) – Objects for the following reasons:  The site is contaminated and suffers from noise pollution  There are no schools, healthcare or leisure facilities  Access to the site is limited and extra traffic will be dangerous  The plans do not conform with the vision for the SDNP 5.4 Wariningcamp Parish Council (neighbouring parish) – Objects for the followings reasons:

14  The amendments to this application has addressed none of our concerns with regard to the suitability of the proposal, impact on local residents and impact on traffic. 5.5 County Councillor Deborah Urquhart for the & Findon Division: Objects for the reasons:  There is already no need for any more gypsy pitches in this area 5.6 District Councillor Dudley Wensley for the Arundel Ward: Objects for the reasons:  Supports the objections of those that have been made by elements of the community, and would ask that planning permission is refused 5.7 District Councillor Paul Dendle for the Angmering & Poling Ward: Objects for the reasons:  No details of waste, materials or specific details about foul and surface water drainage have been provided  The scale of the proposals would have a significant adverse impact on highway safety and result in parking on Crossbush Lane  The site does not meet the suitability criteria for safety, education, health, welfare or proximity to public transport and other required services  There is no need for this type of development; in addition this site was ruled out by the Arun District Council Baker Review into gypsy sites, based on adverse noise impact on future occupiers.  The relevant authorities are currently preparing a GTAA to guide development of this nature and no development should be allowed until this time  The site would not integrate with the surrounding small community and by virtue of its scale will dominate the surroundings  The size and scale of the site would have a significant adverse impact on the character and setting of the SDNP  Whilst this is a brownfield site it should be used as an area of land for the community and not for this use  There is contamination on the site, including the presence of Japanese knotweed that must be dealt with 5.8 44 letters of objections making the following points:  There is no need for this type of development; in addition this site was ruled out by the Arun District Council Baker Review into gypsy sites, based on adverse noise impact on future occupiers.  The relevant authorities are currently preparing a GTAA to guide development of this nature and no development should be allowed until this time  No development should be allowed in this new National Park  The application site includes land which is owned by the Highway Agency and the incorrect certificate has been served  This is overdevelopment of the site  No details of waste, materials or specific details about foul and surface water drainage have been provided  The scale of the proposals would have a significant adverse impact on highway safety and result in parking on Crossbush Lane  The site does not meet the suitability criteria for safety, education, health, welfare or proximity to public transport and other required services  The site would not integrate with the surrounding small community by virtue of its scale will dominate the surroundings  The size and scale of the site would have a significant adverse impact on the character and setting of the SDNP  Whilst this is a brownfield site it should be used as an area of land for the community and not for this use  There is contamination on the site, including the presence of Japanese knotweed that must be dealt with

15  Concerns about the accuracy of the plans submitted  The amended plans reducing the number of plots still do not overcome the fact that there should be no development in this area. 5.9 55 letters of support making the following points:  There is a great need for further gypsy and traveller sites both at the local and national level, a number of gypsy and travellers are currently living on illegal sites and this is not good for welfare  This a previously developed site, where government indicates that development should be focused on  The current site is an eyesore and this development would be sympathetic to the area  Children would be attending local schools and would therefore integrate with the local community

6. Planning Policy Context 6.1 Applications must be determined in accordance with the Development Plan unless material considerations indicate otherwise. The statutory development plan in this area is the Arun District Local Plan 2003. National Park Purposes 6.2 The two statutory purposes of the SDNP designation are:  To conserve and enhance the natural beauty, wildlife and cultural heritage of their areas;  To promote opportunities for the public understanding and enjoyment of the special qualities of their areas. 6.3 If there is a conflict between these two purposes, conservation takes precedence. There is also a duty to foster the economic and social well being of the local community in pursuit of these purposes. National Planning Policy Framework and Circular 2010 6.4 Government policy relating to National Parks is set out in English National Parks and the Broads: UK Government Vision and Circular 2010 and The National Planning Policy Framework (NPPF), which came into effect on 27 March 2012. The Circular and NPPF confirm that National Parks have the highest status of protection and the NPPF states at paragraph 115 that great weight should be given to conserving landscape and scenic beauty in the national parks and that the conservation of wildlife and cultural heritage are important considerations and should also be given great weight in National Parks. Paragraph 116 states that planning permission for major developments within National Parks should be refused except in exceptional circumstances. 6.5 The Government’s planning policy for traveller sites came into effect on the same day as the National Planning Policy Framework (NPPF) and should be read in conjunction with the NPPF. The Government’s overarching aim in the above planning policy documents "...is to ensure fair and equal treatment for travellers, in a way that facilitates the traditional and nomadic way of life of travellers while respecting the interests of the settled community." To achieve this aim, Local Planning Authorities should make their own assessment of need for such sites within their area for the purposes of planning and "...should set pitch targets for gypsies and travellers and plot targets for travelling showpeople which address the likely permanent and transit site accommodation needs of travellers in their area, working collaboratively with neighbouring local planning authorities." 6.6 The government guidance provides advice with regard to decision-taking for gypsy and traveller applications. Policy H advises that Local Planning Authorities should consider the following matters in determining applications of this nature:  The existing level of local provision and need for sites  The availability (or lack) of alternative accommodation for the applicants  Other personal circumstances of the applicant 16  That applications should be determined for sites for any travellers and not just those with local connections.  Effective use of previously developed (brownfield), untidy or derelict land.  Sites are well planned that positively enhance the environment and increase its openness  Promoting opportunities for healthy lifestyles, such as ensuring adequate landscaping and play areas for children 6.7 The development plan policies in the Arun District Local Plan listed below are considered to be compliant with the NPPF.

7. Development Plan Policies 7.1 The relevant policies in the Arun District Local Plan 2003 are: - GEN3 – Protection of the Countryside defines that outside settlement policy areas development will be restricted to those considered appropriate within other policies - GEN29 – Nature Conservation across the District sets out that development must preserve the nature conservation of non-designated sites - GEN7 – The Form of New Development sets out that new development must not detract from its local surroundings

8. Planning Assessment 8.1 In the absence of a specific policy within the Arun District Local Plan relating to the provision of permanent Gypsy and Traveller sites the proposal has been assessed against national planning policy set out in the NPPF and Planning Policy for Traveller Sites (PPTS) referred to in paragraphs 6.3 and 6.4 of this report. The issues for consideration are therefore: • What is the existing level of local provision for Gypsies and travellers and the identified need for permanent sites • Whether there is alternative accommodation available • The personal circumstances of the applicant but not whether they have local connections • Whether this is an effective use of previously developed (brownfield), untidy or derelict land • Whether the site positively enhances the environment and increase its openness and conserves and enhances the special qualities of the South Downs National Park • Whether there is adequate landscaping and play areas for children • Residential amenity • Highway safety. Existing provision, identified need and alternative accommodation 8.2 Arun District Council’s Gypsy and Traveller Assessment Audit 2006 (GTAA) indentified an unmet need for an additional 9 permanent pitches within Arun District for the period 2006 to 2011. However, this was updated through the South East Plan in 2009 and it was agreed there is an unmet need for 17 additional permanent pitches with Arun District Council’s administrative area for the period from 2006 to 2016. Permanent permissions have recently been granted for additional pitches at The Wood Yard, , which provides 1 pitch. Wyndham Acres, which provides 1 pitch, The Paddocks in Northfields Lane, , which provided 4 pitches and at Coventry Plantation in Findon, which provides 8 pitches. The unmet need within Arun District in this period is therefore 3 pitches. 8.3 Advice in paragraph 8 of Planning Policy for Travellers relating to plan making states 'Local Planning Authorities should set pitch targets for gypsies and travellers which address the likely permanent and transit site accommodation needs of travellers in their area, working collectively with neighbouring local planning authorities’. Subject to implementation arrangements if a Local Planning Authority cannot demonstrate a 5 year supply of deliverable

17 sites, this should be a significant material consideration in any subsequent planning decision when considering applications for the grant of planning permission. 8.4 The SDNPA in partnership with the authorities of , Arun, and Adur have recently completed West Coastal Gypsy and Traveller Accommodation Assessment (GTAA) study to update the accommodation requirements of travellers up to 2027. The study concludes that there is a need for four new pitches within this area of the National Park and 18 within the part of Arun District outside the National Park. The study breaks down the overall need into 5 year blocks (in line with the requirements of Planning Policy for Traveller Sites). In the SDNPA there is a need for 1 new pitch within years 2012 – 2017 and in Arun a need for 12 in the same time period. As such the current combined need for gypsy and traveller pitches taking into account the current undersupply of 3 pitches, identified in paragraph 8.2 and the requirement for a further 4 pitches up to 2027, is a total of 7 pitches. 8.5 The GTAA will inform the allocation of gypsy and traveller sites in the SDNPA Local Plan, which is at the early stages of development. Given that the Local Plan is at an early stage and the lack of current deliverable identified sites within the Park as a whole and the scale of need, consideration should be given to appropriate sites within the Park being granted permission. This would reduce the need for other sites, which could have a significant adverse impact on the landscape of the National Park. Given the available advice and evidence, it is considered that the granting of permanent planning permission would contribute towards the provision of gypsy and traveller sites within the area. Personal circumstances and local connections 8.6 This application is for a new private gypsy and traveller site, the applicant would sell each plot off on a freehold basis. Therefore, the personal circumstances of the applicant are not a relevant consideration in this application. Effective use of brownfield land 8.7 The land was in use as a petrol filling Station and/or Service Station for many years dating back to 1957. It is therefore classed as previously used land for planning purposes. The proposal therefore represents an effective use of brownfield land as it meets an identified need for gypsy and traveller provision. Contamination 8.8 The site is one that occupies an area with a contaminative land use and history, which has been identified in the Preliminary Site Investigation Report submitted with the application. The NPPF states that sufficient information should be provided to determine the existence or otherwise of contamination, its nature and the risks it may pose and whether these can be satisfactorily reduced to an acceptable level. Given the history of the site and evidence of contamination detailed in the Preliminary Site Investigation Report, it considered that an intrusive site investigation report is required in order to establish the extent and nature of contamination at the site. A condition would secure an intrusive site investigation and submitted report and any subsequent remedial action required. Impact on the character and appearance of the SDNP 8.9 The site is previously developed land, which is well screened by significant numbers of mature trees and well established hedgerows such that in summer there are limited views into the site from the A27. Given the existing boundary vegetation, the proportion of the site to be devoted to open space for the play area, and new boundary planting, the overall visual impact of the development on the surrounding countryside would be relatively modest and is considered to be acceptable having regard to the overall character and setting of this part of the National Park. There is a need to control external lighting to prevent light pollution and a condition is therefore recommended which requires a lighting scheme to be submitted and approved by the SDNPA.

18 Design and layout 8.10 Following discussions between the applicant and the SDNPA the number of pitches has been reduced from the 10 originally proposed to 8. In addition, enhanced landscaping and a play area are now proposed, which was not within the original submission. It is considered that the layout of the development would promote opportunities for healthy lifestyles, by providing enhanced landscaping, which includes provision of a play area. In addition, the mobile homes have been located to respect the pattern of development within the immediate area, with the positioning of the caravans being set back from the front (northern) boundary. This allows the creation of open space between Crossbush Lane and respects the natural boundary features of the trees/hedging. The orientation of the caravans on the site will promote natural surveillance of the open space by the occupiers/residents. Impact on residential amenity 8.11 The site for the proposed caravans would be located approximately 10 metres from the closest residential property of 1 Pottery Cottages, which is owned by the applicants family. A landscaping buffer of approximately 5 metres in width is proposed between plots 1 & 2 and this neighbouring property. It is considered that, given this degree of separation from neighbouring residential properties in combination with the proposed landscaping, the development would not have a significant adverse impact on the amenities of neighbouring properties with regard to loss of sunlight/daylight, overlooking or noise. In this respect, the development is considered acceptable. 8.12 A number of concerns have been raised that the future occupiers of the site will be subjected to excessive noise, due to its close proximity to the A27. The site has been selected by the applicant as being appropriate for a gypsy and traveller site and any future occupiers will be aware of the site and surroundings before purchasing any plot. It is therefore considered that it would be inappropriate to refuse the application on this issue alone. Impact on highways 8.13 While the development will lead to additional vehicle movements in the vicinity of the site, it is not considered to be to a degree that would be detrimental to highway safety. Crossbush Lane is lightly trafficked with clear forward visibility in both directions, and the frequency of vehicles passing one another at the access is likely to be very low. In addition the proposal provides a sufficient level of parking in accordance with the adopted car parking standards. The Highways Authority has no objection to the proposed development with regard to traffic generation and its impact on the local highway network. Sustainability 8.14 The application site is located approximately 1.8 kilometres from and 2.5 kilometres from Arundel itself. Many gypsy and traveller sites are by their nature in relatively unsustainable locations. Therefore, it is recognised there is a balance to be taken in determining this proposal. Following discussions between the applicant and the SDNPA the number of pitches has been reduced from the 10 originally proposed to 8. This will result in fewer traffic movements, which would lessen the impact on the peace and tranquillity of this part of the SDNP. Whilst it is acknowledged that future residents would be reliant on the private car, the proposal would provide a much needed gypsy and traveller site in the area and would conserve the natural beauty of the SDNP. Drainage 8.15 A number of representations cite concerns that the development would have an adverse impact on the foul sewage network. The application proposes to install a package treatment plant for the site and this is considered an acceptable means of foul sewage disposal. A number of conditions are proposed to require details of both foul and surface water drainage of the site.

9. Conclusion 9.1 The proposed development has been considered against the criteria set out in government 19 policy. Given the lack of provision and availability of alternative sites and the limited impact on the character and setting of the SDNP, the amenities of neighbouring properties or highway safety, the application is considered acceptable subject to conditions.

10. Reason for Recommendation and Conditions 10.1 It is recommended that planning permission be granted for the following reason: The proposal meets the criteria set out in government policy for permanent Gypsy and Traveller sites in that: • It meets and identified need • There is a lack of alternative accommodation • It is an effective use of brownfield land. It would not adversely impact on the special qualities of the SDNP, the amenities of neighbouring properties or highway safety. The proposal therefore complies with national policy guidance set out in the National Planning Policy Framework, Planning Policy for Traveller Sites and polices GEN3, GEN7 and GEN29 of the Arun District Local Plan 2003. Conditions: 1. The development hereby permitted shall commence within 3 years of the date of this permission. Reason: To comply with the provisions of Section 91 (1) of the Town and Country Planning Act 1990 (as amended). 2. The development hereby permitted shall be carried out and completed in accordance with the submitted plans, specifications and written particulars identified within the decision notice. Reason: To ensure that the development is carried out in accordance with the approved plans in accordance with policy GEN7 of the Arun District Local Plan 2003. Materials 3. Prior to the commencement of development details and samples of the materials to be used in the construction of the external surfaces of the development hereby permitted shall be submitted to and approved in writing by the South Downs National Park Authority. Development shall be carried out in accordance with the approved details. Reason: To ensure the development conserves the character and setting of the South Downs National Park in accordance GEN7 of the Arun District Local Plan 2003. Control of Land 4. This permission does not authorise the use of the land as a caravan site by any persons other than gypsies and travellers, as defined in Annex 1 of the Planning Policy for Traveller Sites. Reason: The development is contrary to the provisions of the development plan in that the site lies within the rural area and is unrelated to the needs of agriculture or forestry. Planning permission has only been granted in this instance because of insufficient site provision for the needs of the Gypsy and Traveller Community to protect the character and appearance of the rural locality in accordance with Policy GEN3 of the Arun District Local Plan 2003. 5. There shall be no more than 8 pitches on the site and on each of the 8 pitches no more than 2 caravans (as defined in the Caravan Sites and Control of Development Act 1960 and the Caravan Sites Act 1968) shall be stationed at any time, of which only one shall be a static caravan. The touring caravan shall not be used for independent residential occupation. Reason: In the interest of the amenities of the area and in accordance with policy GEN7 of the Arun District Local Plan 2003.

20 Landscaping 6. Prior to the commencement of development full details of hard and soft landscape works including planting plans; written specifications (stating cultivation and other operations associated with plant and grass establishment); schedules of plants, noting species, plant sizes and proposed numbers/densities, tree pit design including irrigation tubes and staking methods and an implementation programme, based on the landscape strategy drawing TDA.1937.01, shall be submitted to and approved in writing by the Local Planning Authority. These details shall also include; proposed finished levels or contours; means of enclosure and hard surfacing materials (where appropriate). The landscape works shall be carried out in accordance with the implementation programme. Reason: To ensure the development conserves the character and setting of the South Downs National Park in accordance with policies GEN3 and GEN7 of the Arun District Local Plan 2003. 7. Prior to the commencement of development a schedule of landscape maintenance for a minimum period of 10 years shall be submitted to and approved in writing by the Local Planning Authority. The schedule shall include details of the arrangements for its implementation. Development shall be carried out in accordance with the approved schedule. Reason: To ensure that the works undertaken maintain the appearance of the site and enhance the character of the development in the interest of visual amenity and contribute to the character of the local area in accordance with policies GEN3 and GEN7 of the Arun District Local Plan 2003. Refuse 8. Before the development hereby permitted is commenced details of the provision to be made for the storage and disposal of refuse from the site shall be submitted to and approved by the SDNPA in writing. This provision shall be fully implemented in accordance with the approved details before the development hereby permitted is first brought into use. Reason: To protect the amenities of the area to comply with policies GEN3 and GEN7 of the Arun District Local Plan 2003. Contamination 9. Prior to the commencement of development the following components of a scheme to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the SDNPA: 1. A preliminary risk assessment which has identified:  all previous uses  potential contaminants associated with those uses  a conceptual model of the site indicating sources, pathways and receptors  potentially unacceptable risks arising from contamination at the site. 2. A site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site. 3. The site investigation results and the detailed risk assessment (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken. 4. A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

21 Any changes to these components require the agreement in writing by the SDNPA. The scheme shall be implemented in accordance with the approved details. Reason: To ensure that the development complies with approved details in the interests of protection of the environment and prevention of harm to human health in accordance with policies GEN7 and GEN31 of the Arun District Local Plan 2003. 10. Development shall cease on site if, during any stage of the works, potential contamination is encountered which has not been previously identified. Works shall not recommence before an assessment of the potential contamination has been undertaken and details of the findings along with details of any remedial action required (including timing provision for implementation), have been submitted to and approved by the South Downs National Park Authority in writing. The development shall not be completed other than in accordance with the approved details. Reason: To prevent contamination of protected watercourses and in the interests of the safety and amenity of the future occupants to comply with policies GEN7 and GEN31 of the Arun District Local Plan 2003. 11. Prior to first occupation of the development (unless otherwise first agreed in writing by the South Downs National Park Authority) a verification report demonstrating the effectiveness of the remediation works carried out and a completion certificate confirming that the approved remediation scheme has been implemented in full shall both have been submitted to and approved in writing by the SDNPA. The verification report and completion certificate shall be submitted in accordance with the approved scheme and undertaken by a competent person in accordance with DEFRA and the Environment Agency’s ‘Model Procedures for the Management of Land Contamination, CLR 11’. Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with policies GEN7 and GEN31 of the Arun District Local Plan 2003. Highways and Parking 12. Prior to the first occupation of the development the parking arrangements shall be completed for the parking and manoeuvring of vehicles to enable them to enter and leave the site in a forward gear in accordance with the approved plan and this space shall thereafter be reserved for such purposes at all times. Reason: In the interests of highway safety in accordance with policies GEN3 of the Arun District Local Plan 2003. Foul and surface drainage 13. Prior to the commencement of development detailed proposals for the disposal, in a sustainable way of foul and surface water shall be submitted to and approved in writing by the SDNPA. Permeable paving shall be used on all drives and hardstandings unless otherwise agreed in writing by the South Downs National Park Authority. Once approved, development shall be carried out in full accordance with the approved details before the site is occupied. Reason: To ensure the development conserves the character and setting of the South Downs National Park in accordance with policies GEN3 and GEN7 of the Arun District Local Plan 2003. Construction Environment Management Plan 14. Prior to the commencement of development a Construction Environment Management Plan shall be submitted to and approved in writing by the South Downs National Park Authority. The management plan shall include the following:

22  Measures to protect the existing boundary vegetation and habitats including temporary fencing to avoid encroachment of machinery and materials into the surrounding areas;  Measures to prevent soil runoff into the surrounding areas and onto the highway;  Details and positioning of any construction lighting.  Details of contractor parking Development shall be carried out in full accordance with the approved details. Reason: To ensure that protected species are protected during the construction period in accordance with policies GEN3 and GEN7 of the Arun District Local Plan 2003. Lighting 15. No external lighting shall be provided other than in accordance with a scheme for the prevention of light pollution from the internal roads and car parking areas submitted to and approved by the South Downs National Park Authority in writing. Reason: To prevent light pollution and in the interests of the amenity of the area in accordance with policy GEN7 of the Arun District Local Plan 2003.

11. Crime and Disorder Implication 11.1 It is considered that the proposal does not raise any crime and disorder implications.

12. Human Rights Implications 12.1 This planning application has been considered in light of statute and case law and any interference with an individual’s human rights is considered to be proportionate to the aims sought to be realised.

13 Equalities Act 2010 13.1 Due regard, where relevant, has been taken to the South Downs National Park Authority’s equality duty as contained within the Equalities Act 2010.

14 Proactive Working 14.1 In reaching this decision the Local Planning Authority has worked with the applicant in a positive and proactive way, in line with the NPPF. This has included the provision of advice from a SDNPA Development Management Officer during the application and the opportunity to provide additional information to seek clarification on technical issues.

Tim Slaney Director of Planning South Downs National Park Authority Contact Officer: Lewis Oliver Tel: 01730 234127 email: [email protected] Appendices 1. Site Location Map SDNPA Consultees Director of Planning & Legal Services

Background Documents http://planningpublicaccess.southdowns.gov.uk/online- applications/simpleSearchResults.do;jsessionid=3384D9156FC3FFB55612135BEB225AC2?action=firstPage Observations of Highway Authority and Environment Agency. Observations of Arun District Council Officers Observations of County Councillor, District Councillors, Poling Parish Meeting, Lyminster & Crossbush Parish Council, Arundel Town Council and members of the public Planning Policy for Traveller Sites National Planning Policy Framework Circular 20/10 Arun District Local Plan 2003 23

Agenda Item 6 Report PC75/13 Appendix 1 Site Location Map

This material has been reproduced from Ordnance Survey digital map data with the permission of the Controller of Her Majesty’s Stationery Office (c) Crown Copyright (Not to Scale)

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