PLANNING STATEMENT

GRANGE FARM, ALMODINGTON LANE, EARNLEY, WEST , PO20 7JS

PLANNING STATEMENT GRANGE FARM, ALMODINGTON LANE, EARNLEY, , PO20 7JS

Reconfiguration of existing access and reposition private driveway with associated works.

Site, Surroundings & Proposals

This Statement accompanies a full planning application for the reconfiguration of the existing access arrangements and the repositioning of the private driveway at Grange Farm, Almodington Lane, Earnley. Grange Farm lies within the rural area, along a private road which connects several farmsteads to Almodington Lane. It is one of a small cluster of former farm buildings, all of which have been converted to residential properties. The application site is open to the surrounding countryside, which is all relatively flat and unobstructed. The shared access driveway (which runs west to east), a large part of the built form, the courtyard, some garden land, along with the application site’s western boundary all lie within flood zone 3. No other site-specific constraints to development exist for the application site.

Grange Farm is a substantial two-storey detached period property set in approximately 4 acres. It has an adjoining triple bay open garage with store. Its extensive gardens lie predominantly to the south and also accommodates a large pond and a modern seven bay, open steel barn. Grange Farm is not listed nor is it situated within a Conservation Area. North Grange Barn and South Grange Barn lie immediately to the east of Grange Farm. Other than these, the only other surrounding development is that of Thorney Farm House, another private dwelling which lies some distance away, at the southern end of the site.

All the aforementioned properties are currently accessed from the north, via a shared point which leads off of the private road. At a point where the road forks in the north-west corner of the site, a relatively short access track runs west to east and serves North Grange Barn and South Grange Barn. A significantly longer access track runs through the grounds of Grange Farm from north to south until it reaches Thorney Farm House. Both access tracks are located within the grounds of Grange Farm with shared

Smith Simmons & Partners 15 West Pallant, , West Sussex, PO19 1TB 01243 850411 | [email protected] | www.ss-p.co.uk

PLANNING STATEMENT GRANGE FARM, ALMODINGTON LANE, EARNLEY, WEST SUSSEX, PO20 7JS

access afforded to the neighbouring properties via associated private residential driveways finished in gravel surfacing.

The current proposals seek planning permission for the reconfiguration of existing access arrangements and repositioning of the private driveway which serves Grange Farm and the immediate neighbours at North Grange Farm and South Grange Farm, as well as Thorney Farm House to the south. The remainder of this statement will explain the need for the development, describe its design and layout and consider it against relevant planning policy.

Need for the Development

Essentially, the proposed scheme aims to improve the site’s vehicular access arrangements and in doing so, intends to provide occupiers and visitors of all four of the aforementioned residential properties with access arrangements that are fit for purpose and therefore, better serve the established residential properties. The application is accompanied by a Transport Note which sets out the technical highway benefits of the improved access design and layout.

In support of the proposals, it is considered important to describe the main issues that the current access arrangements present. Firstly, it should be recognised that the existing tracks were of course, originally constructed for agricultural use and are consequently particularly narrow in width, being less than 3 metres in most places. As neither access track has passing points, users are regularly forced to drive over garden land on either side of the tracks to pass one another. It should also be recognised that both access roads, by virtue of their particularly close proximity to the northern and western elevations of Grange Farm, infringe on both its privacy and security and occupiers of this property are consequently not able to fully enjoy their property as they could reasonably be expected to. It is equally as important to appreciate that current arrangements have the north-south access track which serves Thorney Farmhouse cutting through the middle of Grange Farm’s main rear garden which in turn, presents itself as a significant hazard for residents of this property, particularly children and pets.

Smith Simmons & Partners 15 West Pallant, Chichester, West Sussex, PO19 1TB 01243 850411 | [email protected] | www.ss-p.co.uk

PLANNING STATEMENT GRANGE FARM, ALMODINGTON LANE, EARNLEY, WEST SUSSEX, PO20 7JS

Design of the Development

The proposals will essentially include for the following works: (i) the widening of the access track where it forks in the north-west corner of the application site, (ii) the minor enlargement of Grange Farm’s private driveway, (iii) the reconfiguration of the shared access track which serves North Grange Barn and South Grange Barn and, (iv) the reintroduction of a historical track along the site’s eastern boundary and its extension to connect it with Thorney Farm House. To facilitate the reintroduction of the access track on the site’s eastern boundary it will be necessary to remove four trees and partially infill the existing pond.

In connection with the proposed reconfiguration of the site’s access arrangements, it is also intended to (i) replace the northern half of the access track which currently serves Thorney Farm House with a reinforced grass track (to continue to provide occupiers of Grange Farm with vehicular access to their barn), (ii) remove the southern half of this access track entirely as it will be surplus to requirement and (iii) introduce low level planting along the new access track.

The replacement access track will measure 4.2 metres in width at any given point. Following the repositioning of the private driveway for Grange Farm, the track will follow a line of existing trees which runs very close to and parallel with the site’s eastern boundary at its northern end, before gradually bending round in order to meet with the line of the existing track adjacent to Thorney Farm House. Three passing points will be included – one at the entrance to North and South Grange Barns and a further two along the longest section of the replacement access track. A turning head will also be introduced at the end of the track. This replacement access track will be constructed using materials to match the existing to create a legible extension to the existing access drive and the replacement farm track serving the existing barn will be a reinforced grassed track.

The reconfigured access track and repositioned driveway will, like the northern half of the existing access track, which is to be replaced, be finished with reinforced grass to better integrate into the site than the existing gravel tracks and driveways do. The proposed low-level planting will further ensure that the new access arrangements and altered driveway will succeed in integrating into the landscape without detracting from the wider landscape character.

An Existing Aerial Image (taken from Google Maps) and the Proposed Site Plan are included to show how the proposed engineering and landscaping works will have a negligible impact on the exiting character of the land and its immediate surroundings.

Smith Simmons & Partners 15 West Pallant, Chichester, West Sussex, PO19 1TB 01243 850411 | [email protected] | www.ss-p.co.uk

PLANNING STATEMENT GRANGE FARM, ALMODINGTON LANE, EARNLEY, WEST SUSSEX, PO20 7JS

Existing Aerial Image Proposed Site Plan

Smith Simmons & Partners 15 West Pallant, Chichester, West Sussex, PO19 1TB 01243 850411 | [email protected] | www.ss-p.co.uk

PLANNING STATEMENT GRANGE FARM, ALMODINGTON LANE, EARNLEY, WEST SUSSEX, PO20 7JS

Flood Risk Statement

As acknowledged above, part of the application site is located within Flood Zone 3. It is however, important to appreciate that the proposals are concerned only with the reconfiguration and replacement of the existing access and associated access drives. The existing shared access drive is located within flood zone 3 on the northern edge of the property and as such, the proposals to alter the access layout at this location will not increase the risk of flooding at this location. The existing access drive leading to Thorney Farm House is currently located in flood zone 1 although in relative close proximity to the site’s western boundary to Grange Farm. The application involves the repositioning of the access drive to Thorney Farm House to the eastern part of Grange Farm (which also falls outside of flood zones 2 and 3) and as such, would result in an improved access arrangement in relation to flood risk – being that much further from the watercourse. On this basis, it is considered that the proposals are suitable and no further flood risk assessment is required to accompany the application. The image below is taken from the Government’s flood risk mapping website. Extract Environment Agency Flood Map

Smith Simmons & Partners 15 West Pallant, Chichester, West Sussex, PO19 1TB 01243 850411 | [email protected] | www.ss-p.co.uk

PLANNING STATEMENT GRANGE FARM, ALMODINGTON LANE, EARNLEY, WEST SUSSEX, PO20 7JS

National Planning Policy Framework

Paragraph 11 of the National Planning Policy Framework (NPPF) 2019 states that plans and decisions should apply a presumption in favour of sustainable development. For decision-taking this means:

 approving development proposals that accord with an up-to-date development plan without delay; or  where there are no relevant development plan policies, or the policies which are most important for determining the application are out-of-date, granting planning permission unless: - the application of policies in this Framework that protect areas or assets of particular importance provides a clear reason for refusing the development proposed, or - any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole.

Paragraph 117 states that planning policies and decisions should promote an effective use of land in meeting the need for homes and other uses, while safeguarding and improving the environment and ensuring safe and healthy living conditions.

Paragraph 127 states that planning policies and decisions should ensure that developments fulfil several design-related criteria. For example, they are expected to function well and add to the overall quality of the area; be visually attractive as a result of good architecture, layout and appropriate and effective landscaping and; be sympathetic to local character and history, including the surrounding built environment and landscape setting.

Paragraph 170 states that planning policies and decisions should contribute to (conserve and enhance) the natural and local environment by for example, recognising the intrinsic character and beauty of the countryside, minimise impacts on and provide net gains for biodiversity.

Smith Simmons & Partners 15 West Pallant, Chichester, West Sussex, PO19 1TB 01243 850411 | [email protected] | www.ss-p.co.uk

PLANNING STATEMENT GRANGE FARM, ALMODINGTON LANE, EARNLEY, WEST SUSSEX, PO20 7JS

Paragraph 175 requires local planning authorities, when determining planning applications, to apply a number of principles. In essence, it states that significant harm to biodiversity should ideally be avoided or adequately mitigated or, as a last resort, compensated for. It also encourages opportunities to incorporate biodiversity improvements in and around developments, especially where this can secure measurable net gains for biodiversity.

Chichester Local Plan

Policy 1 (Presumption in Favour of Sustainable Development) of the Adopted Chichester Local Plan: Key Policies 2014-2029 states that when considering development proposals, the Council will take a positive approach that reflects the presumption in favour of sustainable development contained in the National Planning Policy Framework.

Policy 45 (Development in the Countryside) recognises that to protect the landscape, character, quality and tranquillity of the countryside it is essential to prevent inappropriate development. It therefore states that planning permission will be granted for sustainable development in the countryside where it can be demonstrated that all of the following criteria have been met:

1. The proposal is well related to an existing farmstead or group of buildings, or located close to an established settlement; 2. The proposal is complimentary to and does not prejudice any viable agricultural operations on a farm and other existing viable uses; and 3. Proposals requiring a countryside setting, for example agricultural buildings, ensure that their scale, siting, design and materials would have minimal impact on the landscape and rural character of the area.

Policy 48 (Natural Environment) seeks to reduce the impact of development on the natural environment and requires schemes to satisfy several criteria. Amongst other things, it states that development should recognise distinctive local landscape character and sensitively contribute to its setting and quality.

Policy 49 (Biodiversity) recognises that conserving biodiversity is not just about protecting rare species and designated nature conservation sites but also the more common and widespread species and therefore seeks to preserve and enhance the biodiversity and geological diversity of the District. In line with this, it requires proposals to incorporate features that enhance biodiversity as part of good design and sustainable development.Conclusion

Smith Simmons & Partners 15 West Pallant, Chichester, West Sussex, PO19 1TB 01243 850411 | [email protected] | www.ss-p.co.uk

PLANNING STATEMENT GRANGE FARM, ALMODINGTON LANE, EARNLEY, WEST SUSSEX, PO20 7JS

The development proposals have been designed to ensure that they offer multiple benefits to all users of the site – occupiers of all four residential properties and their visitors. The reconfiguration of existing access arrangements serving Grange Farm, North Grange Barn and South Grange Barn will not significantly alter due to the changes being limited to a slight increase in the width of the track and a minor diversion (following the removal of two trees) to allow the introduction of some low-level hedging. The hedging will also provide some much-needed privacy for occupiers of Grange Farm from all vehicular movement through the site.

The second key component of the development proposals involves the removal of approximately half of the existing access track (which currently runs north to south), the reconstruction of the other half of this track with reinforced grass - a material which is far more suitable to the application site’s location and the replacement of this track (which connects Thorney Farm House to the private road) with a new access track to be located closer to the site’s eastern boundary. This replacement access track will also be edged with low-level hedging along its full length which will provide further privacy for occupiers of Grange Farm.

In its entirety, the proposed reconfiguration of existing access arrangements will also provide a significant betterment to the site’s existing vehicular servicing arrangements. Not only will it provide a track which will be of a far more suitable width but it will also provide several passing points which will enable vehicles travelling in opposite directions along the track to pass without being forced to encroach onto garden land, thereby damaging lawn and putting lives at risk.

Furthermore, as demonstrated in the application’s accompanying specialist reports, subject to the implementation of appropriate schemes of mitigation, the proposals will also avoid having any detrimental impact on the site’s existing ecological and arboricultural qualities. It is similarly equally as important to appreciate that despite its countryside location, the proposals would not unduly prejudice any future agricultural or alternative viable land uses due to the established residential use of the surrounding properties and associated land.

Accordingly, it is considered that the proposed ground level engineering and associated landscaping works would successfully integrate into the site and at the same time, significantly improve existing access arrangements, privacy levels for occupiers of Grange Farm and the safety of users of the garden areas. The proposals would likewise avoid having an unacceptable impact on either the character or appearance of this cluster of farm buildings or neighbouring residential amenities. The proposal successfully accords with all relevant national and local level planning policies and therefore should be approved without delay.

Smith Simmons & Partners 15 West Pallant, Chichester, West Sussex, PO19 1TB 01243 850411 | [email protected] | www.ss-p.co.uk