Report to : Lyminster and Crossbush Parish Council

Title of Report : Lyminster and Crossbush Neighbourhood Plan Site Assessment

Purpose of Report : To recommend to the Committee the sites which should be pursued to meet the Parish housing allocation

Date of Report : January 2021

1. Introduction

1. This report shows the results of an assessment of all sites on the Arun DC HELAA as it relates to Lyminster and Crossbush along with the responses to a Call for Sites which was undertaken in October 2020.

2. Council regularly undertakes a Housing and Economic Land Availability Assessment (HELAA). The HELAA is a key component of the Evidence Base which formed the preparation of the Arun Local Plan

3. Whilst the HELAA provides an important evidence source for potential housing sites, it does not in itself determine whether a particular site should be allocated for housing development.

2. Background

2.1. Arun District Council has given Lyminster and Crossbush parish a figure of a minimum of 6 dwellings to be delivered through the Neighbourhood Plan process. 2.2. The Parish is severely constrained. One third of the Parish lies within food zones 2 and 3; almost a third lies within the South Downs National Park (SDNP); the heart of the Parish lies within a Conservation Area and land to the north, west, south and parts of the east lie within the to Gap between settlements.

3. Methodology

3.3. The sites were reviewed and assessed against a standard set of criteria. Scores were allocated to each piece of land and a conclusion drawn from that assessment.

4. Policy Framework

4.1. The key policies set out in the Arun DC Local Plan are:

Policy SD SP1 Sustainable Development Policy SD SP1a Strategic Approach Policy SD SP2 Built-up Area Boundary 1 Policy SD SP3 Gaps between settlements Policy C SP1 Countryside Policy GI SP1 Green Infrastructure and development Policy SO DM1 Soils Policy H DM1 Housing Mix Policy AH SP2 Affordable housing Policy H SP3 Rural housing and exception sites Policy D SP1 Design Policy D DM1 Aspects of form and design quality Policy ECC SP2 Energy and climate change mitigation Policy T DM1 Sustainable travel and Public Rights of Way Policy HER SP1 The historic environment Policy ENV SP1 Natural environment Policy ENV DM4 Protection of trees Policy ENV DM5 Development and Biodiversity Policy W SP1 Water Policy W DM2 Flood risk Policy QE DM2 Light pollution

5. The ‘Developable’ sites identifed through the HELAA ( NB: ADC define developable as “either suitable, available and achievable sites, but specific information suggests that development could not come forward within 5 years”).

5.1. 1 site was considered to be developable, with a potential capacity to deliver 6 dwellings.

6. The ‘Call for Sites’ responses

6.1. Four sites were put forward following a ‘Call for Sites’ process. A further site came forward after the process had been completed and has been included for completeness.

2 7. Map of Sites

3

8. Detailed review of sites

8.1. Each site had been assessed against ADC Local Plan policies and known constraints.

9. Conclusions

9.1. Sites located within the SDNP cannot deliver housing to meet the ADC allocation.

9.2. The former Travis Perkins site at Arundel Station does not comply with ADC policy and would therefore not meet the Basic Conditions.

9.3. The remaining two sites in Lyminster Village should be taken forward for further investigation and consultation as they both have the potential to deliver the Parish housing allocation.

10. Recommendation

10.1. The Neighbourhood Plan team should be granted permission to continue work to assess, through the Strategic Environmental Assessment process, and in discussion with the land agents/owners, the viability of the sites and to bring the findings back to the Full Council.

10.2. The Neighbourhood Plan team will continue to review the existing Plan to ensure that the policies are sufficiently robust to provide the basis for the design and sustainability elements of the new proposals.

11. Site Assessments

11.1 Each site has been assessed and colour coded to show its suitability to be taken forward in the process.

Red = Not suitable; Amber = suitable for further consideration.

4 Land to the north of Church Lane, Lyminster

Site Area (ha) Net developable area 0.87ha)

SHELAA Ref 18LY2

Description Flat field bounded by Church Lane to the south, existing residential properties to the east and west and open fields to the north with views towards Arundel. Access would be from Church Lane. Church Lane is a rural lane. Agricultural.

Site Capacity 26

Planning History None relevant. Last refusal for 6 houses was in 1980.

SHLAA status The Arun District Council Local Plan Viability Study of July 2016 assesses that this site is viable and achievable.

Local Plan Policies C CSP1; SO DM1 Soils; W DM2; HER SP1; ENV SP1; SD SP3 Gaps between settlements

Biodiversity and In to Houghton Biodiversity Opportunity Area; ADC Geodiversity Biodiversity Opportunity Area; Arun Valley Impact Risk Zone; National network enhancement zone 1.

5 Climate change Groundwater flooding and flood zone 3a.

PLEASE NOTE: The climate change 100yr flooding contour affects this site and could potentially reduce the final yield for the site. The final yield will be dependent on sequential and exception tests and other relevant mitigation measures. The yield figure in this report does not reflect the climate change impact and therefore the status of this site reflects the yield using the viability study methodology without the climate change 100yr flooding contour. Should this site be taken forward as an allocation within the development plan, then further assessment will be required to address the climate change impact.

Groundsure Report states “Ambiental data indicates that the property is in an area with a moderate risk of groundwater flooding. Should a 1 in 100-year groundwater flood event occur, groundwater levels may affect basement areas. Properties without basements are not considered to be at risk from this level of groundwater flooding. “

Elevated flood risk may affect insurance so properties would need to be built to take into account the flood risk.

Landscape The site lies within the recognised village envelope, the Lyminster Conservation Area and the Gap between Settlements. An allocation is likely to have a significant impact on the special qualities of the Conservation Area. The site is capable of taking 26 houses which would be an increase of almost 50% on the current housing in the village centre and would be a very intensive allocation in a village where most plots are large and well spaced. Regarding landscape character, an allocation at this location would result in the loss of greenfield land and due to the large open area is likely to result in significant changes to the surrounding landscape character. The ADC SPG states as one of the opportunities for enhancement of the Conservation Area - “Improve and maintain the northward views towards Arundel (opposite numbers 254 and 255 Church Lane) through a landscape management plan.” No such Plan is in place but it is clear that management of the views across this land are important and should be maintained.

Historic Environment There are 13 Locally Listed buildings and 2 listed buildings within close proximity of the site, including the Grade l St Mary Magdalene’s Church. There are no historic environment records.

Land, Soil and Water Grade 2 and 3 agricultural land Resources In terms of the water environment, there are no watercourses passing through the site boundaries.

6 Population and The site is located almost 3km from the nearest significant shops and Community services requiring the use of a car or public transport for all day to day services.

Health and The nearest doctor’s surgery is approximately 3km away. There is Wellbeing footpath access to some of the surrounding countryside but it is very limited due to the prevalence of farmed agricultural land. There is no public access to this land.

Transportation There are access issues onto Lyminster Road which is blind junction onto a very busy road. This will be improved when the Lyminster bypass is completed as it will remove traffic from the junction. There are major issues due to the width of the Lane. Most properties do not have off street parking and parked cars regularly cause issues with farm and delivery traffic being unable to get by due to the width of the road. Events at the church, such as funerals, cause major congestion in the village centre and the field has been used as over flow parking in the past.

There is a bus stop within 0.2km.

Conclusion The site should be looked at further to see if any of the constraints could be mitigated.

7 Site : Land east of Church Farm House Church Lane Lyminster

Site Area (ha) 0.4ha net developable

SHELAA Ref 18LY3

Description Flat, rectangular, agricultural field. Mature form the boundary of the site and there is a mature tree in the centre of the site. The site is surrounded by existing residential uses apart from to the south of the site where there is an open field. Access to the site is from Church Lane opposite Church Farmhouse. Agricultural.

Site Capacity

Planning History None relevant

Local Plan Policy SD SP3 Gaps between settlements.

SHLAA status Not currently developable

Conclusion Lies within the gap between settlements

8 Site Site 1 North Barrack Field

Site Area (ha) 1.4ha

SHELAA Ref None. Call for sites response

Description Agricultural grazing land surrounded by trees and hedges and abutting the A27.

Site Capacity Not known

Conclusion This land lies wholly within the South Downs National Park and therefore any housing cannot be counted to meet the ADC housing allocation.

9 Site Site 2 Westlands Field, Crossbush Lane, Crossbush

Site Area (ha) 1.6ha

SHELAA Ref None. Call for sites response

Description Grazing land. Flat with pond to east, mature woodland to east and west and ditches to south, west and east boundaries.

Site Capacity Not known

Conclusion This land lies wholly within the South Downs National Park and therefore any housing cannot be counted to meet the ADC housing allocation. Half of the land lies outside of the parish in the parish of Poling.

10 Site Site 3 Field adjacent to Wolstanton

Site Area (ha) 1.7ha

SHELAA Ref None. Call for sites response.

SHLAA status None. Call for sites response.

Local Plan Policies C CSP1 - BUAB; SO DM1 Soils; SD SP3 Gaps between settlements

Biodiversity and In Climping to Houghton Biodiversity Opportunity Area; ADC Geodiversity Biodiversity Opportunity Area; Arun Valley Impact Risk Zone; National Network Expansion Zone

Climate change Groundwater flooding and flood zone 2 and 3 reach to the most northerly edge of the site but are outside of it.

11 Landscape The site lies outside of the recognised village envelope in the countryside, in the Gap between Settlements and is contrary to ADC policy but does, at the western edge, complete a line of properties. An allocation would result in the loss of greenfield land and due to the large open area is likely to result in significant changes to the surrounding landscape character, however the proposed route of the Lyminster bypass will change the landscape at this point. It is planned that a 3 to 3.5m high acoustic fence will be erected between the existing properties and the new road. This could provide a location for housing which will not damage the landscape character. Section 7.4.5 of the ADC LocalPlan makes ti clear that small scale development that does impact on the openness of the gap may be suitable.

Historic Environment There is no impact on heritage assets. There are no historic environment records.

Land, Soil and Water Grade 2 agricultural land and contrary to ADC policy Resources In terms of the water environment, there are no watercourses passing through the site boundaries.

Population and The site is located almost 3km from the nearest shops and services Community requiring the use of a car or public transport for all day to day services.

Health and The nearest doctor’s surgery is approximately 3km away. Wellbeing

Transportation There are access issues onto Lyminster Road but these will be reduced once the Lyminster bypass is completed. The proposed route of the Lyminster by pass crosses the eastern side of the land from north to south. A new entry point onto the new road will come in from the existing Lyminster Road at the north of the site

Conclusion The site should be looked at further to see if any of the constraints could be mitigated.

12 Site Site 4 Land north of Crossbush Lane

Site Area (ha) 0.09ha

SHELAA Ref None. Call for sites response.

SHLAA status None. Call for sites response.

Conclusion This land lies wholly within the South Downs National Park and therefore any housing cannot be counted to meet the ADC housing allocation.

13 Site Site 5 Formers Travis Perkins yard net to Arundel Station

Site Area (ha) 0.3ha

SHELAA Ref None. Call for sites response.

SHLAA status None. Call for sites response.

Local Plan Policies C CSP1 - BUAB; SD SP3 Gaps between settlements; EMP DM1 Employment Sites

Biodiversity and In Climping to Houghton Biodiversity Opportunity Area; ADC Geodiversity Biodiversity Opportunity Area; Arun Valley Impact Risk Zone; National Network Expansion Zone

Climate change Flood zone 2 and 3.

14 Landscape The site lies outside of the recognised village envelope in the countryside, in the Gap between Settlements and is contrary to ADC policy.

Historic Environment The main building on site, originally a goods shed in the railway yard, is Grade 2 Listed . There are no historic environment records.

Land, Soil and Water Grade 3 and 4 agricultural land. In terms of the water environment, there Resources are no watercourses passing through the site boundaries.

Population and The site is located 1km from the nearest shops and services but well Community served by public transport.

Health and The nearest doctor’s surgery is approximately 1km away. 24 hour road Wellbeing and rail noise recorded at the site.

Transportation There are access issues onto the A27 but rail traffic negotiates the junction.

Conclusion The site is contrary to ADC policy as it is an emloyment site. The viability test hs not been applied as the premises have only just become vacant.

15 Lyminster and Crossbush Parish Council

Review of two possible housing sites following initial report to Full Council

April 2021 Land to the north of Church Lane, Lyminster

Site Area (ha) Net developable area 0.87ha)

SHELAA Ref 18LY2

Description Flat field bounded by Church Lane to the south, existing residential properties to the east and west and open fields to the north with views towards Arundel. Access would be from Church Lane. Church Lane is a rural lane. Agricultural.

Site Capacity 26

Planning History None relevant. Last refusal for 6 houses was in 1980.

SHLAA status The updated 2020 SHLAA deems this site as unsustainable due to its landscape and heritage designation along with its ecological value and flood risk

Local Plan Policies C CSP1; SO DM1 Soils; W DM2; HER SP1; ENV SP1; SD SP3 Gaps between settlements

Biodiversity and In Climping to Houghton Biodiversity Opportunity Area; ADC Geodiversity Biodiversity Opportunity Area; Arun Valley Impact Risk Zone; National network enhancement zone 1.

April 2021 Climate change Groundwater flooding and flood zone 3a.

PLEASE NOTE: The climate change 100yr flooding contour affects this site and could potentially reduce the final yield for the site. The final yield will be dependent on sequential and exception tests and other relevant mitigation measures. The yield figure in this report does not reflect the climate change impact and therefore the status of this site reflects the yield using the viability study methodology without the climate change 100yr flooding contour. Should this site be taken forward as an allocation within the development plan, then further assessment will be required to address the climate change impact.

Groundsure Report states “Ambiental data indicates that the property is in an area with a moderate risk of groundwater flooding. Should a 1 in 100-year groundwater flood event occur, groundwater levels may affect basement areas. Properties without basements are not considered to be at risk from this level of groundwater flooding. “

Elevated flood risk may affect insurance so properties would need to be built to take into account the flood risk.

Landscape The site lies within the recognised village envelope, the Lyminster Conservation Area and the Gap between Settlements. An allocation is likely to have a significant impact on the special qualities of the Conservation Area. The site is capable of taking 26 houses which would be an increase of almost 50% on the current housing in the village centre and would be a very intensive allocation in a village where most plots are large and well spaced. Regarding landscape character, an allocation at this location would result in the loss of greenfield land and due to the large open area is likely to result in significant changes to the surrounding landscape character. The ADC SPG states as one of the opportunities for enhancement of the Conservation Area - “Improve and maintain the northward views towards Arundel (opposite numbers 254 and 255 Church Lane) through a landscape management plan.” No such Plan is in place but it is clear that management of the views across this land are important and should be maintained.

Historic Environment There are 13 Locally Listed buildings and 2 listed buildings within close proximity of the site, including the Grade l St Mary Magdalene’s Church. There are no historic environment records.

Land, Soil and Water Grade 2 and 3 agricultural land Resources In terms of the water environment, there are no watercourses passing through the site boundaries.

April 2021 Population and The site is located almost 3km from the nearest significant shops and Community services requiring the use of a car or public transport for all day to day services.

Health and The nearest doctor’s surgery is approximately 3km away. There is Wellbeing footpath access to some of the surrounding countryside but it is very limited due to the prevalence of farmed agricultural land. There is no public access to this land.

Transportation There are access issues onto Lyminster Road which is blind junction onto a very busy road. This will be improved when the Lyminster bypass is completed as it will remove traffic from the junction. There are major issues due to the width of the Lane. Most properties do not have off street parking and parked cars regularly cause issues with farm and delivery traffic being unable to get by due to the width of the road. Events at the church, such as funerals, cause major congestion in the village centre and the field has been used as over flow parking in the past.

There is a bus stop within 0.2km.

Conclusion The site is not considered suitable for development due to its landscape and heritage designation along with its ecological value and flood risk

April 2021 Site Site 3 Field adjacent to Wolstanton

Site Area (ha) 1.7ha

SHELAA Ref None. Call for sites response.

SHLAA status None. Call for sites response.

Local Plan Policies C CSP1 - BUAB; SO DM1 Soils; SD SP3 Gaps between settlements

Biodiversity and In Climping to Houghton Biodiversity Opportunity Area; ADC Geodiversity Biodiversity Opportunity Area; Arun Valley Impact Risk Zone; National Network Expansion Zone

Climate change Groundwater flooding and flood zone 2 and 3 reach to the most northerly edge of the site but are outside of it.

April 2021 Landscape The site lies outside of the recognised village envelope in the countryside, in the Gap between Settlements and is contrary to ADC policy but does, at the western edge, complete a line of properties. An allocation would result in the loss of greenfield land and due to the large open area is likely to result in significant changes to the surrounding landscape character, however the proposed route of the Lyminster bypass will change the landscape at this point. It is planned that a 3 to 3.5m high acoustic fence will be erected between the existing properties and the new road. This could provide a location for housing which will not damage the landscape character. Section 7.4.5 of the ADC LocalPlan makes it clear that small scale development that does impact on the openness of the gap may be suitable.

Historic Environment There is no impact on heritage assets. There are no historic environment records.

Land, Soil and Water Grade 2 agricultural land and contrary to ADC policy Resources In terms of the water environment, there are no watercourses passing through the site boundaries.

Population and The site is located almost 3km from the nearest shops and services Community requiring the use of a car or public transport for all day to day services. However the whole Parish is similarly constrained.

Health and The nearest doctor’s surgery is approximately 3km away. Wellbeing

Transportation There are access issues onto Lyminster Road but these will be reduced once the Lyminster bypass is completed. The proposed route of the Lyminster by pass crosses the eastern side of the land from north to south. A new entry point onto the new road will come in from the existing Lyminster Road at the north of the site

Conclusion The site is available and a draft layout has been submitted which clearly identifies that the site can accommodate development between the existing houses on Lyminster Road and the proposed bypass. The site should be taken forward with conditions relating to trees and access.

April 2021