Tangmere Strategic Development Location Planning Statement November 2020 Contents 1. Introduction 3 2. Site Description 6 3. Relevant Background Information 8 4. The Proposals and Scope of the Outline Planning Application 13 5. Relevant Planning Policy Framework 25 6. Assessment of the Development 37 7. Affordable Housing Statement 68 8. Planning Obligations - Draft Heads of Terms 70 9. Summary and Conclusions 76 Appendix 1: Submitted Application Documents and Drawings 80 Appendix 2: Landownership and Agricultural Tenancy Notifications 83 Appendix 3: Notice Placed in the Local Media 84 Appendix 4: Pre-application Advice Received from CDC 85 Appendix 5: Adopted Chichester Local Plan: Key Policies 2014-2029 86 Appendix 6: Chichester Local Plan Review 2035 91 Appendix 7: Tangmere Neighbourhood Plan 92 Contact Peter Home [email protected] November 2020 1. Introduction Background 1.1 This Planning Statement has been prepared by Turley on behalf of Countryside Properties (UK) Ltd (the applicant) in support of an outline planning application (OPA) for residential-led mixed use development on the land allocated as the Tangmere Strategic Development Location (SDL) by Policy 18 of the Chichester Local Plan: Key Policies 2014 – 2029 (adopted 2015). This statement provides a planning assessment to demonstrate that the submitted proposals are acceptable in planning terms and in accordance with relevant planning policy and guidance. 1.2 Countryside Properties (UK) Limited (CPUK) has been appointed as Chichester District Council’s development partner in relation to the Tangmere SDL and has undertaken extensive work to progress the development proposals comprising a residential-led mixed use development of up to 1,300 homes, with education, commercial floor space, community facilities, open space and green infrastructure. 1.3 The description of development (as detailed in the supporting Environmental Statement) is as follows: “Outline planning application for a residential-led mixed use development comprising up to 1,300 dwellings (Use Class C3), an expanded village centre (comprising flexible units suited to Use Class E and pubs or drinking establishments and/or takeaways in Use Class Sui Generis), community uses, primary school, informal and formal open space, playing pitches, footpaths, cycleways, associated landscaping, utilities and drainage infrastructure, including on-site pumping station(s) with connection to the Strategic Foul network; associated infrastructure and groundworks; with all matters reserved except for the principal access junctions from the A27 grade-separated junction and Tangmere Road and the secondary access at Malcolm Road.” 1.4 It should be noted that, in parallel with the preparation of the OPA, Chichester District Council (CDC) is in the process of undertaking a Compulsory Purchase Order (CPO) of the site to ensure its delivery. Further details are set out in Chapter 3 below. 1.5 CPUK and CDC have been guided throughout the pre-application process by a Planning Performance Agreement (PPA). The aim of this PPA has been to set a jointly-agreed project programme and to secure collaborative working between CDC and CPUK on pre-application advice, masterplanning and the timely consideration and determination of the OPA. 1.6 The submitted OPA, including the Parameter Plans and the Illustrative Masterplan, has been strongly informed by Framework Masterplan Document for Tangmere SDL which was formally ‘endorsed’ by CDC’s Planning Committee on 8th January 2020 (ref: 19/02836/MAS) 3 Content of the Outline Planning Application 1.7 This Planning Statement should be read together with the other documents and plans which accompany the application. See Appendix 1 for a full schedule of documents and plans submitted in support of the OPA. In summary, these include: • Covering Letter • Application and CIL Forms • Location Plan • Planning Statement • Statement of Community Engagement • Design and Access Statement • Parameter Plans (5 no.) • Landscape Strategy Plan • Environmental Statement Main Report, Non-Technical Summary and Technical Appendices • Flood Risk and Drainage Assessment • Transport Assessment • Indicative Proposed Junction Drawings (3 no.) • Sustainable Construction and Design Statement • Biodiversity Baseline Study • Habitats Regulations Assessment Report • Tree Survey and Constraints Plan • Arboricultural Implications & Method Statement • Phase 1 & 2 Ground Condition Assessment • Mineral Resources Assessment • Waste Management Strategy • Town Centre Uses Assessment • Utilities Assessment and Plans 4 Planning Statement Structure 1.8 The remainder of this Planning Statement is structured as follows: Chapter 2 describes the site and its surrounding context; Chapter 3 sets out relevant background information, including the planning history of the site and its immediate surrounds, the current landownership position, the Compulsory Purchase Order process and a summary of the pre-application, stakeholder and community engagement that has informed the masterplan and the OPA; Chapter 4 describes the scope of the application including the nature of the proposed development; Chapter 5 confirms the relevant national and local planning policy context; Chapter 6 assesses the application proposals against the relevant planning policy and other material considerations and provides a summary of the technical and environmental assessment work undertaken; Chapter 7 provides an Affordable Housing Statement; Chapter 8 details the relevant planning obligations to be included within the Draft Section 106 agreement Heads of Terms; and Chapter 9 provides a summary and key conclusions arising from the information set out in this Planning Statement, including a summary of the main social, economic and environmental benefits of the proposed scheme. 5 2. Site Description 2.1 The proposed development site is located in West Sussex adjacent to the western side of the village of Tangmere, near Chichester. The site is 76.33 hectares (ha) in area and is located within the administrative boundary of Chichester District Council (CDC). The accompanying Location Plan (Ref: 180620_TOR_001) shows the site in its local context. 2.2 The A27 (known locally as the Arundel Road) forms the northern boundary of the site and is defined as a “Trunk Road” within the strategic road network. It connects Southampton to the west and Eastbourne to the east, linking the intermediate settlements of Portsmouth, Chichester, Worthing and Brighton. The site’s eastern boundary wraps around the western edge of Tangmere, from the A27 in the north, past St Andrew’s Church and as far as Tangmere Road in the south east, adjacent to Tangmere Military Aviation Museum. 2.3 The site’s southern boundary is formed by Tangmere Road as far west as Copse Farm. Tangmere Road links to the A27(T) at Oving to the west, and Tangmere Village to the east, where it then joins the A27 via a limited left in / left out junction arrangement. 2.4 The site’s western boundary comprises existing hedgerows which follows the land north west of Copse Farm before re-joining the A27. 2.5 The site is entirely ‘greenfield’ with no existing buildings present within the site boundary. The majority of the site comprises arable land, together with areas of grassland at the centre of the site and in the form of field margins. Internal field boundaries include hedgerows with some trees and sparse scattered scrub along ditch lines. 2.6 The nearest Site of Special Scientific Interest (SSSI) designated for its biological interest is Halnaker Chalk Pit SSSI, located 2.7km to the north-east. It was formally designated in 1992 as it supports a large population of the nationally rare plant species Broad- leaved Cudweed. 2.7 A number of European designations are located within the wider surrounds of the site, including Chichester and Langstone Harbour Special Protection Area (SPA)/Ramsar Site and Solent Maritime Special Area of Conservation (SAC) which are located 5.7km to the west and Pagham Harbour SPA / Ramsar Site, which is located 6.3km to the south- west. 2.8 Tangmere is currently served by Stagecoach Bus Service 55, which terminates in the village at the Military Aviation Museum and connects the village with Chichester City Centre via Boxgrove, Westhampnett, St Richard’s Hospital and Chichester Bus Station. There are a number of bus stops within the village which are in close proximity to the site, both on Tangmere Road and Meadow Way. 2.9 There are no railway services located within acceptable walking distance of the site, although Chichester Railway Station is directly served by the aforementioned 55 bus service. Railway services can also be access at Barnham Rail Station, which lies 6 approximately 7.5km to the southeast of Tangmere and provides a ‘park and ride’ facility. 2.10 The existing footway network around the site provides a direct connection at Malcolm Road through Tangmere village, connecting to all local facilities. There is a single Public Right of Way (PRoW Footpath 282) within the site. This runs along the boundary between St Andrew’s Church at Church Lane and Chestnut Walk to the north. There is also a dedicated cycle link within the vicinity of the site, which can be access from Tangmere Road at its junction with the A27, or alternatively from the accessed at the grade separated junction at the northern boundary of the site. This route connects the site to Chichester City Centre via a network of on-street and traffic-free cycle routes. 7 3. Relevant Background Information Planning