Chichester District Council. Planning Committee 3 February Masterplan for the Westhampnett/NE Chichester Strategic Development Location (SDL)

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1 Chichester District Council Planning Committee 3 February Contacts Masterplan for the Westhampnett/NE Chichester Strategic Development Location (SDL) Report Author: Jo Bell, Development Manager (Majors and Business), Tel: jbell@chichester.gov.uk 2. Recommendation 2.1. That the Committee endorses the broad approach to development of the SDL as set out within the Masterplan and Phasing Plan 3. Introduction and Policy Background 3.1. The key polices which relate to the masterplanning of the Westhampnett/NE Chichester SDL are: Local Plan Policy 7 Masterplanning Strategic Development Local Plan Policy 17 - Westhampnett/NE Chichester Strategic Development Location Westhampnett/NE Chichester Concept Statement 3.2. Policy 7 of the adopted Local Plan requires the strategic development locations identified in the Local Plan to be planned though a comprehensive masterplanning process. In broad terms, the masterplans should describe and map the overall vision and concept for each of the proposed strategic development locations. They should also set out the intended implementation and phasing of development Policy 17 of the Local Plan identifies the Westhampnett / NE Chichester SDL. The SDL lies to the north-east of Chichester City, extending to Westhampnett village. The site is located between the city and the Goodwood Motor Racing Circuit/Aerodrome, extending south to Stane Street and Westhampnett Church. Most of the western half of the SDL lies within the River Lavant floodplain, which falls within flood zone 2 and 3. A further constraint is imposed by the potential noise impacts from the Goodwood Motor Circuit/Aerodrome which prevent development on the northern part of the SDL. Taking account of these development constraints, policy 17 identifies the Westhampnett/ NE Chichester SDL for mixed development comprising 500 homes, community facilities and open space and green infrastructure, including a linear green space with public access along the Lavant Valley. Both Local Plan policy 17 and the adopted Concept Statement direct the development of the SDL towards the settlement of Westhampnett, to the south of Madgwick Lane and to the eastern edge of Chichester, but away from the floodplain of the River Lavant.

2 3.4. A document titled Westhampnett/North East Chichester Strategic Development Location Compliance with Chichester District Council Local Plan Policy 7 has been submitted with the outline application 15/03524/OUTEIA which includes two masterplan drawings. The SDL masterplan (drawing number 5753/SK59) and the SDL phasing plan (drawing number 5753/SK58A) which has been amended through the course of the application, demonstrate how the whole SDL could be developed. 4. Consultation 4.1. The masterplans and explanatory document were submitted as part of application 15/03524/OUTEIA and therefore the consultation on the masterplans took place as part of the consultation on the application. Below are relevant extracts from the consultation responses provided in relation to application 15/03524/OUTEIA which specifically relate to the masterplans Westhampnett Parish Council Drawings 5753 / SK 58 and SK 59: SDL Masterplan and SDL Phasing Plan The proposals for temporary vehicle access from Madgwick Lane and sports pitches; parking and changing facilities are contained within documents supporting the Outline Planning Application WH/15/03524/OUTEIA comments for which are attached to this document. At a time when there is so much uncertainty about solving the housing needs of the County, and Chichester District in particular, we are now being asked to consider a recommendation for the provision of "green spaces" for the enjoyment of the local community. We, Westhampnett Parish Council strongly oppose the so called green space application for the banks of the Lavant and the associated roadway. According to the Strategic Development Location Plan 5753/SK52, the area access route is identified as a pedestrian/cycle route, on Plan 5753/SK59 the route is identified as a Temporary Vehicular Access Route. CDC flyer identifies the route as Linear Green Space, clearly a confused contradiction of description. What do these terms mean and how can they all apply to the same infrastructure? Why is this intrusion on agricultural land needed when there are at least 5 sport facilities available to the residents of Chichester without encroaching on green agricultural land? In the absence of much more meaningful research and evidence showing irrefutable demand for the sports specified surely the existing facilities of Westgate Leisure, Oaklands Park, Chichester College, Chichester Academy and Goodwood Leisure Centre provide ample amenity for the Tennis Fraternity without this intrusion into a secluded remote area. The unnecessary development promotes an introduction of cars, associated roadways, parking, air pollution, light pollution, and noise pollution onto an agricultural area. Also an expansion of surface water run off onto an area already subjected to flooding and a green area clearly identified as being unsuitable for development.

3 Do you not feel the intrusion of 300 extra houses is enough for this small village area, without attempting to flood it with imported cars and people under the illusion that this proposal is a green initiative. As a Parish which embraces the importance and continued success of the Goodwood Estate we already welcome nearly half a million visitors to "our patch" through the year is it justified to add yet more regular and sustained traffic into the neighbourhood. CDC proposal introduces an intrusive route for cars, cycles and pedestrians off Old Place Lane, two meters away from the windows of grade 2 listed cottages, causing a lack of privacy and security plus a reduction in the quality of life for existing residents. If the proposal is seen to be justified why is the existing agricultural roadway, leading to the development area, not being used or improved rather than waste money on creating a new road that only serves to destroy the quality of life for those living near it. If the need for additional sports facilities is that pressing there is a site available on the 300 house site identified as Community Facility Area that may accommodate the requirement in a far better location than a site subject to flooding and in the middle of a green agricultural area. This proposal is a chronic waste of CDC financial resources whilst paying lip service to a green policy that is defeated by its own proposals of increased pollution, both from cars, light, noise and flooding. There is no justification for this pointless waste of money and destruction of our already eroded countryside South Downs National Park Authority Our principal considerations relate to the lack of a comprehensive masterplan for the SDL in its entirety, including a strategy for green infrastructure provision and opportunities for improved recreational provision. Landscape The lack of a comprehensive masterplan limits the ability of the individual sections of development to respond strategically to landscape. The overall impact could be greater than the sum of the parts. If all parts of the site push landscape to the edges, this is likely to result in an uninteresting suburban landscape of development islands with no design integrity for the wider scheme. Design The current application presents a layout for only 300 of the 500 dwellings allocated for the site and is therefore by nature not part of a comprehensive masterplan. This piecemeal approach diminishes the integrity of the Local Plan policies, the compliance document s site wide masterplan and assessments of impacts on the South Downs National Park.

4 The area between the two land parcels is a floodplain which would mean that there is a likely potential risk of these two communities being separated by flood water and unusable playing pitches. SDNPA wish to stress the importance of the River Lavant corridor. A variety of green spaces should be integrated into the development to give good recreation opportunities for all. The green infrastructure plan should encapsulate the benefits of being in such close proximity to, and the character of, the National Park. The strategy does not appear to pull the natural environment through into the development site, but formalises a landscape within itself. Access and Recreation The principle of delivery of green links to the SDNP (LP policy 7 and 17) would support the second purpose of the National Park. The SDNPA is therefore encouraged to see that the revised Site Wide Masterplan (drawing nos 5753/SK58 and 5753/SK59) indicates a new pedestrian/cycle route to be created alongside the River Lavant as far as the northern end of the SDL (albeit that it would link with footpaths and so would be of limited benefit as a cycleway). However, it is a pity that such a link is indicated as being provided as part of a second phase of development. Unfortunately the footpaths towards the SDNPA that the proposed pedestrian/cycleway would connect with also lead only to a dangerous section of Fordwater Road. If the playing pitches (15/03884/OUT) are to be permitted, it would be preferable to ensure delivery of as much of them as possible as part of a first phase of development. It is questionable whether the road/track from the application site to the site of the proposed sports pitches can truly be described as a linear green space Design Review Panel The indicative masterplan (Proving Layout) is credible and has some attractive features, but we feel the development as a whole will be sealed off from its surroundings. A softer edge to the development would help, particularly to the east. We welcome the connection to Chichester through Graylingwell and see the appeal of the rural ride Goodwood Estate Insufficient information, specifically absence of an indicative masterplan that demonstrates how the proposal will sit within the strategic allocation and assists in delivering that development objective. Parameter plans are inadequate for this purpose. Accept the strategic allocation has been adopted but believe the development is in the wrong form and location, poorly planned and harmful to the future economic, social and environmental interests of the district, the historic setting and future of the Goodwood Estate and represents a significant threat to the future economic vitality of the area.

5 5. Assessment of Masterplan Requirements 5.1. Policy 17 of the Local Plan sets out specific requirements for masterplanning of the wider Westhampnett/North East Chichester SDL. The policy refers directly to the requirements of policy 7 which sets out the Council s expectations for strategic masterplans. Policy 7 states that masterplans will be expected to achieve the requirements of a number of listed criteria (proportionate to the scale of development), which are considered in turn below. Policy 7 requirements 1. Include an indicative development layout and phasing and implementation plan 5.2. The indicative development layout is shown on the SDL masterplan and illustrates the different land uses (residential and potential community facility), together with the road, pedestrian/cycle access, open space and drainage infrastructure proposed across the SDL. The masterplan shows two very separate and distinct areas of built development within the SDL, one on land south of Madgwick Lane and the second on the land west of the River Lavant. The supporting text to the masterplan clarifies that the phase 1 development will deliver up to 300 homes and the second phase will deliver the remaining 200 homes In addition to the open space provision shown within the two built development parcels, the masterplan also shows the provision of associated playing pitches lying between the two developments. The masterplan clearly demonstrates that there is no capacity to provide playing pitches within the SDL development parcels, as achieving the required numbers of homes at appropriate densities precludes it. The masterplan shows two senior football pitches, a cricket pitch and associated changing facilities and car parking provision. The masterplan also shows the provision of the green infrastructure located between the two developments and in the northern part of the SDL, comprising a linear green footpath/cycleway with public access along the River Lavant The phasing plan provides an indication of how the two areas of built development within the SDL will be delivered. The phasing plan proposes the first phase of development will be the land south of Madgwick Lane (the subject of the current outline application) and the second phase will be development on the land west of the River Lavant The phasing plan also illustrates that the delivery of the first phase of housing will be linked to the delivery of one playing pitch, changing facilities near the north-west corner of the phase 1 playing pitch, temporary car parking to the west of the phase 1 pitch and temporary vehicular access from Madgwick Lane to serve the playing pitch. The phasing plan shows that the second phase of housing will be linked to the delivery of the second playing pitch. The temporary car park will be removed and a permanent car park established near the changing facilities. Vehicular access to the playing pitches will switch to a route through phase 2 on completion of this phase and the vehicular access along the track from Madgwick Lane will be closed.

6 5.6. In terms of delivery of the linear green footpath/cycleway, the phasing plan shows the provision of the green infrastructure will be delivered in two phases. The first phase will comprise the section from the phase 1 housing to the playing pitch and the second phase will be for the remainder of the green infrastructure, providing links from the playing pitches northwards towards the South Downs National Park and west into Chichester City. The green infrastructure associated with phase 1 will be in the form of a track from Madgwick Lane to the playing pitches comprising a pedestrian/cycle link and temporary vehicle link to be used for access to the playing pitches. Phase 2 will continue the track as a pedestrian/cycle link and will result in the green link providing a wider recreational access use. As part of the implementation of the phase 2 playing pitches, the vehicular access along the track forming the first phase of the liner green space will be removed. 2. Incorporate high standards of urban design and architecture that respects the character of the landscape, heritage, adjacent and nearby settlements and built development, reflecting the urban to rural transition with appropriate boundary treatment 5.7. The masterplan demonstrates how the proposals will make an efficient use of the land whilst balancing the need to reflect the landscape character and heritage of the area The document Westhampnett/ NE Chichester Strategic Development Location compliance with Local Plan policy 7 contains a strategic Landscape Assessment which informed the production of a Landscape and Visual Opportunities plan which has informed the masterplan for the SDL. The key factors identified are opportunities to open and define new vistas towards Chichester Cathedral and Graylingwell Hospital, enhancing the riparian landscape, connecting the SDL to the South Downs National Park via an attractive route and provision of new footpaths to a variety of character and duration of walks In terms of its historic and landscape character, the masterplan respects key view corridors. The phase 1 indicative layout has been designed to provide a long view between Graylingwell Tower and St Peter s Church. The masterplan has also been designed around views to Chichester Cathedral spire and the Trundle in the South Downs National Park, with the landscaped edge to the north of the phase 1 development parcel providing distant views to the SDNP and the edges to the south and west providing distant views to Chichester Cathedral. In terms of phase 2, the masterplan identifies the Graylingwell view as a gateway view and the detailed housing layout will need to ensure appropriate regard is had to views of Graylingwell Tower.

7 5.10. With respect to heritage, there are no scheduled ancient monuments, listed buildings or conservation areas within the SDL. There are some listed buildings in close proximity to the SDL, including along Madgwick Lane, St Peter s Church and within Westhampnett Village, to the east of the church. The phase 1 development parcel demonstrates that it would be possible to introduce a level of built development which would ensure that the proposal would have no significant adverse impact on the setting of St Peter s Church or the listed buildings along Madgwick Lane. With regard to the phase 2 development parcel, the relationship of the future built development with the adjacent conservation area will need to be carefully considered With respect to urban design, this is predominantly an issue to be dealt with at the relevant Reserved Matters phases The masterplan clearly demonstrates consideration of the urban / rural transition, with a significant landscape buffer shown on the northern edge of the phase 1 development parcel along Madgwick Lane and robust landscape buffer on the northern and eastern edges of the phase 2 development parcel, which will filter views and soften the impacts of the development, which in themselves will be read against the backdrop of development in Chichester city. 3. Make effective use of the site through the application of appropriate densities in terms of scale, height and massing and its relationship to adjoining buildings and landscape The phase 1 development parcel provides a maximum of 300 homes, at a density ranging from 15 to 40dph. The masterplan proposes a lower density in the north and east to a higher density reflecting the more urban character in the south and west. The scale and massing is more appropriately considered as part of the planning application for the site. The outline application demonstrates that in terms of height and massing, it would be possible to develop the site at the densities proposed with predominantly 2 storey housing, with 2.5 storey dwellings constrained to important routes within the site and very small elements of 3 storey development at the junction of Stane Street and at the southern gateway reflecting the scale of Westhampnett Mill In terms of phase 2, the densities vary from 25-35dph, which is considered appropriate when read against the backdrop of the city and existing development. Details of the height and massing for the phase 2 scheme have not been provided at this stage, however when considering the very recently approved Graylingwell Hospital reserved matters application, it appears that the phase 2 development parcel would have potential for a slightly higher proportion of 2.5 and 3 storey development on part of the southern and western edges of the site. 4. Create a strong sense of place ensuring the proposed development makes a positive contribution to local character and distinctiveness

8 5.15. This issue will need to be fully addressed by the proposals submitted at the relevant Reserved Matters phases. To enhance the sense of place, the incorporation of broad character areas within the proposals will help to provide the development with a distinct character related to the existing settlement patterns. The arrangement of spaces plus changes in density and form of development will create variation in the scheme. In terms of the phase 1 development parcel, this should reflect the architectural vernacular of Westhampnett and in terms of the phase 2 development parcels this should reflect the character of Graylingwell conservation area and the local character and distinctiveness of Chichester city. 5. Plan for integrated development, providing for a mix of housing that addresses the range of local housing needs and encourages community cohesion The precise mix of housing has not been provided in relation to the masterplan, however the densities shown on the masterplan would, in principle, allow for the provision of a range of housing types and sizes In terms of the phase 1 development parcel, the outline application has confirmed the provision of 30% affordable housing and the S106 agreement will secure the tenure mix and require the housing mix to be SHMA compliant. The illustrative housing mix (submitted with the outline application) shows one option for delivery of the housing mix. Although this includes more 4+ bed houses and fewer 3 bed houses than are required by the SHMA, the illustrative layout demonstrates that it will be possible to deliver a SHMA compliant mix on this site In terms of the phase 2 development parcel, the mix of housing has not been provided at this stage. An outline application would require delivery of 30% affordable housing and an overall housing mix which is SHMA compliant. 6. Reduce the need for car use and encourage sustainable modes of travel, including provision of public transport, cycle routes, footpaths and bridleways The SDL is located in a sustainable location, with existing public transport encouraging travel by sustainable modes. The masterplan proposals will deliver a number of improvements to the local highway network, through CIL including improvements towards Westhampnett Road mini-roundabouts and the Chichester to Tangmere cycle route The SDL masterplan for the phase 1 development parcel illustrates a number of dedicated pedestrian / cycle connections which connect with adjacent routes. The masterplan shows several pedestrian/cycle connections to the existing footway south of Stane Street and to the cycle route. The masterplan illustrates that the footpath along the southern edge of the phase 1 site could be extended to connect to the existing footpath on the northern side of Stane Street. The masterplan also shows a pedestrian/cycle link to the bridleway north of the site, which links to the South Downs National Park. The masterplan for the phase 2 development parcel illustrates a vehicular, pedestrian and cycle link into the existing Graylingwell development to the south.

9 5.21. As referred to above, the SDL masterplan shows a proposed green infrastructure link which comprises an additional pedestrian/cycle route on the land north of Madgwick Lane linking to the playing pitches and the phase 2 housing development providing an new pedestrian/cycle link into Chichester City to the south and west and continuing north to provide an additional footway/cycle link through the SDL towards the SDNP. 7. Create a network of permeable and interconnected streets and public spaces Although the detailed housing layout would primarily be for consideration at the Reserved Matters stage, the SDL Masterplan illustrates that both the phase 1 and phase 2 development parcels could be designed with vehicular, cycle and pedestrian links that enhance the permeability of the site and to provide a number of options for connecting the site with its surroundings. The road layout shows a hierarchy of streets, with a traditional perimeter block structure rather than a series of cul-de-sacs, which further improves permeability. A number of green spaces are illustrated within each of the development parcels, predominantly on the boundaries of the site, with a central green also shown within the phase 1 development. 8. Include measures to mitigate the traffic impacts of the proposed development on the strategic and local road networks The site is located adjacent to Chichester City, which is the most sustainable settlement in the district. The development is well linked to the city and improvements to the local road network are proposed on the Masterplan to enhance pedestrian and cycle connectivity A Transport Assessment and Travel Plan has also been submitted with the outline application in relation to the phase 1 housing development, which sets out measures to reduce the impact of the development on the local and strategic highway network and improvements to the Westhampnett Road miniroundabouts and the Chichester to Tangmere cycle route. A Transport Assessment and Travel Plan will be provided with any outline application in relation to the phase 2 development. 9. Provide for timely delivery of physical infrastructure, including sewerage connections and fibre optic broadband Southern Water has recently confirmed that the major capacity improvements at Tangmere WwTW will be completed by December On this basis the housing development on the SDL, which the applicants estimate will be available for first occupation in Spring 2018 at the earliest, will be able to connect to Tangmere WwTW Broadband access will be provided to all households within the SDL on occupation. A condition of any planning application will secure necessary details to ensure this is delivered.

10 10. Provide for appropriate employment provision and community facilities to serve the new development There is no requirement under policy 17 to provide any employment provision on the Westhampnett/NE Chichester SDL With regards to community facilities, the SDL masterplan for the phase 1 development parcel makes provision for delivery of a new community hall with parking to serve the new development. The SDL masterplan shows the location of the community facility in the south-eastern corner of the site, close to the pedestrian/cycle access to ensure good accessibility to the village of Westhampnett. The S106 Agreement linked to the outline application for the phase 1 development will provide Westhampnett Parish Council and the Council with the option to decide the most appropriate location for the new community hall, either for delivery on the phase 1 site or at the alternative location on the Maudlin Nurseries site in Westhampnett. No community facilities are required to be delivered on the phase 2 development parcel. 11. Provide for accessible open space to meet identified local needs and/or increase accessibility to existing open spaces The SDL masterplan illustrates provision of appropriate new formal and informal open spaces within both development parcels. This open space includes informal green space, landscape buffers and provision for an equipped children s play area As outlined above at paragraph 5.5, in terms of the formal playing pitch provision, the location of the playing pitches are shown on the SDL masterplan and the SDL phasing plan shows that playing pitches will be delivered in two phases, with one pitch linked to each phase of housing delivery. 12. Incorporate a green infrastructure strategy, providing an integrated network of green spaces, taking advantage of opportunities for off-site links to the Coast, South Downs National Park and wider green network As outlined above at paragraph 5.6, the SDL masterplan shows the provision of the green infrastructure comprising a linear green footpath/cycle link with public access along the River Lavant, with the first phase located between the phase 1 housing development and the playing pitch and the second phase located in the northern part of the SDL, providing links northwards towards the South Downs National Park and west into Chichester City. The first phase will also include a temporary vehicular track from Madgwick Lane to the playing pitches to be used for access to the playing pitches. As part of the implementation of the phase 2 playing pitches, the vehicular access along the track forming the first phase of the liner green space will be removed, with vehicular access being provided instead on a permanent basis through the phase 2 site. 13. Provide appropriate measures to mitigate flood risk and ensure that the development is resilient to the potential impacts of climate change

11 5.32. The phase 1 and phase 2 development parcels are generally located within flood zone 1. There is a small area on the western phase 1 site boundary, adjacent to the River Lavant, which is in flood zone 2, however the SDL masterplan shows that no built development is proposed in this area. Similarly, there is a small area in the south-east corner of the phase 2 site from which built development is excluded for the same reason The SDL masterplan provides an illustration of the proposed water attenuation features for the phase 1 development parcel, which can be delivered within the site boundaries to manage surface water in a sustainable manner. Although not shown on the SDL masterplan the landscape buffer/open space on the northern and eastern boundaries of the phase 2 development parcel would provide the same opportunities, when considering the slope profile of the site In terms of the playing pitches and the green infrastructure route, the SDL masterplan shows that these are located in flood zones 2 and 3. Playing pitches and recreational paths are, however, uses of land which are water compatible and therefore appropriate and acceptable within flood zone Assess the potential for including renewable energy schemes A range of low carbon and renewable energy measures could be provided within the development of the SDL that meet national and local policy requirements. The SDL benefits from mainly a south facing aspect with the phase 1 development having a south/south-west sloping aspect and the phase 2 development having a south/east sloping aspect. This would suggest that there is a potential for a significant number of dwellings to have a favourable (south, south-eastern or south-western facing) orientation and rising aspect of the land to take advantage of photo voltaic and solar thermal equipment on the roofs of the dwellings in addition to fabric efficiency. 15. Demonstrate a good understanding and respect for the natural environment, its heritage assets and their settings both within the site and in the wider locality and include details of how the natural environment and heritage assets will be preserved, conserved and enhanced As outlined in paragraphs above, officers are satisfied that the SDL masterplan has considered the impact on existing heritage assets and landscape character. The SDL masterplan has been designed to respect key view corridors, demonstrates that the level of built development proposed can be satisfactorily accommodated without detriment to the setting of nearby listed buildings or the Graylingwell Conservation Area and that appropriate buffers have been incorporated on the northern edge of the phase 1 development parcel and on the northern and eastern edges of the phase 2 development parcel to satisfactorily address the urban/rural transition. A management plan must be produced as part of the masterplanning process to demonstrate how infrastructure and community assets will be maintained and managed following completion of the development

12 5.37. An outline Management Plan has been submitted by the applicant for discussion. It identifies how planting, open space and sports pitches, and community assets (if provided on site) could be maintained and managed following completion of the development. It states that all maintenance and management works will be undertaken by a management company in perpetuity. The full details will be secured through the S106 Agreement In addition to the general requirements for masterplanning of the site (as set out above), Policy 17 of the Local Plan sets out further requirements specific to this particular SDL. The masterplan is assessed against these requirements below. Policy 17 requirements 1. Development will be directed towards the settlement of Westhampnett, to the south of Madgwick Lane and to the eastern edge of Chichester, but away from the floodplain of the River Lavant The SDL masterplan shows two separate areas of built development within the SDL, one on land south of Madgwick Lane and west of the village of Westhampnett which proposes a development of up to 300 homes and the second on the land to the east of Chichester city (adjacent to Winterbourne Road residential area and the Graylingwell Hospital development which is currently under construction) and west of the River Lavant which proposes a development of 200 homes. 2. Development should be well integrated with the village of Westhampnett and neighbouring residential areas in Chichester city and should be planned to provide good access to existing facilities. Development should provide or contribute to improved local community facilities Although layout would primarily be for consideration at the Reserved Matters stage, the SDL Masterplan illustrates that both the phase 1 and phase 2 development parcels could be designed with vehicular, cycle and pedestrian links that assist with the integration of the development to both Westhampnett Village and Chichester city and access to existing facilities. With regards to community facilities, the SDL masterplan for the phase 1 development parcel makes provision for delivery of a new community hall with parking in the southeastern corner of the site. The S106 Agreement linked to the outline application for the phase 1 development will provide Westhampnett Parish Council and the Council with the option to decide the most appropriate location for the new community hall, either for delivery on this site or at the alternative location on the Maudlin Nurseries site in Westhampnett. No community facilities are required to be delivered on the phase 2 development parcel. 3. Provision should be made for green links to the South Downs National Park and Chichester city. Opportunities should be explored for provision of integrated green infrastructure in conjunction with the other strategic sites to the east of the city, including Tangmere

13 5.41. The green infrastructure linking to the South Downs National Park and Chichester city is discussed above at paragraph The Tangmere cycle route, which runs to the south of the phase 1 development parcel, will link to the green infrastructure route through the proposed cycle links within the phase 1 housing development. 4. Development should be designed with special regard to the landscape sensitivity of the site (especially to views towards and from within the South Downs National Park) and to reduce the impact of noise associated with the Goodwood Motor Circuit/Aerodrome. Major new structural planting will be required to soften the impact of development on views from the north and around the Motor Circuit Landscape sensitivities, including the impact on the adjacent rural edge and views from the north are discussed at paragraphs 5.12 and 5.36 above. In terms of noise, the two development parcels are located predominantly outside of the 400 metre buffer of Goodwood Airfield and Motor Circuit. The Local Plan states that it may be possible for limited development to occur within 400m of the circuit, subject to it being demonstrated that there would be no adverse noise impact on building design or development layout resulting from noise mitigation measures. This detail will be considered as part of the Reserved Matters application. 5. Development should be designed with special regard to the Graylingwell Conservation Area, the buildings of the former pauper lunatic asylum and the Grade II registered park and garden in which they sit, and to other listed buildings in the vicinity of the site and their setting. Important views of Chichester Cathedral spire from the area should be protected This is discussed above at paragraphs , 5.15 and Adoption of a comprehensive approach to flood risk management on the site, including consideration of surface water drainage as part of the masterplanning process The SDL masterplan provides an illustration of the proposed water attenuation features for the phase 1 development parcel site. Although not shown on the SDL masterplan, the landscape buffer/open space on the northern and eastern boundaries of the phase 2 development parcel would provide the same opportunities, when considering the slope profile of the site. 7. Road access to the site will be determined as part of the masterplanning process, depending on the location(s) for the proposed development. Development will be required to provide or fund mitigation for potential off-site traffic impacts through a package of measures in conformity with the Chichester City Transport Strategy (Policy 13).

14 5.45. The SDL masterplan shows two vehicular accesses serving the phase 1 development parcel, one off Stane Street and one off Madgwick Lane. In terms of the phase 2 development parcel the SDL masterplan shows that the vehicular access will be from the Graylingwell development, which is currently under construction. The development will contribute, through payment of CIL, towards a package of measures in conformity with the Chichester City Transport Strategy, listed within policy 13 of the Local Plan. 8. Provision should be made for regular bus services linking the site with Chichester city centre and new and improved cycle and pedestrian routes linking the site with Chichester city, the South Downs National Park and other strategic developments to the east of Chichester city including Tangmere. This could include exploring the potential for a bus only route linking the development with the Graylingwell area In terms of bus services, the S106 Agreement in relation to the phase 1 development parcel will require a contribution towards new bus stops and passenger infrastructure on Stane Street in the vicinity of the proposed development. The outline planning application for the Graylingwell development has established a bus route to through the Graylingwell site which links to the city. The phase 2 housing development could potentially link into this service. The improved cycle and pedestrian links to Chichester city and the South Downs National Park are delivered through the green infrastructure, the details of which are outlined above. 9. Development in the Airfield Flight Safety Zone should be strictly controlled and limited to that which can be justified as causing no hazard to the operational needs of the Airfield The two development parcels shown on the SDL masterplan are located outside of the Airfield Flight Safety Zone. Development will be dependent on the provision of infrastructure for adequate wastewater conveyance and treatment to meet strict environmental standards As outlined above at paragraph 5.25, this criterion can be met. A condition on the application could be recommended to ensure this. 6. Conclusion 6.1. The applicants SDL Masterplan and Phasing Plan describe and illustrate the overall vision and concept for the Westhampnett/NE Chichester strategic development location and demonstrate how the criteria outlined in policies 7 and 17 of the Local Plan can be addressed. On this basis the committee is recommended to endorse the broad approach to development of the SDL. 7. Background Papers 7.1. Chichester Local Plan: Key Policies Planning Concept Statement for Westhampnett/NE Chichester