The Beacon villages neighbourhood plan

Transcription

1 The Beacon villages neighbourhood plan CONSERVATION FOCUS GROUP Summary Report November 2014 This paper is one of a series produced in support of the preparation of the Neighbourhood Plan for the Beacon Parishes of Ditchling, Streat and Westmeston. The plan is being formulated by a Project Management Group appointed by and working for the constituent Parish Councils. I t has set up five Focus Groups to carry more detailed topic specific work as follows: Conservation/natural and built environment/landscape/biodiversity. Housing and Infrastructure. Recreation/health and welfare/education/community facilities. Local economy/business/employment/service centre provision. Traffic and transport. This topic paper deals with the first of the topics above and is intended to be presented to the Project Management Group for further discussion and, more particularly, to inform decisions regarding the agreement of policy approaches to be adopted. It should be read in conjunction with the more detailed technical document on the built and natural environment of the Parishes (focus group draft November 2015) and a Local Landscape Character Statement (focus group draft November 2015). This paper is the work of the focus group whose members, listed in Appendix A, were volunteers drawn from respondents to the household questionnaire. The note presents conservation, natural and built environment, landscape and biodiversity together with supporting arguments and the evidence base, for inclusion in the Beacon Villages Neighbourhood Plan. CONTENTS GENERAL BACKGROUND NATIONAL REGIONAL AND LOCAL PLANNING POLICIES OVERVIEW OF THE BUILT AND NATURAL ENVIRONMENT VISION AND OBJECTIVES DRAFT POLICIES AND PROPOSALS FOR THE BUILT AND NATURAL ENVIRONMENT Location of Development Character and Design Conservation and Heritage Landscape and Important Views Green Infrastructure Protecting Local Green Spaces Protecting important gaps between settlements Biodiversity FIGURES Figure Natural Environment: Designated Sites and Boundaries APPENDICES Appendix A Appendix B Members of the Conservation Focus Group SEA screening decision

2 GENERAL BACKGROUND Neighbourhood Plans need to be founded on a proportionate and robust evidence base reflecting the unique characteristics and planning context of the area for which it is being prepared. A firm evidence base is essential in understanding the main issues and priorities facing the area and in underpinning the specific planning policies relating to the use and development of land. This is particularly the case as the policies will have statutory force and will be used to help determine proposals for development. This paper consequently examines and summarises the available information relating to the natural and built environment. Effective neighbourhood plans are also the product of community engagement throughout the plan preparation process, and the output of such consultation also provides an integral part of the evidence base. In this respect the Paper highlights in particular the main findings of the extensive household survey carried out with the three Parishes comprising the Neighbourhood Plan area. In undertaking its task the Focus Group has furthermore worked within the general framework set by regulations governing the preparation of neighbourhood plans. More specifically it has taken account of the basic conditions a plan is required to meet and which include that it should: Have regard to national policies and advice contained in guidance issued by the Secretary of State. Contribute to the achievement of sustainable development. Be in general conformity with the strategic policies contained in the development plan for the area. Be compatible with EU obligations. Not be likely to have a significant effect on a European Site as defined in the conservation of Habitats and Species Regulations Relevant national, regional and local planning policies germane to the topic covered by the Focus Group are clearly a critical consideration guiding its work, and the key provisions of these are highlighted. With regard to European Union obligations, it is to be noted that a Screening Opinion has been issued by the South Downs National Park Authority confirming their decision that it is not necessary for a Strategic Environmental Assessment (SEA) to be prepared as part of the Neighbourhood Plan formulation process 1. At the same time the National Park Authority confirmed their view that a Habitats Regulations Assessment would also not be required. With regard to sustainability, although the Neighbourhood Plan has been screened out as requiring preparation of an SEA, the latter correspondence also makes it clear that the Plan still needs to meet the basic condition relating to sustainable development. This issue is not specifically addressed in the round in the current Topic Paper as sustainability also has vital social and economic components which are being dealt with by other Focus Groups. 1 See Appendix B for the SDNPA s confirmatory letter 2

3 NATIONAL, REGIONAL AND LOCAL PLANNING POLICIES The key national, regional and local planning policies relevant to the work of the focus Group is contained in the following documents. National Planning Policy Framework 2 (NPPF) and its companion National Planning Practice Guidance 3 (NPPG) Circular 2010, English National Parks and Boards, UK Government Vision 4 Lewes district Local Plan Part 1, Joint Core Strategy 5 produced by Lewes district and the SDNP Authority Regard has also been had to Shaping The Future of Your South Downs National Park, Partnership Management Plan 6, and to the emerging policies in the South Downs National Park Local Plan 7 which ultimately is intended to replace the strategic provisions of the Joint Core Strategy in those parts of the Neighbourhood Plan area located within the National Park. The provisions of the Joint Core Strategy will then continue to apply in those parts of the Beacon Parishes which fall outside the National Park. The contents of the policies and plans noted above that relate to the subject of this paper and are of relevance to this Neighbourhood Plan are listed in detail in the accompanying technical document. They are summarised below. National Planning Policies National Planning Policy Framework (NPPF) and National Planning Policy Guidance(NPPG) The NPPF is the main document setting out the Government s planning policies for England and how these are meant to be applied. The NPPG provides guidance on a range of more detailed practical matters concerning the application of NPPF policy. It is emphasised that the NPPF must be taken in to account in plan preparation (para 2) so its provisions are necessarily a key consideration guiding the work of the Focus Group. The purpose of the planning system is to contribute to the achievement of sustainable development which is considered to have three critical dimensions namely, an economic, an environmental and a social role (paras 6 and 7). The environmental role entails contributing to the protection and enhancement of the natural, built and historic environment. The concept of sustainability lies at the heart of the NPPF and is reflected in the introduction of a presumption in favour of sustainable development (para 14). The NPPF establishes a set of Core Planning Principles (para 17) which include: Securing high standards of design and a good standard of amenity. Recognising the intrinsic character and beauty of the countryside Conserving and enhancing the natural environment. Conserving heritage assets A raft of more detailed policies and approaches is developed in specific topic areas, the following of which are particularly relevant to the work of the Focus Group:

4 Achieving good design which is a key aspect of sustainable development (para 56). Policies should not attempt to impose architectural styles or stifle innovation, but can seek to promote or reinforce local distinctiveness (para 60). Plans should contribute towards and enhance the natural and local environment (para 109). Policies should, for example, aim to protect valued landscapes, minimise impacts on biodiversity and achieve net gains in biodiversity where possible, and seek to establish coherent ecological networks. In National Parks, the highest status of protection is afforded to landscape and scenic beauty, with great weight being given to the conservation of wildlife and cultural heritage (para 115). In minimising impacts on biodiversity, planning policies should take account of local ecological networks, designated sites and wildlife corridors for example, and promote the preservation and recreation of priority habitats and nature conservation (para 117). An important aim is to identify and protect areas of tranquillity and limit the impact of light pollution from artificial light on local amenity, intrinsically dark landscapes and nature conservation (paras 123/125). The importance of conservation and enhancement of the historic environment is stressed, with heritage assets to be conserved in a manner appropriate to their significance (para 126). The NPPF confers the power on local communities through a neighbourhood plan to identify local green spaces for special protection (para 77). Such a designation would have the effect of ruling out development except in very special circumstances and should only be made: Where the green space is in reasonable close proximity to the community it serves Where the green area is demonstrably special to a local community and holds a particular local significance, for example because of its beauty, historic significance, recreational value (including as a playing field), tranquillity or richness of its wildlife Where the green area concerned is local in character and is not an extensive tract of land English National Parks and Boards, UK Government Vision 2010 The purpose of National Parks has two key elements: to conserve and enhance natural beauty, wildlife and cultural heritage and to promote opportunities for the understanding and enjoyment of the special qualities of the National Parks by the public (para 6). In addition a duty is placed on National Park Authorities to foster the social and economic wellbeing of the local communities within the parks when delivering the two key purposes. Local Policies Lewes District Local Plan Part 1, Joint Core Strategy 8 The Joint Core Strategy has been produced by Lewes District council and the SDNP working in partnership. Following its formal approval, it will become the adopted development plan for the Neighbourhood Plan area, at which stage it will replace a number of the saved policies of the existing Lewes District Local Plan (2003). Those to be retained will be reviewed through a site Allocations and Development Management Policies document. The current retained saved policies include CT1 dealing with planning boundaries and the countryside. The latter for example defines a settlement boundary for Ditchling, but includes Streat and Westmeston within open countryside

5 The Joint Core Strategy establishes a vision for the whole district and its main component parts including the rural elements of the low weald and the national Park. The vision is translated into a series of objectives, a spatial strategy and core delivery policies. Core policies of particular relevance to the work of the Focus Group are as follows. Core Policy 8 Promoting a connected network of multi functional green infrastructure. Development should contribute to the green infrastructure network and make provision for new green infrastructure and/or linkages to existing infrastructure, where appropriate. Core Policy 10 dealing with natural Environment and Landscape Character, aims to ensure that the natural environment including landscape assets, biodiversity habitats and statutory and locally designated sites, are conserved and enhanced. In so doing, the highest priority is to be given to the landscape of the National Park. Core Policy 11 deals with the Built and Historic Environment and High Quality design. It seeks high quality design in all development by ensuring for example that proposals respect the character and distinctiveness of the District s unique built and natural heritage, and that within the National Park, it should accord with the park purposes, and outside the SDNP, have regard to the setting of the Park and its purposes. The intention is to safeguard historic assets, including registered parks and gardens, listed buildings, ancient monuments and archaeological remains. Opportunities will also be taken to enhance the character and appearance of designated conservation areas in accordance with Conservation Area Character Appraisals. Shaping the Future of your South Downs National Park Partnership Management Plan 9 The Management Plan was adopted in December It identifies the special qualities of the SDNP and sets out its own vision, objectives and policies. The vision for 2050 is encapsulated in the phrase thriving communities in inspirational landscapes (page 15). South Downs National Park Local Plan, Preferred Options Consultation The direction of travel established in the Management Plan, is reflected in the emerging provisions of the South Downs National Park Local Plan, the Preferred Options of which was published for public consultation in early September this year 10. It covers the period to 2032, and is proposed to be adopted by mid At this point it will replace the Joint Core Strategy as the adopted development plan for those parts of the Neighbourhood Plan area within the National Park. The draft Plan puts forward its own vision derived from the Management Plan together with related objectives. It develops a set of core policies dealing with the overall principles of development, together with strategic policies fundamental to achieving the overall vision for the Park and linked to its special qualities, plus development management policies providing a detailed framework for decision taking. Core policies for example promote a positive approach reflecting the presumption in favour of sustainable development (Core Policy SD1), and establish the general approach to planning and growth in five broad areas. In relation to the latter, those parts of the Neighbourhood Plan area located in the Park, are categorised as falling within either the scarp slope or the dip slope (core Policies SD4/SS and SD$/DS)

6 The following strategic policies concern the Focus Group s area of interest, though are not reviewed in any detail at this stage as they may be subject to amendment as the Local Plan passes through its various public consultation stages. Policy SD5, Landscape Character. This incorporates a requirement for protecting gaps between settlements. Proposals for development should also be informed by the South Downs integrated landscape character assessment as well as other relevant local character assessments. Policy SD6, Design Policy SD7, Safeguarding Views Policy SD8 and 9, Relative Tranquillity and Dark Night Skies Policy SD11, Historic Environment Policy SD12, Biodiversity Policy SD14, Green Infrastructure Policy SD22. This identifies settlements across the five broad areas of the park that are able to accommodate some growth and which will have defined settlement boundaries within which the principle of development will be supported. This includes Ditchling, but not Streat and Westmeston. 6

7 OVERVIEW OF THE BUILT AND NATURAL ENVIRONMENT The three Parishes comprising the Neighbourhood Plan area are elongated in shape with a south/north orientation extending from the relatively remote and extensive rolling downland landscape in the south via the impressive north facing scarp slope, to the generally flatter rural landscape area containing the three villages of Ditchling, Streat and Westmeston. The latter area contains Ditchling Common and extends northwards as far as Wivelsfield. (SDNP northern boundary shown in orange, right). They traverse a range of geological formations with Chalk Downs in the south, Gault Clay at the foot of the Downs, Lower Greensand in the middle and Weald Clay in the north. Lower Greensand Gault Clay Chalk Weald Clay Folkestone Beds This orientation and set of geological formations has directly influenced human settlement from Neolithic/Bronze Age farming and burial sites to their historic role as Saxon strip parishes, with a distinct agricultural system reinforced by ancient north/south routes connecting the Downs and the Low Weald across the scarp slope via a series of Bostals (ancient trackways) in each of the Parishes. The three Parishes have a picturesque and tranquil rural setting with highly attractive and distinctive landscapes and memorable views, dominated by the presence of the Downs and the scarp slope. Agricultural or countryside uses predominate outside the villages, though there are outcrops of development in the northern portion of Ditchling Parish comprising the Ditchling Common and Tidy s industrial estates and the St. George s retirement complex. There are also urbanising influences associated with the larger settlements of Haywards Heath to the north and Burgess Hill and Hassocks/Keymer adjoining Ditchling Parish to the west. The latter include increasing volumes of through traffic using unsuitable routes through Ditchling and via Spatham Lane with consequent environmental impacts, and the encroachment of housing development towards and potentially into the very important open countryside gap separating Ditchling/Keymer and Burgess Hill which preserves the distinct character and identity of the village. The natural environment is enhanced by the existence of extensive tracts of woodland particularly in the north of the Parishes (eg Westwood, Blackbrook Wood) and in the central belt between Ditchling and Streat extending towards the scarp slope of the Downs. The latter, together with a variety of streams and ponds, other natural assets such as the SSSI at Ditchling Common, Stoneywish nature reserve and the downland landscape to the south, all contribute to the rich ecology and biodiversity of the area. The enjoyment of the natural environment and use of the countryside for recreational purposes by residents and visitors from adjoining towns and further afield, is facilitated by a dense, well established and maintained network of footpaths and bridleways. These include historic routes based on the old Roman Road (Greensand Way) extending from Keymer through Ditchling to Streat and beyond, and other paths based on historic links to the Downs, and routes across the downland landscape such as the South Downs Way. 7

8 With regard to the settlements, Streat and Westmeston are quiet, smaller rural hamlets with historic cores in pastoral settings. Ditchling acts as a service centre and whilst much larger, retains its countryside setting, historic character and buildings, village character and ambience. A particular characteristic of the three settlements is their well treed nature which softens the built environment, and which is particularly evident when viewed from the downland scarp to the south. The area has a rich architectural heritage and historic interest, with all three settlements benefiting from established conservation areas and numerous listed buildings including ancient flint churches. It also has a strong cultural heritage and antecedents including extensive archaeological sites, with Ditchling in particular having important arts and crafts connections and a well established museum. Most of Ditchling Parish, with the exception of its northernmost part, is incorporated within the South Downs National Park, with over 50% of Streat and Westmeston parishes being similarly designated. All three settlements fall within the Park. The factors which influenced the incorporation of much of the Neighbourhood Plan area within the Park, including the unique history of the ancient strip parishes, and its intrinsic natural beauty, are well summarised, for example, in Ditchling: A Weald and Downland Parish, the submission prepared by Ditchling Parish Council in 2002 that argued the case for the whole of the parish to be included in the nascent South Downs National Park. 11. Ditchling Beacon from Lodge Hill 11 Ditchling: A Weald and Downland Parish. Ditchling Parish Council, August

9 VISION AND OBJECTIVES Community Views relating to the built and natural environment Neighbourhood planning is a community led initiative which allows local people to develop a shared vision for their area and guide its future development. Effective consultation and engagement with local communities is therefore an essential part of the neighbourhood planning process. Against this background a household survey covering the three Parishes comprising the Neighbourhood Plan area was conducted during the summer of This achieved a particularly high return comprising 547 completed forms, equivalent to a response rate of 51.6% ensuring that the results are truly representative of local views. They provide an invaluable source of information to help understand local concerns and priorities, and assist in the formulation of a vision and key objectives for the Plan and ultimately help shape policy approaches. The survey results are an integral part of the evidence base for the Plan 12. The results contain some particularly important messages which have informed the work of the Focus Group on a range of matters relating to the natural and build environment. These are as follows. Under Question 5, respondents were asked in a multiple choice format to specify the factors which initially attracted them to live in the area, with some of the highest responses covering matters such as: Easy access to the natural environment and countryside. Attractive historic village environments. Location in the South Downs National Park. Local heritage and culture. Households were also asked to identify in Question 7 what they valued about the area and what should be conserved. In this respect the area s rural identity and public open spaces scored particularly highly. Further information was sought via Question 23 as to the level of support for protecting green spaces within the Parishes. This elicited an especially high level of approval with nearly 96% agreeing or strongly agreeing that such protection should be a feature of the Neighbourhood Plan. The general thrust of the latter responses is clearly reflected as part of the vision which local people have for the future of the Neighbourhood Plan area by the end of the Plan period in Analysis of the responses indicate that in relation to the natural and built environment, key aspects of any vision should incorporate: Protection of the countryside and landscape generally, especially in the National Park and preservation of the rural tranquillity of the area. Protection of woodland and wildlife habitats and other ecological assets. Protection of valuable open spaces in villages. Also, protection of open countryside providing separation from adjoining settlements to maintain the distinct character of Ditchling. Preservation of the downland rural character of the area and its villages. Conservation of the historic character and building assets of the area s villages

10 Proposed Vision and Objectives The NPPF highlights that neighbourhood planning gives local communities the ability to develop a shared vision for their areas and deliver the sustainable development they need (Para 183). A draft Vision was developed by the Project Management Group in January 2015 together with a set of related objectives. In relation to the work of the Focus Group, the Vision emphasised the importance of maintaining the unique historic character of the three Parishes and protecting their valued natural environment. In the light of the more detailed technical work which has been undertaken since then, the Focus Group has reviewed the initial set of objectives and concluded that they would benefit from further refinement to help deliver the specified Vision, and to provide a more effective framework for the development of policies and proposals. Accordingly the following set of revised objectives is recommended: Protect the setting, character and identity of Ditchling village and the hamlets of Streat and Westmeston. Conserve and enhance the historic environment, heritage assets and archaeology of the area and its settlements, including those features that contribute towards its cultural heritage. Conserve and enhance the rural countryside character and relative tranquility of the area. Conserve and enhance the landscape and scenic beauty of the area and those features that contribute towards its special character and distinctiveness, both within and outside the South Downs National Park. Maintain distinctive views and vistas, including those linking existing settlements with surrounding countryside. Protect and enhance green infrastructure and related access networks. Protect local green spaces of particular importance to the local community. Maintain the important open countryside gap between Ditchling and adjoining urban areas. Conserve and enhance the area s biodiversity and wildlife networks. Promote sustainable development in a manner that conserves natural resources, and is adaptable to climate change. Promote high quality of design in new development consistent with the character of the area s settlements. 10

11 DRAFT POLICIES AND PROPOSALS FOR THE BUILT AND NATURAL ENVIRONMENT Introduction The following paragraphs set out a range of draft policies, policy options and proposals to help deliver the vision and objectives of the Neighbourhood Plan. They put forward an initial framework for discussion and consultation to help inform preparation of the pre-submission version of the Plan. Those policies which are put forward for formal approval so that they can form part of the statutory Development Plan are set out in italics. Policies are numbered in sequence other than those suggested as proposed community projects or actions and which are highlighted in the colour box below. They are presented under the following headings:- Location of Development Character and Design Conservation and Heritage Landscape and Important Views Green Infrastructure Protecting Local Green Spaces Protecting important gaps between settlements Biodiversity Location of Development The Vision and more detailed objectives place great importance on ensuring protection of the much valued natural environment and scenic beauty of the Neighbourhood Plan area, both within and outside the South Downs National Park. Its distinct rural character, high quality landscapes and views and the historic character and identity of its settlements, all need to be protected. At the same time however, the Plan must balance conserving and enhancing the natural and historic environment with ensuring that appropriate development needs are met, and that there is a presumption in favour of sustainable development in accordance with National guidance. In order to achieve this balance and provide a framework for the operation of other more detailed policies, a spatial plan guiding the location of new development is put forward. This comprises steering proposals of appropriate scale to sites within the development boundary of the largest settlement at Ditchling village and within the established industrial area adjoining Ditchling Common, and exerting control over development in the rural areas, including at Streat and Westmeston. The latter are small, historic rural hamlets characterised by a rural setting and which have very limited capacity to accommodate development and change. Development in the rural areas of the Parishes would be limited to that which would require a countryside location, and only supported where it would be consistent with the National Park designation and would not harm rural landscape and character. The following policies are proposed. 11

12 POLICY STATEMENT CONS 1 Development within established boundaries New development in accordance with the neighbourhood plan will be permitted on small scale and infill sites within the revised settlement boundary of Ditching village where this: Meets identified housing requirements Reinforces its role as a service centre for the Neighbourhood Plan Area through the provision of new or improved recreation, community and service facilities Enhances its role as a Gateway to the South Downs National Park by providing facilities for visitors and tourists Development comprising redevelopment or upgrading of existing businesses within the established boundaries of the Tidy s Industrial Estate adjoining Ditchling Common will generally be supported provided this does not entail a material increase in the scale of the existing development and can be accommodated without adversely affecting its countryside setting, the adjoining Country Park or the nearby SSSI. POLICY STATEMENT CONS 2 Development in the countryside Development in the countryside will be strictly confined to that requiring a countryside location and particularly where it comprises: The provision of affordable housing meeting local needs on rural exception sites The replacement or extension of existing dwellings providing the resulting building is not materially larger Small scale development supporting agricultural and rural business Development providing facilities for low-key countryside recreation and tourism, including facilities promoting the understanding and enjoyment of the National Park Conversion of redundant agricultural buildings Development will only be permitted in the settlements of Streat and Westmeston where it preserves their rural setting and historic character Where development is located within the South Downs National Park it should be consistent with the key purposes of the National Park designation and support the special qualities to the South Downs National Park where applicable. Outside the National Park, development should have regard to the Park s setting and purposes. In all cases, development in the countryside should maintain or where possible enhance the distinctive rural landscape and character of the parishes. It is important that the Policy reflects the need to meet the key purposes of National Parks, which includes the requirement to conserve and enhance natural beauty, together with wildlife and cultural heritage. It should also be consistent with national guidance underlining the importance of sustaining the natural environment, whilst according the highest status of protection to landscape and scenic beauty in National Parks. As well as reinforcing sustainability in an environmental context, there would also be positive outcomes from the latter policies in relation to the social and economic aspects of sustainability by concentrating housing, economic and community related development in the largest established settlement (reinforcing its role as a service village) as well as in the main established industrial area, and allowing for proposals supporting the rural economy. (Note-There may also be merit in putting forward the option of a policy dealing with the retirement and elderly care complex at St Georges in the northern part of Ditchling Parish. It could appropriately be treated for example as a large institution located in open countryside.) 12

13 Character and Design A key aspect of the shared vision and supporting objectives, is to support small scale development which blends with the rural, downland character of the area and its villages and which also respects historic character. Securing high quality design sensitive to its surroundings is integral to achieving these aims, and is furthermore consistent with national guidance which attaches great importance to the design of the built environment and the role which this plays in achieving sustainable development. Neighbourhood plans are urged furthermore to develop robust and comprehensive policies that set out the quality of development that will be expected. Against this background the following policy is proposed to complement broader design policies in the development plan. It aims to ensure that local character and distinctiveness is reflected in the design of new development whilst, at the same time, avoiding the imposition of architectural styles and, allowing for modern innovative solutions where appropriate in their context. Particular features which help determine the character of the Parishes include the extensive use of traditional construction materials such as brick, tile and flint, with brick and flint being combined in many instances especially in boundary walling. Other characteristics include the low rise, domestic scale of established development which primarily is no more than two storeys, the fine, and in many cases, dramatic views from within and towards settlements, and the extent of tree cover and other natural landscape and open space features which soften the appearance of the built environment. These are intrinsic elements defining the character of the Parishes, and need to be fully taken into account when determining applications for development. POLICY STATEMENT CONS 3 Design of new development New development, including extensions, alterations and replacements should be to a high standard of design and respect and preferably enhance the distinctive character, heritage ad appearance of the area s settlements and countryside and the high quality of its landscape. Development will be supported in the following circumstances: Where careful consideration has been given to the height, massing, scale, layout, design, detailing and landscaping of proposals to ensure they are sympathetic to and integrate with their surroundings It makes the most efficient use of the site in terms of layout and density Natural and local landscape features such as woodland, trees, hedgerows, ditches and ponds are protected and sensitively incorporated. Planting schemes should aim to incorporate native species appropriate to the area and avoid non-native planting It incorporates appropriate measures to protect and enhance wildlife It is sympathetic to the setting of any heritage asset and within the designated conservation areas, has regard to the guidance contained in any adopted conservation area appraisal In the context of a location within an established settlement, it should not normally exceed two storeys It is accessible and well connected and takes advantage of the opportunities to link with the established public rights of way network including ancient tracks and drove routes and where applicable, enhances access to the countryside 13

14 It does not adversely intrude into important views within and outside settlements It incorporates sustainable urban drainage principles and, where appropriate, adequate flood protection and mitigation measures It does not result in unacceptable levels of light, noise, air or water pollution Development which reflects local building styles and detailing and which used traditional materials such as brick, tile and flint, will be give particular encouragement especially within and adjoining conservation areas. Proposals involving the removal, replacement or unsympathetic alteration of old flint or brick and flint walls will not be supported Modern design of exceptional quality and the use of contemporary materials will also be supported where this complements and enhances the character and context of adjoining development and the surrounding area. The hamlets of Streat and Westmeston are relatively homogenous in terms of their character, appearance and scale, and are defined very largely by the extent of their historic cores focussed on the flint churches, and the absence of commercial development. Ditchling, on the other hand, is much larger though, overall, comfortably retains its village scale and feel, and also displays greater variety in the character of the built environment. In this respect, beyond the more closely developed historic centre and the Conservation Area, there is extensive housing development which also makes an important contribution to the established character and attraction of the village. The latter include three areas within the defined settlement boundary which are distinguished by a looser style of development comprising dwellings on mainly large plots with extensive gardens and landscaping, and in two instances, displaying wide roadside verges which further soften the appearance of the areas. Saved policy in the former Lewes District Local Plan sought to maintain the character of these areas, and it is considered that such an approach should be incorporated in the Neighbourhood Plan. 14

15 POLICY STATEMENT CONS 4 Established Housing Character Areas Within the defined housing areas of established character in Ditching Village, development proposals should reflect the predominant character of each area. Proposals should relate to and respect established plot widths and frontages, the spaciousness of development, scale of building, site coverage, building lines and set back, trees and landscaping and roadside verges. The tranquillity of rural areas is one of their positive characteristics, an important element of which is the absence or relative absence of light pollution. This has clear advantages in terms of maintaining dark landscapes and avoiding impacts on wildlife and key habitats, as well as amenity generally. The extent of light intrusion varies over the extent of the Neighbourhood Plan area, with light overspill being most noticeable in parts of the western and northern fringes of Ditchling Parish as a consequence of the proximity of the urban areas of Burgess Hill /Keymer and, further afield, Haywards Heath. Light from the Brighton conurbation including the Amex stadium, is also apparent in the southern part of the area. The more easterly Parishes of Westmeston and Streat, and parts of the downland area, do however benefit from more consistent darker night skies, a position which is reinforced by the absence of lighting on rural roads and lanes, and of street lighting in the latter villages. A particular concern is to avoid the introduction of lighting in exposed, highly visible locations within the landscape including floodlighting associated with recreational activities such as sports pitches or golf courses. This would be especially intrusive, particularly in the sensitive landscapes within the South Downs National Park. Whilst the Neighbourhood Plan can do comparatively little to prevent further lighting overspill from adjoining urban areas, it would be appropriate to exercise a degree of control over proposals involving illumination from artificial light sources which are likely to increase light intrusion or detract from presently unlit conditions within the area. The following policy is proposed. POLICY STATEMENT CONS 5 Preserving Dark Night Skies In order to preserve dark night skies, proposals for development entailing the provision of external lighting will be required to demonstrate that adverse impacts on the night time environment, its landscapes and wildlife habitats, will not arise or can be suitably mitigated by a more sensitive lighting scheme. Any proposals in the villages of Streat and Westmeston should aim to preserve their presently unlit night-time environment. Proposals for external lighting in prominent locations likely to be visible from the surrounding landscape and viewpoints will not be supported. The effect of external lighting on the amenity of adjoining occupiers is dealt with under Policy Statement CONS 3 above. 15

16 Conservation and Heritage The Neighbourhood Plan area has a rich and highly valued historic environment which provides an indelible record of how people have interacted with their surroundings over many centuries and which endows it with a rich and varied cultural heritage. The latter comprises a range of designated and non-designated heritage assets such as Conservation Areas, listed buildings, historic monuments and parks, together with a tapestry of discovered (and yet to be revealed) archaeological remains including a major Roman road. Such heritage assets not only have obvious significance in providing an historic record of the development of the area, but they also contribute to providing a highly attractive environment for residents and numerous visitors alike in conjunction with a dramatic and scenic landscape setting. National policy provides a strong foundation for the conservation and enhancement of the historic environment and heritage assets including those of archaeological importance. This is also evident in development plan policies. The desire to ensure adequate protection of the historic environment and heritage assets in the Neighbourhood Plan area is clearly reflected in the household survey results and consequently also in the Vision and related objectives. The following local policies are proposed in order to afford an appropriate level of protection. POLICY STATEMENT CONS 6 Protecting Heritage Assets Proposals for development will be required to preserve or enhance any designated heritage feature and its setting having regard to the significance of the asset, including the four conservation areas, listed buildings, scheduled monuments and that part of the historic park and garden at Stanmer Park located within the Neighbourhood Plan Area. Development proposals should also seek to avoid or minimise any adverse impact on non-designated heritage assets such as locally listed buildings. The loss of such assets or any demonstrably adverse effect on them will be resisted unless there is compelling justification. POLICY STATEMENT CONS 7 Archaeology Planning applications on sites which include or have potential to include heritage assets of archaeological importance and particularly those within archaeological notification areas, should provide sufficient information to enable the effect on archaeological conditions to be assessed. POLICY STATEMENT CONS 8 Conservation Areas Development proposals will be expected to make a positive contribution to the local character and distinctiveness of each of the designated conservation areas and have particular regard to the provisions of any adopted conservation area appraisal. Within the Ditchling Conservation Area, development proposals should also take into account the Ditchling Historic Character Assessment Report prepared as part of the Sussex Extensive urban Survey and have regard to the provisions of the Article 4 direction. More particularly, they should be sympathetic to and reflect the characteristics of the four defined character areas comprising the Conservation Area and not adversely impact on any of the key features which underpin its character, appearance and setting including: Locally listed, focal and positive buildings Historic street surfaces Historic street lighting and other distinctive local features such as post boxes, telephone kiosks, drain vents, iron railings and boundary walls Historic shop fronts Important views from within the conservation area Important open spaces within the designated area and other spaces which make an essential contribution to its setting Significant trees and tree groups 16

17 Conservation Area Appraisals define what makes each area special and highlight features which contribute towards their character and distinctiveness. They also identify where there are opportunities for enhancement, and can make recommendations on matters such as boundary extensions. They are consequently an important tool in managing and protecting designated areas, and regard should be had to their provisions by those promoting development once they have gained adopted status. Conservation Area Appraisals have already been prepared and adopted for Ditchling and The Cottage Homes, though in respect of the former, recommendations concerning extensions to the designated area and the extent of the area covered by the Article 4 Direction, have yet to be implemented. The Draft Conservation Area Appraisal for Westmeston did not progress to adoption and there is no appraisal for Streat. As a priority, given the importance which is attached by the local community to conserving and enhancing the distinctive historic character and identity of the Neighbourhood Plan area, it is considered that there should be adopted Conservation Area Appraisals in place for each of the Conservation Areas in the Parishes so as to properly inform decisions about their future. The need to complete appraisals for Streat and Westmeston is considered to be especially pressing, as in both cases the designated area covers a very substantial portion of the settlement. In addition to the latter policies, the following community actions are proposed: Community Actions Relating to Conservation Area Appraisals The respective parish councils will work with the South Downs National Park Authority to promote and secure the following: The extensions to the conservation area proposed in the Ditchling Conservation Area Character Appraisal Completion and adoption of the conservation area appraisal for Westmeston, including conformation of the proposed extensions proposed in the draft document Preparation and adoption of a conservation area appraisal for Streat. 17

18 Landscape and Important Views The Neighbourhood Plan area comprises attractive open countryside outside the settlement boundary of Ditchling and the industrial area adjoining Ditchling Common. This establishes the predominantly rural character of the Beacon Parishes, which also exhibits pristine high quality and dramatic landscapes within the South Downs National Park, and more subtle, though still attractive landscapes in the flatter Weald area outside the Park. As highlighted by National guidance, it is important that in preparing plans, the intrinsic character and beauty of the countryside should be recognised and that distinctive landscapes should be protected and enhanced, with the highest status of protection being given to landscape and scenic beauty in National Parks. This approach is also reflected in adopted and emerging local policies. The selected spatial plan guiding the location of development (Policies 1 and 2) will help achieve protection of the countryside from inappropriate development. However, in order to enable conservation and enhancement of the area s distinctive landscapes and the important views and vistas which are an integral part of them, a more focussed policy approach reflecting the particular circumstances of the Neighbourhood Plan area is necessary. This is reinforced by the Vision and key objectives which reveal a strong desire on the part of the local community to protect the countryside and its outstanding landscapes and views. The Beacon Parishes are incorporated within a series of formal landscape assessments carried out by or on behalf of public bodies including East Sussex County Council, Lewes District Council and the South Downs National Park Authority. These have helped to reveal the essential components underpinning the landscape character and intrinsic scenic beauty of the area. A more localised understanding of landscape qualities and important views within and outside the National Park, complementing the latter, is also now provided by the Statement of Local Landscape Character prepared as part of the Neighbourhood Plan. All of these documents contribute to a much clearer understanding of local landscape qualities and sensitivities, and it is important that they are fully taken into account as part of the process of determining planning applications. POLICY STATEMENT CONS 9 Landscape and Important Views The distinctive landscapes, views and scenic beauty of the area should be conserved and enhanced, with priority being given to landscape conservation within the South Downs National Park. Proposals for development ill only be permitted where: They have been informed by and respond appropriately to relevant published landscape character assessments/capacity studies, including the statement of local landscape character for the Neighbourhood Plan Area Do not intrude adversely into key views from publically accessible locations Preserve the landscape setting of the settlements of Ditchling, Streat and Westmeston Where development is located outside the South Downs National Park, it should respect the setting and landscape qualities of the Park. 18

19 Green Infrastructure The countryside performs a range of other roles in addition to underpinning landscape character and scenic beauty. It obviously supports agricultural and other rural businesses, provides opportunities for informal recreation, is an essential part of its tourism offer, and provides a setting for historic settlements. Just as significantly in terms of the natural environment, it also provides the setting for an extensive and varied multi functional network of green infrastructure. The latter includes extensive areas of downland, woodland, man-made green areas such as the golf club, or more formal landscapes such as St Georges or Stanmer Park, as well as country parks/nature reserves such as Stoneywish or Ditchling Common. There is also an extensive and very well used green infrastructure network comprising formal and informal open areas within and adjoining established settlements. This provides an essential contribution to their individual character and identity. An important feature of the green infrastructure network is accessibility to it and connections between different parts of it. Within the Neighbourhood Plan area this is provided by a dense and very well maintained public footpath network. The key components of the green infrastructure network require an appropriate level of protection consistent with national guidance and other local policies. This is reflected in the Vision and objectives which demonstrate very strong support for preserving and enhancing the natural environment and open space assets. POLICY STATEMENT CONS 10 Green Infrastructure The Green Infrastructure Network and access to it (including ponds, watercourses and other water bodies) in the countryside and within the settlement boundary of Ditchling Village, will be safeguarded from adverse effects arising from development. Where new development is otherwise acceptable, the opportunity should be taken to secure enhancements to the network, improvement of direct connections to it and improved links to other parts of the network. 19

20 Protecting Local Green Spaces The results of the household survey have demonstrated that the local community attaches great weight to the protection of certain local green areas which are of particular importance within the Neighbourhood Plan Parishes. Achieving this is accordingly an important objective. Designating land as Local Green Space provides a mechanism to afford special protection against development on such areas, and a range of locations compliant with the relevant guidance set out in the NPPF (para 77) have been identified. It is clear that the appropriate policy approach for managing development within a Local Green Space designation should be consistent with policy for Green Belts (see NPPF, para 78), which means that a protectionist stance preventing development except in very special circumstances is justified. However an element of flexibility would be appropriate in order to enable the provision of essential utilities infrastructure. Furthermore, to allow for the continued improvement and modernisation of existing outdoor sport and recreation facilities, it would also be desirable to enable the redevelopment/replacement of existing building structures such as club houses or pavilions, provided any new structure was of similar size to that being replaced. In order to protect high standards of environmental and residential amenity, such flexibility should however not be extended to enable the installation of floodlighting. Against this background the following policy is proposed. POLICY STATEMENT CONS11 Protecting Local Green Spaces In areas designated as local green space, development will only be permitted in very special circumstances other than where it comprises: Essential utilities infrastructure which cannot be sited elsewhere Redevelopment of existing built structures serving established outdoor sport and recreation facilities, provided any new building is not materially larger than that which it replaces and is located so as to preserve the openness of local green space 20

21 Protecting important gaps between settlements A key Neighbourhood Plan objective is to maintain the important open countryside gap between Ditchling and the nearby towns of Keymer/Hassocks and Burgess Hill. Delivering this is also linked to other important objectives such as protecting the setting, historic character and identity of Ditchling village. One of the core planning principles of the NPPF is that in plan making, the different roles and character of different areas should be taken into account (para 17). In this respect the area between Ditchling and the adjoining towns performs a variety of roles. For example it is an attractive area of open countryside comprising a high quality rural landscape which requires policy protection in its own right. However it also plays an additional and critical role in providing visual and physical separation between the settlements, which is essential in maintaining the distinct character and identity of Ditchling and its setting in the rural landscape. In accordance with national guidance, it is appropriate in principle for this latter role also to be taken into account, and significantly, such an approach is now directly supported in the emerging SDNP Local Plan which allows for the conservation and enhancement of existing gaps between settlements (Policy SD5). In order to prevent coalescence between Ditchling and the larger towns of Keymer/Hassocks and Burgess Hill and protect the local gap which separates them, the following policy is proposed. POLICY STATEMENT CONS12 Protecting Important Settlement Gaps A local gap separating Ditchling and the adjoining towns of Keymer/hassocks and Burgess Hill will be defined. Proposals for new development of the intensification of existing development, either individually or cumulatively will only be permitted where they do not reduce the gap between the settlements where they do not reduce the gap between the settlements, or otherwise compromise its effectiveness in preserving the separate identity of Ditchling. 21

22 Biodiversity The Beacon Parishes are characterised by a rich and diverse natural environment that has been informed and influenced by its varied underlying geology, the topographical changes from the top of the Downs to the flatter Weald to their north and the historic and current patterns of land use and agriculture. The natural environment makes a significant contribution to the landscape character of the Parishes and is very accessible to local residents due to the extensive network of footpaths and bridleways that criss-cross the countryside in the Neighbourhood Plan area. The household survey indicated that residents value this high level of accessibility to nature on their doorstep and want to see the Plan ensure the protection of woodland, wildlife habitats and other ecological assets within the Plan area. In so doing they also aspire to ensure that the Plan area continues to contribute positively to the biodiversity of the National Park and the countryside beyond its boundaries. The Downs are notable for their chalk grassland, rich in orchids and grassland species while the Weald areas to the north suport areas of neutral /acid grassland which remain species-rich in places (most notably Ditchling Common). Chalk streams originate in the downs and run north towards the settlements. Pockets of scrub and wood land are scattered along the northern face of the downs escarpment while ancient and more recent woodland, grazed farmland and hedgerows make up the rural mosaic of woods and fields around and to the north of the three villages. Of particular note are lowland chalk grassland, chalk streams and ancient woodland. These are nationally important and protected as UK priority BAP habitats and require particular attention during the planning process. There are two nationally designated Sites of Special Scientific Interest (SSSI s) within the Plan area (Ditchling Common which sits completely within the Plan area boundary, and the Clayton to Offham escarpment, part of which is in the area) and various local Sites of Nature Conservation Interst (SNCI s). The latter do not have any legal obligations attached to them, but their special characteristics mean they are sites of high priority within the county and should be recognised by the planning system. Much of the Plan area lies within the South Downs National Park but the land immediately beyond its boundary should also be considered, for the purpose of landscape and the natural environment, as part of a buffer zone for the Park, protecting the natural environment and landscape from impacts beyond its borders. The boundaries of the National Park are also used to define the Brighton and Lewes Downs Biosphere reserve identified by UNESCO. Whilst not a legal designation, the purpose of the Biosphere is to recognise the scientific and natural interest of the area and to promote the sustainable use of its natural resources. Figure 1 notes the boundaries of the Park and Biosphere Reserve and the location of other designations within the Plan area that provide protection for ecological habitats of national or local significance. In addition to designated sites and habitats, the Plan area contains a network of woodland, hedges, grassland, streams and other ecological assets that interconnect through much of the parishes providing important habitats for wildlife in the wider countryside outside the formally designated SSSI s and SNCI s. Ecological networks support the ecology of the designated areas and enable species to move through the landscape between the protected areas if necessary. The identification of and planning for ecological networks as a mechanism for the conservation of England s biodiversity, is required within national guidance and environmental policy. Whilst the ecological network in the Plan area is well established in many places, more could be done to create or enhance habitats in certain places to ensure that the network is well connected 22

23 throughout the Plan area. In particular, Sussex Biodiversity Partnership has identified potential for improving the ecological network of chalk grassland within its recommendations for the Stanmer and Ditchling Downs Biodiversity Opportunity Area. The following policies are proposed. POLICY STATEMENT CONS 13 Protection and enhancement of biodiversity Proposals must show that they will maintain and where possible enhance biodiversity in the plan area. In particular, proposals must protect nationally and locally designated sites, priority habitats and species, ecological networks and green corridors and other areas of habitat supporting a high level of biodiversity. POLICY STATEMENT CONS 14 Incorporation of biodiversity in development design Proposals should incorporate appropriate new features or habitats for wildlife within the development design. Proposals achieving a net gain in biodiversity will be supported, subject to other policies of this plan. POLICY STATEMENT CONS 15 Enhancement of Ecological Networks Proposals that help protect, enhance or better connect ecological assets, areas of habitat and/or green spaces will be encouraged in order to enhance the ecological network of wildlife habitats within the parishes. Particular support will be given to those that improve the habitat connection between chalk grassland in the Stanmer and Ditching Downs Biodiversity Opportunity Area. POLICY STATEMENT CONS16 Hedgerows and Trees Proposals that damage or result in the loss of hedgerows, ancient trees or trees of good arboricultural and amenity value will not normally be permitted. Proposals should be accompanied by a tree survey that establishes the health and longevity of any affected trees. 23

24 Figure 1: Natural Environment: Designated sites and boundaries Designated Site Map (ESD/14/28) Land at Ditchling, Streat and Westmeston Parishes Prepared for Nicola Meakins - 16/01/ Woods Mill, Henfield, West Sussex BN5 9SD sxbrc@sussexwt.org.uk / L L Ditchling Common L L73 L M L59 L53 L71 L55 L38 Clayton to Offham Escarpment TQ31/ Key to Map: Parish boundaries Species search area Km ± Crown copyright and database rights 2014 Ordnance Survey. West Sussex County Council East Sussex County Council Natural England Sussex Wildlife Trust Country Park LGS LNR RAMSAR, Special Area of Conservation (SAC), Special Protection Area (SPA), National Park, Area of Outstanding Natural Beauty (AONB), National Nature Reserve (NNR), Site of Special Scientific Interest (SSSI), Local Nature Reserve (LNR) and Country Park data reproduced with permission of Natural England. Site of Nature Conservation Importance (SNCI) data provided by East and West Sussex County Councils, and Brighton & Hove City Council. Notable Road Verge data supplied by East and West Sussex County Councils. Local Geological Site (LGS) data created by SxBRC in partnership with Sussex Geodiversity Group. Crown Copyright. All rights reserved National Park Notable road verge SNCI SSSI 24