West of Chichester Proposals for land to the west of Centurion Way Welcome Introduction Welcome to this public exhibition for Linden and Miller Homes in connection with their proposals for a 600 home mixed use development on land to the west of Chichester (also known as Whitehouse Farm). This event follows on from two recent stakeholder workshops held on the nd and 8th June and our Public Exhibition held on 5th July. The purpose of this event is to highlight the issues you have raised at previous events and to explain how the latest masterplan responds to these, where possible. At the public consultation event on July 5th, two masterplan options were presented - options and. Both options made provision for 600 homes, employment land, a primary school and local centre, together with access from Old Broyle Road and Bishop Luffa School, to the south. Both options had responded to previous consultation and feedback, including: The incorporation of buffer zones to provide a protective setting and stand-off to the more sensitive parts of the site and its context; Consideration of the views from Centurion Way westwards across the site with a consequent setting back of development; The re-location of the proposed local centre to be further away from the existing local centre and facilities in Parklands; The removal of all development from the land to the north of Old Broyle Road, to provide an enhanced setting to the Scheduled Ancient Monument sites and the Brandy Hole Local Nature Reserve; The principal difference between the two options was in the location of the proposed country park. Option incorporated country park areas to the north of Old Broyle Road and on the higher ground in the north of the site. Option also had a country park area to the north of Old Broyle Road but located the other significant area of country park to the south of Newlands Lane. There were several potential benefits of option, including: Enhancing the westward views from the elevated section of Centurion Way; Locating the country park in the area of highest quality trees, landscape setting and ecological sensitivity; Reducing the quantum of development on the lower lying parts of the site as the drainage characteristics of the site mean that the northern half has better geological characteristics to allow for natural percolation as opposed to the southern half which does not drain as well. ; Locating the largest areas of new Public Open Space closer to existing residential areas to maximise the potential benefits; Options and had been presented at the stakeholder consultation event on June 8th with a clear preference expressed for option. Natural England (NE) have also expressed a preference for the configuration of open space in option. As a result of the feedback from all the consultation events and additional technical analysis and appraisal, option was selected as the preferred option and has formed the basis for the proposed masterplan and the forthcoming planning application for phase of the development. The following key issues have been raised by stakeholders and members of the public and have been addressed in the proposed layout: The proposed Local Centre should be moved further away to ensure that the existing Parklands Local Centre is not adversely affected A GP Surgery should be incorporated into the proposed Local Centre Buffer zones to existing development should be incorporated into the masterplan layout Vehicular Access to the site and impact of the development on the local highway network Pedestrian and cycle links to and from the site and how these link into the existing networks Existing drainage problems on and adjacent to the site Inadequate foul sewage infrastructure The following boards are divided into topic areas and explain how the issues previously raised have been addressed and incorporated into the latest masterplan: Proposed Masterplan Masterplan Context Phase Development Area Highways, access and circulation Flood Risk, Hydrology and Foul Sewage We are currently in pre-application discussions with Chichester District Council, West Sussex County Council, Natural England and the Environment Agency. It is anticipated the first phase outline planning application will be submitted at the end of October. The District Council will be carrying out their own consultation exercise on the proposed planning application which will incorporate the proposed masterplan for the site as well as further information regarding phase. Previous Option - Country Park North Previous Option - Country Park South - Preferred Option
West of Chichester Proposals for land to the west of Centurion Way Proposed Masterplan PUBLIC OPEN SPACE ALONG WESTERN BOUNDARY: the western boundary of the site accommodates a corridor of open space which forms an ecological route, a buffer zone to the development and provides space for a public footpath network that connects different parts of the site including the two areas of country park to the north and the south and the existing public footpaths within and around the site. NORTHERN COUNTRY PARK: the country park to the north of Old Broyle Road provides an appropriate setting to the Scheduled Ancient Monuments within and to the north of the site and to the adjacent Brandy Hole Nature Reserve. SOUTHERN COUNTRY PARK: the country park south of Newlands Lane is located to allow ease of access from the neighbouring residential areas of Parklands and Fishbourne. It offers an attractive outlook to westward views from the elevated section of Centurion Way, which was identified as a concern to some members of the public. It can accommodate ponds and wetland areas that are both attractive and diverse natural environments as well as providing drainage attenuation features for the site (see board 6 for more detail on this). EXISTING VEGETATION: the mature trees within the site provide a very attractive framework to the masterplan. The proposed buffer zones to either side of the existing tree belts (typically a minimum of 0 metres to each side) allow for footpaths and cycleways to be accommodated to form the network of movement and recreational open space through the site as a whole. 7 LOCAL CENTRE: the local centre will provide retail, employment and community uses including a community hall and a site for a medical centre, which was a potential area of concern raised at the consultation event in July. Meetings have taken place between the developers and the West Sussex Coastal Clinical Commissioning Group, as well as with local GP practices to establish the medical needs of the area including any shortfall 9 in existing provision. ALLOTMENTS: the proposed setting of the Newlands Lane cottages includes areas of new allotments that form part of the open space provision within the development. 0 PUBLIC FOOTPATH: Potential re-routing of public footpath to integrate with new country park. MIXED USE / EMPLOYMENT AREA: in addition to mixed use and employment opportunities in. Local centre to include retail, community, employment and recreational uses. Primary school the local centre, the south western part of the site will provide space for a range of uses that could include: B office space; small workshops; 6 8 Primary Street Secondary Street. Employment area. Main access from the north (roundabout off Old Broyle Road) Home Zones Mews Streets/ Private driveways 5. Main access to the south (utilising land in association with Bishop Luffa School) PLAYING FIELDS: the proposed playing fields provide additional space for Bishop Luffa School which currently has a shortfall of pitches and recreational space. The drainage of the land will be improved to mitigate the current issues of waterlogged ground that are currently experienced in this part of the site. Existing Residential Development & Amenity Land Footpath Cycleway Residential Development Mixed Use (Employment/ Retail/ Residential) Indicative Attenuating Pond Locations (TBC) Substation 6. On site foul water treatment 7. Proposed extension to the new country park/ Brandy Hole Copse Local Nature Reserve 8. Proposed country park opposite the raised section of Centurion Way and infront of Newlands cottages 9. Creation of western landscape buffer for bat routes CENTURION WAY: potential re-routing of the existing pedestrian and cycle route to 5 Water Treatment Works Existing Trees/ Vegetation Open Space Urban Square 0. Retention of existing ditches/ streams/ hedgerows and trees. Existing Whitehoue Farm accommodate the proposed improvements to buildings and playing fields at Bishop Luffa School P Country Park car Park. Sustainable urban drainage system (SUDS)/ ponds
West of Chichester Proposals for land to the west of Centurion Way Masterplan Context Lavant residents West Broyle residents The new country park to the north of Old Broyle Road provides an accessible area of public open space for the use and enjoyment of all residents in the vicinity and is well located for residents to the west of Lavant Road. The choice of option brings the area of proposed development closer to the existing residents of West Broyle. However, there is a substantial block of existing mature trees that separates much of the West Broyle residential area from the new development site. In addition to that, the masterplan incorporates a buffer to the entire western perimeter of the site with built development set back, typically, at least 50 metres from the site boundary. The new country park to the north of Old Broyle Road provides an accessible area of public open space for the use and enjoyment of all residents in the vicinity and is well located for residents of West Broyle. Fishbourne residents The selection of option which incorporates a country park area to the south of Newlands Lane, offers a significant area of new public open space that is easily accessible for existing Fishbourne residents. This area links into the comprehensive network of public open space within the development to provide many options for dog (and recreational) walking. The proposed playing fields for Bishop Luffa School provide an additional buffer between the new development and the existing Fishbourne settlement. Parklands residents The selection of option which incorporates a country park area to the south of Newlands Lane, offers a significant area of new public open space adjacent to and easily accessible for existing Parklands residents. This area links into the comprehensive network of public open space within the development to provide many options for dog (and recreational) walking. The areas of open space within the development provide an attractive setting for views from Centurion Way. The only area where development is not set back from the eastern boundary is where Centurion Way is in a cutting, typically 5 metres below the adjacent ground level, from which views out are very limited. The new local centre has been moved further north, in comparison to earlier masterplan options, to help mitigate any potential for a reduction in the viability of the existing retail provision in Parklands local centre. A new GP surgery is proposed to provide for new residents. Footpath Cycleway Development Indicative Attenuating Pond Locations (TBC) Substation Water Treatment Works Existing Trees/ Vegetation Open Space Drainage Ditch
West of Chichester Proposals for land to the west of Centurion Way Phase Development Area The outline planning application to be submitted shortly is for the first phase of development, as illustrated here. Phase will include: up to 750 dwellings; the local centre; a site allocated for the primary school; the first phase of the country park; playing fields; an access from Old Broyle Road; phase of the drainage attenuation works; and the first phase of the sewage treatment works. The public open space network will include part of the green buffer zone along the western perimeter of the site to facilitate a circular walk within the site. The parts of the site that are not required for the phase development area will be retained in their current use. 0 7 9 6 8 5. Local centre to include retail, community, employment and recreational uses. Primary School. Main access from the north (roundabout off Old Broyle Road). On site foul water treatment with temporary access from Clay Lane 5. Proposed country park opposite the raised section of Centurion Way and infront of Newlands cottages 6. Retention of existing ditches/ streams/ hedgerows and trees 7. Existing Whitehoue Farm 8. Sustainable urban drainage systems (SUDS)/ ponds 9. Future development land (to be managed in its current use e.g pasture) 0. Western wildlife corridor Primary Street Secondary Street Home Zones Mews Streets/ Private driveways Footpath Cycleway Residential Development Mixed Use (Employment/ Retail/ Community Facilities/ Residential) Indicative Attenuating Pond Locations (TBC) Drainage Ditch Substation Water Treatment Works Temporary Access from Clay Lane Existing Trees/ Vegetation Open Space Primary School Urban Square
5 West of Chichester Proposals for land to the west of Centurion Way Highways, Access & Circulation Figure Sustainable Transport Plan (Refer to Figure ) The site is ideally located to promote walking and cycling to and from the City centre. There are currently two existing cycle routes from the south of the site; either along Westgate or the cycle path adjacent to Via Ravenna. From the north of the site the only existing cycle route to the City centre is along St Paul s Road towards the Northgate Gyratory. This route is suitable for confident commuter cyclists, and will be improved when the improvements to the Northgate Gyratory are implemented. However, this route is not suitable for less confident leisure cyclists. Therefore is it proposed to promote an advisory cycle route on low traffic roads as shown on the plan. This route has been prepared as a result of the on-site meeting with the representatives of the local residents groups. Therefore it is proposed that the route will be signed and promoted to residents of the site through the Travel Plan that will be prepared to promote sustainable transport. Figure Off-site Improvement Plan (Refer to Figure ) The Highways Agency (HA) is proposing a package of improvements to these junctions on the A7. The junction improvements have been designed in discussion with the collaborative working partnership between the HA, Chichester District Council, West Sussex County Council (WSCC) and the developers of the strategic housing sites around Chichester, including Land West of Chichester. This proposed development will provide an appropriate contribution to the funding of these improvement works in accordance with the impact of the development. In July 0, WSCC identified the Northgate Gyratory as a priority for investment in the Strategic Transport Investment Programme. A study was then undertaken to investigate options for improving the junction in the future. The study identified a number of potential improvement options, although no preferred option has been circulated by WSCC. The options include improvements for pedestrians and cyclists. It is proposed that the development on Land West of Chichester will provide a contribution towards the improvement works that will be adequate and appropriate to the impact of the development. These junctions are currently being assessed and local junction improvement works will be proposed to mitigate the impact of the development where required. Preliminary designs have been prepared to improve the operation of the Via Ravenna roundabout and modifications are being considered to the Westgate mini-roundabout junction. The modifications to the Westgate mini roundabout are likely to focus on pedestrian and cyclist improvements. The A86 / West Street roundabout junction does not form part of the traffic impact assessment study area, as the traffic impact of the development at this junction will be minimal. However, based on comments from the previous public exhibition and an on-site meeting with local residents groups representatives, modifications are currently being considered to improve the junction for pedestrians and cyclists using the principles of Dutch style roundabouts. Based on discussions at the previous public exhibition with local resident groups representatives and WSCC, it is proposed to provide improved traffic calming along these routes to discourage rat-running. For Sherborne Road, we have discussed the potential to provide a raised table and road narrowing to reduce traffic speeds at the hub of the Parklands area between the approximate location of the school and the local shops. There is also the potential for traffic chicanes and carriageway narrowing at the northern end of Sherborne Road. For Parklands Road, we have discussed the potential to provide smaller raised tables and additional priority gates. The traffic calming along Westgate is outdated and potential improvements are being designed for this location. This will likely involve removing the existing traffic chicanes and replacing them with modern designs that better provide for cyclists and additional raised tables. H6 Notes: Notes: Notes: P/W ht.m Area of trees et ck Pi P/R ht.m e nc fe ht H9 m. I/R ht.m Tall Trees Tall Trees et ck Pi e nc fe ht m. Tall Trees MG P/R ht.m REV. G5 DETAILS DRAWN CHECKED DATE REV. DETAILS DRAWN CHECKED DATE P/W ht.m Area of trees REV. CLIENT: CLIENT: CLIENT: PROJECT: PROJECT: PROJECT: DRAWING TITLE: DRAWING TITLE: DRAWING TITLE: SCALES: SCALES: SCALES: G6 DETAILS DRAWN CHECKED DATE G T6 G7 DRAWN: CHECKED: DATE: DRAWN: CHECKED: DRAWN: DATE: CHECKED: DATE: Dense Vegetation DRAWING NUMBER: 00/A/. REVISION: DRAWING NUMBER: 00/A/ REVISION: C DRAWING NUMBER: 00/A/6 REVISION: A
West of Chichester Proposals for land to the west of Centurion Way 6 Flood Risk, Hydrology & Foul Sewage Chichester FAQs Q. Won t Increasing the Paved Area increase flood Risk? We already have problems due to inadequate drainage. A. No. The proposed surface water drainage for the site will utilise modern practices known collectively as Sustainable Drainage Systems (SuDS). These include features, which promote infiltration where possible and where this is not possible they store the water generated by heavy rainfall and release at a trickle. The rate of run-off will be restricted so as to be no greater than the existing run-off from the fields and in fact for the more extreme storm events the rate of run-off would be reduced by a significant proportion delivering some flood risk benefit to downstream properties. Q. Parts of the site flood, is it suitable for development? A. Yes. The site is not in the official floodplain area. However, we are aware that the fields to the south have been known to back up from downstream watercourses and become waterlogged during heavy rainfall events. For this reason (in additional to visual amenity reasons) the proposed development avoids the areas to the south for housing development. These will be utilised for playing fields with appropriate land drainage and a country park, which will accommodate much of the SuDS provision as described previously. Refer to Figure below for the broad drainage strategy. Q. There are springs and groundwater flows on site does this restrict development? A. No. As a planning principle, the high groundwater and springs do not create a significant constraint. In fact the value of the chalk fed springs are recognised and the masterplan utilises the watercourse corridors for amenity purposes to create walking routes. The drainage and foundation designs will take account of localised high groundwater issues as a technical issue at the detailed design stage. Q. We understand that a Sewage Treatment Plant is proposed on site, won t that impact on the water quality at Chichester Harbour? A. No. The existing use of the land is agricultural. Even employing best practises, the application of fertilisers is an existing source of Nitrogen in particular, which has a detrimental effect on the Harbour. The sewage treatment plant proposed will be state of the art with much lower discharge limits for potential pollutants than the existing Southern Water facilities at Appuldram and Tangmere. The principal with respect to Nitrogen will be that the post development volume will not exceed the existing derived from farm uses. Q. Will the sewage treatment plant smell? Country Park A. The works will be designed and tightly controlled by real time monitoring to maintain oxygen in the bacterial reactions at optimum levels to minimise the production of odour producing gases, in particular hydrogen sulphide. The workings of the plant will not be open to the air, they will be contained in sealed tanks and vessels with the gases from the processes piped to gas scrubbers, which chemically neutralise odour producing gases. Q. Will the sewage treatment plant be noisy? A. No. The motors and air blowers for the processes will be suitably contained to reduce noise and the plant will be sited away from existing and proposed residential dwellings. Q. What happens if the plant breaks down or there is a power cut? A. There will be identical process streams so that parts of the plant can still run in the event of a component failure or during maintenance works. Buffering tanks will be included in the process, which would provide adequate time for repairs or alternative arrangements to transport sewage off site in the event of an emergency as a means of last resort. Country Park Q. Will the additional flow of the treated water be a flooding risk. A. No. At times of peak flow the intake will be a relatively small flow. To ensure that the flood risk is not increased, the maximum rate of discharge from the surface water SuDS network will be further restricted by an amount equalling the peak design flow from the sewage treatment plant. This will ensure that the combined peak flow does not exceed the existing rate. Q. How much additional traffic will be generated by the sewage treatment plant. Existing Ditch S.U.D.S A. Very Little. The detailed process design is yet to be undertaken, but on a daily basis there will be or workers travelling by car or small van. The volume of solid waste requiring disposal off site is estimated to require tanker visit every or weeks for the full development. Good percolation: development drained via soakaways Poor percolation: development run off stored on site via below ground attenuation and above ground ponds and swales Parameter Plan - Drainage Q. Would there be any opportunity to generate electricity on site from the waste gases? A. We will be commissioning a desktop study to investigate the feasibility of this as part of the detailed design process. It may not be possible due to the small scale of the plant, but it has not been ruled out at this stage. Figure - Broad Drainage Strategy Ponds and swales for increased water storage Improved drainage Q. Who will be looking after and running the plant? A. This plant will NOT be private. It will be regulated by OFWAT under the powers of the Water Industry Act and operated by a small Water Company called Albion Water.