Tag Archives: Local plan

Benefits from developing South West of Chichester

John Templeton explains why your Society supports these proposals

Although the Local Plan for Chichester District was adopted in 2015 the Government has instructed it must be reviewed to address the ‘Objectively Assessed Need’ for yet more housing. Last winter Chichester District Council (CDC) consulted on revisions to the Local Plan that included a new Strategic Site Allocation for greenfield land south west of Stockbridge, between the Chichester bypass and Chichester Harbour. This has set alarm bells ringing loudly!

The Council’s proposal is to develop about 85 hectares of which around 35 hectares would be for employment uses, plus at least 100 new homes and a country park. Also included is a new road link from the A27 Fishbourne (aka Tesco) roundabout to the A286 Birdham Road, south of Stockbridge. The plan below shows an outline route for this road based on a transport study by Peter Brett Associates commissioned by CDC.

To the surprise of some of our members the Society supported this proposal. Whilst we have long argued that priority for new housing should be on brownfield land within the city itself we can see many benefits that could arise from this new proposal, and which we outline below.

Link road benefits

Firstly, a link road to Stockbridge would not only serve the new developments but would provide an additional link to the towns and villages on the Manhood Peninsular and at the same time reduce congestion and pollution at Stockbridge and the dangerous rat-run of Apuldram Lane.

View across fields from the public footpath east of Apuldram Lane towards the city, some of which could become a country park. Photo: John Templeton

Understanding landscape

Some 15 years ago CDC commissioned a major landscape strategy of all potential development land surrounding the city. It was published in 2005 as The Future Growth of Chichester: Landscape and Visual Amenity Considerations. Areas assessed around the city included fields west of Stockbridge near to Chichester Harbour. Land close to Stockbridge was found to be of poor quality with gappy hedgerows and no views of the cathedral or of the Downs. But to the west, medieval field boundaries still existed with mature trees and hedgerows forming part of the rural setting of both the city and the hamlet of Apuldram, with distant views of the cathedral spire and the Downs beyond.

Rural gap benefits

It is therefore essential that a new link road, well screened with trees and hedgerows, must form the western limit to any extension to Stockbridge, with land to the west retained as a rural gap between the city and the harbour. It should be carefully landscaped as meadows, indeed maybe water meadows because much of it is in a flood-risk area, with the meandering river Lavant (when it flows!) contributing to the proposed wildlife corridor between the Harbour and the Downs. At present the only access to this land is a poorly defined public footpath between the city and the harbour, with a footbridge over the railway to Terminus Road and a highly dangerous crossing of the dual carriageway A27 bypass. This is the shortest walk from the city to the sea, but please don’t risk your life even wearing a high-viz jacket! This route should be upgraded as a footpath/ cycleway with a pedestrian bridge over the bypass, also connecting to the new development (a case for Section 106 Planning gain?).

A new link road to and from Stockbridge would reduce the present excessive use of Apuldram Lane Photo: John Templeton

Housing and employment benefits

As for the development itself, the most obvious location for housing would be towards the southern end, close to Stockbridge to benefit from the shops and community facilities already there, as well as the quarter hour bus service along the Birdham Road. Further north, towards the A27, well designed employment development could take place, which would attract new firms to the city. Creating new employment north of Stockbridge would also enable vacant or underused sites on the city’s industrial estates at Terminus Road and Quarry Lane to be reallocated for much needed affordable housing within walking distance of the city centre.

Agreeing a master plan

Unlike other major greenfield developments underway which could provide no benefits to the existing city, this new proposal for south west Chichester if properly planned will have major benefits. It is however essential that the community is involved in the drawing up of an agreed master plan and that this is adhered to as the development progresses. The devil will be is in the detail!

(This article originally appeared in the September 2019 edition of the Society’s Newsletter)

The Society’s response to the SDNPA Local Plan Consultion

The South Downs National Park Authority (SDNPA) produced a pre-Submission version of their Local Plan  for public consultation from 26 September to 21 November 2017.

The Society’s response has been filed and is reproduced below. (A copy of the full submission document can be found here)

(Images from the SDNPA – click on images for full view)

‘The Chichester Society supports this first landscape-led Local Plan for the South Downs National Park. We support the Plan’s Core, Strategic, and Development Management policies.

We particularly commend policies SD4-SD8. (SD4-Landscape Character, SD5-Design, SD6-Views, SD7- Relative Tranquillity and SD8-Dark Night Skies).

We recognise that little development is proposed within the National Park in the vicinity of Chichester, but we support the small housing allocations in the adopted Lavant Neighbourhood Plan and the small housing site at West Ashling (Policy SD95). We are however concerned that major developments on the coastal plain outside the National Park boundary, particularly around Chichester, are likely to result in adverse impacts on the National Park. We hope that the duty to co-operate between the South Downs NPA and Chichester DC will be maintained, and that policies SD4-8 will be at the forefront of all negotiations between the two authorities so that the adverse impacts can be mitigated as far as possible.

Concerning the supply of housing (SD 26 – Supply of Homes), we recognise that National Park Authorities are not required to meet the ‘objectively assessed need’ (OAN) for housing. However, the strict policies limiting development within the South Downs National Park are already causing intense development pressures on areas outside the Park, especially on the West Sussex Coastal Plain which affect Arun and Chichester District Councils. The Society notes several adopted Neighbourhood Plans within the National Park have increased their provision for housing, greater than that allocated by the Park Authority. Local communities across the Park have decided they can accommodate increased numbers, especially if 50 percent of new housing is affordable. The Society would advance this argument by supporting as much housing in Downland communities as can be accommodated without damaging the wider landscape environment.

We are pleased that the Plan recognises that Chichester is the major gateway to the National Park from the coastal plain. We support Strategic Policy SD19c Improvements to walking, cycling and bus connectivity. The extension of Centurion Way to Midhurst, together with proposed linked footpaths/cycleways east of the City to East Lavant and The Trundle, will provide high quality sustainable access to the National Park.

We have one criticism of the Local Plan Policies Map- Western Area: South. The extensive brown stippling across much of this map to indicate ‘Mineral Safeguarding area’ detracts from the clarity and makes it challenging to read. Minerals are already covered by the joint West Sussex/South Downs Minerals Local Plan.’