How the Bosham Parish Neighbourhood Plan Will Contribute to Achieving Sustainable Development

How the Bosham Parish Neighbourhood Plan will contribute to achieving sustainable development

1.Aim of the Sustainability Appraisal (SA)

The BPNP will seek to contribute to improvements in environmental, economic and social conditions. It will also show how consideration has been given to how any potential adverse effects arising from the proposals may be prevented, reduced or offset (referred to as mitigation measures).

2.National Framework of SA

The NPPF sets out objectives to achieve sustainable development (Para 9). “Pursuing sustainable development involves seeking positive improvements in the quality of the built, natural and historic environment, as well as in people’s quality of life, including (but not limited to):

2.1making it easier for jobs to be created in cities, towns and villages;

2.2moving from a net loss of bio-diversity to achieving net gains for nature;

2.3replacing poor design with better design;

2.4improving the conditions in which people live, work, travel and take leisure; and

2.5widening the choice of high quality homes.”

3. Local Distinctiveness

At the same time the NPPF notes (Para 10) “Plans and decisions need to take local circumstances into account, so that they respond to the different opportunities for achieving sustainable development in different areas” Moreover, the provisions of the Localism Act have enabled people in Bosham to choose the priorities through the neighbourhood plan. These were set out through the responses to the first exhibition of the Bosham Parish neighbourhood plan (February 2013). They were ranked in order as follows:

Flooding and drainage, strategic gap between settlements (anti coalescence), green space, views and landscape setting, affordable housing, conservation area, parking and traffic speeds, public footpaths and access, play and sports, broadband and other services, access to the harbour, school and childcare, ecologically sensitive areas, public transport, new housing., new small business premises, street lighting, halls and meeting places, enhancement of existing built environment. These priorities have shaped the approach of the neighbourhood plan. Throughout the stages of developing the BPNP, a variety of different options have been considered and decisions made based on a continuously re-iterated sustainability appraisal, the final version of which appears as a separate excel spreadsheet.

4. The dimensions of sustainable development

The Bosham Neighbourhood Plan (BPNP) stands on three pillars set out in the NPPF (Para 7)

4.1an economic role – contributing to building a strong, responsive and competitive economy, by ensuring that sufficient land of the right type is available in the right places and at the right time to support growth and innovation; and by identifying and coordinating development requirements, including the provision of infrastructure;

4.2a social role – supporting strong, vibrant and healthy communities, by providing the supply of housing required to meet the needs of present and future generations; and by creating a high quality built environment, with accessible local services that reflect the community’s needs and support its health, social and cultural well-being; and

4.3an environmental role – contributing to protecting and enhancing our natural, built and historic environment; and, as part of this, helping to improve biodiversity, use natural resources prudently, minimise waste and pollution, and mitigate and adapt to climate change including moving to a low carbon economy.

5. The scope of policies in the BPNP

The BPNP includes policies on the following:

5.1 Market value and Affordable Housing

5.2Settlement Boundary

5.3 Conservation of the Historic Environment

5.4 Landscape, Ecology and Environment

5.5Flooding and Drainage

5.6Visitors and Tourism

5.7 Transport and Communications and Footpaths

5.8 Local Economy

5.9Schools, Halls and Meeting Places

5.10Green Spaces and Recreation

6. The relationship between the BPNP and the sustainability appraisal of theChichester Local Plan

It is considered that the BPNP has no significant environmental effects that have not already been considered and dealt with through the sustainability appraisal of theChichester Local Plan: Key Policies 2014 – 2029 Submission DocumentMay 2014. However, because the BPNP is seeking to bring forward four sites for housing development within the AONB, a separate sustainability appraisal has been conducted of these sites together with all other sites identified through iterations of the Strategic Housing Land Allocation Assessment (SHLAA) process between 2010 and 2014 for the parish as a whole.

7. Appraising the SHLAA Sites for their sustainability

7.1Three of the selected sites will deliver 36 houses on derelict/abandoned previously developed land and the remaining one is green-field site adjacent to one of the previously developed sites which will deliver an additional 25 houses including additional hedgerows, ditch, foot and cycle paths.

7.2In carrying out the sustainability appraisal of SHLAA sites within the Parish, we have sought to follow the Sustainability Appraisal Report on theChichester Local Plan: Key Policies 2014 – 2029 Submission DocumentMay 2014.

7.3The principle criteria for the appraisal are therefore as follows:

7.3.1Biodiversity :

1. Protect and enhance priority habitats, and the habitat of priority species
2. Protect and enhance internationally, nationally and locally designated sites
3. Enhance biodiversity through the restoration and creation of well-connected multifunctional green infrastructure, to achieve a net gain in biodiversity
4. Minimise air, water, light and noise pollution, and promote sustainable consumption of water resources

7.3.2Flood risk :

a.Sustainably manage water run-off

b.Ensure that development does not increase the risk of flooding, either on site or downstream

c.Where possible, reduce the risk of flooding

d.Minimise carbon and other greenhouse gas emissions, reduce energy consumption from non-renewable resources, and seek opportunities for low/zero carbon energy generation

7.3.3Transport:

a.Promote accessibility and encourage travel by sustainable means

b.Create a safe transport network that encourages walking and cycling

c.Promote mixed use development with good accessibility to local services that will limit the need to travel

d.Provide for a range of accessible jobs and services to meet the needs of the community near to where they live

7.3.4Landscape & built heritage:

a.Protect and enhance landscape features within the parish including gaps between settlements and the setting of Chichester Harbour Area of Outstanding Natural Beauty

b.Protect views to and from the South DownsNational Park and Chichester Harbour Area of Outstanding Natural Beauty

c.Conserve and enhance the fabric, setting, understanding and enjoyment of cultural heritage assets, including archaeological and architectural features

d.Promote the efficient use of land and resources, including areas of Best and Most Versatile agricultural land.

7.4These were then summarised under the following headings:

7.4.1. Bio-diversity

7.4.2. Flood/Sewerage Risk

7.4.3. Transport

7.4.4. Landscape & Heritage

7.4.5.Village character

7.4.6. Best use of land,

7.4.7. Employment and economy,

7.4.8. Energy and climate change, mitigation.

7.4.9. Access and provision of services.

7.5 These elements were appraised for various time-frames, namely

7.5.1Duration - Short, Medium, Long

7.5.2Frequency – Temporary, Permanent

7.5.3Mitigation or other action proposed - Supporting comments / Proposed mitigation

7.6 The codes that were used in each of these categories of the appraisal were as follows:

likely strong positive effect
likely positive effect
neutral or no effect
likely adverse effect
likely strong adverse effect
uncertain effects

7.7 However further descriptive elements of the appraisal of particular potential developments sites were included and these were.

7.7.1SHLAA number (for all iterations 2010-2014)

7.7.2Hectarage

7.7.3Expected House Yield

7.7.4Previously developed

7.7.5Policy 42 (Flood Risk Assessment) compliant?

7.7.7Last SHLAA assessment

7.7.8BPNP project team assessment Y/N

7.7.9Local popularity ranking (1 to 11) as expressed at Expo6 (350 returns)

7.7.10Affordable Housing Yield based on 40% estimate of total housing yield.

7.8Site photographs were included with respect to any salient considerations e.g. location, setting, flood risk, traffic movement.

7.9Distances to the nearest bus-stops, shops, doctors’ surgery, post-office, primary school, railway station. Two churches exist in the parish, both within the southern settlement boundary area, but distances to these were not measured. A church hall exists in the northern settlement boundary area and the village hall is within the southern settlement area.

7.10The sites initially considered in the SHLAA SustainabilityAppraisal exercise were as follows. However, two non-SHLAA sites were also included which may still come forward as a result of other policies in the BPNP.

Site name / SHLAA number / Hectarage / Expected House Yield
Oakcroft Nurseries / BO08194 / 1.26 / 23
Burnes Shipyard / BO08190 / 0.68 / 4 – refused on appeal
BoshamPrimary School site / 0.4 / 9 if school relocates
Bullock Barn / BO08198 / 0.34 / 8
Dolphin House / BO08185 / 0.32 / 7
Swan Roundabout / 0.5 / 6 for mixed use
Walton Farm, Chequers / BO1405A/B / 10
TF Green Ltd Field / BO1406 / 7.4 / 6
Land south of OldBridge / BB08200 / 0.76 / 17.5
Unidentified site / BO8193 / 0.26
Cricket Ground / BB08199 / 1.12 / 0
SouthfieldIndustrial Park / BB08186 / 1.26 / 20
Railway Arch / BB08204 / 1.59 / 0
Highgrove Farm / BB8195(SW quadrant) / 3.8 / 50
The FrenchGardens / BB08196 / 6.24 / 137
Swan Field / BB08197 / 11.74 / 205
Highgrove Farm / BB8195 / 15.08 / 265

7.11However, five were then not considered because owners/sponsors did not bring them forward. These were

Land south of OldBridgeBB08200

Unidentified siteBO8193

Cricket GroundBB08199

SouthfieldIndustrial ParkBB08186

Railway ArchBB08204

7.12Therefore a total of 12 sites including two versions of Highgrove Farm fieldswas then subjected to the SA.

7.13On further investigation, expected housing yields were revised downward based on a variety of factors including, the following. This resulted in new expected yield numbers

Dolphin House / BO08185 / eastern extension in different ownership / 5
Swan Field / BB08197 / feedback from expo 5 on size and shape of developable area / 25
Walton Farm, Chequers / BO1405A/B / retention of part of the site for horticultural use / 18
TF Green Ltd Field / BO1406 / EA flood assessment / 11

7.14During the SA process, one site went to planning appeal (Burnes Shipyard) and was refused by the inspector on grounds of flood risk and design.Nonetheless, the results are included.

7.15Another site came forward following Expo5 in July 2014 (Crede Farm B006189 – 2012 SHLAA) and was then duly included in the Sustainability Appraisal.

7.16Thus at Expo 6in September 2014 and on the website in the week followingtherewere 11 sites offered to members of the Parish to put in rank order.

The results as they came in during the exhibition and during the consultation week were as follows:

Site / Ranking points / 15/09/2014 / 17/09/2014 / 19/09/2014 / 21/09/2014 / 22/09/2014 / Total Returns / Ranking overall
Questionnaires completed & returned / 255 / 24 / 19 / 29 / 21 / 348 / 22/09/2014
Bullock Barns – SHLAA BB08198 - 8 homes / 748 / 80 / 42 / 44 / 17 / 931 / 1
Oakcroft Nursery – SHLAA BB 08194 - 23 homes / 882 / 72 / 42 / 118 / 70 / 1184 / 2
Dolphin House -SHLAA BO 08185 - up to 5 homes / 1061 / 93 / 61 / 142 / 100 / 1457 / 3
Swan Field – SHLAA BB 08197 - 25 homes / 1372 / 154 / 112 / 98 / 121 / 1857 / 4
Walton Farm – SHLAA BO 1405A - up to 18 homes / 1393 / 144 / 79 / 162 / 97 / 1875 / 5
Crede Farm – SHLAA BO08189 - up to 12 homes / 1695 / 189 / 152 / 150 / 122 / 2308 / 6
FrenchGardens – SHLAA BB 08196 - 6 hectare site / 1728 / 139 / 127 / 210 / 132 / 2336 / 7
Highgrove Farm - Option for 50 houses / 1878 / 163 / 118 / 228 / 139 / 2526 / 8
Green Ltd Field – SHLAA BO 1406 - up to 11 homes / 1866 / 213 / 146 / 180 / 172 / 2577 / 9
Highgrove Farm - Option for 100 houses / 2143 / 179 / 141 / 262 / 161 / 2886 / 10
Highgrove Farm – Option for 200 houses / 2392 / 197 / 159 / 309 / 171 / 3228 / 11
Number of responses not capable of being quantified / 22 / 6%
Total Responses in all / 370

7.17The Detailed Sustainability Appraisal of SHLAA sites matrix may be found on sheet 2 of the separate excel spread sheet

7.18Below is a map of the sites selected for housing development and expected to yield a total of 61 additional dwellings in the plan period. (Figure 5.1.1 of BPNP)

7.19.All of these sites are within the Area of Outstanding Natural Beauty (AONB).

It was therefore decided to carry out an additional exercise to assess the impacts of this as against other sites outside the AONB. This may be found overleaf.

ASSESSMENT OF EFFECTS OF DEVELOPMENT IN THE AONB

8.1The new Planning Practice Guidance 44 states

The Framework is clear that local planning authorities should, through their Local Plans, meet objectively assessed needs unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in the Framework taken as a whole, or specific policies in the Framework indicate development should be restricted. Such policies include those relating to sites protected under the Birds and Habitats Directives, and/or designated as Sites of Special Scientific Interest; land designated as Green Belt, Local Green Space, an Area of Outstanding Natural Beauty, Heritage Coast or within a National Park or the Broads; designated heritage assets; and locations at risk of flooding or coastal erosion.

The Framework makes clear that, once established, Green Belt boundaries should only be altered in exceptional circumstances, through the preparation or review of the Local Plan.

8.2The BPNP team’s understanding is that restricted does not mean that there should be no development within the AONB. Any development that is proposed should be weighed in the balance between beneficial and adverse impacts.

8.3There is only one field listed in the SHLAA within the Parish, at Highgrove Farm, which has the potential for development outside the AONB. Development proposed within the AONB should also be assessed against development on this site.

8.4The proposals in the draft Bosham Parish Neighbourhood Plan (BPNP) are for the additional housing to be located on previously developed land (36 houses) and greenfield land (25 houses). All the proposed sites are within the AONB.

8.5Assessment of development on previously built land within the AONB

8.6The 3 sites which fall within this category are:

Bullock Barns 8 houses

Oakcroft Nurseries23 houses

Dolphin House5 houses

Total 36 houses

8.7The National Planning Policy Framework (NPPF) at Para 111 states – “Planning policies and decisions should encourage the effective use of land by re-using land that has been previously developed (brownfield land), provided that it is not of high environmental quality.”

8.8Adverse effects of development on the sites

• Within AONB but the 3 sites in question are not of high environmental quality – they may be within the AONB but do not contribute to the qualities of the AONB.

8.9Beneficial effects of development on the sites

• Re-use would result in effective use of land ;
• Removes derelict land;
• Location of sites would assist in creating compact settlement form;
• Would not have any effect on the separation of settlements to the east and west; and
• Would reduce any requirement of developing on greenfield land.

8.10It is concluded that the benefits of developing these previously built sites would outweigh any adverse impacts.

8.11Assessment of development on greenfield land within the AONB compared with Highgrove Farm

8.12The BPNP proposes development within the AONB on 1.4 hectares of Swan Field adjacent to the Bullock Barn site. The proposal is for 25 houses on this site.

8.13As noted above the only site outside the AONB which has development potential is at Highgrove Farm which is a 15 hectare site. The developer of this land is promoting the development of 150 houses plus a two form entry primary school and a replacement church hall. It is considered that the developer will not promote a smaller development with or without the same community benefits.

8.14Adverse effects of development on 1.4 hectares of Swan Field

• Site within the AONB. It has a lower level of Landscape Sensitivity and a higher level of Landscape Value than the site at Highgrove Farm as based on the Chichester District Landscape Capacity Study (CDLCS) undertaken on behalf of the District Council.

8.15Beneficial effects of development on 1.4 hectares of Swan Field

• Would be a small scale development of some 25 houses. This together with the proposed development of previously built sites would result in a total of 61 new houses in Bosham; and
• It would avoid the need for a major development at Highgrove Farm (see below).

8.16Adverse effects of development of 150 houses on Highgrove Farm

• There would be an adverse effect for the reasons set out below.

i)The Chichester District Landscape Capacity Study (CDLCS) undertaken on behalf of the District Council assessed that the landscape sensitivity of the character area which includes Highgrove Farm is Substantial. The CDLCS states that “in relation to this study, character areas which have major or substantial sensitivity or value or both indicates that development would have a significant and detrimental effect on the character of the landscape as a whole and, or on the setting to existing settlement or Areas of Outstanding Natural Beauty within the District. Development in these character areas should only be on a very small scale and proposals would need to demonstrate no adverse impacts on the setting to settlement or the wider landscape.

ii)There would be an adverse effect on the AONB as it abuts the southern boundary of the site;

iii)Adverse impact on the separation between Bosham/Broadbridge and Fishbourne:

a)The Highgrove site provides 25% of the separation between the settlements; and

b)it is the only section of the separation of the villages on the northern side of the A259 where there are open views to agricultural fields and extensive views to the South Downs which assist in the perception of the separation;

The Council officers at the Examination in Public of the draft Local Plan (October 2014) argued that it was important to protect the separation between the settlements in order to maintain the environmental qualities of the area and were concerned about the cumulative effect of developments for example at Highgrove Farm and Bethwines Farm.

• The proposal would provide three times the number of houses which Bosham have been asked to provide in the Draft Local Plan; and

• Would not result in the development of the previously built land within the Parish which NPPF para 111 encourages.

8.17Beneficial effects of development of 150 houses on Highgrove Farm

• Would remove the need for any development within the AONB; and
• Would provide a site for 2 form entry school and a replacement hall.

8.18It is concluded that there would be a lower adverse impact if small scale development were to take place at Swan Field rather than a major development at Highgrove.

Section 8 initially assessed by Nick Pyke CMLI(retired) 11.10.2014 and adopted by BPNP Team