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Sites in Chichester City North development brief January 2012

Changes put forward in comments received on the draft brief and the
Council’s decision
Introduction & Vision
Changes put forward by consultees
Paragraph 1.1 The status of the document should be clarified and how
it will relate to the policies in the emerging Core Strategy. The
steps taken to consult on the draft Brief should be explained in order
to demonstrate that it has undergone meaningful consultation. The next
steps towards adoption of the document should be clarified.
Paragraph 1.2 Community needs should be clarified. These should
include:
*
Employment opportunities
*
Places to live
*
Education facilities
*
Improved shopping facilities
Paragraph 1.7 should be reworded to say that the land “is suitable”.
Paragraph 2.2 The Vision should also include:
*
The delivery of inward investment and job creation by supporting
proposal for economic development.
*
Improved shopping facilities to meet the demand and requirements
from retailers who are unable to secure suitable premises in
Chichester City Centre.
*
The regeneration and economically productive reuse of previously
developed land within the urban area.
The meaning of “integration” in the first bullet point should be
clarified.
[From Brookhouse, North East Chichester Strategic Partnership, Sussex
Partnership NHS Foundation Trust]
Council’s decision
Paragraph 1.1 amend to read: “…The Brief will be capable of being a
material consideration and may help with the determination of planning
applications in the area”.
Subject to the Brief being agreed by Cabinet and Council the following
text will be added:
“A draft Brief was subject to public consultation in AugustSeptember
2011. Having considered the comments received and made changes to the
wording in response, the Council adopted the Brief on 24 January
2012.”
Paragraph 1.7 amend to read: “…is suitable for residential
development…”.
Paragraph 2.2
Add an additional bullet point to read: “Delivery of inward investment
and job creation by supporting proposals for economic development”.
The other suggestions are considered unnecessary as the meaning is
clear and/or they are covered by the additional text.
Sussex Partnership NHS Trust lands
Changes put forward by consultees
Paragraph 3.2 add: “Access to Sussex Partnership NHS Trust land is
achieved via Connolly Way and Graylingwell Drive. The length of
Graylingwell Drive situated to the north of Trust’s land holdings is
privately owned by Linden Homes and the HCA, although the Trust has
rights of access over the route and any alternative route provided”.
Paragraph 3.4 The description of Martin’s Farm should be amended to
reflect its current condition: ‘derelict’ and ‘dilapidated’.
Paragraphs 3.5 and 3.6 the reference to retention of area 3A on
historic landscape grounds should be removed.
Paragraph 3.7 the following should be added:
“Development in areas 3A and 3B will be permitted where either
alternative reprovision of open space is made elsewhere or the
development enables the enhancement of open space to the benefit of
the public and / or local community /groups”.
Paragraph 3.7 etc
There should be no residential development; OR the land should only
developed in the latter stages of the period 2016 –2028; OR student
accommodation should be included.
Paragraph 3.9 should be redrafted to state that given the existing
heritage assessment and current state of repair, the Council is
supportive in principle for the demolition of Martin’s Farm, with
redevelopment in a manner that respects its historic form; OR it
should be retained and restored, and given over to the University for
academic use.
Paragraph 3.11 should be amended to refer to seeking a target of 40%
affordable housing subject to scheme viability.
Paragraph 3.13 should make clear that Homes and Community Agency
standards are only applicable to affordable housing.
Paragraph 3.15 should be redrafted to be supportive of the
redevelopment of part of area 3A to facilitate the provision of an
access, subject to appropriate provision of playing fields etc. OR the
derelict sports pavilion on site 3B should be restored if possible,
but if not, replaced by a welldesigned new pavilion; OR 3A should be
retained for public uses, but not kept exclusively for permanent pitch
games as a variety of uses should be encouraged to benefit the many
new housing developments in the area; OR part of area 3B, including
the disused pavilion, should provide for community use, garden or
orchard.
.Paragraph 3.17 The new access to the University should be derived
from Graylingwell Drive; it should not link with Bostock Road or
Palmers Field Avenue OR by making College Lane oneway or via Broyle
Road>Wellington Road> Connolly Way.
Kingsmead Avenue should be extended through Graylingwell Park to link
with Broyle Road (A286) so as to alleviate some of the traffic
congestion which occurs on the east side of the City  e.g.
Westhampnett Road OR this link should not prevented.
Paragraph 3.19 – should refer to management of community facilities by
other groups.
Areas 9B, 9C, and 9D should be looked on as one zone and be linked
directly to the use of Chichester University and its various needs now
and in the future.
[From Chichester City Council, Chichester Society, Lynne Friel, JA
Hodgson, North East Chichester Strategic Partnership, A R Mee,
Richmond Park Residents’ Association, Summersdale Residents’
Association, Sussex Partnership NHS Foundation Trust, Transition
Chichester]
Council’s decision
Context
Paragraph 3.2 add:
“Access to Sussex Partnership NHS Trust land is currently achieved via
Connolly Way and Graylingwell Drive. The length of Graylingwell Drive
situated to the north of Trust’s land holdings is privately owned by
Linden Homes/Downland and the HCA, although the Trust has rights of
access over the route and any alternative route provided”.
Paragraph 3.6 move up and renumber as 3.4, renumbering 3.4 and 3.5
accordingly.
[Draft] Paragraph 3.4 amend to read: “Martins Farm is a derelict and
dilapidated flint house that predates the hospital buildings, set in
its own grounds in Area 9D….”.
Appropriate uses
Paragraph 3.7 amend to read: “They may also be a suitable location for
student accommodation and/or a residential care home.”
Paragraph 3.9 amend to read: “Martins Farm House in area 9D is
historically important and its potential for retention and reuse
should be explored; if retention is not possible, redevelopment should
respect its historic form.”
Paragraph 3.11 amend to read: “Subject to scheme viability, the
Council will seek a minimum of 40% of housing units to be
affordable….”
Paragraph 3.13 amend to read: “The sizes of affordable units….”
Paragraph 3.17 amend to read: ”Provision should be made for a new road
and cycle path to access the University from Kingsmead Avenue [but not
from Palmers Field Avenue]…”
Paragraph 3.19 – amend to read: “ …Trust or by other local groups…..”
Some of the other suggestions are considered unnecessary as the
meaning is clear and/or they are covered by the additional text.
Area 3A is similar to Havenstoke Park in that it was not previously
open to the general public but it could play an important role in
public sports provision. Allowing area 3A to be used for gaining
vehicular access to the remaining Trust lands is not considered
necessary. The Trust has not been fully explored the potential for
gaining access via Graylingwell Drive with the HCA/Linden/Downland
partnership. Any compromise of the open space would be a significant
loss to visual amenity, open space amenity, and sports potential and
has not been justified.
Areas 3A and 3B may be suitable for inclusion of play facilities – but
these may be provided elsewhere – and the Graylingwell scheme will
provide substantial allotments and community orchards.
Given the condition of Martins Farmhouse, its retention may not be
possible.
Provision of access to the University via a oneway use or widened
College Lane would fundamentally alter the character of the Lane and
have traffic implications elsewhere in the City, as would use of
Broyle Road and Wellington Road especially for the Northgate
roundabout.
Provision of a through route from Barnfield Drive to Broyle Road is
not considered to be in the best interests of existing and potential
residents.
Barnfield Drive
Changes put forward by consultees
Paragraph 4.2 should indicate that future uses should comply with
PPS25 and any mitigation required should be selfcontained and not
increase the flood risk on neighbouring land.
Paragraph 4.3 should also note that a number of planning permissions
have been
granted over the last few years to facilitate the extension and
conversion of the Homebase building to a food superstore.
Paragraph 4.6 The planning reasons why the undeveloped areas of
Barnfield Drive might be suitable for retail use need to be explained
with greater reference to the guidance and tests within PPS.
Paragraph 4.6 etc The site should be used for employment to include
startup units, an office campus, and maybe uses associated with the
University rather than retail uses.
Buildings on site 11A and 11B should be low rise, dark in colour, well
designed and landscaped so as not to impinge on any views.
Include a landscaped margin along the western boundary of site 11B to
protect the amenities of the residential properties.
Access should be from the northern end of the site i.e. directly from
Barnfield Drive irrespective of whether the site is developed for
commercial use or Park & Ride.
Views from Barnfield Drive out to open countryside should be preserved
in sites 11C & 11D.
The whole of, or sites 11C and 11D, should be retained as open land
for community use.
Paragraph 4.9 and 4.12 If there is to be no development within 5
metres of the River Lavant, this should be extended along the whole
extent of the Lavant, including along Westhampnett Road and
cycle/pedestrian paths and a linear park should be created. The strip
should be wider than 5 metres
[From Brookhouse; Chichester City Council, Chichester Society, Lynne
Friel, A R Mee, North East Chichester Strategic Partnership, South
Downs Society, Summersdale Residents’ Association, Sussex Partnership
NHS Foundation Trust, Transition Chichester,
Council’s decision
Context
Paragraph 4.1 amend to read: “ Barnfield Drive and Kingsmead Avenue
give access to the Graylingwell…”
Paragraph 4.3 add “A number of planning permissions have been granted
to facilitate the extension and conversion of the Homebase building to
a food superstore”.
Appropriate uses
Paragraph 4.7 add “Positioning of buildings and their design should
also take particular account of the need to avoid or minimise
potential adverse impacts on views of the City from the north. The use
of suitable landscaping and colour in buildings may help reduce
impacts.”
Paragraph 4.8 amend to read: “… Access should be primarily from
Barnfield Drive with a secondary access from Westhampnett Road subject
to a transport assessment, which would be necessary to assess….”.
Paragraph 4.9 amend to read: “Land either side of the channels of the
River Lavant should be kept free of built development, with at least a
5m strip either side. The potential to create a linear park with
pedestrian and cycle links should be explored”.
Paragraph 4.10 amend to read: “…along Barnfield Drive and Kingsmead
Avenue…”
Some of the other suggestions are considered unnecessary as the
meaning is clear and/or they are covered by the additional text.
The potential for retail and employment uses is included in the draft
wording. Employment uses alone would not generate the necessary cost:
benefit given the condition of the site [deep filled land].
Retention of the land for community use is not considered viable.
Access from both Barnfield Drive and Westhampnett Road would be
acceptable subject to detailed transport assessment.
University of Chichester
Changes put forward by consultees
Paragraphs 3.17 and 5.7 The proposed new access to the University
should be provided by making College Lane oneway or via Broyle
Road>Wellington Road> Connolly Way.
A new access to the University is essential.
A limited amount of parking with access to College Lane should remain
available, probably on an allocated basis, for those travelling from
the West or the North.
Paragraph 5.8 etc As well as an improved crossing facility at
College Lane, better footpath links between College Lane and Oaklands
Park would increase pedestrian movement across the city north of the
ring road.
The university land to its western perimeter should provide cycle
access from the gate from the corner of Spitalfields Lane and College
Lane.  
[From Chichester Society, Lynne Friel, A R Mee, Summersdale Residents’
Association, University of Chichester]
Council’s decision
Paragraph 5.3 amend to read: “an alternative route via Kingsmead
Avenue is considered essential.”
Paragraph 5.7 amend to read: “A new road and cycle path from Kingsmead
Avenue should be provided…”.
Improvements to pedestrian and cycle safety are already mentioned in
the text.
Provision of access to the University via a oneway use or widened
College Lane would fundamentally alter the character of the Lane and
have traffic implications elsewhere in the City, as would use of
Broyle Road and Wellington Road especially for the Northgate
roundabout.
Movement
Changes put forward by consultees
Sustainable transport proposals should be included. Consideration
should be given to linking up existing cycle ways and in particular to
including a cycle lane into the proposed new roundabout in
Westhampnett Road.  
The development brief should be amended to clarify which sites will be
accessed via College Lane and Kingsmead Avenue respectively. In
particular, site 6 should be served from Kingsmead Avenue to the east
as it is surrounded by the other areas to be served from this
direction.
The proposed position of the bus gate on Graylingwell Drive means that
access to sites 6B, 6C and 6D would have to be through site 6A. Any
suggestion to move the position of the bus gates would need to be
explored through a transport assessment.
For the whole area, apart from sites 9 and 9A all vehicle movements
should be via Kingsmead Avenue without entering the existing
residential roads.  Traffic from the university and the medical centre
should be accessed by a new spine road connecting with Kingsmead
Avenue with as few junctions as possible.
 
College Lane should become a bus cycle and pedestrian only route
throughout its length
Paragraph 6.3 is overly prescriptive. The draft should be amended to
recognize that alternative methodologies may also be acceptable where
agreed with the Highways Authority.
Paragraph 6.5 area 8 should also have access via College Lane.
Paragraphs 6.5 and 6.6 access to Pinewood House (site 8A) should be
allowed from the west.
Paragraph 6.6 – the wording of the second sentence should be changed
to read: “once the eastern access route is provided, this will be
designated as the primary access to the campus, and with controlled
access via College Lane” AND The new access to the University should
be off Kingsmead Avenue into Graylingwell not Palmers Field Avenue OR
the Brief needs to recognise that access to surplus Trust land via
Graylingwell Drive is no longer a viable or realistic option. It
should support an alternative access strategy from a new access point
on Palmers Field Avenue (where the former social club building is
located), permitting access via Kingsmead Avenue.
Paragraph 6.11 should be expanded to explain that this will apply
where such contributions can be justified having regard to Government
Circular tests; the wording should be changed to read: “where
appropriate, development may be required to make a financial
contribution….”.
[From Brookhouse, ChiCycle and 20s Plenty, Mrs Deans, East Broyle
Residents Assoc, Lynne Friel, Sussex Partnership NHS Foundation Trust,
University of Chichester, West Sussex County Council]
Council’s decision
Paragraph 6.3 amend to read: “….Unless previously agreed, this will be
based on a Transport Model…..”
Paragraphs 6.5 delete and replace with: “The County Council has
advised that vehicular movement west onto College Lane should be
minimised. For the University and Sussex Partnerships NHS Trusts land
this means that only subareas 1B, 8, 8A, 9, 9B, 9C and 9D should look
to College Lane.”
Paragraphs 6.6 delete and replace with: “Sites 3A, 3B, 6, 6A, 6B, 6C
and 6D should look east to Kingsmead Avenue. Once the eastern access
route to the University is provided, this will be designated as the
primary access to the campus with only controlled access via College
Lane.”
Paragraph 6.7 amend to read: “The proposed location of the bus gates
may need to be changed if satisfactory access is to be gained to the
NHS Trust lands and the University and this would need to be explored
through a transport assessment.”
Paragraph 6.11 amend to read: “Where appropriate, development will be
required to make ….”.
Improvements to pedestrian and cycle safety are already mentioned in
the text.
Provision of access to the University via a oneway use or widened
College Lane would fundamentally alter the character of the Lane and
have traffic implications elsewhere in the City, as would use of
Broyle Road and Wellington Road especially for the Northgate
roundabout.
Green lungs
Changes put forward by consultees
Paragraph 6.12 should clarify that the MoD part of the Green will not
be public open space, but private open space, not fenced.
Area 3A is a disused playing field which has never been accessible to
the public.
[From Defence Infrastructure Organisation, Sussex Partnership NHS
Foundation Trust] ]
Council’s decision
Paragraph 6.12 amend to read: “ …accessible to the general public
(although the part of the Green retained by the MoD will be private
open space, not fenced)….”.
Area 3A is similar to Havenstoke Park in that it was not previously
open to the general public but it could play an important role in
public sports provision. Allowing area 3A to be used for gaining
vehicular access to the remaining Trust lands is not considered
necessary. The Trust has not been fully explored the potential for
gaining access via Graylingwell Drive with the HCA/Linden/Downland
partnership. Any compromise of the open space would be a significant
loss to visual amenity, open space amenity, and sports potential and
has not been justified.
S106
Changes put forward by consultees
Paragraph 7.1 should avoid items which could otherwise be secured via
planning condition, and should make explicit recognition of the
potential for abnormal development costs
[From Brookhouse]
Council’s decision
No change. The wording allows for flexibility.
Plans
Changes put forward by consultees
The hand drawn plan should be replaced with a clear OS mapbased plan.
[From Brookhouse, North East Chichester Strategic Partnership, Sussex
Partnership NHS Foundation Trust]
Council’s decision
A clear OS map based plan will be included in the final brief.
January 2012

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