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Comments submitted on Y/68/23/PL
Planning Reference Y/68/23/PL
Land West of Drove Lane Main Road Yapton BN18 0DZ
Erection of 20 dwellings (including 6 affordable units) with new access, open space, landscaping, sustainable drainage, biodiversity mitigation and associated works
Yapton Parish Council (YPC) has given careful consideration to the above application for 20 dwellings at land west of Drove Lane Main Road, Yapton. Whilst the applicant has provided improved detail concerning the proposed materials the principle of development in this location remains untenable. YPC continue to strongly object to housing at this location.
YPC would reiterate its strong reluctance at losing open agricultural land especially open space that is key to the setting of a conservation area and historic Portsmouth and Arundel Canal to non-designated speculative housing development. YPC therefore strongly object to this proposal that will have both a detrimental impact on the historic nature of this location and importance of its setting along the Yapton Road, B2233.
The B2233 Yapton Road/Main Road is the ‘gateway’ to Yapton’s historic quarter and informs the present day of Yapton’s rural identity, a highly valued characteristic which is clearly reflected in the master planning of SD7/Drove Lane development and its use of agricultural open space on the ‘Lambs Field’ fronting the B2233.
YPC have worked closely with ADC in contributing positively towards ADC’s Non-strategic Housing Delivery Policy (ALP 12.1.11). YPC has, in full cooperation, increased its original Parish housing allocation through numerous speculative applications plus the small strategic housing site SD7 (550 units) which provides a combined total to 1,065 additional dwellings. Over 70% of these sites are in build or complete. A factor the Examiner for YNP2 fully noted and accepted stating:
the Parish has contributed significantly to the District’s housing delivery and there should not be a need to allocate further land for development over and above those which have already been consented and where construction has commenced.
The applicant’s site is neither an allocated site nor within the BUAB and consequently should be refused planning.
YPC continues to regard this application as being an inappropriate addition to Yapton’s housing supply. YPC fail to understand how this new revised scheme addresses YPC’s previous objection or ADC’s Planning Officer’s own reason for refusal which stated in part:
The proposed houses, by reason of design, appearance and materials are inappropriate in this edge of settlement location and will be harmful to the character and vernacular of the immediate area and by association with the setting of the Main Road/Church Road Conservation Area, the setting of the locally listed buildings to the north and the setting of the former Portsmouth and Arundel Canal to the south in conflict with policies D DM1, D SP1, HER SP1 and HER DM3 of the Arun Local Plan, the Arun Design Guide and the NPPF.
YPC strongly object to this application on the following grounds:
1. Location and Character of the Site
The site is situated 0.5 miles west of the village centre. It lies outside the villages’ BUAB as designated within the ALP 2011-2031 and YNP along with the emerging modified YNP2.
The parcel of land is clearly identified as rural hinterland being physically separated by Drove Lane and the ‘Lambs Field’. The site is also set amongst primarily open space/agricultural land and forms an important green edge to the village and former Portsmouth and Arundel Canal. A new housing estate in this location would be wholly inappropriate.
2. Planning
The proposal fails to meet key policy criteria set out in the National Planning Policy Framework (NPPF), and more importantly those of the ALP 2011- 2031 and YNP, lying outside the existing built-up areas as defined in the ALP.
The applicant seems to rely heavily on the outcomes of the HELAA which YPC caution should be regarded as an informative and not as a policy document.
The current made YNP 2014 the following policies are relevant.
3.2.1 The site is a departure from the made Yapton Neighbourhood Plan being outside the designated built-up area boundary, policy BB1.
3.2.2 The site fails to reflect the made Yapton Neighbourhood Plan housing policy H1 and is not an allocated site.
This proposal is not plan led and firmly places the local community’s needs and infrastructure deficiencies as a low priority. Whilst the 5 year housing supply is important it should not be the dominant factor determining the sustainability of a non-designated residential proposal lying outside the BUAB.
3. Housing Need
Arun District Council’s shortfall in meeting its 5 year housing supply should not be the sole factor in determining whether speculative non designated non infill housing should be allowed on greenfield sites which and located away from the actual granular District need.
The Government has directed decision making away from the binary 5 year supply process towards one which is driven by genuine immediate local community need and environmental/social benefit. YPC is of the view, that on a local level, Yapton has contributed positively to ADC’s housing requirement - 1,000+ new houses built or in build over the last 5 years. Further additional housing in the Parish will now have a significant and detrimental impact on the Parish’s facilities and existing infrastructure and community’s wellbeing. The speed of growth over the last 5 years within the village has not been met by improvement and upgrade of community facilities appropriate to a village that has seen its housing provision baseline double in size. This unplanned growth has failed to provide genuine homes for real local Yapton families it has merely eroded the existing community fabric and placed incredible pressure on all community facilities which are all oversubscribed – primary school, doctor’s surgery, youth facilities etc.
It should be noted that the 2015 IMD deprivation Index clearly illustrates that Yapton has been consistently failed from investment in improving education, child poverty, health and accommodating the needs of the elderly. Whereas, barriers to housing services, are not regarded as a significant barrier to the Parish.
4. The Proposal
4.1 Layout
The scheme in in terms of layout and open space has not been amended to any significant or beneficial manner. It remains a proposal that is isolated with poor sustainable links to the Yapton village and its facilities.
The scheme fails to draw upon or even reflect the historic nature of the few linear/ribbon settlements which lie along this section of the B2233 in terms of density or scale. There appears a total disregard of the historic Portsmouth and Arundel Canal and its need for a genuine deep open landscaped setting to persevere and offset its historic importance.
The scheme is divorced from and fails to relate to the main BUAB. It simply stands as an isolated satellite housing estate bring no architectural or community benefit to the parish and its defined BUAB.
4.2 Transport/Sustainable links
The Parish has concerns regarding the transport solution/access to the proposal. The increased traffic movements will conflict with existing traffic flows. It will also conflict with the two new estate roads servicing housing schemes Drove Lane (SD7 550 units in build) and Bonhams Fields both exiting onto this section of the B2233 and all within 30m of each other.
YPC would expect sustainable links improved and developed to allow the safe eventual passage of both pedestrians and cyclists to Barnham Rial station.
4.3 Social
Yapton Primary School remains oversubscribed with no immediate start date for its expansion plans. Until this has been accommodated no further housing should be allowed in the Parish.
It is also acknowledged that the medical provision in the village has reached capacity thus being unable to meet any new resident’s needs. YPC fail to see how this development can enhance the existing community until these shortfalls are overcome and proper future provision accounted.
5. Flooding
YPC have grave concerns relating to flooding and continuous ongoing surface water flooding along this section of the B2233. The loss of this greenfield site to a built environment will merely exacerbate the current flooding problem further.
YPC also note the planning application’s absence of an acceptable FRA & Drainage Strategy and insist that an up to date report in accordance with the NPPF, PPG Flood risk and coastal change or local policies is produced before any decision is made on this application.
6. Conclusion
YPC view this proposal as being totally disconnected from Yapton and its facilities.
YPC has contributed positively towards Arun District Council’s housing supply on a District level and more than adequately allowed for the Parish’s actual immediate local need; significant weight must be placed on the both the Environmental and Social Benefits this scheme. YPC can see none.
YPC are of the view that the scheme fails to reflect the heritage of this rural part of Yapton and degrades the appearance of the Portsmouth and Arundel Canal. It will increase the current flooding problem in this location. The social benefits are lacking.
YPC therefore request that this application is refused planning permission.
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