Background and Purpose of the Plan
Neighbourhood Planning was introduced in the Localism Act 2011. It is an important and powerful tool which gives communities statutory powers to shape how their communities develop. The purpose of the Neighbourhood Plan is to establish planning policies which are used to decide if planning applications should be approved. It is created by the Local Community who know and love the area rather than the Local Planning Authority.
In most Parishes, it makes sense for the Neighbourhood Plan area (the area which the Plan covers) to align with the Parish Council area, as the Parish Council is the responsible body for preparing the Plan. Chesil Bank Parish Council covers the four parishes of Abbotsbury, Fleet, Langton Herring and Portesham in addition to the outlying hamlets.
Despite being part of Chesil Bank Parish the villages are very different from each other and each one may have very different expectations of what a Neighbourhood Plan can do for them. However, although challenging, it was decided to produce a Neighbourhood Plan which can successfully embrace the entire area.
The Plan has been prepared by a group of local volunteers based on your feedback via various consultations and supported by professional expertise from AECOM and Jo Witherden of Dorset Planning Consultant Ltd.
From the outset it was recognised by the Group that there were a number of challenges to be overcome as follows:
As the Group's understanding of some of the issues surfacing from the early surveys grew, it was realised that there were a number of additional challenges which affected the Neighbourhood Plan and needed to be addressed:
What's in the Neighbourhood Plan?
We are privileged to live in one of the most beautiful counties in England and the NP describes the rich heritage, outstanding coastal and inland views, the history of the area and its natural environment. It then goes on to discuss the main findings from our consultations, the Local Housing need, Local Business needs, Community, Leisure and Recreational aspects and our natural and historical environment. The NP also gives place specific design guidance for any new developments.
As a result of our consultations and surveys we have been able to compile a list of 29 policy statements. The scale of development / change in this area is anticipated to be low, given its sensitive location within the Heritage Coast and the limited size and dispersed nature of the existing settlement.
Community Surveys and Consultation
Our first household survey was distributed to all households in October 2019, and it helped us to better understand current and possible future housing needs, and what sort of development local residents wanted to see in their area, as well as their concerns.
The second household survey, in February 2020, focused on employment in its widest sense, to include work, study, training or voluntary work. This was run at about the same time as the first business survey (aimed at local businesses).
The third household survey, in September 2020, sought to check the findings from the previous surveys in light of the Covid-19 pandemic, and dug a little deeper in terms of what people particularly valued about the local area.
Section 5 Housing
Following an exercise to establish housing needs over the next 10 years, it was reasoned that some additional housing sites over and above windfall sites were needed. Whilst the amount of new homes proposed is very low, the broad aim was to achieve a more balanced mix of housing which could address the requirement for smaller homes for first time buyers and affordable homes for rent including those suitable for older residents. Sites in Langton Herring (2) and Portesham (1) have been included in the Plan. Affordable homes would be allocated to people who have a local connection to the Neighbourhood Plan area as a priority. In addition. It was also recognised that provision for working from home is a priority.
Section 6 Businesses and Local Employment
Based on the results of our surveys, the main sectors for local employment are in Hospitality/Tourism, Agriculture, Public Sector (Administration, Defence, Education, Healthcare). About half of those in work commute to jobs outside Chesil Bank Parish. Many local businesses had difficulty in recruiting staff citing either lack of appropriate skills or public transport for those living outside the area. The policy for Sustainable Business Growth generally supports small scale development of a size appropriate to the rural nature of the area, provided that there are safeguards against excessive noise, traffic and pollution. In addition, with the increasing trend for homeworking following the pandemic a policy on the provision of outbuildings for homeworking has been put forward.
Section 7 Community, Leisure and Recreation
The area is fortunate to have a wide range of local services and facilities, many of which benefit from the additional income from tourism. It is vital that these services and facilities are retained and development proposals which would result in a loss of or reduction of a key facility will not be supported. Development proposals to expand existing community, recreational and leisure facilities will be supported in principle. Recreational access to the countryside is also an important amenity and the improvement and expansion of the existing public rights of way network, permissive paths and open access land will be supported.
Section 8 Our Natural and Historic Environment
National Planning Policy allows communities to designate local spaces of value as "Local Green Spaces" and around 20 such spaces have been identified across the Parish area. The Policy states that no development will be permitted within or immediately adjacent to these green spaces. Local views are also of vital importance and any proposed development should minimise any adverse impact and ideally preserve or enhance such views. Many residents value the dark skies and any development should ensure that light pollution is kept to a minimum. Policies have also been proposed which seek to protect and enhance our local wildlife and habitats. The Chesil Bank Area has many heritage features with Listed Buildings, Scheduled Monuments and Conservation Areas. The proposed policy seeks to ensure that any development makes a positive contribution to the conservation of these heritage assets. Any new development has the potential to increase flood risk, particularly in Portesham and any new development which would increase the surface water run-off would be subjected to a Flood Risk Assessment.
Section 9 Design Guidance
Policy statements have been developed to ensure that any development delivers sustainable high quality design in a way which responds positively to the local area's identity, character and pattern of plots. There are detailed policies on Streets and Spaces, Settlement Patterns, Retention of views and landmarks, Materials, Building Styles, Parking and Sustainability Features.
Abbotsbury
No new development sites have been identified for Abbotsbury, but a large part of the village comprises homes (both rental and leasehold) which are owned by Ilchester Estates. As part of the Neighbourhood Planning process Ilchester Estates were asked if there were plans for new developments and none were put forward.
The maximum size of any extension to existing housing stock should be limited to that typically allowed under Permitted Development Rights.
Alterations and extensions to existing buildings, should seek to minimise the carbon footprint of the development.
Development should deliver sustainable high-quality design. To be supported, it must respond positively to the local area’s identity, character, scale and grain and create or reinforce local distinctiveness.
National planning policy allows communities to identify those places which are well related to existing settlements and hold a particular local value to be designated as “Local Green Spaces”. The following spaces have been identified:
Fleet
Whilst a site was initially proposed for an affordable housing in the draft Neighbourhood Plan, the Examiner ruled that Fleet, being a very dispersed village in the Heritage Coast, with few facilities, would be an unsuitable location for development.
If appropriate to the area, any new buildings, and alterations and extensions to existing buildings, should seek to minimise the carbon footprint of the development. Sustainable technology (such as solar panels and heat pumps) should be clearly shown on the planning application drawings to demonstrate how these are successfully integrated into the property.
Development should deliver sustainable high-quality design. To be supported, it must respond positively to the local area’s identity, character, scale and grain and create or reinforce local distinctiveness.
National planning policy allows communities to identify those places which are well related to existing settlements and hold a particular local value to be designated as “Local Green Spaces”. The following spaces have been identified:
Langton Herring
2 sites, one at Higher Farm and one adjoining 4 Court Close have been identified with the intention of building a single home on each site.
The size of any new home will preferably be limited to 3 Bedrooms but recognising the trend for working at home, should also provide space for a home office/workshop.
New homes for residents only, not second homes or holiday homes.
New buildings, and alterations and extensions to existing buildings, should seek to minimise the carbon footprint of the development. Sustainable technology (such as solar panels and heat pumps) should be clearly shown on the planning application drawings to demonstrate how these are successfully integrated into the property.
Development should deliver sustainable high-quality design. To be supported, it must respond positively to the local area’s identity, character, scale and grain and create or reinforce local distinctiveness.
National planning policy allows communities to identify those places which are well related to existing settlements and hold a particular local value to be designated as “Local Green Spaces”. The following spaces have been identified:
Portesham
Land east of North Mead Farm, Portesham is allocated for a mix of affordable and open market homes, with the affordable homes comprising at least 50% of the total dwellings. The total number of homes will depend on the detailed design, which will need to respect the character of the Conservation Area and local views across the site into and out of the village, including from the nearby public footpath.
Recognising the potential for flooding in the village, a drainage scheme must be included that attenuates the surface water so that discharges from the site do not exceed existing greenfield runoff rates (including a climate change increase of 40% and a 10% allowance for urban creep).
The size of any new home will preferably be limited to 3 Bedrooms but recognising the trend for working at home, should also provide space for a home office/workshop.
Affordable homes for rent, purchase or shared ownership will be allocated to people who live or work in the parish.
New buildings, and alterations and extensions to existing buildings, should seek to minimise the carbon footprint of the development. Sustainable technology (such as solar panels and heat pumps) should be clearly shown on the planning application drawings to demonstrate how these are successfully integrated into the property.
Development should deliver sustainable high-quality design. To be supported, it must respond positively to the local area’s identity, character, scale and grain and create or reinforce local distinctiveness.
As part of the preparation of the Plan, the settlement boundary for Portesham has been reviewed to include developments that have taken place since the Local Plan was adopted, and to exclude some Local Green Spaces and safeguarded community facilities with associated grounds. The main changes are:
National planning policy allows communities to identify those places which are well related to existing settlements and hold a particular local value to be designated as “Local Green Spaces”. The following spaces have been identified:
CONCLUSIONS
The intended outcome of these policies is that it allows us to work towards a more balanced community, having more young people and families living locally with smaller and more affordable homes. In addition, it will encourage small-scale development supporting a range of businesses, shops and community services including leisure and recreational facilities.