DRAFT PLANNINGPOLICIES AND PROPOSALS.
INTRODUCTION
The following paragraphs set out a range of draft policies, policy options and proposals to help deliver
the vision and objectives of the Neighbourhood Plan. They put forward an initial framework for
discussion and consultation to help inform preparation of the pre-submission version of the Plan.
Those policies which are put forward for formal approval so that they can form part of the statutory
Development Plan are set out in bold capital letters. Policies are numbered in sequence, other than
those suggested as proposed community projects or actions and which are set out in bold italics.
LOCATION OF DEVELOPMENT
The Vision and more detailed objectives place great importance on ensuring protection of the much
valued natural environment and scenic beauty of the Neighbourhood Plan area, both within and
outside the South Downs National Park. Its distinct rural character, high quality landscapes and views
and the historic character and identity of its settlements, all need to be protected. At the same time
however, the Plan must balance conserving and enhancing the natural and historic environment with
ensuring that appropriate development needs are met, and that there is a presumption in favour of
sustainable development in accordance with National guidance.
In order to achieve this balance and provide a framework for the operation of other more detailed
policies, a spatial plan guiding the location of new development is put forward. This comprises steering
proposals of appropriate scale to sites within the development boundary of the largest settlement at
Ditchling village and within the established industrial area adjoining Ditchling Common, and exerting
control over development in the rural areas, including at Streat and Westmeston. The latter are small,
historic rural hamlets characterised by a rural setting and which have very limited capacity to
accommodate development and change.
Development in the rural areas of the Parishes would be limited to that which would require a
countryside location, and only supported where it would be consistent with the National Park
designation and would not harm rural landscape and character. The following policies are proposed.
POLICY 1-DEVELOPMENT WITHIN ESTABLISHED BOUNDARIES.
NEW DEVELOPMENT IN ACCORDANCE WITH THE NEIGHBOURHOOD PLAN WILL BE PERMITTED ON
SMALL SCALE AND INFILL SITES WITHIN THE REVISED SETTLEMENT BOUNDARY OF DITCHLING
VILLAGE WHERE THIS:
-MEETS IDENTIFIED HOUSING REQUIREMENTS.
-REINFORCES ITS ROLE AS A SERVICE CENTRE FOR THE NEIGHBOURHOOD PLAN AREA THROUGH THE
PROVISION OF NEW OR IMPROVED RECREATION, COMMUNITY AND SERVICE FACILITIES.
-ENHANCES ITS ROLE AS A GATEWAY TO THE SOUTH DOWNS NATIONAL PARK BY PROVIDING
FACILITIES FOR VISITORS AND TOURISTS.
DEVELOPMENT COMPRISING REDEVELOPMENT OR UPGRADING OF EXISTING BUSINESSES WITHIN
THE ESTABLISHED BOUNDARIES OF THE TIDY’S INDUSTRIAL ADJOINING DITCHLING COMMON WILL
GENERALLY BE SUPPORTED PROVIDEED THIS DOES NOT ENTAIL A MATERIAL INCREASE IN THE SCALE
OF THE EXISTING DEVELOPMENT, AND CAN BE ACCOMMODATED WITHOUT ADVERSELY AFFECTING
ITS COUNTRYSIDE SETTING, THE ADJOINING COUNTRY PARK OR THE NEARBY SSSI.
POLICY 2-DEVELOPMENT IN THE COUNTRYSIDE
DEVELOPMENT IN THE COUNTRYSIDE WILL BE STRICTLY CONFINED TO THAT REQUIRING A
COUNTRYSIDE LOCATION, AND PARTICULARLY WHERE IT COMPRISES:
-THE PROVISION OF AFFORDABLE HOUSING MEETING LOCAL NEEDS ON RURAL EXCEPTION SITES.
-THE REPLACEMENT OR EXTENSION OF EXISTING DWELLINGS PROVIDING THE RESULTING BUILDING
IS NOT MATERIALLY LARGER.
-SMALL SCALE DEVELOPMENT SUPPORTING AGRICULTURAL ENTERPRISES AND RURAL BUSINESS.
-DEVELOPMENT PROVIDING FACILITIES FOR LOW-KEY COUNTRYSIDE RECREATION AND TOURISM,
INCLUDING FACILITIES PROMOTING THE UNDERSTANDING AND ENJOYMENT OF THE NATIONAL
PARK.
-CONVERSION OF REDUNDANT AGRICULTURAL BUILDINGS.
DEVELOPMENT WILL ONLY BE PERMITTED IN THE SETTLEMENTS OF STREAT AND WESTMESTON
WHERE IT PRESERVES THEIR RURAL SETTING AND HISTROIC CHARACTER.
WHERE DEVELOPMENT IS LOCATED WITHIN THE SOUTH DOWNS NATIONAL PARK, IT SHOULD BE
CONSISTENT WITH THE KEY PURPOSES OF THE NATIONAL PARK DESIGNATION, AND SUPPORT THE
SPECIAL QUALITIES OF THE SOUTH DOWNS NATIONAL PARK WHERE APPLICABLE. OUTSIDE THE
NATIONAL PARK, DEVELOPMENT SHOULD HAVE REGARD TO THE PARK’S SETTING AND PURPOSES.
IN ALL CASES DEVELOPMENT IN THE COUNTRYSIDE SHOULD MAINTAIN OR WHERE POSSIBLE
ENHANCE THE DISTINCTIVE RURAL LANDSCAPE AND CHARACTER OF THE PARISHES.
It is important that the Policy reflects the need to meet the key purposes of National Parks, which
includes the requirement to conserve and enhance natural beauty, together with wildlife and cultural
heritage. It should also be consistent with national guidance underlining the importance of sustaining
the natural environment, whilst according the highest status of protection to landscape and scenic
beauty in National Parks.
As well as reinforcing sustainability in an environmental context, there would also be positive
outcomes from the latter policies in relation to the social and economic aspects of sustainability by
concentrating housing, economic and community related development in the largest established
settlement (reinforcing its role as a service village) as well as in the main established industrial area,
and allowing for proposals supporting the rural economy.
(Note-There may also be merit in putting forward the option of a policy dealing with the retirement
and elderly care complex at St Georges in the northern part of Ditchling Parish. It could appropriately
be treated for example as a large institution located in open countryside.)
CHARACTER AND DESIGN
A key aspect of the shared vision and supporting objectives, is to support small scale development
which blends with the rural, downland character of the area and its villages and which also respects
historic character. Securing high quality design sensitive to its surroundings is integral to achieving
these aims, and is furthermore consistent with national guidance which attaches great importance to
the design of the built environment and the role which this plays in achieving sustainable
development. Neighbourhood plans are urged furthermore to develop robust and comprehensive
policies that set out the quality of development that will be expected.
Against this background the following policy is proposed to complement broader design policies in the
development plan. It aims to ensure that local character and distinctiveness is reflected in the design
of new development whilst, at the same time, avoiding the imposition of architectural styles and,
allowing for modern innovative solutions where appropriate in their context.
Particular features which help determine the character of the Parishes, include the extensive use of
traditional construction materials such as brick, tile and flint, with brick and flint being combined in
many instances especially in boundary walling. Other characteristics include the low rise, domestic
scale of established development which primarily is no more than two storeys, the fine, and in many
cases, dramatic views from within and towards settlements, and the extent of tree cover and other
natural landscape and open space features which soften the appearance of the built environment.
These are intrinsic elements defining the character of the Parishes, and need to be fully taken into
account when determining applications for development.
POLICY 3-DESIGN OF NEW DEVELOPMDNT
NEW DEVELOPMENT, INCLUDING EXTENSIONS, ALTERATIONS AND REPLACEMENTS SHOULD BE TO
A HIGH STANDARD OF DESIGN, AND RESPECT AND PREFERABLY ENHANCE THE DISTINCTIVE
CHARACTER, HERITAGE AND APPEARANCE OF THE AREA’S SETTLEMENTS AND COUNTRYSIDE, AND
THE HIGH QUALITY OF ITS LANDSCAPE.
DEVELOPMENT WILL BE SUPPORTED IN THE FOLLOWING CIRCUMSTANCES:
-WHERE CAREFUL CONSIDERATION HAS BEEN GIVEN TO THE HEIGHT, MASSING, SCALE, LAYOUT,
DESIGN, DETAILING, AND LANDSCAPING OF PROPOSALS TO ENSURE THAT THEY ARE SYMPATHETIC
TO AND INTEGRATE WITH THEIR SURROUNDINGS.
-IT MAKES THE MOST EFFICIENT USE OF THE SITE IN TERMS OF LAYOUT AND DENSITY.
-NATURAL AND LOCAL LANDSCAPE FEATURES SUCH AS WOODLAND, TREES, HEDGEROWS, DITCHES
AND PONDS ARE PROTECTED AND SENSITIVELY INCORPORATED. PLANTING SCHEMES SHOULD AIM
TO INCORPORATE NATIVE SPECIES APPROPRIATE TO THE AREA AND AVOID INVASIVE NON-NATIVE
PLANTING.
-IT INCORPORATES APPROPRIATE MEASURES TO PROTECT AND ENHANCE WILDLIFE.
-IT IS SYMPATHETIC TO THE SETTING OF ANY HERITAGE ASSET AND, WITHIN THE DESIGNATED
CONSERVATION AREAS, HAS HAD REGARD TO THE GUIDANCE CONTAINED IN ANY ADOPTED
CONSERVATION AREA APPRAISAL.
-IN THE CONTEXT OF A LOCATION WITHIN AN ESTABLISHED SETTLEMENT, IT SHOULD NOT
NORMALLY EXCEED TWO STOREYS.
-IT IS ACCESSIBLE AND WELL CONNECTED, AND TAKES ADVANTAGE OF OPPORTUNITIES TO LINK
WITH THE ESTABLISHED PUBLIC RIGHTS OF WAY NETWORK INCLUDING ANCIENT TRACKS AND
DROVE ROUTES AND, WHERE APPLICABLE, ENHANCES ACCESS TO THE COUNTRYSIDE.
-IT DOES NOT ADVRSELY INTRUDE INTO IMPORTANT VIEWS WITHIN AND OUTSIDE SETTLEMENTS.
-IT INCORPORATES, SUSTAINABLE URBAN DRAINAGE PRINCIPLES AND, WHERE APPROPRIATE,
ADEQUATE FLOOD PROTECTION AND MITIGATION MEASURES.
-IT DOES NOT RESULT IN UNACCEPTABLE LEVELS OF LIGHT, NOISE, AIR OR WATER POLLUTION.
DEVELOPMENT WHICH REFLECTS LOCAL BUILDING STYLES AND DETAILING, AND WHICH USES
TRADITIONAL MATERIALS SUCH AS BRICK, TILE AND FLINT, WILL BE GIVEN PARTICULAR
ENCOURAGEMENT, ESPECIALLY WITHIN AND ADJOINING CONSERVATION AREAS. PROPOSALS
INVOLVING THE REMOVAL, REPLACEMENT OR UNSYMPATHETIC ALTERATION OF OLD FLINT OR
BRICK AND FLINT WALLS WILL NOT BE SUPPORTED.
MODERN DESIGN OF EXCEPTIONAL QUALITY AND THE USE OF CONRTEMPORARY MATERIALS, WILL
ALSO BE SUPPORTED WHERE THIS COMPLEMENTS AND ENHANCES THE CHARACTER AND CONTEXT
OF ADJOINING DEVELOPMENT AND THE SURROUNDING AREA.
The hamlets of Streat and Westmeston are relatively homogenous in terms of their character,
appearance and scale, and are defined very largely by the extent of their historic cores focussed on
the flint churches, and the absence of commercial development. Ditchling, on the other hand, is much
larger though, overall, comfortably retains its village scale and “feel”, and also displays greater variety
in the character of the built environment. In this respect, beyond the more closely developed historic
centre and the Conservation Area, there is extensive housing development which also makes an
important contribution to the established character and attraction of the village. The latter include
three areas within the defined settlement boundary which are distinguished by a “looser” style of
development comprising dwellings on mainly large plots with extensive gardens and landscaping, and
in two instances, displaying wide roadside verges which further soften the appearance of the areas.
Saved policy in the former Lewes District Local Plan sought to maintain the character of these areas,
and it is considered that such an approach should be incorporated in the Neighbourhood Plan.
POLICY 4-ESTABLISHED HOUSING CHARACTER AREAS.
WITHIN THE DEFINED HOUSING AREAS OF ESTABLISHED CHARACTER IN DITCHLING VILLAGE,
DEVELOPMENT PROPOSALS SHOULD REFLECT THE PREDOMINANT CHARACTER OF EACH AREA.
PROPOSALS SHOULD RELATE TO AND RESPECT ESTABLISHED PLOT WIDTHS AND FRONTAGES, THE
SPACIOUSNESS OF DEVELOPMENT, SCALE OF BUILDING, SITE COVERAGE, BUILDING LINES AND SET
BACK, TREES AND LANDSCAPING AND ROADSIDE VERGES.
(Note-The proposed approach to Character and Design is a generic policy relating to all types of
development. This is principally the case as there is no existing village design statement or guidance.
The Housing Focus Group may, as an option, therefore wish to add additional provisions in the form
of a separate policy dealing with other matters directly pertinent to housing such as:
-Sustainable construction, energy efficiency and renewable energy.
-Car parking and access requirements.
-Provision of external amenity space.
-Provision of refuse/recycling storage.
-Creating safe and secure environments
A further option might be to promote the preparation of a village design statement as a community
action, and views could be sought on this as part of the forthcoming round of public consultations.)
The tranquillity of rural areas is one of their positive characteristics, an important element of which is
the absence or relative absence of light pollution. This has clear advantages in terms of maintaining
dark landscapes and avoiding impacts on wildlife and key habitats, as well as on amenity generally.
The extent of light intrusion varies over the extent of the Neighbourhood Plan area, with light overspill
being most noticeable in parts of the western and northern fringes of Ditchling Parish as a
consequence of the proximity of the urban areas of Burgess Hill /Keymer and, further afield, Haywards
Heath. Light from the Brighton conurbation including the Amex stadium, is also apparent in the
southern part of the area. The more easterly Parishes of Westmeston and Streat, and parts of the
downland area, do however benefit from more consistent darker night skies, a position which is
reinforced by the absence of lighting on rural roads and lanes, and of street lighting in the latter
villages.
A particular concern is to avoid the introduction of lighting in exposed, highly visible locations within
the landscape including floodlighting associated with recreational activities such as sports pitches or
golf courses. This would be especially intrusive, particularly in the sensitive landscapes within the
South Downs National Park.
Whilst the Neighbourhood Plan can do comparatively little to prevent further lighting overspill from
adjoining urban areas, it would be appropriate to exercise a degree of control over proposals involving
illumination from artificial light sources which are likely to increase light intrusion or detract from
presently unlit conditions within the area. The following policy is proposed.
POLICY 5-PRESERVING DARK NIGHT SKIES.
IN ORDER TO PRESERVE DARK NIGHT SKIES, PROPOSALS FOR DEVELOPMENT ENTAILING THE
PROVISION OF EXTERNAL LIGHTING, WILL BE REQUIRED TO DEMONSTRATE THAT ADVERSE
IMPACTS ON THE NIGHT TIME ENVIRONMENT, ITS LANDSCAPES AND WILDLIFE HABITATS, WILL NOT
ARISE, OR CAN BE SUITABLY MITIGATED BY A MORE SENSITIVE LIGHTING SCHEME. ANY PROPOSALS
IN THE VILLAGES OF STREAT AND WESTMENSTON SHOULD AIM TO PRESERVE THEIR PRESENTLY
UNLIT NIGHT TIME ENVIRONMENT.
PROPOSALS FOR EXTERNAL LIGHTING IN PROMINENT LOCATIONS LIKELY TO BE VISIBLE FROM THE
SURROUNDING LANDSCAPE AND VIEWPOINTS WILL NOT BE SUPPORTED.
The effect of external lighting on the amenity of adjoining occupiers is dealt with under Policy 3.
CONSERVATION AND HERITAGE
The Neighbourhood Plan area has a rich and highly valued historic environment which provides an
indelible record of how people have interacted with their surroundings over many centuries and which
endows it with a rich and varied cultural heritage. The latter comprises a range of designated and nondesignated heritage assets such as Conservation Areas, listed buildings, historic monuments and
parks, together with a tapestry of discovered (and yet to be revealed) archaeological remains including
a major Roman road. Such heritage assets not only have obvious significance in providing an historic
record of the development of the area, but they also contribute to providing a highly attractive
environment for residents and numerous visitors alike in conjunction with a dramatic and scenic
landscape setting.
National policy provides a strong foundation for the conservation and enhancement of the historic
environment and heritage assets including those of archaeological importance. This is also evident in
development plan policies. The desire to ensure adequate protection of the historic environment and
heritage assets in the Neighbourhood Plan area is very clearly reflected in the results of the household
survey and, consequently, also in the Vision and related objectives. Having regard to local
circumstances, the following policies are proposed in order to afford an appropriate level of
protection.
POLICY 6-PROTECTING HERITAGE ASSETS.
PROPOSALS FOR DEVELOPMENT WILL BE REQUIRED TO PRESERVE OR ENHANCE ANY DESIGNATED
HERITAGE FEATURE AND ITS SETTING HAVING REGARD TO THE SIGNIFICANCE OF THE ASSET,
INCLUDING THE FOUR CONSERVATION AREAS, LISTED BUILDINGS, SCHEDULED MONUMENTS, AND
THAT PART OF THE HISTORIC PARK AND GARDEN AT STANMER PARK LOCATED WITHIN THE
NEIGHBOURHOOD PLAN AREA.
DEVELOPMENT PROPOSALS SHOULD ALSO SEEK TO AVOID OR MINIMISE ANY ADVERSE IMPACT ON
NON-DESIGNATED HERITAGE ASSETS SUCH AS LOCALLY LISTED BUILDINGS. THE LOSS OF SUCH
LOCAL ASSETS OR ANY DEMONSTRABLY ADVERSE EFFECT ON THEM WILLL BE RESISTED UNLESS
THERE IS A COMPELLING JUSTIFICATION.
POLICY 7-ARCHAEOLOGY.
PLANNING APPLICATIONS ON SITES WHICH INCLUDE OR HAVE POTENTIAL TO INCLUDE HERITAGE
ASSETS OF ARCHAEOLOGICAL IMPORTANCE, AND PARTICULARLY THOSE WITHIN ARCHAEOLOGICAL
NOTIFICATION AREAS, SHOULD PROVIDE SUFFICIENT INFORMATION TO ENABLE THE EFFECT ON
ARCHAEOLOGICAL CONDITIONS TO BE ASSESSED.
POLICY 8-CONSERVATION AREAS.
DEVELOPMENT PROPOSALS WILL BE EXPECTED TO MAKE A POSITIVE CONTRIBUTION TO THE LOCAL
CHARACTER AND DISTINCTIVENESS OF EACH OF THE DESIGNATED CONSERVATION AREAS, AND
HAVE PARTICULAR REGARD TO THE PROVISIONS OF ANY ADOPTED CONSERVATION AREA
APPRAISAL
POLICY 9-WITHIN THE DITCHLING CONSERVATION AREA, DEVELOPMENT PROPOSALS SHOULD ALSO
TAKE INTO ACCOUNT THE DITCHLING HISTORIC CHARACTER ASSESSMENT REPORT PREPARED AS
PART OF THE SUSSEX EXTENSIVE URBAN SURVEY, AND HAVE REGARD TO THE PROVISIONS OF THE
ARTICLE 4 DIRECTION. MORE PARTICULARLY, THEY SHOULD BE SYMPATHETIC TO AND REFLECT THE
CHARACTERISTICS OF THE FOUR DEFINED CHARACTER AREAS COMPRISING THE CONSERVATION
AREA, AND NOT ADVERSELY IMPACT ON ANY OF THE KEY FEATURES WHICH UNDERPIN ITS
CHARACTER, APPEARANCE AND SETTING, INCLUDING THE FOLLOWING:
LOCALLY LISTED, FOCAL AND POSITIVE BUILDINGS.
HISTORIC STREET SURFACES.
-HISTORIC STREET LIGHTING, AND OTHER DISTINCTIVE LOCAL FEATURES SUCH AS POST BOXES,
TELEPHONE KIOSK, DRAIN VENTS, IRON RAILINGS AND BOUNDARY WALLS.
-HISTORIC SHOP FRONTS.
-IMPORTANT VIEWS FROM WITHIN THE CONSERVATION AREA.
-IMPORTANT OPEN SPACES WITHIN THE DESIGNATED AREA AND OTHER SPACES WHICH MAKE AN
ESSENTIAL CONTRIBUTION TO ITS SETTING.
-SIGNIFICANT TREES AND TREE GROUPS.
Conservation Area Appraisals define what makes each area special and highlight features which
contribute towards their character and distinctiveness. They also identify where there are
opportunities for enhancement, and can make recommendations on matters such as boundary
extensions. They are consequently an important tool in managing and protecting designated areas,
and regard should be had to their provisions by those promoting development once they have gained
adopted status.
Conservation Area Appraisals have already been prepared and adopted for Ditchling and The Cottage
Homes, though in respect of the former, recommendations concerning extensions to the designated
area and the extent of the area covered by the Article 4 Direction, have yet to be implemented. The
Draft Conservation Area Appraisal for Westmeston did not progress to adoption and there is no
appraisal for Streat.
As a priority, given the importance which is attached by the local community to conserving and
enhancing the distinctive historic character and identity of the Neighbourhood Plan area, it is
considered that there should be adopted Conservation Area Appraisals in place for each of the
Conservation Areas in the Parishes so as to properly inform decisions about their future. The need to
complete appraisals for Streat and Westmeston is considered to be especially pressing, as in both
cases the designated area covers a very substantial portion of the settlement.
In addition to the latter policies therefore the following community actions are proposed:
COMMUNITY ACTIONS RELATING TO CONSERVATION AREA APPRAISALS.
THE RESPECTIVE PARISH COUNCILS WILL WORK WITH THE SOUTH DOWNS NATIONAL PARK
AUTHORITY TO PROMOTE AND SECURE THE FOLLOWING:
- THE EXTENSIONS TO THE CONSERVATION AREA PROPOSED IN THE DITCHLING CONSERVATION
AREA CHARACTER APPRAISAL.
-COMPLETION AND ADOPTION OF THE CONSERVATION AREA APPRAISAL FOR WESTMESTON
,INCLUDING CONFIRMATION OF THE PROPOSED EXTENSIONS PROPOSED IN THE DRAFT DOCUMENT.
-PREPARATION AND ADOPTION OF A CONSERVATION AREA APPRAISAL FOR STREAT.
NATURAL ENVIRONMENT- LANDSCAPE AND IMPORTANT VIEWS.
The Neighbourhood Plan area comprises attractive open countryside outside the settlement boundary
of Ditchling and the industrial area adjoining Ditchling Common. This establishes the predominantly
rural character of the Beacon Parishes, which also exhibits pristine high quality and dramatic
landscapes within the South Downs National Park, and more subtle, though still attractive landscapes
in the flatter Weald area outside the Park. As highlighted by National guidance, it is important that in
preparing plans, the intrinsic character and beauty of the countryside should be recognised and that
distinctive landscapes should be protected and enhanced, with the highest status of protection being
given to landscape and scenic beauty in National Parks. This approach is also reflected in adopted and
emerging local policies.
The selected spatial plan guiding the location of development (Policies 1 and 2) will help achieve
protection of the countryside from inappropriate development. However, in order to enable
conservation and enhancement of the area’s distinctive landscapes and the important views and vistas
which are an integral part of them, a more focussed policy approach reflecting the particular
circumstances of the Neighbourhood Plan area is necessary. This is reinforced by the Vision and key
objectives which reveal a strong desire on the part of the local community to protect the countryside
and its outstanding landscapes and views.
The Beacon Parishes are incorporated within a series of formal landscape assessments carried out by
or on behalf of public bodies including East Sussex County Council, Lewes District Council and the
South Downs National Park Authority. These have helped to reveal the essential components
underpinning the landscape character and intrinsic scenic beauty of the area. A more localised
understanding of landscape qualities and important views within and outside the National Park,
complementing the latter, is also now provided by the Statement of Local Landscape Character
prepared as part of the Neighbourhood Plan. All of these documents contribute to a much clearer
understanding of local landscape qualities and sensitivities, and it is important that they are fully taken
into account as part of the process of determining planning applications.
POLICY 9-LANDSCAPE AND IMPORTANT VIEWS
THE DISTINCTIVE LANDSCAPES, VIEWS AND SCENIC BEAUTY OF THE AREA SHOULD BE CONSERVED
AND ENHANCED, WITH PRIORITY GIVEN TO LANDSCAPE CONSERVATION WITHIN THE SOUTH
DOWNS NATIONAL PARK. PROPOSALS FOR DEVELOPMENT WILL ONLY BE PERMITTED WHERE:
-THEY HAVE BEEN INFORMED BY AND RESPOND APPROPRIATELY TO RELEVANT PUBLISHED
LANDSCAPE CHARACTER ASSESSMENTS/CAPACITY STUDIES, INCLUDING THE STATEMENT OF LOCAL
LANDSCAPE CHARACTER FOR THE NEIGHBOURHOOD PLAN AREA.
-DO NOT INTRUDE ADVERSELY INTO KEY VIEWS FROM PUBLICALLY ACCESSIBLE LOCATIONS AND
PARTICULARLY THOSE IDENTIFIED ON MAP*.
-PRESERVE THE LANDSCAPE SETTING OF THE SETTLEMENTS OF DITCHLING, STREAT AND
WESTMESTON.
WHERE DEVELOPMENT IS LOCATED OUTSIDE THE SOUTH DOWNS NATIONAL PARK, IT SHOULD
RESPECT THE SETTING AND LANDSCAPE QUALITIES OF THE PARK.
NATURAL ENVIRONMENT-GREEN INFRASTRUCTURE, OPEN SPACES AND SETTLEMENT GAPS.
GREEN INFRASTRUCTURE.
The countryside performs a range of other roles in addition to underpinning landscape character and
scenic beauty. It obviously supports agricultural and other rural businesses, provides opportunities for
informal recreation, is an essential part of its tourism offer, and provides a setting for historic
settlements. Just as significantly in terms of the natural environment, it also provides the setting for
an extensive and varied multi functional network of green infrastructure. The latter includes extensive
areas of downland, woodland, man-made green areas such as the golf club, or more formal landscapes
such as St Georges or Stanmer Park, as well as country parks/nature reserves such as Stoneywish or
Ditchling Common. There is also an extensive and very well used green infrastructure network
comprising formal and informal open areas within and adjoining established settlements. This
provides an essential contribution to their individual character and identity.
An important feature of the green infrastructure network is accessibility to it and connections
between different parts of it. Within the Neighbourhood Plan area this is provided by a dense and very
well maintained public footpath network.
The key components of the green infrastructure network require an appropriate level of protection
consistent with national guidance and other local policies. This is reflected in the Vision and objectives
which demonstrate very strong support for preserving and enhancing the natural environment and
open space assets.
POLICY10-GREEN INFRASTRUCTURE
THE GREEN INFRASTRUCTURE NETWORK AND ACCESS TO IT (INCLUDING PONDS, WATERCOURSES
AND OTHER WATER BODIES) IN THE COUNTRYSIDE AND WITHIN THE SETTLEMENT BOUNDARY OF
DITCHLING VILLAGE, WILL BE SAFEGUARDED FROM ADVERSE EFFECTS ARISING FROM
DEVOLOPMENT. WHERE NEW DEVELOPMNET IS OTHERWISE ACCEPTABLE, THE OPPORTUNITY
SHOULD BE TAKEN TO SECURE ENHANCEMENTS TO THE NETWORK AND THE IMPROVEMENT OF
DIRECT CONNECTIONS TO IT AND IMPROVED LINKS TO OTHER PARTS OF THE NETWORK.
PROTECTING LOCAL GREEN SPACES
The results of the household survey have demonstrated that the local community attaches great
weight to the protection of certain local green areas which are of particular importance within the
Neighbourhood Plan Parishes. Achieving this is accordingly an important objective.
Designating land as Local Green Space provides a mechanism to afford special protection against
development on such areas, and a range of locations compliant with the relevant guidance set out in
the NPPF (para 77) have been identified. It is clear that the appropriate policy approach for managing
development within a Local Green Space designation should be consistent with policy for Green Belts
(see NPPF, para 78), which means that a protectionist stance preventing development except in very
special circumstances is justified.
However an element of flexibility would be appropriate in order to enable the provision of essential
utilities infrastructure. Furthermore, to allow for the continued improvement and modernisation of
existing outdoor sport and recreation facilities, it would also be desirable to enable the
redevelopment/replacement of existing building structures such as club houses or pavilions, provided
any new structure was of similar size to that being replaced. In order to protect high standards of
environmental and residential amenity, such flexibility should however not be extended to enable the
installation of floodlighting.
Against this background the following policy is proposed.
POLICY 11-PROTECTING LOCAL GREEN SPACES.
IN AREAS DESIGNATED AS LOCAL GREEN SPACE, DEVELOPMENT WILL ONLY BE PERMITTED IN VERY
SPECIAL CIRCUMSTANCES OTHER THAN WHERE IT COMPRISES;
-ESSENTIAL UTILITIES INFRASTRUCTURE WHICH CANNOT BE SITED ELSEWHERE.
-REDEVELOPMENT OF EXISTING BUILT STRUCTURES SERVING ESTABLISHED OUTDOOR SPORT AND
RECREATION FACILITIES, PROVIDED ANY NEW BUILDING IS NOT MATERIALLY LARGER THAN THAT
WHICH IT REPLACES, AND IS LOCATED SO AS TO PRESERVE THE OPENESS OF THE LOCAL GREEN
SPACE.
PROTECTING IMPORTANT GAPS BETWEEN SETTLEMENTS
A key Neighbourhood Plan objective is to maintain the important open countryside gap between
Ditchling and the nearby towns of Keymer/Hassocks and Burgess Hill. Delivering this is also linked to
other important objectives such as protecting the setting, historic character and identity of Ditchling
village.
One of the core planning principles of the NPPF is that in plan making, the different roles and character
of different areas should be taken into account (para 17). In this respect the area between Ditchling
and the adjoining towns performs a variety of roles. For example it is an attractive area of open
countryside comprising a high quality rural landscape which requires policy protection in its own right.
However it also plays an additional and critical role in providing visual and physical separation between
the settlements, which is essential in maintaining the distinct character and identity of Ditchling and
its setting in the rural landscape.
In accordance with national guidance, it is appropriate in principle for this latter role also to be taken
into account, and significantly, such an approach is now directly supported in the emerging SDNP Local
Plan which allows for the conservation and enhancement of existing gaps between settlements.
(Policy SD5)
In order to prevent coalescence between Ditchling and the larger towns of Keymer/Hassocks and
Burgess Hill and protect the local gap which separates them, the following policy is proposed.
POLICY 12-PROTECTING IMPORTANT SETTLEMENT GAPS.
A LOCAL GAP SEPARATING DITCHLING AND THE ADJOINING TOWNS OF KEYMER/HASSOCKS AND
BURGESS HILL IS DEFINED ON PLAN*. PROPOSALS FOR NEW DEVELOPMENT OR THE
INTENSIFICATION OF EXISTING DEVELOPMENT, EITHER INDIVIDUALLY OR CUMULATIVELY, WILL
ONLY BE PERMITTED WHERE THEY DO NOT REDUCE THE GAP BETWEEN THE SETTLEMENTS, OR
OTHERWISE COMPROMISE ITS EFFECTIVENESS IN PRESERVING THE SEPARATE IDENTITY OF
DITCHLING.
ECOLOGY AND BIODIVERSITY
The Beacon Parishes are characterised by a rich and diverse natural environment that has been
informed and influenced by its varied underlying geology, the topographical changes from the top of
the Downs to the flatter Weald to their north and the historic and current patterns of land use and
agriculture. The natural environment makes a significant contribution to the landscape character of
the Parishes and is very accessible to local residents due to the extensive network of footpaths and
bridleways that criss-cross the countryside in the Neighbourhood Plan area. The household survey
indicated that residents value this high level of accessibility to nature on their doorstep and want to
see the Plan ensure the protection of woodland, wildlife habitats and other ecological assets within
the Plan area. In so doing they also aspire to ensure that the Plan area continues to contribute
positively to the biodiversity of the National Park and the countryside beyond its boundaries.
The Downs are notable for their chalk grassland, rich in orchids and grassland species while the Weald
areas to the north suport areas of neutral /acid grassland which remain species-rich in places (most
notably Ditchling Common). Chalk streams originate in the downs and run north towards the
settlements. Pockets of scrub and wood land are scattered along the northern face of the downs
escarpment while ancient and more recent woodland, grazed farmland and hedgerows make up the
rural mosaic of woods and fields around and to the north of the three villages. The main habitats types
found in the Plan area are indicated on Plan*. Of particular note are lowland chalk grassland, chalk
streams and ancient woodland. These are nationally important and protected as UK priority BAP
habitats and require particular attention during the planning process.
There are two nationally designated Sites of Special Scientific Interest (SSSI’s) within the Plan area
(Ditchling Common which sits completely within the Plan area boundary, and the Clayton to Offham
escarpment, part of which is in the area) and various local Sites of Nature Conservation Interst (SNCI’s).
The latter do not have any legal obligations attached to them, but their special characteristics mean
they are sites of high priority within the county and should be recognised by the planning system.
Much of the Plan area lies within the South Downs National Park but the land immediately beyond its
boundary should also be considered, for the purpose of landscape and the natural environment, as
part of a “buffer zone” for the Park, protecting the natural environment and landscape from impacts
beyond its borders. The boundaries of the National Park are also used to define the Brighton and
Lewes Downs Biosphere reserve identified by UNESCO. Whilst not a legal designation, the purpose of
the Biosphere is to recognise the scientific and natural interest of the area and to promote the
sustainable use of its natural resources.
Figure * notes the boundaries of the Park and Biosphere Reserve and the location of other
designations within the Plan area that provide protection for ecological habitats of national or local
significance.
In addition to designated sites and habitats, the Plan area contains a “network” of woodland, hedges,
grassland, streams and other “ecological assets” that interconnect through much of the parishes
providing important habitats for wildlife in the wider countryside outside the formally designated
SSSI’s and SNCI’s. Ecological networks support the ecology of the designated areas and enable species
to move through the landscape between the protected areas if necessary. The identification of and
planning for ecological networks as a mechanism for the conservation of England’s biodiversity, is
required within national guidance and environmental policy.
Whilst the ecological network in the Plan area is well established in many places, more could be done
to create or enhance habitats in certain places to ensure that the network is well connected
throughout the Plan area. In particular, Sussex Biodiversity Partnership has identified potential for
improving the ecological network of chalk grassland within its recommendations for the “Stanmer and
Ditchling Downs Biodiversity Opportunity Area”.
The following policies are proposed. (Objectives to be added).
POLICY 13
PROPOSALS MUST SHOW THAT THEY WILL MAINTAIN AND WHERE POSSIBLE ENHANCE
BIODIVERSITY IN THE PLAN AREA. IN PARTICULAR, PROPOSALS MUST PROTECT NATIONALLY AND
LOCALLY DISIGNATED SITES, PRIORITY HABITATS AND SPECIES, ECOLOGICAL NETWORKS AND
GREEN CORRIDORS, AND OTHER AREAS OF HABITAT SUPPORTING A HIGH LEVEL OF BIODIVERSITY.
POLICY 14
PROPOSALS SHOULD INCORPORATE APPROPRIATE NEW FEATURES OR HABITATS FOR WILDLIFE
WITHIN THE DEVELOPMENT DESIGN. PROPOSALS ACHIEVING AN NET GAIN IN BIODIVERSITY IN THIS
WAY WILL BE SUPPORTED, SUBJECT TO OTHER POLICIES OF THIS PLAN.
POLICY 15
PROPOSALS THAT HELP PROTECT, ENHANCE OR BETTER CONNECT ECOLOGICAL ASSETS, AREAS OF
HABITAT AND/OR GREEN SPACES WILL BE ENCOURAGED IN ORDER TO ENHANCE THE ECOLOGICAL
NETWORK OF WILDLIFE HABITATS WITHIN THE PARISHES. PARTICULAR SUPPORT WILL BE GIVEN TO
THOSE THAT IMPROVE THE HABITAT CONNECTIN BETWEEN CHALK GRASSLAND IN THE STANMER
AND DITCHLING DOWNS BOA.
POLICY 16
PROPOSALS THAT DAMAGE OR RESULT IN THE LOSS OF HEDGEROWS, ANCIENT TREES OR TREES OF
GOOD ARBORICULTURAL AND AMENITY VALUUE WILL NOT NORMALLY BE PERMITTED. PROPOSALS
SHOULD BE ACCOMPANIED BY A TREE SURVEY THAT ESTABLISHES THE HEALTH AND LONGEVITY OF
ANY AFFECTED TREES.