Rogate and Rake

Neighbourhood Development Plan

Potential development sites background paper

Potential development sites within the Parish

available, deliverable and, equally importantly, suitable sites available for future housing

growth in the Parish. The assessment has confirmed that there are indeed sufficient sites

available to accommodate the planned development growth over the Plan period;

 It will also allow Rogate and Rake Parish Council to make an informed submission to the

future local plan when consulted on the issue of preferred sites for development;

 In addition the assessment of sites and their relative constraints has allowed Rogate and

Rake Parish Council a full understanding of the types of general policies that would continue

to support suitable levels of growth in the Parish whilst ensuring any new development is in

keeping with the rural qualities of our settlements.

This document deals with two types of development site within the Parish as follows:

years looking forward.

The following paper has considered all current known SHLAA sites along with others arising from the

neighbourhood plan’s community consultations and deliberations. Some of the following sites have

previously been recorded and assessed for suitability by the SDNPA. At the same time the

neighbourhood plan making process and its empowerment of the community to being to define

sustainable development in the context of the Parish allowed the steering group to undertake their

own assessment of the merits of the land available.

Strategic Housing Land Availability Assessment (SHLAA)

Sites for potential housing development have been submitted to Chichester District Council and

SDNPA for consideration as follows:

to several caveats set out below, offer possible areas where sustainable strategic housing

development might take place in the Parish over the life of the NP.

The narrative below is the NP Steering Committee’s careful assessment of the SDNPA SHLAA

analysis within the Parish. Each site that is considered is numbered as follows on the

accompanying plans:

This section deals first with the designated SHLAA sites:

The site is located at the western entrance, Rogate. The good accessibility of the site makes it

appropriate for redevelopment but on a constrained basis (see below) with smaller, single

proposed, due to the landscape and visual impact of this prominent site at the western

gateway to the village of Rogate.

Any measured development should respect the historic character of nearby buildings and make

more appropriate use of a very accessible location within easy walking distance to the village

facilities, bus stops and retail outlets. The NP and local residents consider the site of strategic

importance and is therefore appropriate as a SHLAA site for a limited number of smaller-sized

dwellings perhaps as mixed tenure dwellings.

Any proposal must unequivocally contribute to the alleviation to localised traffic congestion,

sewer capacity shortcomings and localised flooding in the neighbourhood. It is recognised, for

instance, that the site might provide useful parking within its scheme design (a key Parish

development. The Parsonage area is widely considered over-developed, poorly served by

parking/traffic measures and sewage infrastructure and generally inappropriate for any new building

proposals. Indeed, the NP process has identified that improvements to the site’s overall drainage is a

Parish priority and is covered in the Action Plan to this document.

CHI06 Parsonage Field to southwest, Rogate

Community consultations have shown that this site is prone to regular flooding and is considered

inappropriate for housing development. The Parsonage area is widely considered over-developed,

poorly served by parking/traffic measures and sewage infrastructure. Not therefore appropriate.

CHI04 Parsonage grounds to west, Rogate

Community consultations have shown that this site that is overlooking open access land is

importance to the Parish given its prominent position and its accessible location that is within easy

walking distance to the village facilities, bus stops and retail outlets.

crossing of the A272 are first put in place. The NP concludes that priority here should be given to

smaller units, in particular given its proximity to Rogate village amenities, to units for the elderly or

young. Subject to conditions, the site is therefore an appropriate development candidate. In

particular, parking mitigation must be included in any workable proposal especially given school

traffic at this site.

CHI10, Garage units on Parsonage site, Rogate

Site of redundant, poor quality and ill-maintained vehicle garages, some still in use, but considered

over in its entirety to car-parking), and the need for improved community amenities and

employment opportunities in the area. Any development must be preceded by general drainage and

infrastructure/sub-station improvements to the area. The site may also be appropriate as a

Community Hub but the NP concludes that thorough consultation with neighbouring units is

required before any final use can be agreed.

CHI05, small field north of A272 opposite Parsonage, Rogate

This field had been suggested as a potential candidate site for village extension but its significant

implications on visual impact and traffic render this inappropriate for further consideration.

CHI09, Field north of Garbetts Lane and south of A272, Rogate

The NP considers this an important strategic site at the eastern entrance to Rogate village and

conservation area. It is inappropriate, however, to consider the field on its own. Instead, the site is

impact of this site would be significant, the site has been rejected by the SDNPA SHLAA exercise and

is therefore inappropriate for development given the NP’s overarching requirement to maintain the

Parish’s rural character and special qualities.

The site is also located 400 metres from two SSSI sites that would be vulnerable to increased visitor

disturbance. Housing development on this site at the strategic eastern entrance to a rural Parish

would, moreover, alter significantly the landscape character of the area, resulting in over 3kms of

continuous and unacceptable ribbon development along both sides of the B2070. In summary,

alter the amenity of neighbouring properties. A restricted access to the site onto the B2070 running

between residential properties would have a detrimental effect on the amenity of both properties.

The NP therefore considers that SDNPA’s SHLAA assessment of February 2015 is largely correct

in rejecting the majority of existing SHLAA sites in the Parish. However, the NP disagrees with

the SDNPA’s assessment that two existing SHLAA sites in the Parish are suitable for housing

development:

(1) Site CHI04 at Hugo Platt, Rogate, is a greenfield site inappropriate for housing

development, given that Hugo Platt/Parsonage area is widely considered to be over-

developed, poorly served by parking/traffic measures and sewage infrastructure; and

(2) Site CHI10 at Parsonage, Rogate currently provides parking for local residents, an

important local amenity which should be retained. The site is inappropriate for any

wholesale development given that the area is already over-developed with poor

with below.