ROGATE AND RAKE

NEIGHBOURHOOD

DEVELOPMENT PLAN

2020 – 2033

Submission Document – September 2020

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GLOSSARY

ANGS Accessible Natural Green Space

BAP Biodiversity Action Plan

BOA Biodiversity Opportunity Area

CDC Chichester District Council

GI Green Infrastructure

HA Housing Association

LDF Local Development Framework

LEAF Linking Environment and Farming

LGS Local Green Space

LNR Local Nature Reserve

NNR National Nature Reserve

PMP Partnership Management Plan

POS Public Open Space

PROW Public Rights of Way

RPC Rogate Parish Council

Ramsar Wetland site of international importance defined by the Ramsar Convention

R&RNDP Rogate and Rake Neighbourhood Development Plan

SAC Special Area of Conservation

SAM Scheduled Ancient Monument

SEA Strategic Environmental Assessment

SINC Site of Importance for Nature Conservation

SNCI Site of Nature Conservation Importance

SAM Scheduled Ancient Monument

SDNPA South Downs National Park Authority

SHLAA Strategic Housing Land Availability Assessment (by the SDNPA)

SPA Special Protection Area

SSSI Site of Special Scientific Interest

SUDS Sustainable Urban Drainage System

UKBAP United Kingdom Biodiversity Action Plan

VG Village Green

WHS World Heritage Site

WSCC West Sussex County Council

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TABLE OF CONTENTS

TABLE OF CONTENTS ................................................................................................................... 3

FOREWORD ................................................................................................................................. 5

1. INTRODUCTION .................................................................................................................... 6

1.1 Purpose ..................................................................................................................................... 6

1.2 Document Structure .................................................................................................................. 6

1.3 The Plan Area ............................................................................................................................ 6

1.4 Planning Policy .......................................................................................................................... 8

1.5 The Development of the Plan’s Policies ...................................................................................... 8

1.6 Establishing the Plan .................................................................................................................. 9

2. ROGATE and RAKE in 2020 ................................................................................................. 10

2.1 Geography, Geology, History and Social Structure ................................................................... 10

2.2 Sustainability ........................................................................................................................... 11

2.3 The Natural Environment ......................................................................................................... 11

2.4 The Built Environment ............................................................................................................. 13

2.5 Housing ................................................................................................................................... 15

2.6 Economy and Work .................................................................................................................. 16

2.7 Transport ................................................................................................................................. 16

3. VISION AND OBJECTIVES .................................................................................................... 18

3.1 includes ‘includesThe Plan Vision ............................................................................................. 18

3.2 Objectives of the Plan .............................................................................................................. 18

3.3 Statutory Planning Policies ...................................................................................................... 19

3.4 Community Projects ................................................................................................................. 19

4. STATUTORY PLANNING POLICIES ........................................................................................ 21

4.1 Overview ................................................................................................................................. 21

4.2 Sustainability ........................................................................................................................... 21

4.3 Natural Environment ............................................................................................................... 21

Policy NE1: To Conserve, Protect and Enhance the Natural Environment ............................................. 22

Community Projects: Natural Environment ............................................................................................ 22

4.4 Built Environment .................................................................................................................... 25

Policy BE1: Locally Distinctive Design within the Parish ......................................................................... 26

Policy BE2: Conservation Area ................................................................................................................ 27

4.5 Housing ................................................................................................................................... 27

Policy H1: Settlement Boundary ............................................................................................................. 29

Policy H2: Residential Development in the Open Countryside ............................................................... 30

Policy H3: Conversion of Existing Residential Properties ........................................................................ 31

Policy H4: Replacement Dwellings, Extensions and Annexes ................................................................. 31

4.6 Allocation of Sites for Development ......................................................................................... 32

Policy H5: Local Housing Needs .............................................................................................................. 32

Policy H6: Allocation of Sites Suitable for Development ........................................................................ 33

Policy H6 continued: Allocation of Sites Suitable for Development ....................................................... 34

4.7 Local Economy and Work ......................................................................................................... 37

Policy EW1: Supporting the Rural Economy ........................................................................................... 37

Community Projects: Local Economy and Work ..................................................................................... 37

4.8 Transport and Travel ................................................................................................................ 37

Policy T1: Encouraging Sustainable Travel .............................................................................................. 38

Policy T2: Safety ...................................................................................................................................... 38

Policy T3: Parking .................................................................................................................................... 38

Community Projects: Transport and Travel ............................................................................................ 39

4.9 Energy ..................................................................................................................................... 39

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Policy E1: Renewable Energy .................................................................................................................. 39

4.10 Community Health, Well-Being and Amenity ........................................................................... 39

Policy CH1: Community Facilities ............................................................................................................ 40

Policy CH2: Development of Community Facilities ................................................................................. 41

Policy CH3: Public Open Spaces, Village Greens and Local Green Space ................................................ 42

Community Projects: Community Health, Well-being and Amenity ....................................................... 44

5. COMMUNITY ASPIRATIONS ................................................................................................ 45

Community Projects: Natural Environment ............................................................................................ 45

Community Projects: Local Economy and Work ..................................................................................... 45

Community Projects: Transport and Travel ............................................................................................ 45

Community Projects: Community Health, Well-being and Amenity ....................................................... 45

6. IMPLEMENTATION ............................................................................................................. 46

7. MONITORING AND REVIEW ................................................................................................ 46

Figure 1.1 Designated R&RNDP Area 2020 ..................................................................................................... 7

Figure 2.1 Ecological and Wildlife Designations ............................................................................................ 12

Figure 2.2 Local Tranquillity Indicators .......................................................................................................... 13

Figure 2.3 Heritage Assets ............................................................................................................................. 14

Figure 4.1 Characterising Viewpoints ............................................................................................................ 23

Figure 4.2 Rogate Conservation Area ............................................................................................................ 26

Figure 4.3 Rogate Settlement Boundary ....................................................................................................... 29

Figure 4.4 Renault Garage and Bungalow, Rogate Indicative Layout ........................................................... 35

Figure 4.5 London Road, Rake Indicative Layout .......................................................................................... 36

Figure 4.6 Local Green Spaces and Village Greens ........................................................................................ 43

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FOREWORD

Eight years ago, Rogate Parish Council decided to produce a Neighbourhood

Development Plan for the whole parish. The Council required that the process of

developing the Plan should be both thorough and transparent. The Council appointed a

project manager who, with a team of volunteers, formed a Steering Group that

embarked on an extensive series of public meetings, option development workshops, a

website and a questionnaire.

After an extensive consultation with statutory consultees, including the South Downs

National Park Authority, which generated a number of comments, the document was

handed back to the Parish Council. After processing those comments, the Council

resolved to include specific sites for development – a major change.

The revised Plan provides a vision and objectives for the future of Rogate, Rake and the

hamlets and settlements of the parish. A series of planning policies are defined to

achieve those objectives and realise the vision.

There has been a considerable effort to consult all who live in the parish and to involve

the community through public meetings and exhibitions and an extensive questionnaire

that went to every household in the parish. The results of those consultations have been

distilled into the Plan so that it reflects, as far as it can, the aspirations and concerns of

those who live and work in the parish.

Fundamentally, the Plan is part of the local land-use planning system and consequently

is concerned with planning issues. The consultation process generated views on a wide

range of topics many of which were outside the scope of a neighbourhood plan.

However, the parish council will retain those views in order to guide their liaisons with

other authorities to achieve improvements.

This Rogate and Rake Neighbourhood Development Plan provides the planning

authorities with the considered views of those who live in the parish across a range of

planning policies.

A further statutory consultation process including scrutiny by the SDNPA, a Habitats

Regulations Assessment and a Strategic Environmental Assessment has resulted is

additional changes to the Plan, now included in this document. This Submission

Document was approved by the Rogate Parish Council on 8 October 2018. It will be

examined by an independent planning inspector and there will then be a referendum in

the parish to agree the Plan.

The Parish Council wishes to thank all who have contributed to the Plan’s production,

particularly Paddy Walker as project manager and all members of the Steering Group.

Steve Williamson

Rogate Parish Council

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1. INTRODUCTION

1.1 Purpose

1.1.1 The purpose of the Neighbourhood Development Plan is to provide a practical framework

within which decisions on planning applications can be made with a high degree of

predictability and efficiency over the Plan period, 2020 to 2033.

1.1.2 The Neighbourhood Development Plan (The Plan or R&RNDP) has been produced by

Rogate Parish Council as the legal qualifying body under the powers granted to

communities through the Localism Act 2011.

1.2 Document Structure

1.2.1 The remainder of this document is laid out as follows:

Chapter 2 Rogate and Rake in 2017

Chapter 3 Vision and Objectives

Chapter 4 Statutory Planning Policies

Chapter 5 Community Aspirations

Chapter 6 Action Plan

Chapter 7 Monitoring and Review

1.3 The Plan Area

1.3.1 The Plan covers the civil parish of Rogate which includes the villages of Rogate and Rake

(majority), and the hamlets of Fyning, Hillbrow (part), Dangstein, Durford, Durleighmarsh,

Hale Common, Harting Combe, Terwick Common, Tullecombe, Habin, and Langley.

1.3.2 Up and till 1 April 2019 the parish also included the north-eastern part of Nyewood (three

dwellings) but on that date the boundary between Rogate Parish and Harting Parish was

amended by Chichester District Council. Consequently, the designated R&RNDP area was

also amended by SDNPA in September 2020 and the current area is shown in Figure 1.1

and the area of change in Figure 1.2. Consultations undertaken before 1 April 2019 covered

the old designated area.

1.3.3 In the 2011 Census there were 1,556 residents in some 639 households.

1.3.4 Rogate parish is located within the South Downs National Park in the centre of the Western

Weald. It is approximately 5 miles north to south, 3 miles east to west at its widest, covers

approximately 9 square miles or 23 square km, and has a perimeter of about 16 miles. The

Western Rother flows through the south of the parish and is the water course into which

the parish area drains. The A272 crosses the parish from east to west, through the centre

of Rogate village. Serving the linear settlement of Rake is the B2070 (old A3) which runs

northeast and southwest along the western boundary of the parish, which is also the West

Sussex County and Chichester District border. This boundary dissects some properties and

separates some houses from their gardens.

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Figure 1.1 Designated R&RNDP Area 2020

Figure 1.2. Boundary Change Area 2019

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1.4 Planning Policy

1.4.1 The Plan carries significant legal weight. It has been prepared in accordance with relevant

legislation—schedule B of the Town and Country Planning Act 1990, and the

Neighbourhood Planning (General) Regulations 2012 as amended. It has regard to Policies

contained in the NPPF and the accompanying guidance published by the Secretary of State.

1.4.2 As the parish lies within the South Downs National Park, the South Downs National Park

Authority (SDNPA) is the local planning authority. The SDNPA developed its first Local Plan

over the course of drafting the R&RNDP, and was adopted in July 2019 covering the period

2014-2033. Consequently, the South Downs Local Plan is the relevant Local Plan for the

Rogate and Rake Neighbourhood Development Plan.

1.4.3 The National Planning Policy Framework (NPPF) includes policies that place greater

restrictions in the National Parks than in the rest of the country. Paragraph 172 states:

‘Great weight should be given to conserving landscape and scenic beauty in National Parks

…which have the highest status of protection in relation to these issues.’ Paragraph 172

also confirms: ‘planning permission should be refused for major developments other than

in exceptional circumstances and where it can be demonstrated the development is in the

public interest.’

1.4.4 The UK Government’s Vision and Circular entitled English National Parks and Broads

published by DEFRA states that National Parks should:

a. Conserve and enhance the natural beauty, wildlife and cultural heritage of the Parks.

b. Promote opportunities for the understanding and enjoyment of the special qualities of

the Parks by the public.

1.4.5 More specifically, the South Downs National Park’s special qualities are defined as having

“diverse, inspirational landscapes and breath-taking views; tranquil and unspoilt places; a

rich variety of wildlife and habitats including rare and internationally important species;

great opportunities for recreational activities and learning experiences.” The remaining

special qualities are: “an environment shaped by centuries of farming and embracing new

enterprise, well-conserved historical features, a rich cultural heritage, distinctive towns and

villages, and communities with real pride in their area.”

1.4.6 The SDNPA published a Partnership Management Plan (PMP) setting out a vision for the

Park up to 2050 with guidelines, policies and actions supporting the delivery of this Plan.

The SDNP Local Plan will be based on this framework.

1.5 The Development of the Plan’s Policies

1.5.1 The Plan’s priority is to promote sustainable development. Any planning proposal must

protect the natural environment, foster economic prosperity, and enhance community

well-being. The Vision (chapter 3) sets out what the Plan seeks to achieve over the next 20

years for the environment and the community. The Plan focuses on 8 Objectives (chapter

3) carefully correlated with statutory planning policies. These objectives are:

1 Sustainability = S

2 The Natural environment = NE

3 The Built Environment = BE

4 Housing = H

5 Economy and Work = EW

6 Transport = T

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7 Energy = E

8 Community Health, well-being and amenity = CH

1.6 Establishing the Plan

1.6.1 A key requirement imposed by the Parish Council was that the process of developing the

Plan should be thorough and transparent. The procedure for establishing the Plan was set

out in a formal governance statement agreed with the Parish Council and SDNPA in 2013.

1.6.2 Every effort has been made to consult and involve the whole community—parishioners,

businesses, and community groups. There have been public meetings, a comprehensive

questionnaire, and a Steering Committee formed to interpret the views of residents and

others consulted. The website (www.rogateandrakeplan.co.uk) has been consistently

updated with all documentation.

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2. ROGATE and RAKE in 2020

2.1 Geography, Geology, History and Social Structure

2.1.1 The civil parish of Rogate combines Rogate (including part of the old parish of Terwick)

with most of the village of Rake and several hamlets. It is at the far north-west corner of

West Sussex County and Chichester District; on the county border with Hampshire and the

district border of East Hants. This impacts on Rake where the village is cut in two by the

boundaries. Rogate Parish’s marginal position means that although it is in West Sussex

County and Chichester District, its postal town is either Petersfield or Liss, Hampshire, its

STD telephone number 01730 is Petersfield, Hampshire, and the post codes are GU for

Guildford, Surrey.

2.1.2 The parish is a roughly triangular shape stretching northwards from the Western Rother

across a range of soils. Near the River Rother the sandy soils are fertile and the land then

rises to the north into less fertile east-west sandstone escarpments containing deposits of

carstone (iron stone concretions). From the River Rother at about 40m ASL, the land rises

to 160m ASL at Combe Hill before dropping over 100m into the bowl of Harting Combe and

into the underlying clay. The high ridge (at about 150m ASL), on which sits Rake village,

affords extensive views to the south-east as far as Duncton Hill from Oliver’s Piece.

2.1.3 At the southern base of the escarpments there is a line of springs which account for the

growth of the original settlements. There is evidence of iron-age activity nearby, and a

Roman Road crosses the northern tip of the parish at Langley. It was the Saxons who first

cut clearings in the primeval mixed oak forest—the weald (Wald, German), to make small

farmsteads (wicks). Then the Normans founded Durford Abbey (Scheduled Monument)

and built churches at Rogate and Terwick.

2.1.4 In the sixteenth century, the production of iron from the carstone brought industry to the

area, probably supplying iron to Henry VIII’s navy in Portsmouth. There were iron furnaces

in the Combe and at Habin. The area was then the ‘black country’—dirty, smoky and noisy,

but prosperity saw the building of the first substantial houses—The White Horse, some

farmhouses, and the old cottages at Fyning. The Sussex iron industry became out-dated

with the Industrial Revolution, and the population had to support themselves with brick-

making, quarrying, forestry, woodland crafts and agriculture. The track of the old London

to Portsmouth road (A3) along the top of Rake Hanger was always dangerous because of

robbers and highwaymen so the settlement there was sparse but directed towards

catering for the travellers.

2.1.5 There were four extensive estates in the nineteenth century, Rogate Lodge, Dangstein, Fair

Oak and Fyning House with numerous tenanted farms. The development of the railway

through Petersfield brought better, safer connections to London and the branch line along

the Rother valley from Petersfield to Midhurst had a station at Nyewood. Policing had

improved so wealthy Victorians built grand houses along the London Road along the edge

of Rake Hanger at Hillbrow with views into Harting Combe. All these households needed

domestic and outdoor staff and so smaller cottages were built in Rake and neighbouring

Liss which had a station on the London line. There was once a village centre known as

Rogate Square at the crossroads, and the Church, White Horse pub and village shop still

form the centre of Rogate village.

2.1.6 The 1950s brought metalled roads, sanitation, piped water, slum clearance, and new

agricultural methods. The population grew. Local authority housing provided new homes

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at Knowles Meadow, Hillbrow; Terwick Rise, Terwick Common; and Parsonage, Rogate. In

1958 Sir Percy Wyndham died and the Rogate estate was broken up and sold to multiple

new owners. New private housing was built along the London Road, Rake, and Fyning Lane,

Rogate.

2.1.7 In the 1960s and 1970s Rogate village leaders decided not to have a gas supply connected

and could not decide on a route for a by-pass. Now the A272, the most important main

road running east-west through West Sussex north of the Downs, carries significant

volumes of traffic through the narrow centre and Conservation Area of Rogate.

2.1.8 The population is 1556 in 639 households (2011 Census). Half the population is between

the ages of 25 and 64 years (the most actives ages). A quarter is over 65 years of age.

With a quarter under 24 years of age, 17% are under 16 years of age and 8% between the

ages of 17 and 24 years. About a quarter of households (c.180 households) are in Rogate

village, about one third of households are in the part of Rake and Hillbrow in the parish

(c.100 in each). The remaining households are in the hamlets of Fyning, Dangstein, Terwick

Common, Tullecombe, and Fyning Lane (c.70), Durleighmarsh, Wenham Common and

Slade Lane(c.50), Habin and Nyewood (part) (c.50), Durford Wood (c.40), Langley (c.30).

Nearly two-thirds of those in Rogate village live on Parsonage and Hugo Platt.

2.1.9 Rake village lies on the old A3 London-Portsmouth trunk road linking the capital with the

principal naval port and which had many turnpike and tolled sections. The village was an

important staging post and there were once three coaching inns in the village. The A3 road

was successively improved after the Second World War with dual carriageways either side

of the village but no bypass; partly due to the local topography as the road sits on top of a

narrow ridge. The village finally had a bypass when the longer Petersfield-Liphook bypass

to the north and west opened in 1992.

2.2 Sustainability

2.2.1 The NNPF defines sustainability as having three aspects: economic, social and

environmental. To ensure the Rogate and Rake Plan achieves sustainable development the

policies of the Plan have been assessed based on local Sustainable Development Indicators

(SDIs). Reference to these will improve the economic, social, and environmental conditions

of residents and visitors.

2.2.2 Transport accounts for about a third of all carbon emissions so reducing the need to travel

is an important objective for sustainable development. Locating development at sites close

to services, flexible working practices and home-working should reduce the need to travel.

2.3 The Natural Environment

2.3.1 There are three Sites of Special Scientific Interest (SSSI) in the parish at Chapel Common,

Rake Hanger and Fyning Moor, as well as Local Wildlife Sites (previously Sites of Nature

Conservation Importance for (SNCIs)) at Durford Heath, the River Rother corridor and other

small sites. These are shown in Figure 2.1 which also shows important areas of ancient

woodland at Langley Wood, Rake Hanger, Hambledon Place, Pot Well, Coldharbour Wood,

Harting Combe, Dangstein, Durford Heath, Durford Wood, Fyning Moor and Mizzards.

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Figure 2.1 Ecological and Wildlife Designations

2.3.2 The varied soils from the sandy river bed to the greensand escarpments offer a wide range

of habitats. There are threats from intensive farming, hedgerow removal, traffic, and other

human disturbance but there is still an overall tranquillity (see Figure 2.2 overleaf) and

sense of rural remoteness. The sense of tranquillity in the area is extremely important to

the residents and one of the major characteristics that should be protected.

2.3.3 Woodland plants such a wild daffodils, snowdrops, bluebells and anemones flourish in the

old woodlands; birds, butterflies and insects live in and near the river, on the marshes or

‘moors’ and on the old wooded and heathland commons. These habitats are accessed by a

network of footpaths and bridleways. This is all highly valued by the community, and there

was considerable interest in improving the footpath network, especially along the

riverside.

2.3.4 Rogate parish rates highly as one of the most important dark night skies areas within the

overall SDNPA Dark Night Sky designation.

2.3.5 Some of the special qualities of the parish are its old sandstone bridges at Habin and

Durford (both Scheduled Monuments), the river, the old cottages built of local stone, the

sunken lanes and many superb views of the Downs across un-developed countryside.

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Figure 2.2 Local Tranquillity Indicators

2.4 The Built Environment

2.4.1 The 2011 Census indicated there are 639 households in the parish and there are business

and commercial premises and community facilities such as churches, schools and village

halls. Many of the old farms and their associated buildings have now been made into

residential or business accommodation, for example Fyning Barn (residential) and Wenham

Barn (business). Some of the cottages have been joined together to make one larger home,

or otherwise extended. There was something of a building boom in the late 1950s and

1960s as car ownership made village living possible for commuters. Reference has already

been made to local authority housing, some of which replaced the old cottages considered

‘unfit for human habitation’. Some of the large Victorian houses have become nursing

homes, businesses, or divided into separate properties. An example is The Red House on

Habin Hill, Rogate, which was built in the 1870s. A century later it became a study centre

for King’s College, London and now has been developed into a group of separate

residential properties now known as Red House Court.

2.4.2 The majority of the parish housing stock is privately owned and very variable in types of

construction and size. There are 42 large homes at Durford Wood; a few ‘eco’ homes; and

increasingly the strategy for homeowners is to extend their properties or demolish and

rebuild a larger property on the site. The ‘right-to-buy’ brought new developments to what

was previously local authority housing in, for example, Parsonage.

2.4.3 Despite all this development, there remains enough character to give the parish a strong

sense of identity which the community wishes to protect. The evidence provided in

Dark Green =

Most Tranquil

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support of this Plan demonstrates that the community does not wish to see any significant

change to the rural and relatively unspoilt character of the parish. This will be a primary

consideration when any new development is considered.

2.4.4 The parish values its heritage assets. The centre of Rogate is a Conservation Area which

was designated in November 1984. Its purpose is to conserve the recognisable character

of the village centre and its environs, protecting the church and churchyard, the White

Horse Pub and the eighteenth and nineteenth century houses and cottages.

2.4.5 The character and setting of the parish’s listed buildings and Scheduled Monument are

especially valued. In total, there are 58 Listed Buildings (including St Bartholomew’s Church

Rogate, War Memorial Rogate, St Peter’s Church Terwick, Wenham Barn and The Bothy at

Old Fyning House) and three Scheduled Monuments (Durford and Habin Bridges, Durford

Abbey remains). In Rake, there is Coombe Farmhouse with the Tankerville Arms plaque. In

addition, the White Horse pub is a significant feature of the village centre. These are shown

in Figure 2.3 below.

Figure 2.3 Heritage Assets

2.4.6 The Plan recognises that this rural parish cannot absorb large-scale development as readily

as more urban locations with better transport links, infrastructure and employment

opportunities. All future development in and around the villages should therefore be on a

domestic scale able to integrate into the rural character of the existing settlements.

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2.5 Housing

2.5.1 Consultation suggests that there is little community enthusiasm for any significant increase

in housing provision across the parish but there is a desire to see more two- or three-

bedroom houses, flats or bungalows. At the same time, it is recognised that a

neighbourhood plan must provide for the evolving needs of the community. A charitable

trust runs 16 flats at East Lodge in Rogate for tenants that are independent but have

sheltered housing status.

2.5.2 In June 2017, the Parish Council and Chichester District Council undertook a local Housing

Needs Survey of the parish (see Consultation Statement Appendix 5).

2.5.3 In total 38% of households provided valid returns and the key findings are as follows:

Local housing need for:

§ Market Housing

• 3-8 Market purchased units

• up to 6 Market rented units

• equals up to 14 Market units

• assume average of 8 Market units in total

§ Assisted Housing

• 14-22 Affordable rented units

• up to 10 shared ownership units

• equals up to 32 Assisted units

• assume average of 23 Assisted units in total

Most need is from:

§ Younger people want 1 bedroom flats and 2 bedroom houses

§ Downsizers wanting 1/2/3 bedroom bungalows

Development

§ 2 or more sites in both Rogate and Rake was supported by 87% of

respondents

§ 55% (excluding nil responses) support between 10 and 20 units in total

§ overall average support is for 28 units in total

2.5.4 These are key findings and in line with responses from the community questionnaire. The

SDNPA previously identified an appropriate level of new development would be 11--25

new homes over the time of the Plan and its Pre-Submission Local Plan includes an

allocation of 11 units for the Rogate Settlement Area. However, the recent survey shows

there is a need and support for more than those figures, possibly approaching 30 units.

2.5.5 In recognition of the other factors (eg Viewshed, Tranquillity and Habitat Connectivity)

included in the SDNPA assessment, this Plan will work on a development figure of between

10 and 20 units on two sites across the parish.

2.5.6 The Housing Needs Survey identifies a need for new housing to provide one, two or three

bedroom homes to meet local needs within the villages of Rogate and Rake. Additionally,

the community considers ideally at least 50% of this housing should be classed as

‘affordable’. As well as providing much needed starter homes, this would allow some

residents to down-size and vacate family homes without leaving the area. Unfortunately,

this appears contrary to the market strategy of most developers and private homeowners

who are motivated to increase the size of properties.

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2.6 Economy and Work

2.6.1 Historically the parish relied on agriculture, forestry and coppicing, woodland crafts, brick-

making, and service for employment. Only a few residents are now employed in

agriculture, but farming is still very important to the parish economy as it continues to

occupy much of the land. Much of the agricultural work is seasonal using migrant labour.

There are local specialities such as organic produce and asparagus, together with a farm

shop and its ‘pick-your-own’ business.

2.6.2 According to the 2011 Census 67% of the 16-74 year olds were in employment, with more

than half of those in professional and managerial positions. The 2007 Parish Plan listed 80

small businesses in the parish –accountants, electricians, a car dealership, nursing homes, a

garden centre, B&Bs, and five dedicated multi-unit businesses as well as three pubs, and

Rogate village shop and Post Office. Those who work in the service sector such as carers,

cleaners and gardeners are often able to work from home.

2.6.3 There is community support for enhanced broadband provision and connectivity, provision

for home-working and office accommodation in derelict or otherwise unused buildings.

2.6.4 Consultation and local surveys indicate that the Plan should support and maximise the

sources of employment already in place as well as seek to attract new sources of

employment that will suit the rural environment.

2.7 Transport

2.7.1 The A272, an east-west primary route, runs through the centre of Rogate where it

intersects at the crossroads with a narrow lane, running north-south from Rake to South

Harting. The width of the roads in the village centre means there are no continuous

footpaths, limited village centre parking, and HGVs unable to pass each other. Even so the

roads carry heavy traffic-- often too fast for the conditions outside the village.

2.7.2 B2070, formerly the A3 trunk road, cuts through Hillbrow and Rake and carries a significant

volume of traffic, often at unacceptable speeds.

2.7.3 Narrow, unclassified country lanes—sometimes sunken lanes—link the surrounding

hamlets to each other and the villages. Between Midhurst and Petersfield, the only

north/south routes are Fyning Lane, Habin Hill and North Street, Rogate. Tractors and

HGVs sometimes use these roads with no regard to the 6’6” width restriction signs.

Generally, the volume and size of vehicles makes the rural lanes, including sunken lanes,

hazardous for walkers, riders, and cyclists who are often trying to access the footpaths or

bridleways. In the consultation questionnaire 79% of respondents expressed great concern

about the safety of these road users.

2.7.4 West Sussex County Council Highways Department is responsible for the parish’s highways

(including footpaths and bridleways). Bus services are run by Stagecoach and Emsworth

and District in West Sussex, and First Bus in Hampshire. A fast and regular train service is

operated by SouthWest Trains out of Petersfield, Liss and Liphook stations.

2.7.5 The bus services are infrequent and difficult to access for the many residents who live

some way from Rogate village centre. 54% of respondents felt the public transport links

were inadequate, and 63% felt poorly served by the bus services.

2.7.6 The 2011 Census found only 8 of the 767 economically active 16-74 year olds travelled to

work by bus and the 2007 Parish Plan recorded that only 15% of the parish population used

the buses. Rogate has a service along the A272 and another along Fyning Lane. Rake has

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no bus service. Few buses run after working hours or on Sundays. It is considered that the

bus services which exist are vital but expensive and poorly scheduled.

2.7.7 Car parking is viewed as being inadequate to meet the peak demands; 48% of respondents

expressed concern about parking in general and 70% stated on-street parking in Rogate at

the shop and in Rake at the school was poor. St Bartholomew’s Church, Rogate School and

the Village Hall can generate significant parking problems when there are coinciding events

taking place, often causing illegal and even dangerous parking.

2.7.8 Most commuters travel by car, or by car/ train from Petersfield, Liss or Liphook rail

stations. London is just over an hour away by train. As well as serving commuters these

transport links could bring more visitors to the area. Heavy reliance has to be placed on

travel by car because of the settlement patterns of the parish, but this disadvantages those

without a car, such as the less affluent, young adults and the elderly, and risks increasing

their isolation.

2.7.9 A Parish Council working party, Rogate Appeal for Traffic Action (RATA) initiated a Shared

Space traffic calming scheme for Rogate village that has been developed and implemented

by WSCC. The objective of the scheme is to reduce traffic speeds and reduce the clutter of

signs and road markings to make the area safer and more attractive for pedestrians and

cyclists. It is intended to pursue a similar scheme for Rake.

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3. VISION AND OBJECTIVES

3.1 includes ‘includesThe Plan Vision

3.2 Objectives of the Plan

Objective 1

Sustainability: To ensure new development is sustainable through

maintaining and supporting the natural environment, natural

resources, landscape and tranquillity of the parish.

Objective 2

Natural Environment: To conserve and enhance heathlands,

woodlands, hedgerows, wildlife habitats and species, water

systems, natural and agricultural resources and cycles; including

how they combine to form the characterising views and tranquillity

of the parish.

. Suggested

texturak

chnags to

Built Environment: To retain, respect and strengthen the cultural

heritage and rural character of the existing built form of

settlements and their settings within the landscape whilst also

encouraging high quality, including contemporary, designs,

sustainable building practices and the use of local renewable

materials.

Objective 3

Housing: To meet the changing housing needs of the community

especially for young people and the elderly wishing to remain in the

parish.

Objective 4

Economy and Work: To support local enterprises and employment

opportunities, including agriculture and horticulture, which

contribute positively to the parish and are delivered without

detriment to the local environment.

Objective 5

Transport: To enhance the attractiveness of walking, cycling and

public transport use and to create a safe and efficient environment

for all road users.

Objective 6

Energy: To reduce carbon emissions and encourage the use of

sustainable building techniques and renewable energy sources

wherever possible.

Our Vision:

During the Plan period, the quality, tranquillity and character of the natural and

built environments will be safeguarded and improved for future generations, and

the parish will become a more environmentally sustainable, vibrant and cohesive

community for the benefit of all people living in, working in and visiting the area.

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Objective 7

Community Health, Well-Being and Amenity: To provide, maintain

and improve access to the local countryside, public open spaces

(POS), public footpaths and bridleways, outdoor and indoor

recreational facilities, playgrounds and rivers, and all other means

to support a diverse and mixed community.

3.2.1 To ensure delivery of each of the objectives and the overall vision, the policies of this Plan

described in the next chapter have been linked to each objective:

Objective

Statutory Planning

Policy:

Community

Projects

Objective 1

Sustainability

NE1, BE1, BE2, H1, H2, H3,

H4, H5, H6, EW1, T1, T2,

T3, CH1, CH2, CH3

Objective 1

Natural

Environment

NE1,

BE1, BE2, H4, T1, T2

CP1, CP2

Objective 1

Built Environment

BE1, BE2,

NE1, H6, T2, T3

Objective 1

Housing

H1, H2, H3, H4, H5, H6

NE1, BE1, EW1, T2, T3

Objective 1

Economy and

Work

EW1

CP3

Objective 1

Transport

T1, T2, T3

NE1, BE2, H6, CH1, CH2

CP4, CP5, CP6

Objective 1

Energy

BE1, EW1, T1

Objective 1

Community

Health, Well-Being

and Amenity

CH1, CH2, CH3

H2, H3, EW1, T1, T2, T3

CP7, CP8, CP9,

CP10, CP11

3.3 Statutory Planning Policies

3.3.1 Statutory planning policies are the means of achieving the Objectives and ultimately the

Vision. They are the central focus of R&RNDP as they carry significant legal weight and

their consideration will influence whether planning applications for development in the

parish are approved, refused or in some instances required to be modified. The policies

should be read and applied as a whole and not selectively.

3.4 Community Projects

3.4.1 During the R&RNDP process many other issues have been identified through the

assessment of objective evidence and consultation with parishioners that the Parish

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Council is keen to see progressed. Many of these issues, however, do not fall within the

remit of the statutory planning policies because they do not directly relate to development

or the use of land where it requires planning permission. However, these issues remain

important and in response each Objective in Chapter 4 includes related individual

Community Projects that are grouped together in Chapter 5.

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4. STATUTORY PLANNING POLICIES

4.1 Overview

4.1.1 The statutory planning policies have been designed to achieve the Objectives stated in

Chapter 3. They have also been tested against all relevant national (NPPF) and local

(SDNPA Local Plan Pre-Submission version) policies during their development to ensure

compliance.

4.2 Sustainability

Objective 1 S

To ensure new development will be sustainable through

maintaining and supporting the natural environment, natural

resources, landscape and tranquillity of the parish.

4.2.1 It is specifically acknowledged that several documents such as SDNPA’s Pre-Submission

Local Plan and Partnership Management Plan (Shaping the Future of your SDNP), the

National Planning Policy Framework (NPPF) et al, provide complete and overarching

guidelines and ruling policies on the matter of sustainability within the parish.

4.2.2 Whilst there is an overarching Objective dealing with Sustainability it is intended that all

the policies of the Plan read together will ensure sustainable development is achieved in

the parish. Consequently, there is no specific policy on sustainability needed for the

R&RNDP.

4.3 Natural Environment

Objective 2 NE

To conserve and enhance heathlands, woodlands, hedgerows,

wildlife habitats and species, natural and agricultural

resources and cycles; including how they combine to form the

characterising views and tranquillity of the parish.

4.3.1 The richness of the natural environment of the parish and the wider National Park is a key

issue, identified during consultations, that forms one of the two main pillars in terms of the

definition of local character. In particular, the diversity of the parish’s wildlife, the

unspoiled nature of its views and the peace and tranquillity offered to residents and

visitors alike are of paramount importance. These are reflected in the Special Qualities of

the National Park. The policies of this Plan seek to ensure that great weight is given to

conserving the landscape and scenic beauty of the parish including its biodiversity and

heritage in line with the requirements of the NPPF and the wishes of the community.

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Characterising Views

4.3.2 The Natural Environment policies seek to conserve and wherever possible enhance the

special characteristics of the area. In demonstration of these characteristics, a number of

Policy NE1: To Conserve, Protect and Enhance the Natural Environment

Any new development must conserve and, wherever possible, enhance the

natural environment and the characterising views identified in this Plan. This

broad principle includes geology, geo-diversity, wetlands, water systems,

heathland, open spaces, notable trees, landscape setting, overall tranquillity,

dark night skies and characterising views of the parish.

Development will be expected to contribute to and enhance the natural

environment by:

a. conserving and enhancing the natural beauty, landscape and scenic beauty

of the parish and the National Park;

b. ensuring that appropriate agricultural, horticultural, archaeological,

geological and conservation interests are safeguarded;

c. conserving the wider benefits of ecosystem services and minimising any

adverse impact on biodiversity. This covers both designated sites and non-

designated areas that may have biodiversity value either through the

presence of endangered species or the diversity of the plants and species

present; and

d. preventing any new development from contributing to, or increasing the

risk of, soil, air, water, light or noise pollution or land instability.

Proposals should take account of the South Downs Tranquillity Study 2015 and

the Dark Sky Quality Map and use them as a baseline from which to assess any

changes that will result from the proposal. Development should also take

account of National Planning Guidance on water supply, wastewater and water

quality.

New and improved utility infrastructure will be supported in order to meet the

identified needs of the community subject to other policies in the plan.

In the north of the parish, development proposals resulting in a net increase in

residential units within 5km of any boundary of the Wealden Heath Phase II SPA

will require a project-specific Habitats Regulations Assessment screening to

determine whether a likely significant effect on the integrity of the site will result

and any requirements for mitigation are identified.

Community Projects: Natural Environment

CP1: In conjunction with the Sussex Wildlife Trust, encourage Biodiversity

Action Plans of key sites in the parish.

CP2: Support products and services derived from the natural environment

of the parish and the avoid naturally scarce or polluting materials.

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views of special local significance within the parish have been identified to ensure that the

character of Rogate and Rake that is recognised and loved by its residents is retained. See

Figure 4.1 overleaf.

Figure 4.1 Characterising Viewpoints

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1 North Langley (Shipwrights Way Bridleway 3684/1187 looking South)

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2 Chapel Common (Bridleway 1180-1 looking Southeast)

3 Oliver’s Piece (B2070 looking Southeast)

4 Rake Road/Canhouse Lane junction (looking Southeast)

5 Bull Hill (Brick Kiln Farm looking North)

6 Fyning Recreation Ground (Bridleway 1163 looking South)

7 Rake/Rogate Road (asparagus field looking South)

8 Southern edge of Durford Wood (Bridleway 3290-1 looking South)

9 Southern edge of Durford Wood (Footpath 1151/1153 looking Southeast)

10 Wenham Common (Footpath 861 looking East)

11 St Peters Church (A272 looking South across Lupin Field)

12 Fyning Lane (looking Southwest)

13 North Street, Rogate (looking South)

14 Rogate Village (Footpath 1160 looking Southeast)

15 Rogate Village (Footpath 1162 looking South)

16 Fyning Moor (Footpath 1147 looking South)

17 Fyning Moor (River Rother Black Bridge looking East)

18 River Rother (Mizzards Footpath 1149 East and West)

19 Habin Hill (Footpath 1150/1147 looking South and North)

4.4 Built Environment

Objective 3 BE

To retain, respect and strengthen the cultural heritage and

rural character of the existing built form of settlements and

their settings within the landscape whilst also encouraging

high quality, including contemporary, designs, sustainable

building practices and the use of local renewable materials.

4.4.1 The second pillar in terms of defining local character lies with the special qualities of the

built environment within the Plan area.

4.4.2 Two of the Special Qualities of the South Downs National Park relate to distinctive towns

and villages and preservation of the Park’s heritage assets, including its conservation areas.

The policies of this Plan seek to respond to both the importance placed on locally

distinctive design by residents and by the overarching strategy for the National Park.

4.4.3 The Plan area contains a mixture of village and hamlet settings, linear settlements and a

wide scattering of larger homes and cottages across the parish.

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4.4.4 The only Conservation Area in the parish covers the centre of Rogate broadly within the

Settlement Boundary as shown in Figure 4.2.

Figure 4.2 Rogate Conservation Area

Policy BE1: Locally Distinctive Design within the Parish

New development must be of high quality and delivered without permanent

detriment to local environment, the setting of the Plan area and the Special

Qualities of the South Downs National Park.

Design and Access Statements in support of a planning application must

demonstrate that the proposal will include the following:

a. high quality, which can include contemporary, architectural design,

sustainable materials and build techniques, including where appropriate,

opportunities for carbon reduction;

b. with respect to dark night sky policies and especially within the

Conservation Area, the avoidance of high-powered lighting or external

security lighting, unprotected upward-facing fenestration, and large areas

of glazing facing open countryside;

c. a design that takes account of:

i. the immediate setting, the space between buildings, its orientation

within the plot;

ii. the design, scale, roof structure and built form of any surrounding

buildings;

iii. the treatment of boundaries, and any related village or hamlet

setting;

iv. the architectural or historic importance of, and the conservation of

the significance of, any historic dwelling;

v. the amenity of nearby properties and the local characterising views

of parish identified in Policy NE1.

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4.5 Housing

Objective 4 H

To meet the changing housing needs of the community

especially for young people and the elderly wishing to

remain in the parish.

4.5.1 A central objective of the Plan is to be able to meet the developing housing needs of the

community, in particular the young and old of the parish. A pressing concern is the local

need for appropriate housing, both in terms of size, type, number, tenure and general

affordability (mindful, for instance, of parish residents earning below average wages). It is

the preference of this Plan, insofar as it is possible, that social housing stock be retained in

perpetuity to preserve its use under current rules for the more-disadvantaged of the

parish.

4.5.2 There needs to be greater mobility within the housing ladder to create a balance in the

parish of different house sizes that is appropriate over the life of the Plan. Primarily this

can be aided through policies aimed at enabling small properties to be provided or

Policy BE2: Conservation Area

Permission will only be granted for development either within, or within the

setting of, Rogate’s Conservation Area, if it can be demonstrated that it will

conserve or enhance the character of the designation. In particular, proposals

must take account of the following matters:

a. Overall character of the Conservation Area, its layout, including public rights

of way and through routes, and the relationship of the Conservation Area

with the overall setting of the Rogate Settlement Area, the Plan area and

the National Park;

b. Historic patterns of thoroughfares and open spaces where these provide

evidence of past ways of life within the village;

c. Distinctive and locally specific character, including building materials, both

within proximity to the site and elsewhere within the Conservation Area;

d. The mix of building types and uses which is an important factor in

characterising the Conservation Area;

e. Use of locally distinctive building styles and materials, including reference

to local facades and elevations, where they contribute to the special

interest, character and appearance of the Conservation Area;

f. Conservation and enhancement of the historic environment including both

designated and non-designated heritage assets;

g. The retention of existing trees and landscaping features, including other

character-enhancing features such as walls, gateways and landmarks; and

h. The retention of existing views, vistas and glimpses including but not only

the defined characterising views identified in Policy NE1, that contribute to

the character or interest value of the Conservation Area both from within

and when viewed from the surrounding area.

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retained for entrants to the housing market or residents wishing to downsize, and larger

properties to remain available to allow mobility up the ladder.

4.5.3 There is, however, a higher percentage of residents both under the age of 16 and over the

age of 65 in the parish than the Chichester District average and therefore smaller or more

specialist properties will be necessary over the Plan period to accommodate the varying

needs of both age groups. This objective is also directly in line with the requirements of the

NPPF, in particular paragraph 50. A key objective of this Plan is that young people retain

the ability to live in the parish.

4.5.4 The provision of Affordable Housing is an important element of the R&RNDP’s policies and

it is noted the recent changes in allocations proposed for the SDNPA Pre-Submission Local

Plan; namely:

Developments of:

Provision of Affordable Homes

1-3 Homes

Meaningful financial contribution negotiated case-by-case

4-5 Homes

1 Affordable Home

6-7 Homes

2 Affordable Homes of which at least 1 is a rented affordable tenure

8 Homes

3 Affordable Homes of which at least 1 is a rented affordable tenure

9 Homes

3 Affordable Homes of which at least 2 is a rented affordable tenure

10 Homes

4 Affordable Homes of which at least 2 is a rented affordable tenure

11+ Homes

Minimum of 50% Affordable Homes of which at minimum of 75% is a

rented affordable tenure

4.5.5 The Plan will adopt the SDNPA policy in force at the time for the proportion of affordable

housing to be expected from new development.

4.5.6 The Community Land Trust model is likely to be an appropriate mechanism for the

community to bring forward and finance appropriate development in the parish. This and

other initiatives will be investigated by the parish over the life of the plan to help deliver

affordable housing solutions that allow, in particular, the old and young of the Parish to

remain in the area and to encourage local employment opportunities. Development within

this model would be subject to viability and deliverability, and still be subject to the

policies set out in this Plan.

4.5.7 Settlement Boundaries are a spatial planning tool used to direct development to the most

sustainable locations while protecting the character of the countryside and villages. Only

Rogate village has a defined Settlement Boundary and areas outside are open countryside.

4.5.8 As set out in South Downs Local Plan: Pre-Submission version Strategic Policy SD25:

Development Strategy, the principle of development within the Settlement Boundary will

be supported provided that it complies with other relevant policies. This Plan proposes a

revised Rogate Settlement Boundary as shown in Figure 4.3 overleaf.

4.5.9 Development proposals will not normally be permitted outside of Settlement Boundaries

and the countryside will be protected in accordance with other relevant policies. However,

concentrating all the burden of new housing within the tightly drawn Settlement Boundary

of Rogate is not desirable nor sympathetic to the Conservation Area that covers a large

proportion of the village. This is especially so when there is also strong demand for

housing in Rake.

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4.5.10 Having undertaken a comprehensive review of potential development sites in the parish

(ref Consultation Statement Appendix 11 Potential Development Sites Background Paper) it

is concluded that there are circumstances, therefore, where new housing development

could take place outside the Rogate Settlement Boundary. One such site that meets the

requirements is proposed in Rake (see Policy H6) but there also may be Rural Exception

Sites proposed during the life of the Plan. Rural Exception Sites must provide only

affordable housing in perpetuity, be on sustainable sites that are located well in relation to

the existing settlement and be the result of extensive community engagement.

Figure 4.3 Rogate Settlement Boundary

Policy H1: Settlement Boundary

The Settlement Boundary for Rogate is defined in Figure 4.3. The principle of

development within the Settlement Boundary is supported provided it complies

with other relevant policies in this R&RNDP and with SDNPA policies.

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4.5.11 The desire for residents to extend their homes and allow their properties to be adapted to

their family’s domestic requirements is recognised by this R&RNDP. At the same time the

extension or replacement of a dwelling in what is a constrained supply of housing in the

parish should not lead to an imbalance in the mix of properties available. A marked trend

in recent times has been the extension of 2-bedroom houses into 3- or 4-bedroom

properties, taking them out of the reach of first-time buyers or families on a lower income.

It is in the long-term interests of the residents of the parish as a whole that new

development where possible includes 2 bed and 3 bed properties.

4.5.12 Similarly, there is significant benefit in allowing the conversion of larger properties to form

a series of smaller properties to meet the locally identified need for smaller units. It is not,

however, appropriate to expect parishioners wanting to live in smaller homes to have to

live in flats and nor is it appropriate to promote blocks of flats in this rural parish.

4.5.13 Additionally, there is often a need for small, self-contained ‘Granny’ annexes to be

developed within the curtilage of an existing family home to ensure that older generations

can move closer to their family and receive the support they deserve in later life. The need

for such units is most prevalent in the parish where it is difficult for elderly people to find

suitable housing close to their relations which leads to an isolation of the less mobile and

more dependent. Such annexes should remain just that: always dependent on the main

dwelling and not a separate entity.

Policy H2: Residential Development in the Open Countryside

All areas outside the Rogate Settlement Boundary are considered to be open

countryside and residential development will be limited to replacement dwellings

and extensions, except when one or more of the following criteria apply:

a. Sites Suitable for Development defined in Policy H6; or

b. the development is a Rural Exception Site, the scale and location of which

relates well to the existing settlements of Rogate, Hillbrow or Rake, thus

providing affordable housing in perpetuity, possibly through a Community

Land Trust, that meets a locally-identified need for such housing subject to

viability and deliverability; or

c. there is a demonstrated essential need to house a rural worker

permanently either at or near their place of work. Such properties, if

permitted, will be secured as rural worker housing in perpetuity; or

d. where the residential development would represent the sensitive re-use of

a heritage asset or would represent enabling development that ensures the

retention and renovation of a heritage asset; or

e. where the residential development would re-use existing redundant non-

residential buildings and lead to an enhancement of the immediate setting;

f. where the residential development would be in accordance with NPPF

Paragraph 55 enabling exceptional and innovative architectural designs;

These exceptions do not over-ride other policies contained in this Plan.

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4.5.14 The Plan seeks to support the SDNPA initiative to formulate Large Farm Plans and Whole

Estate Plans that would cover controlled development of these types of area.

4.5.15 The following policies seek to encourage a flexible but realistic approach to the

development of existing residential properties to ensure that a sufficient supply of all types

of homes is delivered and maintained in the parish.

Policy H3: Conversion of Existing Residential Properties

Development proposals for the conversion of residential properties into several

self-contained separate smaller dwellings will be supported provided that:

a. any conversion does not result in an unacceptable impact on amenity

either to existing or future residents, including issues such as lack of

privacy caused by overlooking of habitable rooms, cramped living

conditions, lack of sufficient amenity space or lack of internal light;

b. sufficient off-street parking and safe vehicular access to and from the

public highway is available for each dwelling without any adverse

landscape or visual impact;

c. any conversion does not significantly alter the overall external appearance

or historic fabric of the building, by way of materials, design, bulk or

height, unless it can be successfully demonstrated that such amendments

would improve the character of the building and its contribution to its

setting; and

d. any conversion, individually or cumulatively with other conversions,

retains the architectural or historic importance of historic dwellings and

does not result in significant adverse impact on the character of the area.

Policy H4: Replacement Dwellings, Extensions and Annexes

A development proposal for the replacement or extension of an existing

dwelling or the creation of a tied annex will be supported provided that it

a. is appropriate for the size of the plot and is an extension of a scale

significantly less than the main building or is a replacement of a scale not

significantly larger than the existing;

b. meets the requirements in Policy BE1

In addition, any self-contained annex will only be permitted if it is:

a. an extension or adaption of the main building; or

b. conversion of an existing structure; and

c. of a scale significantly less than the main building; and

d. ancillary to the main residential property and will be conditioned to

remain as such in perpetuity; and

e. meets the appropriate requirements of Policy BE1

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4.6 Allocation of Sites for Development

4.6.1 The SDNPA previously identified an appropriate level of new development would be 11--25

new homes over the time of the Plan and its Pre-Submission Local Plan includes an

allocation of 11 units for the Rogate Settlement Area. However, the recent Housing Needs

Survey (Section 2.5) shows there is a need and support for more than those figures,

possibly approaching 30 units.

4.6.2 In recognition of the other factors (eg Viewshed, Tranquillity and Habitat Connectivity)

included in the SDNPA assessment, this Plan will work on a development figure of between

10 and 20 units on two sites across the parish.

4.6.3 The allocation of land for housing is in addition to the homes that might come forward

through ‘windfall’ development i.e. small sites which have not been specifically identified

as available in the Local or Neighbourhood Plan process. They normally comprise

previously developed sites that have unexpectedly become available.

4.6.4 The allocation of sites for development is a key part of the R&RNDP as it enables the local

community to determine where and why development should and should not take place.

The identification of sites has been a key part of the public consultations and discussions

with SDNPA officers during the preparation of this Plan.

4.6.5 The first site is within the Rogate Settlement Area and is currently used for car sales,

maintenance and repair facilities and an adjoining bungalow. The business currently

employs less than 10 people and similar services are available within the Plan area at

London Road, Hillbrow; London Road, Rake, Canhouse Lane, Rake. The current owner of

the business resides in the adjoining bungalow and is fully supportive of the R&RNDP

proposals, having in the past considered redevelopment of the site and having stated that

it remains a possibility within the Plan period.

4.6.6 The south west corner of the site (to the rear of the BT telephone facility) is directly

adjacent to the Conservation Area and therefore any development of the site would be

subject to the relevant Policy BE2. Any proposal to incorporate the BT site within a

redevelopment would be welcomed.

4.6.7 Opposite the site, on the other side of the A272, there is a field used for pasture that

would have originally (along with most of the farmland around Rogate) been part of the

historic parkland of Rogate Lodge. Replacement of the garage development with a small

sympathetic village housing scheme would enhance the views from the historic parkland as

well as the entrance to the village from the east.

Policy H5: Local Housing Needs

In order to assist with the provision of additional smaller homes for young

people starting out and the elderly who wish to down-size the R&RNDP includes

identified sites for development that would produce a net increase of up to 15

homes during the plan period. These developments must include affordable

housing in accordance with the prevailing SDNPA policies and comprise a mix of

homes commensurate with the up-to-date needs of the parish as determined

through liaison with the SDNPA, Rogate Parish Council, CDC Housing Authority

(Rural Housing Enabler) where applicable and subject to viability and

deliverability.

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4.6.8 From the consultation process for this Plan it is clear that there is a widespread view that

new development should not just be constrained to the small, tightly drawn area of the

Rogate Settlement Area but should also include Rake.

4.6.9 Although Rake is broadly a linear development it centres on the Flying Bull pub, the garden

centre and its café and the successful primary school. Within the village there is an unmet

demand for smaller, ideally affordable, houses that would enable young people brought up

in the area to stay and older people to downsize to a more manageable house.

4.6.10 The second proposed development site is on London Road, Rake and forms part of the

unused sections of the extended garden of the Flying Bull pub. In order to provide

sufficient rear garden to the proposed properties, the site extends into the field behind,

also owned by the pub’s owners but within the adjoining parish of Liss. The consultation

process for this Plan has included Liss Parish Council including meetings with their

neighbourhood plan team and Parish Council Chairman. In response to the formal Pre-

Submission Consultation Liss PC responded with their full support for the R&RNDP policies.

4.6.11 The boundaries in the locality are currently mainly hedges with some small trees and this

soft landscaped approach should be adopted for the side and rear boundaries of the site.

A mature oak tree is just outside the proposed site on the eastern boundary and its root

system will need to be protected.

Policy H6: Allocation of Sites Suitable for Development

a. Renault Garage and Bungalow South of A272, Rogate:

i. These two sites are within the Rogate Settlement Boundary and

currently consist of car sales, maintenance and repair facilities and an

adjoining bungalow. The two sites are within one ownership and could

be developed separately or, preferably, at the same time;

ii. The site has an initial slight incline away from the road and then a drop

to its southern boundary. The Settlement Boundary in Policy H1 and

shown in Figure 4.3 encompasses the whole site.

iii. It is on the south side of the road where there is a footpath that must be

maintained into the village centre and connecting with the wider public

footpath network;

iv. Part of the western site boundary adjoins the Conservation Area and

Policy BE2 will apply to the whole site;

v. Given the loss of employment from redevelopment of the site

preference would be given to a redevelopment that included some

employment activity;

vi. Any use will be required to include off-road parking (Policy T2) and

comply with Policy BE1.

vii. SDNPA Local Plan requirements for affordable housing will apply;

viii. The result of a capacity study into the feasibility of developing the two

sites concluded that the site is suitable for up to 9 houses and either two

flats or two workshops. The indicative layout is shown in Figure 4.4.

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4.6.12 The owners of the pub and field are aware of the R&RNDP proposals and have expressed

their full support. The viability of public houses in the area is uncertain and recent changes

in tenants at the Flying Bull have only increased that uncertainty. There is strong local

support for the retention of the pub and providing the development opportunity will

increase the viability of the pub and reduce that uncertainty.

4.6.13 With four dwellings the site is just large enough to guarantee provision of one affordable

housing unit. Any CIL received should be allocated to support an affordable housing

delivery elsewhere in the parish.

Policy H6 continued: Allocation of Sites Suitable for Development

b. Land on North side of B2070 London Road West of Flying Bull PH, Rake:

i. The site encompasses the western unused portion of the Flying Bull

pub’s garden and includes part of the adjoining field to the rear – all of

which is in the one ownership;

ii. The site partially fills a gap in development on the north side of London

Road and would complement a similar row of housing on the south side.

The site is not in a Settlement Area and so Policy H2 will apply;

iii. Currently the site has a mix of scrub and small trees. A mature oak tree

is just outside the site’s eastern boundary and will need its root system

protecting.

iv. Development proposals should be informed by the following evidence

studies: Arboricultural Impact Assessment, Arboricultural Method

Statement and associated Tree Protection Plan; and Archaeological

Assessment (Policy NE1);

v. Development proposals should include soft landscaped boundaries to

the rear and side of the site and allow space on the western boundary

for a footpath to connect London Road to the Village Hall grounds

(Policy T1);

vi. Any use will be required to include off street parking provision (Policy

T2) and comply with Policy BE1;

vii. SDNPA Local Plan requirements for affordable housing will apply;

viii. Liss Parish Council will need to be consulted regarding any planning

application;

ix. The result of a capacity study into the feasibility of developing the site

concluded that the site is suitable for 4 houses: two, 2-bedroom and

two, 3-bedroom homes. The indicative layout is shown in Figure 4.5.

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Figure 4.4 Renault Garage and Bungalow, Rogate Indicative Layout

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Figure 4.5 London Road, Rake Indicative Layout

Parish / District /

County Boundary

Parish / District /

County Boundary

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4.7 Local Economy and Work

Objective 5 EW

To support local enterprises and employment opportunities,

including agriculture and horticulture, which contribute

positively to the parish and are delivered without detriment

to the local environment.

4.7.1 The predominantly rural nature of the parish means that agriculture and to a less extent

horticulture forms the main elements of the local economy when measured by land area.

There are however several small industrial and service industry units: London Road, Rake;

Canhouse Lane, Rake; London Road, Hillbrow; Renault Garage, Rogate; Durleighmarsh,

Rogate; and Harting Road, Nyewood. In addition, the parish has several equestrian and

stabling facilities and woodland management activities.

4.7.2 The area offers a great many outdoor leisure activities (horse riding, mountain biking,

cycling, walking, fishing, shooting etc), and these are also available at many sites in

neighbouring parishes.

4.7.3 Paragraph 28 of the NPPF states the importance of maintaining a strong and prosperous

rural economy and the policies of this R&RNDP aims to support the achievement of this

goal.

4.8 Transport and Travel

Objective 6 T

To enhance the attractiveness of walking, cycling and public

transport use and create a safe and efficient environment for

all road users.

4.8.1 A significant draw of the parish and the National Park is the ability to navigate it in a safe

and enjoyable fashion. The extensive network of footpaths, cycle ways and bridle paths

add to the enjoyment of both residents and visitors alike. On top of their leisure value,

these facilities also have an important function in encouraging sustainable travel and a

modal shift away from the private car.

4.8.2 It is important that the network of paths is always maintained and improved wherever

possible. It is equally important that new development proposals exploit any opportunity

Policy EW1: Supporting the Rural Economy

In conjunction with Policies NE1, H2 and H3, development in the open

countryside is restricted to proposals that demonstrate:

a. positive and demonstrable benefits to sustaining the rural economy or

b. the re-use or redevelopment of existing redundant buildings or

c. form part of a SDNPA Large Farm Plan or Whole Estate Plan that would

control development.

Community Projects: Local Economy and Work

CP3: Lobby for improved local broadband and telecom services.

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to make more of the network, and access to existing and potential public transport

services, through providing new linkages and enhancing these corridors wherever possible.

4.8.3 However, there is also a dependence on the private car in the area. Due to the isolated

nature of the Plan area, car ownership provides a high level of independence and practical

mobility to residents and visitors that is otherwise lacking due to the infrequent public

transport service available. This is not to say that residents should become even more

reliant on private car travel – nor indeed there should be a clutter of cars parked on the

public highway. Therefore, sufficient parking provision should accompany any new

development to keep the narrow roads and lanes navigable for buses, service and

emergency vehicles, and ensure sufficiently good visibility to aid the safety of pedestrians,

cyclists and horse riders alike.

4.8.4 The Plan process clearly identified a primary community requirement for additional and

appropriate parking but recognised that implementation of such amenity is outside the

remit of this Plan.

Policy T1: Encouraging Sustainable Travel

Residential and commercial development should where practical incorporate

attractive links to the nearest point on the public right-of-way network and local

footway networks. Opportunities to enhance and exploit the existing footpath or

cycle network and existing public transport links should be taken wherever

possible.

Planning permission will not be granted for development that would have an

adverse impact on international nature conservation designations or on the

amenity value of public rights of way, other public non-motorised routes or

publicly accessible land. Any public rights-of-way across any development land

should be retained in situ as a preference or only minimally rerouted.

Policy T3: Parking

Any development that will generate additional trips by private car should provide

sufficient off-street parking in line with existing WSCC or any subsequent SDNPA

parking standards and in a layout that will allow safe access and egress to and

from the public highway.

Proposals for the provision of additional areas of off-street parking for vehicles

and cycles in Rogate for use by visitors to the school, village hall and recreation

ground will be encouraged.

Policy T2: Safety

Design and Access Statements in support of a planning application must

demonstrate that the proposal will not have a detrimental impact on the safety of

road users including cyclists, pedestrians and horse riders; not significantly

increase the volume of traffic; and not disturb the established tranquillity of the

locality.

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4.9 Energy

Objective 7 E

To reduce carbon emissions and encourage the use of

sustainable building techniques and renewable energy

sources wherever possible.

4.9.1 During the Plan-making process the potential to encourage and introduce a range of small-

scale renewable projects was identified as a further mechanism of reducing carbon

emissions and enhancing environmental sustainability.

4.10 Community Health, Well-Being and Amenity

Objective 8 CH

To provide, maintain, and improve the accessibility of the

local countryside, public open spaces (POS), public footpaths

and bridleways, outdoor and indoor recreational facilities,

playgrounds and rivers and all other means to support a

diverse and mixed community.

4.10.1 The NPPF states that Neighbourhood Plans should promote the retention and

development of local services and community facilities in villages, such as local shops,

schools, meeting places, sports venues, cultural buildings, public houses and places of

worship. In addition, the NPPF places importance on the retention and enhancement of

outdoor leisure facilities, Village Greens Local Green Spaces and public rights of way.

4.10.2 The key elements of a sustainable village community are its church, school, shop and pub.

Rogate currently has all these although the pub is in jeopardy. Rake has not had a church

but uses the nearby Milland church; the village lost its shop a few years ago; there is a

thriving primary school; and the garden centre also provides a thriving cafe. Small rural

village communities are at risk without the lifeblood of primary school-age children

receiving vital learning in the rural tranquillity of a successful village school; further, they

Policy E1: Renewable Energy

Small scale renewable energy projects will be supported if they can be delivered

without permanent detriment to the local environment and are commensurate

with the special qualities of the National Park. In particular, this plan supports

appropriate use of small solar panel installations and biomass energy systems

subject to safeguards in Policies NE1, BE1 and BE2 .

Community Projects: Transport and Travel

CP4: In partnership with WSCC, develop proposals to manage traffic flows

and traffic speeds on the minor roads of the parish.

CP5: In partnership with WSCC, develop proposals to maintain and improve

the parish’s network of public footpaths, cycle ways and bridle paths.

CP6: In partnership with WSCC, develop specific measures for traffic

calming within Rake and Hillbrow.

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have the enviable and much valued chance to benefit from the unique facilities of

extensive open spaces and forest schools; and the ability to learn first-hand about local

agriculture and forestry industries.

4.10.3 Within the R&RNDP area, Rogate and Rake CE primary schools are essential parts of the

two villages. Both schools have proved their worth as a local education resource for the

families in the villages as well as those from further afield seeking the unique education

experience that only a small rural Church schools can provide. Both schools have

increased their numbers and facilities. The community supports both schools and will strive

to retain both to safeguard these key elements of a sustainable rural village.

4.10.4 Central to the aims of this Plan is its ability to identify local amenity and recreation needs,

safeguard the facilities already in place that are of demonstrable community value and

promote the provision of additional facilities in future. The following three policies seek to

achieve these outcomes.

4.10.5 Chichester District Council maintains a statutory list of Assets of Community Value,

comprising social, recreational and amenity facilities of demonstrable value to their host

community. Currently, the White Horse pub house, Rogate is the only registered asset

located within the Parish.

Policy CH1: Community Facilities

The extension and enhancement of the following community facilities will be

encouraged where their current purpose and use is retained and where there is

evidence of local need, direct local benefit and viability:

Community facilities in central and

eastern sector –Rogate

Community facilities in western sector -

Rake

Rogate Village Hall incorporating

Youth Club and Heritage Centre

Just outside parish, Rake Village Hall

Rogate Recreation Ground, including

club houses, pavilions, bowls green,

tennis courts, basketball court,

children’s play area and proposed

outdoor gym equipment

including tennis court, Community

Orchard and children’s play area

Primary School

Village Shop and Post Office

Garden Centre and café

White Horse PH (registered

Community Asset) - currently closed

Flying Bull PH with accommodation

Jolly Drover PH with accommodation

Fyning Recreation Ground

Terwick Woodland

Rake Recreation Ground

Oliver’s Piece

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Policy CH2: Development of Community Facilities

Where the conditions in Policy CH1 are not met, development proposals resulting

in the loss or conversion of a community facility will only be supported if:

• the existing use is demonstrated to be not now viable, including through

cross-subsidy from a shared use or enabling development; and

• alternative provision is available in the vicinity or accessible by sustainable

means, including through clustering or sharing of facilities, without causing

an unreasonable reduction or shortfall in meeting the local need.

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Policy CH3: Public Open Spaces, Village Greens and Local Green Space

The following public open spaces are held as important by residents for their

recreational value and these will be protected from building development other

than in very special circumstances (defined in NPPF) or restricted recreational

use such as golf courses except where Policy CH2 applies.

These are as follows:

Public Open Spaces in Parish

Ownership and Designations

Rogate Recreation Ground

Registered Charity, with the Village Hall

Rake Recreation Ground

Parish Council, registered Village Green

(VG26)

Terwick Woodland

Parish Council

Fyning Recreation Ground

Parish Council, registered Village Green

(VG24)

Oliver’s Piece

Parish Council

Garbetts Wood

Woodland Trust

Hugo Platt play area and public open

space

Hyde Martlett leased to Parish Council

Lupin Field, Terwick

National Trust

Durford Heath

National Trust

Chapel Common SPA, SSSI and SNCI

Weavers Down

Private ownership, registered

Common Land (CL27)

Private ownership, Open Access land

and registered Common Land (CL53 &

CL61)

In addition to the two Village Greens and Commons, the following open spaces

are recognised as demonstrably special to the local community, and will be

designated as Local Green Space and protected from building development

other than in very special circumstances (defined in NPPF) or restricted

recreational use such as golf courses:

Local Green Spaces in Rogate Parish – see Figure 4.6

LGS1: Rogate Recreation Ground

LGS2: Terwick Woodland

LGS3: Garbetts Wood

LGS4: Hugo Platt play area and public open space

LGS5: Oliver’s Piece

LGS6: Lupin Field, Terwick

LGS7: Chapel Common SSSI and SNCI

LGS8: Durford Heath

LGS9: Rake Hanger SSSI

LGS10: Fyning Moor SSSI

LGS11: Weavers Down

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Figure 4.6 Local Green Spaces and Village Greens

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Community Projects: Community Health, Well-being and Amenity

CP7: Register the following assets on the District Council’s Register of

Assets of Community Value:

• Chapel Common – in conjunction with Milland Parish Council

• Rogate Village Shop and Post Office

• The Jolly Drover PH

• The Flying Bull PH

CP8: The promotion of the local food supply chains and support for

proposals that seek to produce and process locally sourced food.

CP9: The provision of new specialist and tailored facilities for children and

youth.

CP10: The enhancement of wildlife habitats in and around the public

open spaces, Village Greens and Local Green Spaces.

CP11: The promotion of the local ‘Dark Night Skies’ initiative, in

partnership with the SDNPA.

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5. COMMUNITY ASPIRATIONS

Community Projects: Natural Environment

CP1: In conjunction with the Sussex Wildlife Trust, encourage Biodiversity

Action Plans of key sites in the parish.

CP2: Support products and services derived from the natural environment

of the parish and the avoid naturally scarce or polluting materials.

Community Projects: Local Economy and Work

CP3: Lobby for improved local broadband and telecom services.

Community Projects: Community Health, Well-being and Amenity

CP7: Register the following assets on the District Council’s Register of Assets

of Community Value:

• Chapel Common – in conjunction with Milland Parish Council

• Rogate Village Shop and Post Office

• The Jolly Drover PH

• The Flying Bull PH

CP8: The promotion of the local food supply chains and support for

proposals that seek to produce and process locally sourced food.

CP9: The provision of new specialist and tailored facilities for children and

youth.

CP10: The enhancement of wildlife habitats in and around the public open

spaces, Village Greens and Local Green Spaces.

CP11: The promotion of the local ‘Dark Night Skies’ initiative, in partnership

with the SDNPA.

Community Projects: Transport and Travel

CP4: In partnership with WSCC, develop proposals to manage traffic flows

and traffic speeds on the minor roads of the parish.

CP5: In partnership with WSCC develop proposals to maintain and improve

the parish’s network of public footpaths, cycle ways and bridle paths.

CP6: In partnership with WSCC, develop specific measures for traffic

calming within Rake and Hillbrow.

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6. IMPLEMENTATION

6.1.1 All those considering some form of development in Rogate Parish will need to take account

of these R&RNDP policies and shape their proposals accordingly.

6.1.2 Decisions on planning applications are made by the South Downs National Park Authority

with some decisions delegated to the Chichester District Council. Those planning decisions

will have to be made in accordance with the policies of the Rogate and Rake

Neighbourhood Development Plan.

6.1.3 Utilities and service providers will need to take account of housing and business allocations

in the R&RNDP when planning their own services.

6.1.4 Community facilities and services will be provided by developers through their financial

contributions, particularly through the Community Infrastructure Levy. The South Downs

National Park Authority and the Rogate Parish Council will decide on the allocation of

monies from the Community Infrastructure Levy.

6.1.5 Those involved with the management of open and green spaces, rights of way and areas of

biodiversity, including the South Downs National Park Authority, the Rogate Parish Council

and the West Sussex County Council, will reflect the various designations in the R&RNDP in

their management policies and future provision.

6.1.6 People and Businesses will look to the R&RNDP to know the amount, design and location

of development, particularly when buying houses or setting up businesses.

6.1.7 Rogate Parish Council will take account of the Community Aspirations in its ongoing

activities and will seek, both directly and indirectly through the help of others, to

implement to Community Projects during the Plan period.

7. MONITORING AND REVIEW

7.1.1 The effectiveness of the Rogate and Rake Neighbourhood Development Plan will be

monitored over the Plan period by the Parish Council in partnership with the SDNPA. The

Parish Council may decide to review the Plan if:

a. It is considered by the Parish Council that the effectiveness of the Plan could be

significantly improved by a partial or full review of the policies; or

b. Any future review of the South Downs National Park Local Plan results in a conflict with

policies of the Plan to the extent that it is rendered ineffective; or

c. There is planning merit in producing a replacement Plan that encompasses a wider

area, possibly in partnership with adjacent Parish Councils.