March 23rd, 2022
Secretary of State for Levelling Up, to call into question the decision to override the locally refused planning application to build new homes at Chatsmore Farm.
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Tags: Environment Eco, Worthing
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Outcry as Secretary of State overrules environmentally damaging Chatsmore Farm Decision
Leader of Worthing Borough Council, Cllr Kevin Jenkins has written to The Rt Hon Michael Gove MPSecretary of State for Levelling Up, to call into question the decision to override the locally refused planning application to build new homes at Chatsmore Farm.
In February, Worthing Borough Council vowed to continue its fight to protect the green space at Goring Gap after its decision to reject an application for new housing was overruled.
The ruling made by the Government's Planning Inspectorate paves the way for 475 homes to be built at Chatsmore Farm - despite an earlier indication by the Inspectorate that the green gap which maintains open space between Worthing and Ferring should be protected from development.
Last year, the Council rejected an application by Persimmon to build the homes on Chatsmore Farm, which was appealed by the developer.
The Council argued that this area is an important part of its Green Gap and that development would adversely affect the setting of the South Downs National Park and add to local traffic congestion.
However, the Inspectorate has now ruled that the appeal should be allowed and granted outline planning permission for the development of almost 500 new homes.
The ruling follows the publication of the draft Worthing Local Plan, the Council's planning blueprint for development over the next 15 years, which designates Chatsmore Farm as green gap in planning terms. This was accepted by the government-appointed Local Plan Inspector who indicated that the site should remain undeveloped.
Cllr Kevin Jenkins, Leader of Worthing Borough Council, said: “We are extremely disappointed and very surprised by this ruling as it is in complete contrast to what was agreed in the Worthing Local Plan examination.
“ We have worked closely with the Planning Inspectorate to reach an agreement on how we can meet our housing targets and protect our green areas, but this appears to have been completely overlooked.
“Worthing has one of the lowest areas of green space in the country, of which Chatsmore Farm is one. We will now be reviewing our options and will do everything in our power to protect this important green space from development.”
The ruling made by the Government's Planning Inspectorate paves the way for 475 homes to be built at Chatsmore Farm - despite an earlier indication by the Inspectorate that the green gap which maintains open space between Worthing and Ferring should be protected from development.
Last year, the Council rejected an application by Persimmon to build the homes on Chatsmore Farm, which was appealed by the developer.
The Council argued that this area is an important part of its Green Gap and that development would adversely affect the setting of the South Downs National Park and add to local traffic congestion.
However, the Inspectorate has now ruled that the appeal should be allowed and granted outline planning permission for the development of almost 500 new homes.
The ruling follows the publication of the draft Worthing Local Plan, the Council's planning blueprint for development over the next 15 years, which designates Chatsmore Farm as green gap in planning terms. This was accepted by the government-appointed Local Plan Inspector who indicated that the site should remain undeveloped.
Cllr Kevin Jenkins, Leader of Worthing Borough Council, said: “We are extremely disappointed and very surprised by this ruling as it is in complete contrast to what was agreed in the Worthing Local Plan examination.
“ We have worked closely with the Planning Inspectorate to reach an agreement on how we can meet our housing targets and protect our green areas, but this appears to have been completely overlooked.
“Worthing has one of the lowest areas of green space in the country, of which Chatsmore Farm is one. We will now be reviewing our options and will do everything in our power to protect this important green space from development.”
On 16th March Cllr Jenkins wrote;
Dear Secretary of State
Decision - s78 appeal for development at Chatsmore Farm, Worthing
(also known as Land North West of Goring Station)
(Appeal Ref: APP/M3835/W/21/3281813).
I write to you with regard to the allowed appeal and outline planning permission granted for
a mixed use development comprising up to 475 dwellings. This decision flies in the face of
the recent examination of the Worthing Local Plan that was heard in November 2021,
where the Inspector found that the Local Plan was very well advanced and issued a Post
Hearing Advice letter. That letter is of great relevance as it did not raise any concern about
the principle of the protection of the designated green gaps (including Chatsmore Farm) or
the need to find any additional housing sites to meet an identified shortfall in housing.
Paragraph 29 of the letter (copied below) acknowledges the difficulty the Council has in
meeting housing needs and that there are sites where environment concerns outweigh
development needs. As we demonstrated during the Examination the Council is strongly of
the view that this applies to the Chatsmore Farm site.
‘I am clearly very conscious of the Council’s housing delivery issues and the
difficulties that exist in meeting needs. Nonetheless, as the Council have also
argued, this does not mean that all forms of development are acceptable in
principle. In this instance, I consider that the risk of adverse impacts from
developing the site would significantly and demonstrably outweigh the
benefits.’
Paragraph 15 of the NPPF states that ‘the planning system should be genuinely plan-led’.
The Council finds it difficult to reconcile this objective at a time when the Local Plan is so
well advanced and yet an application for 475 dwellings (in an area that the Plan is seeking to
protect) is approved. The local community, who have been actively involved in every stage
of Plan-making will no doubt have difficulty understanding or comprehending how such a
decision has been reached with a ‘plan-led’ system.
The Council is currently giving serious consideration to challenging this decision through a
Judicial Review – legal advice is being sought in this regard. Furthermore, we understand
that the local MP (Sir Peter Bottomley) is requesting that the decision be called-in by
yourself.
Given the clearly spoken words of our Prime Minister at our conference only in October,
when he hinted at the damaging effect of mass house building on our region. He noted the
need for new homes but crucially, “Not on green fields, not just jammed in the South East
but beautiful homes on brownfield sites in places where homes make sense.”
Given this strong message from the Prime Minister, given the anger by residents, I trust you
will heed the call from Sir Peter Bottomley and those of thousands of frustrated Worthing
residents and give this matter your utmost consideration.
Yours sincerely,
Councillor Kevin Jenkins
Leader Worthing Borough Council
Direct Email : kevin.jenkins@worthing.gov.uk
Phone Number: 01903 221002
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Tags: Environment Eco, Worthing
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