Consultation Portal

The Core Strategy Policy CP3 sets out the importance of high quality design in order to raise standards and as a key element in sustainable development.  Within this District the importance of local distinctiveness must also be recognised and the role that the examination of an area's character should have in preparing a development proposal, be it in a Conservation Area or a site within a more typical residential setting.

The following policies set out at a local level the key aspects of design that are felt to be important to Horsham District but they can be supplemented by the advice and guidance contained within a number of publications relating to design, the conservation of buildings and the importance of town/landscapes prepared by groups and organisations including Central Government and a number of charitable organisations.  Applicants should be aware of the requirement for a Design and Access Statement to be submitted with many applications.  Government Circular 01/06 - Guidance on changes to the development control system, sets out the requirements of such statements, saying that they should explain the design principles and concepts that have informed the development and how access issues have been dealt with.  Further information can be obtained from the Development Department at Horsham District Council. In addition the West Sussex Design Commission has been preparing a set of Design Principles for the County which once complete will provide further guidance in support the policies within this chapter. Further information can be found via the West Sussex County Council web site www.westsussex.gov.uk

The policies particularly support the following sustainability objectives:

The following policies should be read in conjunction with Core Strategy Policy CP3: Improving the Quality of New Development.

The Council will support and encourage mixed use developments or those that contribute to a mix of uses in the locality where it does not conflict with other objectives.  In addition, in aiming to achieve more sustainable forms of development the Council will encourage buildings and spaces that are capable of change to suit new demands over time and will seek more sustainable buildings and construction techniques.  It is acknowledged that this may result in new forms of development.  Applicants should also consider Core Strategy Policy CP2: Environmental Quality which seeks to ensure that development minimises energy and resource consumption and incorporates sustainable construction technologies.

Not all elements of this policy will always be appropriate for each development; however applicants must consider the relevance of all the criteria to their proposal, no matter how large or small, and may be asked to justify why they do not consider a specific element is relevant to their application.

All development should, in-line with part 'c' of the policy, relate sympathetically to the built surroundings, this includes extensions which should not overpower the original building.

Part 'd' of the policy refers to Design Statements and Character Assessments, this includes for example, Village/Parish Design Statements, Horsham Town Neighbourhood Appraisal and the Horsham District Landscape Character Assessment.  Many villages and Parishes within the District have Village/Parish Design Statements.  These statements, written by the relevant community, describe the distinctive character of villages and surrounding countryside and set out design guidelines.  It is proposed that where appropriate, these will be adopted as Council policy and will be important in determining applications.  Within Horsham town a Neighbourhood Appraisal has been undertaken which considers issues of design in the town including identifying areas of important character outside of the Conservation Areas.  Other statements / assessments may be prepared from time to time and applicants should contact the Council for further information.

The positive contribution that existing landscaping and natural features can provide a development are often overlooked and there is a tendency to wish to clear a site before construction starts.  However the Council will seek to ensure the retention of such features as they can lead to a high quality design that relates well to its surroundings.  Within phased developments, the Council will also seek to ensure that each phase in terms of landscaping and design is as far as possible ‘stand alone’.  This will help to ensure that should later phases not be completed this does not lead to a poor form of development.  This could be controlled through conditions relating to each phase.

The removal of physical and social barriers is sought as part of this policy.  This could for example include the need to consider the impact of an existing road or poor access but can also go beyond the typical planning remit to consider 'social barriers', such as the need to ensure the accessibility of sites to all and the need to create mixed communities for example through the location of different housing types.  This will mostly relate to larger developments but may effect other key sites.

In more sustainable locations and in order to make the best and most efficient use of land, this Council will seek to reduce the level of parking incorporated in a development, provided that there are no adverse impacts on parking in adjoining streets.  Applicants are advised to contact West Sussex County Council Highways Department for further information. In addition other sources of information which may be useful to applicants can be found within ‘By Design’ (produced by the DTLR and CABE) and 'Safer Places: the planning system and crime prevention' (Office of the Deputy Prime Minister - ODPM).  They should also refer to the Horsham District Council Landscape Character Assessment.  Development in relation to landscaping should comply with the relevant British Standards as set out by the British Standards Institute.  For further information please contact the Horsham District Council Landscape Architect. 

Alongside other relevant policy requirements applicants must in particular incorporate the relevant requirements of Policy DC45 in terms of access and transport requirements.

The desirability of protecting an archaeological site and its setting will be a material consideration in determining a planning application.  When required, an archaeological assessment should provide information on the character and quality of such remains, and the anticipated impact upon them of the proposals; this may result in the need to carry out field evaluations as well as a desk-based assessment. 

Opportunities should be taken to promote the educational and amenity value of archaeological sites and ancient monuments although there may be occasions where this is not realistic due to the location of the site or related safety issues.

West Sussex County Council maintains the Historic Environment Record, an inventory of archaeological sites and monuments within the County. They are also shown on the Proposals Map.  The County Archaeologist (contact via West Sussex County Council) will be able to advise on the presence of any known archaeological deposits within the area of any development proposals, what archaeological reports may need to be submitted with any planning application and works required throughout the implementation of any planning application.

Applicants should be aware that it may be necessary to undertake an ecological investigation and implement suitable mitigation before any archaeological investigations begin.  Applicants are also advised to refer to Policies DC2: Landscape Character and DC5: Biodiversity and Geology.

Historic parks and gardens complement the historic buildings and landscapes of the District and are an important feature of this area.  Historic Parks and Gardens are identified in the English Heritage Register of Parks and Gardens of Special Historic Interest; for Horsham they list Knepp Castle, Leonardslee, Little Thakeham, Parham, Sedgwick and Warnham Park.  In addition the Sussex Gardens Trust has identified historic parks and gardens of local importance, these are Chestham Park, Henfield; Chesworth House, Horsham; Coolhurst, Colgate; Denne Park, Horsham; St Leonards Park, Colgate and Wiston House, Wiston.  Although these currently fall below the threshold for inclusion in the English Heritage register they are of importance locally and as such their character should be protected from harmful development. 

Applications should seek to protect and enhance the park / garden and its setting and should be accompanied by an assessment of the impact of any proposal on the character and quality of the site and include appropriate conservation and enhancement measures.  As these parks and gardens are often historic in nature there may also be a need for an assessment of any archaeological features, applicants are therefore referred to Policy DC12.  Further information is available from the Garden History Society, the Sussex Gardens Trust or the Landscape Officers at both Horsham District Council and West Sussex County Council.

There are many Conservation Areas within Horsham District, often comprising village and town centres and many rural hamlets.  They reflect some of the varying architectural and historic styles found across the District and incorporate traditional design and more contemporary design in places.  They are highly valued by people.  In many cases it is not just the most visible frontages of buildings that are important but also the rear elevations, the spaces between buildings, larger areas of open space, trees and proximity to, and views of the countryside beyond. 

The Council will continue with a programme of Conservation Area Appraisals, to be set out in the Local Development Scheme.  These appraisals will assess the existing boundaries, character and important features of the area and set out policies for their protection and enhancement.  In some cases there may be a need to consider new Conservation Areas.  Applicants within or adjacent to Conservation Areas are advised to consult Planning Policy Guidance Note 15 (PPG15): Planning and the Historic Environment as well as the relevant Conservation Area Appraisal.

Development within Conservation Areas will not be permitted unless the character of that area is preserved and, where possible, enhanced.  As a result outline permission will not normally be granted as the effect of a proposal needs to be fully assessed. 

It is expected that most developments should use traditional materials; however, there may be a few exceptions where a good quality substitute might be acceptable, which may include elevations and hard surfacing hidden from view.

Exceptionally the change of use of a building within a Conservation Area may be permitted which in other circumstances might be resisted.  This is subject to the Council being satisfied that the proposed use is the only practical means of preserving or enhancing the building.  Permission will not normally be granted for the extension of such buildings or for the expansion of uses beyond the capacity of the building. Where appropriate the Council will require the restoration or reinstatement of missing features such as boundary walls, original doors and window designs and the use of original materials for example on roofs.

There are over 1800 listed buildings in Horsham District and these are shown on the Proposals Map. This is a valuable asset that adds to the character and identity of the District.

The character of a Listed Building can be affected by relatively small changes and as a result the Council will expect proposed materials and detailing to match those of the original building.  Where matching materials are not available, other traditional materials which are typical of the locality may be used, provided that these do not adversely affect the character and appearance of the interior or exterior of the building.

Applicants are reminded that Listed Building Consent is required for any dish or telecommunication aerial that affects the character or appearance of a Listed Building or its setting.  Listed Building Consent will not be granted unless they are restricted to non-visible parts of buildings.  In addition applications for features on buildings (e.g. flues) that have not traditionally been incorporated are generally not considered suitable.

Any consent given for alterations to a Listed Building may contain a condition which specifies that the work can not be undertaken until the appearance; plan and features of the affected part of the building have been recorded by a suitably qualified person.  The condition may also specify that specific features are salvaged or re-used in any redevelopment of the site.

Any permission granted for total or partial demolition will contain a condition which specifies that the work can not be undertaken until the appearance; plan and features of that building have been recorded by a suitably qualified person.  The condition may also require specific features to be salvaged or re-used in any redevelopment of the site.

By virtue of the age, design and materials used within Listed Buildings applicants should be aware that there may be a need to undertake an ecological investigation (particularly in relation to roosting bats) before work commences.  Applicants are also referred to Policy DC4.

The upkeep and preservation of such buildings is important and applicants are advised to consult PPG15: Planning and the Historic Environment and English Heritage for further guidance.  In addition applicants are advised to consult the information provided on the Horsham District Council web site regarding Listed Buildings before making an application.

In exceptional circumstances in order to keep Listed Buildings in use and thereby secure their upkeep, exceptions to existing policy may be made, for example allowing alternative uses. In some circumstances, planning permission may be granted for development that is contrary to normal policy in order to provide funds to enable a Listed Building or its setting to be restored.  Further guidance on enabling development is contained within the English Heritage booklet 'Enabling Development and the Conservation of Heritage Assets', 2001 available from their website www.english-heritage.org.uk

In order to assess the relationship of the shop front to the building the Council will require details of the elevation of the whole building frontage.  Shop fronts and fascias should in the main reflect traditional styles; where it extends across more than one original frontage; the new shop front should reflect the dimensions of the original units.  Features such as box fascias in bright colours and untreated aluminium surrounds do not reflect the more traditional character of many shopping areas in the District and should be avoided.  Applications must also consider the criteria set out in Policy DC11 in relation to design.

Many Conservation Areas in the District include shops; the frontages of many of these shops are intrinsic to the character and architectural interest of that area.  As such it is important to preserve these important features; however, should a replacement be approved it must fulfil the Conservation Area design criteria set out in Policy DC14: Conservation Areas, or for Listed Buildings the criteria set out in Policy DC15: Listed Buildings.  The Council will wish to see the use of traditional materials of suitable colours or high quality substitutes if appropriate.  In some cases discreet illumination may be acceptable.  Applicants should consult the Horsham District Council Design Guidance No 2: Shop Fronts.

Applications for advertisement consent will be assessed against the Town and Country Planning (Control of Advertisements) Regulations and the more local criteria set out in the above policy.

This policy covers all temporary buildings or other developments / changes of-use requiring planning permission including temporary and mobile homes, and classrooms.  Examples of justification for temporary use could include the short-term need for additional space or to cover a period whilst permanent development is being constructed.  All other relevant policies of the Plan will apply to temporary applications including those of design and landscaping.  Temporary buildings will have to be of a good standard of design and appearance and will need to comply with the other relevant policies within the document, particularly if located in a Conservation Area, important landscape area or other sensitive location.

As set out in Planning Policy Guidance Note 3: Housing (PPG3) development must make the most efficient use of land; however, there are occasions where this could damage the character of an area.  This is the case in Heath Common and West Chiltington Common where their low density character is vulnerable to change as infill and re-development pressures increase; if this is done inappropriately it would have a significant detrimental effect on the characteristics of these area.  Applicants should also refer to the relevant Village Design Statement.

Applications in other significant areas of low density development must respect the character of these areas, in line with the requirements of Policy DC11, where the townscape is of good quality and intrinsic to the overriding quality of the area to which it relates.  This does not necessarily mean low density development, but will require the imaginative design and layout of schemes.