Agenda item

The Group considered the report of the Director of Change, Planning and the Environment relating to the draft Core Strategy strategic site allocations for housing and employment, together with the policy for the presumption in favour of sustainable development and the distribution of housing targets for rural service centres, and to approve the document attached at Appendix A to the report for public consultation in accordance with regulation 18 of the Town and Country Planning (Local Planning) (England) Regulations 2012.

The Group discussed in great detail the issues raised in the report and the various measures that could be taken in respect of the concerns raised.

The Director of Change, Planning and the Environment reported to the Group a number of amendments he wished to make to the consultation document which are set out below:-

Core Strategy Strategic Site Allocations – Proposed Amendments

East of Hermitage Lane

1.  After paragraph 3.16 add new paragraph: “East of Hermitage Lane lies, in part, within an identified biodiversity opportunity area (BOA).  The Greensand Heaths and Commons BOA, in which the north eastern portion of the site is located, is characterised by a concentration of woodlands on the Greensand Ridge where areas of healthy vegetation and acid grassland are a feature. The larger field, which is proposed for development, has been ploughed on a number of occasions, although opportunities exist for targeted habitat restoration and creation as part of the development.”

2.  Delete paragraph 3.17 and replace with: “At the south western end of the site is a smaller field with an area of protected trees to the north east. The field and trees, which are to be retained as informal/natural open space, offer the chance to create an enhanced biodiversity corridor through and around the proposed development.  Retention of the smaller field also allows a section of archaeological remains to be left in situ, as advised by the County Archaeologist.  The retention and enhancement of this part of the site will also screen the proposed development from Hermitage Lane and maintain the setting of Maidstone Hospital.”

North of Sutton Road

3.  Paragraph 4.10 following “and enclosure to development” add: “The County Ecologist has identified the eastern part of the site as having ecological potential so more detailed consideration should be given to this area through the submission of an ecology survey, incorporating mitigation measures, to be approved by the Borough Council.  Existing landscape features within the site should be retained where possible.  Bicknor Wood to the north of the site and the trees running along the eastern boundary are subject to tree preservation orders (TPO No.37 of 1981 and TPO No.36 of 1981).”

4.  Policy SS2c add new criterion: “Submission of a full landscape assessment and ecology survey, to be approved by the Borough Council”.

Woodcut Farm

5.  Paragraph 5.3 amend first sentence to read “The site which is some 25.8ha 25.3ha, is situated…”

6.  Paragraph 5.9 add “The site does lie within the Mid Kent Greensand and Gault Biodiversity Opportunity Area and opportunities to develop targeted habitat mitigation and enhancements in conjunction with the site’s development will be identified.”

7.  Policy SS3(5) amend to read “Larger footprint buildings will be accommodated in the field to the east of the stream up to a maximum unit size of 15,000sqm 10,000sqm ground area with building ridge heights not to exceed 14m”.

Newnham Park

8.  Paragraph 6.10 after “views from the AONB” add: “Of particular prominence is the hill to the north east of the field located to the east of the stream, so development will not be permitted on this part of the site.”

9.  Paragraph 6.15 amend to read “The medical campus will provide for up to 200,000m² 150,000m²  of specialist medical facilities”.

10.  Policy SS4(1) amend to read “Provision of a maximum 200,000m² of specialist medical facilities set within an enhanced landscape structure” and replace with “Provision of a maximum 200,000m² 150,000m² of specialist medical facilities set within an enhanced landscape structure”.

11.  Policy SS4(5) after “…use of the topography in site layout plans …” add: “to exclude development on more prominent parts of the site.”

12.  Policy SS4(7) amend to read “The cumulative quantum of retail floorspace will be restricted to the provision of up to 500sqm above that which already exists and any additional retail floorspace above this limit must be complementary to town centre uses and the need for, by means of a sequential sites assessment, demonstrably require an out of town location justified.

The Group were also asked to recommend a change to the original recommendation 1.2.4 so as to read as follows:-

“The Cabinet notes that the Maidstone Strategic Site Allocations Sustainability Appraisal July 2012 (Appendix C) forms part of the evidence base; and requests that the consultants (URS) be asked to provide a summary of the significant environmental effects of the options chosen and the reasonable alternatives rejected, as set out in the Plans and Programmes Regulations 2004, Schedule 2.

RESOLVED to Recommend to the Cabinet: That the recommendations in the report be approved subject to taking into account any decisions made in Minute 9 above and the amendment recommended by the Director of Change, Planning and the Environment as set out above and the change to recommendation 1.2.4 as set below:-

“That it be noted that the Maidstone Strategic Site Allocations Sustainability Appraisal July 2012 (Appendix C) forms part of the evidence base; and requests that the consultants (URS) be asked to provide a summary of the significant environmental effects of the options chosen and the reasonable alternatives rejected, as set out in the Plans and Programmes Regulations 2004, Schedule 2.”