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Strategic Planning, Sustainability and Transportation Committee |
18 August 2015 |
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Is the final decision on the recommendations in this report to be made at this meeting? |
Yes |
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Policies for new land allocations |
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Final Decision-Maker |
Strategic Planning, Sustainability and Transportation Committee |
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Lead Director or Head of Service |
Rob Jarman, Head of Planning and Development |
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Lead Officer and Report Author |
Sue Whiteside, Spatial Policy Team Leader, and Steve Clarke, Principal Planning Officer |
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Classification |
Non-exempt |
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Wards affected |
Loose, Coxheath and Hunton, and Marden and Yalding |
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This report makes the following recommendations to the final decision-maker: |
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1.
That the draft policy
for land North of Heath Road (Older’s Field), Coxheath be approved for Regulation
18[1]
public consultation (55 dwellings and 2.34ha strategic open space). 2.
That the draft policy
for Hubbards Lane, Loose be approved for Regulation 18 public consultation (6
dwellings) as an exception to the local plan settlement hierarchy. 3.
That the draft policy
for Bentletts Yard, Claygate Road, Laddingford be approved for Regulation 18
public consultation (10 dwellings) as
an exception to the local plan settlement hierarchy. |
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This report relates to the following corporate priorities: |
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· Keeping Maidstone Borough an attractive place for all |
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Timetable |
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Meeting |
Date |
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Strategic Planning, Sustainability and Transportation Committee |
18 August 2015 |
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Policies for new land allocations |
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1. PURPOSE OF REPORT AND EXECUTIVE SUMMARY
1.1 At the adjourned meeting on 23 July 2015, the Committee considered a number of housing sites in the context of a challenging objectively assessed housing need. The report did not contain specific policies for three sites that were approved for further public consultation (Regulation 18), although the report contained site information and plans. This report recommends policies for the following three sites:
· Land north of Heath Road (Older’s Field), Coxheath
· Hubbards Lane, Loose
· Bentletts Yard, Claygate Road, Laddingford
2. INTRODUCTION AND BACKGROUND
2.1
This report recommends three
policies for sites which were approved for public consultation (Regulation 18) at
the adjourned Committee meeting of 23 July 2015. Site plans are reproduced in
Appendix A for convenience.
2.2 A viability report in respect of the development of Bentletts Yard is currently being assessed and the Committee will be updated at the meeting should the results be available.
3. PREFERRED OPTION AND REASONS FOR RECOMMENDATIONS
Policy H1(76) – Land North of Heath Road (Older’s Field)
Coxheath
3.1
The site is
located on the north side of the B2163 Heath Road, immediately adjacent to the
current western boundary of the village of Coxheath. It extends to 4.59ha in
area, and the land falls gently towards the north.
3.2
Currently, the
site is comprised largely of sweet chestnut woodland with heathland plants such
as Broom taking hold, along with Sweet Chestnut/Silver Birch trees on
previously more open areas. In the centre of the area is an open grassed area
beyond a bund feature. Established woodland (2.13ha) to the north is not
currently being managed as coppice woodland. This area is the subject of a
planning application (13/1999) for use as public open space.
3.3
From throughout
much of the site, the dwellings at Whitebeam Drive/Lynden Road and Wakehurst
Close within the existing village boundary of Coxheath to the east are visible;
there is a harsh edge to the village. The majority of this boundary is
close-boarded fencing and the houses are on slightly higher land than much of
the site. The current boundary edge with Coxheath is sometimes used for the
unauthorised dumping of household garden waste.
3.4
Approximately half
way into the site, to the north-west, the dwellings at Adbert Drive/ Fairhurst
Drive are visible. These were built on the site of a former scrap metal yard
and are accessed from Dean Street further to the west which comprises a linear
residential development on either side.
3.5
The whole site
area is criss-crossed by a network of informal paths running north-south and
east-west through the woodland and scrub and is well-used on an informal basis
by local residents. PROW KM46 runs along the western side of the site from
Heath Road towards Pleasant Valley Lane which is also a PROW (KM44) but which
is surfaced and serves a number of dwellings and grazing land.
3.6
Planning
permission was granted in 1972 (MK/3/71/385) for a petrol filling station and
showroom with caretaker’s flat on the part of the site fronting Heath Road. The
development was commenced and an application for a lawful development
certificate, demonstrating that the permission remained valid, was granted in
1999 (99/0771). Given the regeneration that is taking place on the site,
evidence of the works undertaken to implement the 1972 permission are becoming harder
to see on site but they do remain.
3.7
Two areas of open
space to the west and north of the proposed residential development area are
indicated on the site plan. These areas should be provided as open space as, together
with the area of proposed open space to the north, they will play an important
role in preventing coalescence between the settlements of Dean Street and
Coxheath. This is an aspiration of the emerging Coxheath Neighbourhood Plan.
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Policy H1(76)
Land North of Heath Road (Older’s Field) Coxheath
Planning permission will be granted if the following criteria are met.
Design and Layout
1.
The layout will provide for a
range of dwelling types and sizes to ensure an appropriate mix of
accommodation is provided. 2.
Development proposals will be of
a high standard of design and sustainability incorporating the use of
vernacular materials and demonstrating compliance with the requirements of
policies DM2, DM3 and DM4. 3.
Residential development shall
take place on not more than 2.25ha of the site as indicated on the Proposals
Map and shall be accessed from the B2163 Heath Road. 4.
Two areas of open space
comprising a minimum of 1.54ha to the north of the residential development
area and a minimum of 0.8ha to the west of the residential development area,
as shown on the proposals map, shall be provided as open space. Landscape/Ecology
5.
The development proposals are
designed to take into account the results of a landscape and visual impact
assessment undertaken in accordance with the principles of guidance in place
at the time of the submission of an application. 6.
The development proposals are
designed to take into account the results of a detailed arboricultural
survey, tree constraints plan and tree retention/protection plans. 7.
The development proposals are
designed to take into account the results of a phase 1 habitat survey and any
species specific surveys that may, as a
result, be recommended, together with any
necessary mitigation/ enhancement measures. Flood risk and drainage
8.
Development will be subject to
the results of a detailed flood risk assessment and a sustainable surface
water drainage strategy that demonstrates that surface water run-off from the
site will not lead to an increased risk of flooding either on site or off-site. Community facilities
9.
Contributions towards community
infrastructure in Coxheath to mitigate the additional impact of the
development will be provided where appropriate. Open space
10. In addition to the provision of publicly accessible
open space pursuant to criterion 4, additional contributions towards other
types of open space and/or contributions towards such provision off-site will
be provided where appropriate. Access
11. Vehicular access shall be taken from the B2163 Heath
Road. 12. Improvements to PROW KM46 from Heath Road as far as
its junction with KM46 (Pleasant Valley Lane) for the benefit of both
pedestrian and cycle access will be provided. Highways
13. Contributions towards the improvement of the
junction of the B2163 Heath Road and the A229 Linton Road at Linton Crossroads
will be provided where appropriate. 14. The existing pedestrian footpath on the north side of Heath Road that currently terminates at Wakehurst Close shall be extended across the site frontage as far as PROW KM46.
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Ward: Coxheath and Hunton |
Parish: Coxheath |
Site area 4.59ha |
Developable area 2.25ha |
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Approx. Yield 55 units |
Net density 24.4 dwellings/ha |
Current use: Vacant regenerating heathland/woodland with informal public access |
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Policy H1(X) Hubbards Lane, Loose
3.8
The site is
located on the eastern side of Hubbards Lane, within Loose Parish. Measuring
approximately 0.4 hectares, and roughly square in shape, the site forms part of
a wider agricultural unit which is currently occupied by polytunnels and is in
intensive use. A ribbon development of detached and semi-detached properties
lies to the north of the site, whilst the remainder of the agricultural unit
lies to the east and south. The Cornwallis Academy and grounds are located to
the west, on the far side of Hubbards Lane.
3.9
The proposed layout
of the development will need to take account of the form and design of
development to the north of the site. Development of this site for around six
dwellings will extend the ribbon development by approximately 50 metres to the
south, and this low density development will therefore allow for effective
structural landscaping to be introduced on the site’s eastern and southern
boundaries. The existing hedgerow on the site’s western boundary has been
identified as potentially important, and should be maintained and enhanced
where practicable.
3.10
There are no
serious highways constraints to development, but the design of the scheme will
need to take account of the potential for problems caused by car parking
associated with the Cornwallis Academy at peak times.
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Policy H1(X)
Hubbards Lane, Loose
Planning permission will be granted if the following criteria are met:
Design and Layout
1.
Development of the site will
take account of the form and siting of the ribbon development along Hubbards
Lane to the north. 2.
Structural landscaping will be
provided on the eastern and southern boundaries of the site to provide a
suitable buffer between the site and the agricultural unit to the east. 3. The existing hedgerow on the site’s western boundary will be maintained and enhanced where practicable.
Access
4. Access to the site will be from Hubbards Lane and the scheme design should take account of the potential for the development to be affected by car parking associated with the Cornwallis Academy at peak times.
Flooding and drainage
5. Appropriate surface water management measures and flood mitigation measures will be implemented, subject to a flood risk assessment, incorporating sustainable drainage systems.
Open Space
6. Provision of publicly accessible open space and/or financial contributions, where assessed as appropriate.
Community Infrastructure
7. Appropriate contributions towards community infrastructure will be provided.
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Ward: Loose |
Parish: Loose |
Site area 0.4ha |
Developable area 0.4ha |
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Approx. Yield 6 units |
Net density 15 dwellings/ha |
Current use: Agriculture (cultivation under polytunnels) |
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Policy H1(XX) – Bentletts Yard, Claygate Road, Laddingford
3.11
The site is
located close to Laddingford in a rural area characterised by open countryside
interspersed with clusters of agricultural buildings. The site comprises an
area of 1.5 ha and is predominantly used as a commercial vehicle scrapyard. At
the site entrance close to Claygate Road is a Grade II listed building known as
The Pest House.
3.12
The current use is
out of character in this attractive rural landscape and there are landscape and
heritage benefits associated with allowing its replacement with limited
residential development. Development would also result in the remediation of
any contamination associated with the existing scrapyard use, as well as
reduction in heavy vehicle movements to the site.
3.13
A strong tree and
hedgerow boundary to the north of the site reduces the visibility of the site
in the landscape, and should be protected and enhanced. The boundary to the
south should be enhanced by a strong landscaping buffer.
3.14
Given the rural
location and the need to ensure that the development fits appropriately into
the landscape, a low density development would be appropriate with buildings
designed and sited to reflect groups of historic farm buildings.
3.15
There are Great
Crested Newts associated with ponds close to the site. As a result, detailed
ecological surveys are required and a mitigation strategy prepared if proven necessary.
The proposed density of development is such that disturbance of the potentially
suitable habitat is unnecessary, and there will be opportunities for ecological
enhancement on the site.
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Policy H1(XX) – Bentletts Yard, Claygate Road, Laddingford
Planning permission will be granted if the following criteria are met:
Design and Layout 1. The layout of development shall reflect the rural character of the area to create the appearance of one or more clusters of farm buildings. 2. Development proposals will be of a high standard of design and sustainability, incorporating the traditional domestic and agricultural building designs and materials of Kent Vernacular architecture. 3. Lighting on the site should be
carefully designed so that it minimises landscape, heritage and ecological
impacts. Heritage Impact 4. Development should preserve and/or enhance the setting of the listed building known as The Pest House at the entrance to the site. Landscape/ecology 5. The development proposals are designed to take into account the results of a landscape and visual assessment undertaken in accordance with the principles of guidance available at the time of the submission of an application. 6. The development proposals are designed to take into account the results of a detailed arboricultural survey, tree constraints plan and tree retention/protection plans. 7. Retention, enhancement and reinforcement of trees and hedgerows along the site’s northern and southern boundaries to provide substantial structural landscaping to screen the development from the surrounding countryside. 8. The development proposals are designed to take account of the results of a phase 1 habitat survey and any species specific survey that may, as a result, be recommended together with any necessary mitigation / enhancement measures. 9. The development should be designed to ensure that land suitable for use as Great Crested Newt habitat should not be lost to development. Any landscaping and ecological enhancements at the western end of the site should include provision of a wildlife pond. Land contamination and viability 10. It should be demonstrated that contamination of the site resulting from its scrapyard use has been remediated to the satisfaction of the local authority and the Environment Agency. 11. Any application should be accompanied by a detailed viability assessment and appraisal. Flooding and water quality 12. The submission of a flood risk assessment which has been undertaken to a methodology agreed with the Environment Agency. 13. Measures should be secured to ensure adequate site
drainage, including the implementation of sustainable drainage measures.
Sustainable Urban Drainage Measures should seek to enhance potential Great
Crested Newt habitat. Community Infrastructure 14. Appropriate contributions towards community infrastructure will be provided where the development scheme is viable, priority being given to ensure the achievement of criteria 9 and 10 above. Open Space 15. Provision of publicly accessible open space and/or contributions towards such off-site provision where appropriate. Highways 16. Appropriate improvements to, or contribution towards, the junction with Claygate Road. |
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Ward: Marden and Yalding |
Parish: Yalding |
Site area 1.5ha |
Developable area 1.5ha |
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Approx. Yield 10 units |
Net density 7.5 dwellings/ha |
Current use: Scrap yard |
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4. NEXT STEPS: COMMUNICATION AND IMPLEMENTATION OF THE DECISION
4.1 The three draft site allocation policies will be subject to further public consultation (Regulation 18).
5. REPORT APPENDICES
The following documents are to be published with this report and form part of the report:
· Appendix A: Policies for new land allocations - site plans
6. BACKGROUND PAPERS
None