Planning, Transport and Development Overview & Scrutiny Committee

19^th November 2013.

Update

Newnham Park Policy (Appendix B, pages 86 to 91)

1.       Amend criterion 1 of the policy to read “ phased provision of a maximum of 150,000sqm 100,000sqm of specialist medical facilities set within an enhanced landscape structure of which 25,000sqm will provide for associated offices and research and development;

2.       Amend paragraph 1.5 of the supporting text to read “The medical campus will deliver up to 150,000sqm 100,000sqm of specialist medical facilities and associated uses, of which 25,000sqm will provide for related offices and research and development.”

3.       Replace  criterion 5(iv) of the policy which states “The control of building heights across the whole site in response to the site’s topography with no building to exceed 4 storeys in height” with the following;

“The restriction of building heights across the whole site to a maximum of two storeys. Exceptionally, a building of up to 4 storeys could be accommodated on the land adjacent to the existing KIMS (phase 1) development to the immediate west of the stream and buildings of up to 3 storeys could be accommodated at the entrance to the site.”  

4.       Add the following paragraph after paragraph 1.4 of the supporting text

Building heights will be restricted across the whole site to two storeys. Exceptionally there are two locations within the site where modestly higher buildings may be achievable. The first of these lies towards the north of the site, immediately west of the stream and south of the KIMS phase 1 development where the site topography would enable a building of up to 4 storeys to be achieved.   The second location is at the entrance to the site where buildings of up to 3 storeys would be acceptable.  In all cases buildings should be designed and sited to respond to the site’s undulating topography and should avoid any significant site levelling in the creation of development platforms for example by the use of terracing.

Maidstone East/Sorting Office Policy (Appendix B pages 92-95)

Amend the policy with the insertion of an additional criterion (9) under the Design and Layout subsection (page 93) to read:

9. The incorporation of landscaped elements within the overall scheme design including the retention of existing landscape features where possible.

Policy SP4 – Larger Villages

Amend paragraphs 6.51 – 6.53 on page 32 as follows:

Boughton Monchelsea

6.51           Boughton Monchelsea lies to the southeast of Maidstone’s urban edge adjacent to the scarp face of the Greensand Ridge. The village performs well in the audit in terms of education and childcare, with a primary school, playgroup, nursery and nearby secondary school. It performs poorly in terms of healthcare, with no GP surgery or other health care service. The village has a local shop, post office, village hall and recreation areas. Although the village is close to the urban area, public transport connections to Maidstone town centre are infrequent, and this is not helped by the fact that residential areas within the village are quite dispersed. Local employment opportunities in the village are also limited.

Hollingbourne (Eyhorne Street)

6.52           Hollingbourne (Eyhorne Street) is a linear settlement which lies to the northeast of Maidstone’s urban area in the setting of the Kent Downs Area of Outstanding Natural Beauty.  The larger residential area (Eyhorne Street) is removed from The primary school, pre-school and one of the local playing fields are approximately 0.5km from the village centre. is removed from the primary school, pre-school, and one of the local playing fields by approximately 0.5km. It performs poorly in terms of healthcare, with no GP surgery or other health care service. The village does not have a GP surgery or healthcare facilities apart from an osteopath clinic, but does has some good key facilities, including a village hall, local shop, post office, pubs and a restaurant. Rail connections to Maidstone town centre and other retail and employment destinations are good, and the village also has a regular bus service to the town centre.

Sutton Valence

6.53           Sutton Valence performs lies to the southeast of Maidstone’s urban area on the scarp face of the Greensand Ridge. The village performs well in the audit in terms of education facilities.  There is a pre-school, primary school and the Sutton Valence boarding school, which caters for children from the age of 3 to 18.  In terms of services and community facilities there are pubs, a church, a village hall, mobile library service and good playing pitches.  The village has a medical practice but no dentist or pharmacy. Public transport connections to Maidstone town centre and Headcorn are good due to a regular bus service. The village does not have a train station. 

Policy SP5: Countryside

Amend the supporting text to the Countryside Policy SP5 from paragraph 6.55 to 6.58 on pages 33 & 34 as follows:

The countryside

6.55           Maidstone borough is predominantly rural with a large proportion of the population living in villages as well as on the fringes of the urban area. Much of the The rural landscapes are of high quality with valuable agricultural and ecological resources as are the agricultural within the borough. The countryside areas are highly accessible to those living and working in the urban areas, complemented by a wide and well-used public rights of way network. They also act as a major asset to attract new investment into the borough. However this proximity to the urban area brings with it pressures arising from an increased level of demand for houses, recreation and jobs in the countryside.

6.56           The countryside is defined as all those parts of the plan area outside the settlement boundaries of the Maidstone urban area, rural service centres and larger villages with defined settlement boundaries and is depicted on the policies map. The countryside has an intrinsic value that should be conserved and protected for its own sake. However there is also a need to ensure a level of flexibility for certain forms of development in the countryside in order to support farming and other aspects of the countryside economy and to maintain mixed communities. This needs to be mitigated done in a way that maintains and enhances the distinctive character of the more rural part of the borough.

Rural economy

6.57           Maidstone’s rural economic character is diverse and complex in nature. The number of rural and agricultural businesses found within villages and rural service centres and the wider countryside account for a significant proportion of all firms in the borough. Small businesses are a particular feature of rural areas, as is homeworking, home-based businesses and live-work units.

6.58           Agriculture remains an important influence, fulfilling a number of important and varied roles in the countryside, contributing to the local economy, and managing and maintaining much of the valued landscapes. It benefits from the fact that much of the soil within the borough comprises the most high grade and versatile agricultural land. However, in line with other businesses agriculture needs to be able to react to new and changing markets and developments in technology. A more recent trend in agriculture is the response to demand for produce to be available on a year round basis. This leads to land being put under intense pressure for almost industrial scale development that can have an adverse impact on the wider landscape and natural assets, such as wildlife, soil and water resources, that require protection within the landscape. Another trend is the increasing interest in smaller-scale renewable energy installations. Further advice and guidance on the landscape implications of these activities will be given in the Landscape Character Guidelines supplementary planning document.

Amend paragraphs 6.66 to 6.70 on pages 35 & 36 as follows:

Design

6.66           The countryside is a sensitive location within which to integrate new development and the borough council will expect high quality designs proposals to respect the high quality and distinctive landscapes of the borough in accordance with policy DM28.

Kent Downs Area of Outstanding Natural Beauty and its setting

6.67           A large part of the northern part of the borough lies within the Kent Downs Area of Outstanding Natural Beauty (AONB). This is a visually prominent landscape that contributes significantly to the borough’s high quality of life. It is an important amenity and recreation resource for both Maidstone residents and visitors and forms an attractive backdrop to settlements along the base of the Kent Downs scarp. It also contains a wide range of natural habitats and biodiversity.  Designation as an AONB confers the highest level of landscape protection and one which the council has a statutory duty to conserve and enhance. Within the AONB the Management Plan provides a framework for objectives to conserve and enhance the natural beauty of the area. The council has adopted the updated reviewed Management Plan and will support its implementation. Open countryside to the immediate south of the AONB forms the setting for this designation. In Maidstone this is a sensitive landscape that is coming under threat from inappropriate development and is viewed as a resource that requires conservation and enhancement where this supports the purposes of the AONB.

6.68           The council will ensure proposals conserve and enhance the natural beauty, and distinctive character, biodiversity and setting of the AONB, taking into account the economic and social well-being of the area. Rural diversification and land-based businesses in the Kent Downs AONB will only be acceptable where they help improve the special character of the AONB and are in accordance with the Kent Downs AONB Management Plan, supporting guidance and position statements. Economic development within the AONB should be located in existing traditional buildings of historic or vernacular merit in smaller settlements, farmsteads or within in groups of buildings in sustainable locations.

6.69           New development in the AONB needs to respect the vernacular architecture, settlement character and the natural beauty of the local landscape. This will require high quality designs as set out in Policy DM28. To help developers produce designs of a suitably high quality, the council will continue to encourage the use of the Kent Downs AONB Unit’s design guidance and publications.

Quality Landscapes of local value

6.70           The council will protect its most versatile and sensitive landscapes. In addition to the Kent Downs AONB and sites of European and national importance, the borough includes vast significant tracts of quality landscape, including parts of the Greensand Ridge together with the Medway, Loose and Len river valleys. These landscapes were highlighted as areas of  local value by the public through previous consultation. The council will protect its most versatile and sensitive landscapes.

                   Add an additional paragraph 6.71 on page 36 as follows:

6.71           The Greensand Ridge lies to the south of Maidstone and is defined by the scarp face of the Ridge with extensive views across the Low Weald to the south.  It is characterised by frequent small blocks of coppice and deciduous woodland, extensive orchards and frequent oasts, with ragstone being a predominant material in walls and buildings.  The Medway Valley is characterised by the wide River Medway and steep valley sides where the valley incises the Greensand and is crossed by distinctive ragstone bridges.  The area lends itself to much recreational land use including the Medway Valley Walk , although some sections are more wooded and remote in character.   The Loose Valley lies to the west of Maidstone and is characterised by the Loose Stream, mill ponds and springs with steep wooded valley sides, mature native woodland and traditional mill buildings and cottages.  The Len Valley lies to the east of Maidstone and is bordered by Bearsted to the west.  It is characterised by the River Len, historic mills and a network of pools with remnant orchards.

Policy SP5

Amend the Countryside policy on page 37 as follows:

The countryside is defined as all those parts of the plan area outside the settlement boundaries of the Maidstone urban area, rural service centres and larger villages defined on the policies map. With defined settlement boundaries. This is depicted on the policies map.

1.       Provided there is no significant harm to the character or appearance of an area, the following types of development will be permitted in the countryside:

                                 i.            Small-scale economic development, including development related to tourism and open-air recreation, through:

a.       The re-use or extension of existing buildings except in isolated locations;

b.      The expansion of existing businesses; or

c.       Farm diversification schemes;

                               ii.            Small-scale residential development necessary to:

a.       Meet a proven essential need for a rural worker to live permanently at or near their place of work;

b.      Meet a proven need for Gypsy and Traveller accommodation; or

c.       Meet local housing needs;

                              iii.            The winning of minerals; and

                             iv.            Development demonstrated to be necessary for agriculture or forestry.

2.       Where proposals meet criterion 1, development in the countryside will only be permitted where if:

                                 i.            The type, design and scale of development and the level of activity maintains, or where possible, enhances local distinctiveness; and

                               ii.            Impacts on the appearance and character of the landscape can be appropriately mitigated.

                              iii.            It meets such other exceptions as defined elsewhere in the plan

3.       The loss of local shops and community facilities which serve small villages will be resisted. In all cases, another beneficial community use should be sought before permission is granted for the removal of these facilities;

4.       Proposals will be supported which facilitate the efficient use of the borough's significant agricultural land and soil resource provided any adverse impacts on the appearance and character of the landscape can be appropriately mitigated;

5.       The distinctive character of the Kent Downs Area of Outstanding Natural Beauty and its setting, and the extent and openness of the Metropolitan Green Belt will be rigorously protected and maintained; Landscapes of good condition and high sensitivity will be conserved.

6.       The Greensand Ridge, Medway Valley, Len Valley and Loose Valley, as defined on the policies map, will be protected and maintained as landscapes of local value;

7.       Development in the countryside will retain the setting of and separation of individual settlements;

Account should be taken of the Kent Downs AONB Management Plan and the Maidstone Borough Landscape Character Guidelines supplementary planning document; and

8.      Natural assets, including characteristic landscape features, wildlife and water resources, will be protected from damage with any unavoidable impacts mitigated.

Policy DM9: Historic and Natural Environment

Amend the supporting text in paragraphs 12.45 and 12.46 on page 42 as follows: as follows:

Landscape

12.45     The Local Plan will adopt a character approach to landscape. The borough can be broadly divided into 7 distinct landscape types, namely the Dry Valleys and Downs, Chalk Scarp Landscapes, Gault Clay Vale, Greensand Orchards and Mixed Farmlands, Greensand Ridge, Low Weald and Valleys, each of which has a strong visual identity and sense of place. The visual character of Maidstone’s landscape is highly valued by those living, working and visiting here. A significant proportion of the borough benefits from high quality landscapes. A large area of the borough lies within the Kent Downs AONB, a nationally important landscape designation and a strong level of protection will be given to this designation and its setting, set out in Policy SP5. However, all of the landscapes play an important role in contributing to the borough’s environmental, economic and social values. Therefore all landscapes, rather than just those that are designated, will be viewed as a natural asset. This is in line with the European Landscape Convention.

12.46     The National Planning Policy Framework encourages the protection of valued landscapes. Whilst the Maidstone Landscape Character Assessment 2012 identifies the various landscape types and characters. The proposed Landscape Character Guidelines supplementary planning document will provide further detail on how these landscapes are to be protected.  For Maidstone, these valued landscapes are identified as the Greensand Ridge, Medway River Valley, Len River Valley and Loose River Valley, which are afforded protection in Policy SP5.

                Amend paragraph 12.47 to read:

12.47     The landscape character approach represents the best way to conserve and enhance valued landscape characteristics, and improve or reinstate positive features where they have been eroded. At the same time, it can also address social, cultural and economic issues. It is not always possible to retain the landscape in exactly the same form that is currently valued. Climate change for instance will lead to small but continuous changes in biodiversity. Some landscape change is inevitable and Local Plan policies for a living landscape allow for certain forms of development to take place.

12.47     Landscape Character Assessment is part of the evidence base and should be used to inform development and land management proposals.  It is a descriptive tool which identifies and describes variation of landscape character, distinguishing the features that give a locality its 'sense of place' and pinpointing what makes it distinctive, setting out information on landscape character, condition and sensitivity in a comprehensive and objective way.  It identifies the positive attributes of a landscape which need protecting or enhancing as well as the negative aspects, which can be restored or otherwise improved upon. In cases where development is proposed on sensitive sites more detailed landscape and visual assessments will be required.

                Delete paragraph 12.48.

12.48     Development proposals will be expected to be informed by the emerging guidance provided in the Maidstone Landscape Character Assessment 2012 and the proposed Landscape Character Guidelines supplementary planning document. New development should be well designed and sympathetic to the character of the landscape types identified within the borough. Policy DM9 sets out the broad policy framework for the local landscape approach being taken by the council.

                Policy DM9: Historic and Natural Environment

Amend Policy criterion 3 on page 45 as follows:

3.         Where appropriate, development proposals will be expected to appraise the value of the borough’s historic and natural environment through the provision of the following:

         i.            An ecological evaluation of development sites and any additional land put forward for mitigation purposes to take full account of the biodiversity present; and

       ii.            Heritage and arboricultural assessments to take full account of any past or present heritage and natural assets connected with the development and associated sites.

      iii.            A landscape and visual impact assessment to take full account of the significance of, and potential effects of change on, the landscape as an environmental resource together with views and visual amenity.

DM22: Affordable Housing

Amend Policy criterion 3 on page 60 to recognise that tenure split site by site needs to be negotiated, while still recognising that as a whole, the council is seeking to achieve an indicative tenure split across all affordable housing delivered in the borough. The amended criterion will read as follows:

3.               The council will seek a general tenure split in the borough of not less that 50% affordable rented housing, social rented housing or a mixture of the two. The balance of up to 50% of the affordable dwellings will be a mixture of shared ownership and intermediate rented housing, split 80%/20% respectively. Site factors will influence the tenure split of each development, so the council requires developers to enter negotiations with registered providers at the earliest stage of the application process, to be able to determine what is achievable.

Policy DM35: Expansion of existing businesses in rural areas.

Amend the first paragraph of Policy DM35 on page 74 by the addition of the following underlined, italic text:

In the first instance, rural businesses requiring expanded premises should look to relocate to one of the Economic Development Areas identified in Policy DM16 or to a site within Maidstone Urban Area or one of the RSCs.  Where it is demonstrated that relocation cannot be achieved, the expansion of existing industrial or business enterprises which are currently located outside of the settlement boundaries as defined on the policies map will be permitted where;

Policy ID1: Infrastructure Delivery

Amend Policy criterion 3 on page 83 to read:

3.               Where developers consider that providing or contributing towards the infrastructure requirement would have serious implications for the viability of a development, the council will encourage require an “open book” approach and, where necessary, will operate the policy flexibly.