Leybourne Lakes Tonbridge and Malling District Council

Design & Access Statement

Job Number: 1844 Date: 02.07.21 1.0 Introduction & Background Saunders Boston Architects Eastern Gate House 2.0 Site Analysis 119 Newmarket Road 2.1 Site Location Cambridge 2.2 Existing Use CB5 8HA 2.3 Site Considerations 2.4 Site Access Tel: 01223 367733 2.5 Site Photos 2.6 Sola Study 2.7 Flood Risk 2.8 History 2.9 Ecology

3.0 Planning Policy 3.1 National Planning Policy 3.2 Local Plan 3.3 Open space Strategy TMBC 3.4 Leybourne Lakes Country Park Management Plan 3.5 Open Space Statement

4.0 Context 4.1 Leybourne Lakes 4.2 Maidstone 4.3 Snodland 4.4 New Hythe 4.5 TM Active

5.0 Design 5.1 Site Location 5.2 Site Arrangement 5.3 Site Layout 5.4 Form 5.5 Appearance - External Building 5.6 Material 5.7 Scale 5.8 Building Services Proposal 5.9 Ventilation & Extraction Statement 5.10 Sustainability

6.0 Landscape 6.1 Landscape 6.2 Tree Impact Assessment QA

7.0 Access 7.1 Access Revision: Purpose: Prepared by: Date: Checked By: Date: 7.2 Car Parking a Issued as draft JS 02.07.21 MH 02.07.21 7.3 Cycle Parking 7.4 DDA Compliance

7.5 Fire and Rescue Compliance 7.6 Waste, Refuse and recycling 7.7 Security

8.0 Surveys 8.1 Local Validation Requirements for Planning

Saunders Boston Architects 2 Design and Access Report www.saundersboston.co.uk [email protected] Leybourne Lakes

1. Introduction

Tonbridge and Malling District Council PURPOSE OF THIS DESIGN & ACCESS STATEMENT THE TRUST’S MISSION IS: SCHEDULE OF ACCOMMODATION

This Design and access statement has been prepared by Saunders Boston Our Mission is to provide a clean, safe and happy leisure experience on an Cafe 59 m² Architects in conjunction with Alliance leisure services on behalf Tonbridge inclusive basis to residents and visitors to Tonbridge and Malling for the and Malling council. The purpose of this document is to support a detailed benefit of their health and social well being. We will achieve this in a Servery 13 m² planning application for the construction of a new pavilion building at sustainable way through excellence in our people, policies and practice Leybourne lakes. Prep/Store 14 m² CLIENT BRIEF This document goes on to outline the reasons for the approach taken through Water sports 20 m² developing the design. It highlights the justification for decision taken. As part our their core aim to provide facilities for recreation and leisure, the WC's 22 m² Including the following; Trust established have defined a brief for the Lakeside pavilion. The main aim is to develop a social hub for the park and a congregation point for Doc M WC 5 m² water sports activities, encouraging a healthy, active lifestyle for the people of Tonbridge & Malling.  The client brief and development objectives; Electrical Store 5 m²

 The response to the site context and site constraints; The client brief included the following items: Plant 7 m²

 The key design principles of the development;  A new Café  The proposed massing, use and amount of development;  A space for water sports activities  Toilet Facilities  The appearance and materials to be used;  Viewing Deck  How the building will be inclusive and accessible to all users

COMMON THEMES: THE CLIENT  Sustainable and memorable beacon for Leybourne Lakes Tonbridge and Malling is a local government district with borough status in Kent, England. Tonbridge is the largest settlement but the authority is  Strong relationship with landscape and views based in the modern development of Kings Hill.  Flexible Leybourne lakes is currently under the management of the council and one of  Quick to build and cost effective the key leisure and open spaces provided by the council to its constituents.  Sustainable The councils aim is to provide a more enjoyable Park and a better service to its visitors. In proposing this development the council is seeking to pass the management of the park and building within it to TM active.

TM ACTIVE USE REQUIREMENTS

Tonbridge & Malling Leisure Trust (TMLT) is a charitable, not-for-profit Café 40 Covers organisation responsible for the delivery of sport and leisure facilities on behalf of Tonbridge & Malling Borough Council. The partnership agreement Water sports 10 (space for 3 changing locker) between the Council and the Trust means that residents and visitors enjoy high quality, value-for-money services as well as investment in services. Toilet Facility To accommodate users of the facility

External Terrace 40 covers Storage 2 40ft shipping containers

Kitchen Prep and heat only

Saunders Boston Architects 4 Design and Access Report www.saundersboston.co.uk [email protected] Leybourne Lakes

2. Site Analysis

Tonbridge and Malling District Council 2.1 SITE LOCATION

Leybourne is located to the North West of New Hythe that is North West of Maidstone. It is part of Ton bridge and Malling district council’s purview.

The Site is on the northwest corner of Lake Ocean that is the largest lake associated with the landscaped and reclaimed gravel pits. The site sits to the south east of the carpark associated with the lakes.

A key destination for New Hythe and Snodland residence as a leisure destination.

Leybourne Lakes Country Park is near Snodland, in Kent, England. The park, which opened in 2004, was created from disused gravel pits that have been flooded and landscaped to make fishing and wildlife lakes. Leybourne Lakes has become a significant amenity for Medway Gap & The Ham Hill.

The 93 hectares (230 acres) of lakes now provide a peaceful location for wildlife and birdwatching, whilst also allowing water sports enthusiasts the opportunity to windsurf, canoe and kayak in the man-made lakes. Diving also takes place in one of the lakes. Around the lakes are a series of woods and gentle trails, popular with dog walkers and recreational walkers.

Saunders Boston Architects 6 Design and Access Report www.saundersboston.co.uk [email protected] 2.2 EXISTING USE

The site is currently used as a leisure destination for walking and park runs. The containers on the site are the location for diving and watersports activities. A small children’s play area is located to the north of the site.

A small food outlet is located in a painted container to the east of the site. 2.3 SITE CONSIDERATIONS

Locally there is an Area of outstanding Natural Beauty to the West of the site, and A Site of Specific Scientific Interest to the Northeast. The designated open space acts as a green bridge between these two sites. Thus providing a key environment for the habitats of protected species.

The Proposed site sits in an open country park with that separates New Hythe and Snodland, these two residential centres and the context will require a sensitive level of noise and light produced by the building. This parkland setting will also require heightened security to protect from anti–social behaviour.

Located next to several lakes the building sits within a flood plane. 2.4 SITE ACCESS

The proposed site is accessed from the carpark via a hard standing pedestrian path. A road runs from the south along the west of the site. The site has a gate that prevents vehicular access to site. Pedestrians & cyclists can access the park from both New Hythe and Snodland.

Park users can arrive at the site via public transport with local bus stops located 6 minutes’ walk away on Lunsford Lane for the 71 bus and slightly further from the park with 10 min walk away on the A228 adjacent to the RSPCA center which is on the 774 , 67, 71, 149, 151, 549, 575 bus routes. Slightly further afield at a 30 min walk is the New Hythe railway station that is on the Medway Valley operated by Southwestern.

There are 10No. cycle parking bays located next to the administration building that provide cycling parking and storage for the site. Will there be any new cycle parking at the building.

Saunders Boston Architects 7 Design and Access Report www.saundersboston.co.uk [email protected] 2.5 SITE PHOTOS

1. 2. 3.

1. View out from the site across ocean lake.

2. Arrival at site from car park.

3. Around lake path that comes up alongside Lunsford lane.

4. View along around lake path to the east.

5. Access to water and Lunsford lane.

6. View of Storage containers to the north of the site

6. 5. 6.

Saunders Boston Architects 8 Design and Access Report www.saundersboston.co.uk [email protected] 2.6 SOLAR STUDY

09.00 12.00 15.00

June

March/September

December

Saunders Boston Architects 9 Design and Access Report www.saundersboston.co.uk [email protected] 2.7 FLOOD RISK

The site sits in flood risk zone 3, a flood risk Assessment has been conducted that forms part of this application. The proposed development is a Visitor Centre for the existing Lakes and Country Park on existing majority hard surfaced area adjacent to the Lake. This is categorized as a “Less Vulnerable” land use in accordance with the NPPF / PPG classifications; the NPPF Exception Test does not need to be passed. The site is currently made up of a loose gravel hardstanding and is used occasionally for parking a service road around the lake and parkland. This is surrounded by grass and scrubland. The lakes around the site are the former Leybourne gravel pits. These gravel pits were flooded in 1990 as part of scheme to re-wild the area.

The main source of flooding is overtopping fluvial risk from an EA main watercourse:

 Site and scheme not in an official FZ3b  No new footprint within 8.0m of top of bank of  Less Vulnerable is appropriate at this location  Building designed to be away from 1in100year  No flood impedance or increase in ground levels within the floodplain: no flood compensation considered necessary  Reduces flood risk overall: SUDS and flood storage within the site increased Given ability to employ a flood response management plan that avoids the hazard, together with suitable evacuation procedures, as long as the flood resilient measures are incorporated, users understand the flood response management procedures and sign up to and understand the Environment Agency Flood Warning scheme, it is considered likely that the proposed development can be constructed and operated safely in flood risk terms without increasing flood risk elsewhere and is therefore appropriate development in accordance with the NPPF/PPG.

Saunders Boston Architects 10 Design and Access Report www.saundersboston.co.uk [email protected] 2.8 HISTORY

In the 1930s a river fed from Leybourne, led past the small hamlet of Lunsford and then past Ham Hill to feed into the River Medway.

Snodland was once a centre of industry along the river, with papermaking and chalk quarries being the main employers in the town. One of the former chalk pits located near to the River Medway, became Brookland Lake. A public footpath leads from Snodland, past Brookland Lake into Leybourne Lakes.

The village of Larkfield to the south of the lakes has expanded rapidly since the M20 motorway was constructed in the 1970s and it continues to grow, with new housing developments being built. Mineral extraction also ceased in the 1970s. The gravel pits and surrounding area were designated as a Site of Nature Conservation Interest (SNCI). The site was identified in the 'Tonbridge and Malling Local Plan' for development into a country park, with the partnership of Berkeley Homes.

The housing development of 'The Lakes in Leybourne' by Berkeley Homes, was created beside one of the disused gravel pits that has now been turned into a man-made lake. The remaining lakes were turned into a country park and nature reserve to offset the impact of this new housing. The lakes and reserve were later handed over to Tonbridge and Malling Borough Council in 2004.

Saunders Boston Architects 11 Design and Access Report www.saundersboston.co.uk [email protected] 2.9 ECOLOGY

There was considered to be a potentially significant risk of impact on the following protected and/or Section 41 species/species groups from the proposed works: moderate risk of indirect impact to foraging and/or commuting bats from additional lighting on site; low risk of harm or disturbance to nesting birds if works are undertaken during the bird nesting season (March to the end of August); very low risk of harm to individual badgers, hedgehogs Erinaceous europaeus and common toads Bufo bufo, which may occur within or use the associated surroundings, during site works.

Works should start outside the bird nesting season (taken to be March to the end of August inclusive) or a check should be undertaken of any bramble to be impacted, as well as the adjacent lake side, no more than seven days prior to the start of works. In the event an active nest is found works which may disturb the nest should be postponed until an ecologist confirms that the nest is no longer active. Lighting precautions are recommended to avoid impact on foraging and commuting bats using adjacent habitats. Impact avoidance measures are also outlined to reduce any risk of impact to badgers, hedgehogs and/or common toads which may occur on the site.

Overall, the site was considered to be of low ecological value at a local level. With the impact avoidance measures undertaken as outlined in this report, it was considered that the proposed development could proceed with minimal risk of impact to protected or Section 41 species, Section 41 habitats or local biodiversity. There was also considered to be scope to achieve a net biodiversity benefit.

Saunders Boston Architects 12 Design and Access Report www.saundersboston.co.uk [email protected] Leybourne Lakes

3. Planning Policy

Tonbridge and Malling District Council 3.1 NATIONAL PLANNING POLICY FRAMEWORK (2019) 100. The Local Green Space designation should only be used where the green space is: a) In reasonably close proximity to the community it serves; 92. To provide the social, recreational and cultural facilities and services the community needs, planning policies and decisions should: b) Demonstrably special to a local community and holds a particular local significance, for example because of its beauty, historic significance, recreational value (including as a playing field), tranquillity a) Plan positively for the provision and use of shared spaces, community facilities (such as local shops, or richness of its wildlife; and meeting places, sports venues, open space, cultural buildings, public houses and places of worship) and other local services to enhance the sustainability of communities and residential environments; c) Local in character and is not an extensive tract of land.

The aim of this project is to positively impact on the use of this local amenity, providing a meeting place within the park The aim of this proposal is to only help enhance the local significant of this open space. setting. 101. Policies for managing development within a Local Green Space should be consistent with those for Green Belts. 96. Access to a network of high quality open spaces and opportunities for sport and physical activity is important for the health and well-being of communities. Planning policies should be based on robust and up-to-date Refer to section 3.5 of this document for an assessment of the Local Green Space Assement assessments of the need for open space, sport and recreation facilities (including quantitative or qualitative deficits or surpluses) and opportunities for new provision. Information gained from the assessments should 170. Paragraph 170 of NPPF states that the planning system should contribute to and enhance the natural and local be used to determine what open space, sport and recreational provision is needed, which plans should then environment. seek to accommodate As previously discussed, the landscape strategy and proposals have been designed to both preserve and enhance the The building solidifies the water sports activities in the area providing opportunities for recreation and physical activity. natural environment. Please see previous landscape section for details of these enhancements. 97. Existing open space, sports and recreational buildings and land, including playing fields, should not be built 3.2 LOCAL PLAN on unless: POLICY CP10 a) An assessment has been undertaken which has clearly shown the open space, buildings or land to be surplus to requirements; or 1. Within the floodplain development should first seek to make use of areas at no or low risk to flooding before areas at higher risk, where this is possible and compatible with other polices aimed at achieving a sustainable b) The loss resulting from the proposed development would be replaced by equivalent or better provision pattern of development. in terms of quantity and quality in a suitable location; or The site has been chosen due it proximity to services, impact on the setting, location for convergence of users and c) The development is for alternative sports and recreational provision, the benefits of which clearly cost amongst other reasons. The building will feature flood resilient design to ensure its longevity. Other sights have outweigh the loss of the current or former use. been considered and believed to be cost prohibitive and or not sensitive to the setting. A Flood Risk Assessment has been undertaken, refer to supporting documents for further information. 2. Development, which is acceptable (in terms of PPS25) or otherwise exceptionally justified within areas at risk of 98. Planning policies and decisions should protect and enhance public rights of way and access, including taking flooding must: opportunities to provide better facilities for users, for example by adding links to existing rights of way (a) Be subject to a flood risk assessment; and networks including National Trails. (b) Include an appropriately safe means of escape above flood levels anticipated during the lifetime of the The proposed development does not impose on any rights of way. development; and 99. The designation of land as Local Green Space through local and neighbourhood plans allows communities to (c) Be designed and controlled to mitigate the effects of flooding on the site and the potential impact of the identify and protect green areas of particular importance to them. Designating land as Local Green Space development on flooding elsewhere in the floodplain. should be consistent with the local planning of sustainable development and complement investment in sufficient homes, jobs and other essential services. Local Green Spaces should only be designated when a A risk Assessment has been carried out, refer to supporting documents. This is leisure building that will be closed in plan is prepared or updated, and be capable of enduring beyond the end of the plan period. the evening and opened in the mornings; there are no residence so users will not need to escape in a flood situation. The operators will put a flood management strategy plan in place. The building has been designed to reduce the risks The proposed development looks to further ensure the capability of park to continue in the future by helping it to find of flooding and adding to problem. financial sustainability.

Saunders Boston Architects 14 Design and Access Report www.saundersboston.co.uk [email protected] POLICY CP24 The reason for the development is its location and the requirement of its size is for an identified need. We believe this development will significantly enhance the setting of the park. Please refer to the supporting information for a business 1. All development must be well designed and of a high quality in terms of detailing and use of appropriate case that demonstrates the lack of need of support for this development. materials, and must through its scale, density, layout, siting, character and appearance be designed to respect the site and its surroundings. POLICY CC1 1

This documents sets out how the proposed building tries to deliver a high quality offering that is sensitive to its local All proposals for new development, building conversions, refurbishments and extensions will be required to character. incorporate passive design measures to reduce energy demand. Proposals will be required to be well insulated and air tight and designed to take advantage of natural light and heat from the sun and use natural air movement for 2. All development should accord with the detailed advice contained in Kent Design, By Design and Secured by ventilation, whilst maximising cooling in the summer. This should be achieved by such of the following means as Design and other Supplementary Planning Documents such as Village Design Statements and Planning Briefs practicable: and, wherever possible, should make a positive contribution towards the enhancement of the appearance and safety of the area. The design of this building has been set out in section 5 and demonstrates the measures that are designed in for sustainable development. Additional items have been included such as water source heat pumps and PV panels on This proposed scheme will be in line with secure by design guidance however no official report, specialist or consultant the roof of the container will be used. POLICY NE3 1 3. Development which by virtue of its design would be detrimental to the built environment, amenity or functioning and character of a settlement or the countryside will not be permitted. 1. Development that would adversely affect biodiversity or the value of wildlife habitats across the Borough will only be permitted if appropriate mitigation and/or compensation measures are provided which would result in overall This documents sets out how the proposed building tries to improve on the local built environment. betterment.

4. The Council will seek to protect, and wherever possible, enhance, existing open spaces, including the provision 2. Proposals for development must make provision for the retention of the habitat and protection of its wildlife links. of public art and ensure that new open space provision is made to meet the future needs of the Borough. Opportunities to maximise the creation of new corridors and improve permeability and ecological conservation value will be sought. The council aim is to enhance this existing open space by bringing new leisure uses and activity to the park. 3. Where development is permitted the Council will impose conditions, where necessary and appropriate, and/or 5. The environment within river corridors, including the landscape, water environment and wildlife habitats, will be planning obligations will be sought, subject to all of the following criteria; conserved and enhanced. Where consistent with this intention, provision will be made for increased public access for walking, cycling and water-related recreation. Any new development adjacent to the river should (a) minimising disturbance; respect its sensitive location and the local character at that particular section of the river and should aim to improve the appearance and biodiversity of the riverside. (b) protecting and enhancing the site's ecological conservation value and extent;

The aim of the project is specifically to increase and promote and water-related recreation. (c) contributing towards the objectives of the Kent Biodiversity Action Plan;

(d) ensuring appropriate management and monitoring; and POLICY CP26 (e) if damage to or loss of the site is unavoidable, creating new or replacement habitats of enhanced ecological value and extent in order The Council will safeguard land required for the provision of services to meet existing and future community needs, as identified by service providers. The proposed development will cause a small disturbance to the natural habitat and biodiversity of the site however biodiversity enhancement measures have been suggested and proposed as part of the Preliminary ecological This development will further safeguard this local provision of open space by aiding its financial sustainability. Assement and biodiversity net gain calculation. The building is aimed at bringing more attention to the biodiversity of 2. Land required for the implementation of transport schemes approved by Government or adopted by Kent County the site. Council as Highway Authority or other schemes that are necessary to support the development strategy will be

safeguarded from prejudicial development.

3. Proposals for development that would result in the loss in whole or part of sites and premises currently or last used for the provision of community services or recreation, leisure or cultural facilities will only be proposed in the LDF or otherwise permitted if:

(a) An alternative facility of equivalent or better quality and scale to meet identified need is either available, or will be satisfactorily provided at an equally accessible location; or

(b) A significant enhancement to the nature and quality of an existing facility will result from the development of part of that facility; or

(c) The applicant has proved, to the satisfaction of the Council, that for the foreseeable future there is likely to be an absence of need or adequate support for the facility.

Saunders Boston Architects 15 Design and Access Report www.saundersboston.co.uk [email protected] POLICY DC5 3.3 OPEN SPACE STRATEGY, TONBRIDGE & MALLING BOROUGH COUNCIL, 2009 Within the rural areas, proposals for new tourism and leisure facilities will be permitted subject to all of the following criteria being met: 5.2.8 Whilst there are no nationally recognised qualitative standards for all open spaces the criteria for the Green Flag Park Award (GFPA) are used by 70 per cent of councils in England. Three of the country (a) proposals, either individually or cumulatively, do not detract from the character of the area in which they parks, Haysden Country Park and Leybourne Lakes Country Park managed by the Council and are located as defined in the Character Area Appraisals SPD; Trosley Country Park managed by KCC have all received the award. They are used as local The building sits alone in its natural landscape setting, the proposed building design is to ensure that benchmarks against which amended criteria were developed and a wide range of other sites quality natural setting is protected. assessed. (b) it is appropriately located and existing buildings are re-used where possible in accordance with Policy 5.2.13 The requirements of the Disability Discrimination Act (DDA 1995) in force from October 2004 are DC1; now of fundamental importance. Limited access reduces use and benefit to all members of the Due to the requirement for the water sports to be located adjacent to the water and be within Leybourne community. The Borough Council is currently carrying out DDA audits at the five principle open lakes there is no possibility for reuse of an existing building spaces within its ownership. The audits are being carried out on a programmed basis and have already taken place at Leybourne Lakes Country Park, Haysden Country Park and the Racecourse (c) it will support the local economy; Sportsground. This new centre will provide new jobs for the area and will support the management of the country park. 7.3.2 All parks, all play areas for children and young people, all cemeteries and green corridors, require (d) the amount of any associated new built development is directly related to the proposed use and the protection as listed in Tables 10, 11, 12 and 13 respectively, identified below by parish/town. minimum required to serve that use; TABLE 10 Parks and Gardens that require protection The building has been developed to the minimum possible scale to serve the business case. (e) the proposal, either individually or cumulatively with other proposals in the vicinity, avoids the irreversible East Malling & Larkfield 801 Leybourne Lakes Country Park loss of the best and most versatile agricultural land and suitable measures are adopted to maintain the 7.7.1 The Council’s Community Strategy seeks to improve the quality of life in the Borough. LDF Policy agricultural potential of the land or generally make the best use of damaged land; CP24/4 specifically states the intention to protect and enhance existing open spaces and ensure that No agricultural land is lost as part of this application, the land lost is currently under utilised left over land. new open space provision is made to meet the future needs of the Borough. (f) the proposal does not result in the fragmentation and/or severance of an agricultural land holding creating 3.4 LEYBOURNE LAKES COUNTRY PARK MANAGEMENT PLAN 2017 - 2021 a non-viable agricultural unit; This proposal does not effect agricultural land. The council will need to look at new ideas and initiatives in future years with potentially the most exciting being (g) full account is taken of any biodiversity interest in accordance with Policy NE3; the development of a new lakeside facility with café and water-sports centre. Refer to note on NE3; above. The management Plan currently highlights the need for this new facility. The Management plan of the park has been key in securing a National Green Flag award for the last 10 consecutive years. (h) the proposal is adequately served by the highway network and avoids off-site highway improvements that would have an unacceptable impact on the character of rural lanes (see Policy DC6) and the countryside; The car park and entrance way are already in place for this proposal. (i) there is no hazard to road safety; The proposal does not cause a hazard to road safety. (j) suitable provision is made for the protection and, where practicable, the enhancement of the existing rights of way network which may be affected by the proposals, with full regard to the safety of users; and This proposal does not effect a public right of way. (k) there is no unacceptable adverse impact arising from lighting, traffic generation, activity at unsocial hours or noise. Refer to the noise impact assessment for information about activity and unsocial hours.

Saunders Boston Architects 16 Design and Access Report www.saundersboston.co.uk [email protected] 3.5 OPEN SPACE STATEMENT: 7.4.4 NPPF 11 Making Effective Use of Land Under section 11 of the NPPF, local planning authorities are encouraged to support proposals that make more The site lies within designated Public Open Space, specifically OS1A. Care has been taken to minimise the loss of effective use of sites that provide community services, providing this maintains or improves the quality of service Open Space through careful siting of the proposed building. The removal of a container at the site and one catering provision and access to open space. container further along the lake will be removed to reduce the impact of this loss.  Creating a new leisure pavilion with a greater range of leisure provision will broaden the number of activities Policy refers to proposals which result in the loss of or reduce the recreational, nature conservation, biodiversity, available at the lakes, improving overall service provision. carbon sink, landscape, amenity and/or historic value will not be supported. This statement aims to set out why the loss of space is of benefit to the recreational, nature conservation, biodiversity, carbon sink, landscape, amenity and/or  Building on underutilised land the proposal does not impede on access to the surrounding open space. historic value of the site.  The inclusion of this offering will bring more users to the lakes effectively increasing the use of an existing asset. The scale of development proposes a loss of 328m2 of area, which represents a loss of 0.0000035% loss of the 93 hector site. This significantly small loss to the site will be far outbalanced by the gain that it brings to the site.

 As a pre-condition of entering into a Lease with the appointed Leisure Operator, Tonbridge and Malling council MANAGING DEVELOPMENTAND THE ENVIRONMENT PART OF THE LOCAL will advertise the Lease as a disposal of open space under S123 of the Local Government Act 1972 in a local DEVELOPMENT FRAMEWORK FOR TONBRIDGE AND MALLING DEVELOPMENT PLAN paper for two consecutive weeks. Any objections will be considered by a future meeting of Policy Committee for 2009 final decision. Policy OS4  It is anticipated that the notices for this will be advertised in July 2021 on two separate occasions, after the Planning Application has been submitted. 2. Adequate provision will need to be made for the subsequent maintenance of all publicly accessible open space. NATIONAL PLANNING POLICY FRAMEWORK 2019 The increase in revenue from the new lakeside pavilion will aid the financial sustainability of the operations cost of this open space asset. Ensuring these lakes remain well kept and providing the best recreational facilities they can. 7.4.1 NPPF 2 Achieving Sustainable Development Policy OS6 8. The purpose of the planning system is to contribute to the achievement of ‘sustainable development’, and Proposals for development will only be permitted if new open spaces provided in association with the development, sustainable development has a social role to provide accessible local services that reflect the community’s needs. and any enhancements to existing provision, are:  The proposed design of the new lake pavilion will achieve two of the three objectives under para 8 NPPF, these (a) wherever practicable, located where they can be accessible by foot, bicycle, public transport and by people with being the social and environmental objectives. The design incorporates the principle that sustainable disabilities and, where appropriate, by horse, and development has a social role to provide accessible local services. (b) (b) designed to minimise the risk of crime and reduce the potential for anti-social behaviour and the fear of crime  The scale of development proposes a loss of 328m2 of area, which represents a loss of 0.0000035% loss of by incorporating natural surveillance as a means of increasing people’s feeling of safety. the 93 hector site. This significantly small loss to the site will be far outbalanced by the gain that it brings to the The increase site presence of this lakeside pavilion will increase the security provision of this open space asset and site. This building will help to educate users about the local environment and biodiversity. help to prevent anti-social behaviour in the area. The pavilion will be accessed from the existing car park and is easily 7.4.2 NPPF 8 Promoting Healthy and Safe Communities accessible by foot and cycle. Increased accessible WC provision and servicing via the reception desk/servery create more accessible facilities. 92. The NPPF seeks to promote healthy communities with paragraph 92 emphasising the importance of the planning system “…to provide the social, recreational and cultural facilities and services the community needs...” 97. In paragraph 97 the NPPF states that “Existing open space, sports and recreational buildings and land, including playing fields, should not be built on unless;

A. an assessment has been undertaken which has clearly shown the open space, buildings or land to be

surplus to requirements; or

B. the loss resulting from the proposed development would be replaced by equivalent or better provision in terms of quantity and quality in a suitable location; or C. the development is for alternative sports and recreation provision, the benefits for which clearly outweighs the loss of the current or former use.”

The building incorporating flexible use of space. A wider range of activities for the lake will be provided from the lakeside pavilion. This centre will encourage the local community to participate in physical exercise and sports and therefore increase health and wellbeing and promote a healthier community, and will remain flexible enough to change for future leisure provision.

Saunders Boston Architects 17 Design and Access Report www.saundersboston.co.uk [email protected]

TONBRIDGE & MALLING BOROUGH COUNCIL OPEN SPACE STRATEGY 2009

J3. OSSKP2 Enjoyment of open spaces by the public will be balanced with the need to encourage sustainability by promoting biodiversity, conservation and, where appropriate, enhancement of green spaces so that they attract wildlife and provide natural habitats. The enhancement of this open space will lead to more awareness of wildlife and natural habitats by educating visitors to the park. The biodiversity net gain shows that enhancements have created a positive environment for the site. 7.1.5 Five strategic options are identified:

 To protect the existing open space/facility We are trying to protect this open space by creating greater financial sustainability and providing more recreational possibilities for the site. 2. To enhance the quality and protect the open space This development aims to enhance the quality of the lake environment, taking an underutilised location and invigorating it with recreation and leisure pursuits. 3. To enhance value The proposal will bring greater value to the park, through targeted activities and increased use. 4. To enhance quality and value or otherwise to consider redesignation The aim is to ensure that Leybourne Lakes remains a strong space for community use for leisure and recreational activities. 5. Propose new provision The proposal is a new provision within an existing use of land for open space.

CONCLUSION

It is accepted that the proposed building removes a very small area of designated open space. This designated open space has not been provisioned elsewhere. However the benefit that this new building brings to the wider open space is believed to out weight the negative impact of the loss of 328m2 out of 93 Hectors of open space. It is therefore our opinion that this scheme should be supported by the Local Planning Authority.

Saunders Boston Architects 18 Design and Access Report www.saundersboston.co.uk [email protected] Leybourne Lakes

4. Context

Tonbridge and Malling District Council 4.1 LEYBOURNE LAKES

In the 1930s a river fed from Leybourne, led past the small hamlet of Lunsford (part of Larkfield) and then past Ham Hill (part of Snodland) to feed into the River Medway.

The village of Larkfield (to the south of the lakes) has expanded rapidly since the M20 motorway was constructed in the 1970s and it continues to grow, with new housing developments being built. Mineral extraction also ceased in the 1970s. The gravel pits and surrounding area were designated as a Site of Nature Conservation Interest (SNCI). The site was identified in the 'Tonbridge and Malling Local Plan' for development into a country park, with the partnership of Berkeley Homes.

The housing development of 'The Lakes in Leybourne' by Berkeley Homes (seen in the photos), was created beside one of the disused gravel pits that had been turned into man-made lakes. The decision to build on this area was unpopular with some Larkfield residents, but the remaining lakes were turned into a country park and nature reserve to offset the impact of this new housing. The lakes and reserve were later handed over to Tonbridge and Malling Borough Council in 2004. They are the current owners and maintain the lakes and paths.

FACILITIES

A small charge is payable for use of car parking, situated close to the visitor centre. Mobile caterers provide refreshments during the summer.

The nearby lakes (to the west and north of the park) are mainly used for private angling.

Leybourne Lakes is also host to Parkrun every Saturday morning at 9pm incorporating two laps of the main lake.

Saunders Boston Architects 20 Design and Access Report www.saundersboston.co.uk [email protected] 4.2 MAIDSTONE 4.3 SNODLAND 4.4 NEW HYTHE

Maidstone is the largest town in Kent, England, of which it is the county town. Snodland is a small town in the borough of Tonbridge and Malling in Kent, East Malling and Larkfield is a civil parish in the borough of Tonbridge and Maidstone is historically important and lies 32 miles (51 km) east-south-east England. It lies on the River Medway, between Rochester and Maidstone, Malling in Kent, England. It is about 2.4 miles (3.9 km) southeast of West of London. The River Medway runs through the centre of the town, linking it and approximately 27 miles (43 km) from central London. At the 2011 Malling, 5.5 miles (8.9 km) northwest of Maidstone, and 11.4 miles (18.3 km) with Rochester and the Thames Estuary. Historically, the river carried much Census, it had a population of 10,211. south-southwest of Rochester. In 1962, the parish was formed from two of the town's trade as the centre of the agricultural county of Kent, known as smaller ancient ecclesiastical parishes, East Malling and Larkfield. Covering the Garden of England. There is evidence of settlement in the area dating At the 2011 census, Snodland had a population of 10,211 people 4.16 square miles (10.77 km2), the parish is in the heart of the hop fields back before the Stone Age. The town, part of the borough of Maidstone, had "Snoddingland" is first mentioned in a charter of 838 in which King Egbert of and fruit-growing region, and has an expanding residential area. The an approximate population of 100,000 in 2019. Since World War II, the town's Wessex gave "four ploughlands in the place called Snoddingland and distinct hamlet of East Malling Heath is in the parish. There are two parish economy has shifted from heavy industry towards light industry and services. Holanbeorge" (Holborough) to Beornmod, the Bishop of Rochester. Since - churches in the parish. The church at East Malling is dedicated to St James ingland names are mostly derived from personal names, the name appears to the Great; that at Larkfield to Holy Trinity. There is also a Methodist church in refer to 'cultivated land connected with Snodd' or Snodda. The Domesday Larkfield. Book refers to it as "Esnoiland".

The first Roman advance in the conquest of Britain may have crossed the River Medway near Snodland, although there are other possible locations. The supposed crossing place is marked by a memorial on the opposite side of the river from Snodland, close to Burham. Near this spot, a ferry later carried pilgrims bound for Canterbury along the Pilgrims' Way.

Bishop Gundulph, at the end of the 11th century, built a palace at Halling, which was used by his successors until the 16th century.

Saunders Boston Architects 21 Design and Access Report www.saundersboston.co.uk [email protected] 4.5 TM ACTIVE

Tonbridge & Malling Leisure Trust (TMLT) is a charitable, not-for-profit organisation responsible for the delivery of sport and leisure facilities on behalf of Tonbridge & Malling Borough Council. The partnership agreement between the Council and the Trust means that residents and visitors enjoy high quality, value-for-money services as well as investment in services. The Trust operates the following facilities:

 Larkfield Leisure Centre

 Angel Centre

 Tonbridge Swimming Pool

 Poult Wood Golf Course

 The Games Hut at Tonbridge Racecourse Sportsground

 Bookings for sports pitches in Tonbridge

Our vision is simple - 'more people, more active, more often.' This is what the Trust is all about; ensuring all sections of the community can take part in sport or regular physical activity at an affordable price. As a not-for-profit organisation, any surplus that we generate is reinvested back into the facilities we operate to develop even better facilities and services for residents and visitors to enjoy.

The Trust is governed by a board of 11 Trusties made up of 8 community Trustees; two serving borough councillors; and a member of staff for the Trust. The trustees offer an impressive range of experience and knowledge from a variety of sectors, including accountancy, education, business, human resources and IT.

Vision

Tonbridge & Malling Leisure Trust's vision is 'more people, more active, more often.'

Mission

Our Mission is to provide a clean, safe and happy leisure experience on an inclusive basis to residents and visitors to Tonbridge and Malling for the benefit of their health and social well being. We will achieve this in a sustainable way through excellence in our people, policies and practice.

Saunders Boston Architects 22 Design and Access Report www.saundersboston.co.uk [email protected] Leybourne Lakes

5. Design

Tonbridge and Malling District Council 5.1 SITE LOCATION

Option 1

Located next to the existing building on site, this option holds possibility of utilizing the existing building for accommodation. The building would be at the arrival of vehicular access however would not benefit from views of the lakes. The site would be missed by pedestrian and cyclist that joined the round lake walk away from the main car park. This does not provide a lakeside view for the watersports which require this for surveillance.

Option 2

This site location is at the arrival of the path from the car park to the lakes and at a junction with the round lake walk that is used for park run amongst other things. Located near to existing services and on the service road for the park. The water sports would have a view across the lake to watch for the safety of users. Containers are located in close proximity for storage.

Option 3

This site represents the best option for water sports however would have a greater impact on the setting of the park. Utilities and services would have to be brought a long distance into the park. For accessibility by wheelchair and disabled users this represents the worst option.

In conclusion option 2 was taken on balance to be the most viable option for the proposal. Whilst there are obstacles to overcome with this option it has been selected.

Saunders Boston Architects 24 Design and Access Report www.saundersboston.co.uk [email protected] Brief Diagram

5.2 SITE ARANGEMENT

The arrangement of the building and car parking on the site has been developed to balance the following requirements:

Views across the Lake For both users of the café as well as the safety and security of monitoring the water for the water sports team.

Access to the building for servicing To ensure that deliveries and refuse can be delivered with as little inconvenience to lake users as possible.

Security of a building on its own The building is located in isolation in the country park Proposal Diagram

Orientation of the Sun Path To maximise the amount of solar gain in the winter and reduce the solar gain in the summer to maximise the passive sustainability of this building.

Located in proximity to services To reduce impact on the park and minimise wastage

A Building That Fits with Its Surrounding The site location is a natural setting and in a country park. The building needs to fit in with its surroundings and protect the landscape character.

Saunders Boston Architects 25 Design and Access Report www.saundersboston.co.uk [email protected] 5.3 SITE LAYOUT

The building has been designed with the main entrance to the west, as this is the main convergence of pedestrian that use the lake. The convergence is people walking around the lake and arriving from the main car park and finally Lunsford lane.

The form is simple and based on a portal frame structural design; this is to allow for adaptability in the future whilst providing a simple form for a calm form in the natural setting. Providing a Key Presence on the Lake - contextually appropriate intervention on the corner, responding to the sensitive nature of the lake setting.

The water sports has been located in the east of the building to provide them with a view across the lake providing visual surveillance for the security of the water users.

Contains have been relocated to protect the root zones of the existing trees, this move serves to open up the lake to create a nice vista at the arrival to the park.

The building runs along the lake and is set back from it to allow for terrace facing the lake. The proposed layout is to prevent the loss of any trees and utilise the poor quality track surface rather than affecting the habitat rich vegetation around the site. Located at the convergence point of the users of the path and close to utilities and services preventing disruption to the park.

The two containers are moved from under the trees to the east of the proposed building. The WC Container will be removed; however, the two containers to the north of the site will be retained and left painted green.

The entrance is located to the west at the arrival from the car park.

Saunders Boston Architects 26 Design and Access Report www.saundersboston.co.uk [email protected] 5.4 FORM

Several options were explored for the roof form of the proposal. A Curved roof is a natural form hover would not work with a covered terrace. A flat roof would appear out of place and harm the setting. A pitched roof with a covered terrace develops a barn like form. A butterfly roof with its central gutter would need maintenance several time a year with the trees around the proposal. A monopitch roof was decided had the best harmony between simple form and buildability. The overhang providing good protection from solar heat gain in the summer and cover from the elements in the spring/autumn for people sitting outside. The monopitch opens up to the lake, acting at a domestic scale on entry and increasing in elevation on the lake side. A slight angle has been placed on the monopitch roof to follow the curve of the lake, this angle leads the eaves to be higher on the western end of the proposal than on the eastern. Thus the form builds to the tree line on Lunsford lane.

Saunders Boston Architects 27 Design and Access Report www.saundersboston.co.uk [email protected] 5.5 APPEARANCE - EXTERNAL BUILDING

The design has a mono-pitch roof, a single slope roof which has an overhang to the south to provide solar shading. The roof is a grey aluminium standing seam roof. The roof overhang is supported on galvanised columns, in keeping with the timber street furniture present in the park. The overhang on the roof is angled to meet the lake, giving the western end a higher ridge line than the eastern end of the roof. On top of the containers are mounted several PV panels. The proposed scheme includes a glazed elevation to the west, opening the building up to arrival from the carpark giving the building a shop window / streetscape” of activities that are happen internally. This is glazing and bi-fold doors to the south elevation which give vistas out across the lake. A serving hatch is located on the north elevation to capture passers by. The whole building is clad in timber effect cladding, a natural tone to fit with the lake side and parkland setting. A small fence and a series of containers to the east of the building are clad in the same natural timber effect plank to give the scheme a single identity.

Photovoltaics Photovoltaics will be installed on the container roof, providing a source of renewable energy to the new pavilion. The use of PVs as a sustainable energy option aligns with the sustainable agenda at the heart of the scheme the new pavilion at Leybourne Lakes.

Saunders Boston Architects 28 Design and Access Report www.saundersboston.co.uk [email protected] 5.6 MATERIAL

The proposed materials for the building elevation were chosen with a number of factors in mind, those being aesthetics, fire compliance, appropriateness for the setting, robustness, buildability and maintenance

Proposed materials to be used on the external envelope to the new pavilion are as follows:

External walls Vertical Timber effect boarding is intended to reflect the setting of the surrounding landscaping. Timber effect rainscreen cladding will be more Aluminium Roof robust, ensuring a longer life and lower maintenance regime in comparison to timber. It is also noted as being of A2 or higher classification non-combustible material, ensuring compliance with the building insurers’ requirements. This vertical timber effect boarding will be used to clad the containers to give the same appearance. A 300mm high brick plinth will be installed at the base of the rainscreen cladding.

Curtain Walling The glazed entrance area is the only section of curtain walling that will provide an active view into the café. The aluminium frames of the curtain walling will be polyester powder coated, grey colour, matching the principal Hardie Plank entrance doors.

Roof The roof is comprised of a grey aluminium standing seam by Kingspan or similar. This style of roofing will provide sharp detailing and clean aesthetic. Overhang is provided at the eaves and verge. An aluminium gutter and downpipes is visible on the northern elevation these will be grey in colour.

Windows and Doors The principal entrance doors are to be automatic opening doors. Bi-fold doors will separate the café from the outdoor seating area to the south. These doors open the building up linking the building to the lake. Windows around the building provide views of the Ocean Lake in terms of the Aluminium Trim visual appearance and passive monitoring of the water sports users. All external doors & windows will have polyester powder coated frames for durability, grey colour.

Brick Plinth

Saunders Boston Architects 29 Design and Access Report www.saundersboston.co.uk [email protected] 5.7 SCALE

The driver for the scale and form of the building has been maximising the length of building along the water, whilst utilising a 6.5m-4.5m - 3.5-4.5m grid. Utilising a steel frame internally allows for the adaptability of the scheme in the future.

The building size is built on a business case for 40 covers and external seating which drives the floor area required.

The scale of the mono pitch roof is around providing shade and preventing solar gain during the midday sun however allow light in through the winter.

Saunders Boston Architects 30 Design and Access Report www.saundersboston.co.uk [email protected] 5.8 BUILDING SERVICES PROPOSALS

Environmental Considerations

Design

 Building is orientated on a West East Axis.  A canopy to prevent high summer sun heat gains.  The Canopy allows for low level winter sun heat gain.  A fabric first approach, U-values & Airtightness.  Breadth of building designed for cross ventilation.  A simple form – Ease in construction and reduced waste.

Sustainability

 Opportunity for expansion in the future.  Steel frame for future adaptability.  Financial stability for the park.  Flood resilient construction.

Systems

 Suds strategy for recirculating rainwater into the lake from the building.  Drainage to be filtered and clean discharge recirculated to the lake.  PV panels have been placed on the roof of the container.  A water source heat pump will utilise the temperature of the water in the lake

Landscape – Ecology

 Moving containers - better for tree root protection zones  Reduced external lighting  Reduced Impact on bats  Reduced energy use.  Bat boxes for biodiversity gain.

5.6 VENTERLATION STATEMENT

The kitchen and servery will be re-heat only, thus no open oil based fryers and or open flames grills will be used. This prevents the requirement for large commercial ventilation and extract systems, by reducing the load and air change requirements. These are not large ventilation units and the currently scheduled items below will not create a large noise nuisance. These units rely on small louvre panels that penetrate the external façade, rather than roof mounted units or large intakes. All areas other than the kitchen and WC’s rely on natural ventilation which will be controlled by openable windows and doors.

Ventilation Schedule NUAIRE DS2HA-EES (400x200mm Louvre with 50% free area) NUAIRE DAVE DE2-ES (500x250mm Louvre with 50% free area)

Saunders Boston Architects 31 Design and Access Report www.saundersboston.co.uk [email protected] 5.10 SUSTAINABILITY

The pavilion has been designed with sustainability at the core of the design principles. In the first instance the building shape, orientation, form, fabric and internal layouts have been assessed and modified to maximise the benefits available for passive design techniques, which is the basis of a good low energy design.

The passive design measures incorporated within the building design are as follows:-

High efficiency external envelope ensuring good thermal properties and reduced air leakage which controls the flow of energy into and out of the building. The building fabric is a fundamental factor in the manner in which energy flows into and out of the building, either as an uncontrolled or undesired energy flow or as a controlled and encouraged energy flow. The use of the fabric as a passive design technique maximizes the ability to harness this controlled energy flow and minimizes the uncontrolled.

Glazing specification to reduce solar gain whilst maximizing natural light.

The ability to adequately naturally ventilate a building is a major contributor to reducing on site carbon emissions by the avoidance of operating electrically driven ventilation fans. The feasibility of a room to be adequately naturally ventilated relies on a number of factors including ventilation opening, height of room, depth of room from window/vent opening, height of the stack above the room, level of internal heat gains and level of solar heat gains.

The solar sun path across the site has been accounted for with the room adjacencies and arrangement of room layouts by locating the rooms that could be feasibly naturally vented onto the sides of the building where the solar gains are lower.

When the passive design principles have been exhausted the active components of the building design have then been reviewed to further drive down the energy usage of the building.

The active design measures proposed are as follows:-

 Low energy LED lighting with intelligent controls, including daylight dimming. Ensuring lighting is not operating when not required.  Demand controlled ventilation systems where possible.  PV Panels  Water Heat Source Pump  Low water use fittings for the sanitary appliances.

The mean, lean, green approach to sustainable design for the building has ensured that the building energy demand has be minimised before consideration of the onsite renewable technologies. The proposed building design currently achieves the energy targets set out in Approved Document L2A.

Saunders Boston Architects 32 Design and Access Report www.saundersboston.co.uk [email protected] Leybourne Lakes

6. Landscape

Tonbridge and Malling District Council 6.1 LANDSCAPE

There is limited landscaping to the scheme, as the current site location is a random mix of hard standing, gravel and compacted earth and is mostly underutilised space.

The removal of one tree to accommodate the terrace is negated by the inclusion of two new trees. Native species such as field maple or alder will be located in the position of the moved and removed container(s).

The area around the new trees left over from the removed & moved container(s) will reseeded with a wild grass mix.

At the arrival to the building form the bridge across mill stream a bound gravel hardstanding will connect the building to the asphalt entrance road that is currently onsite. The area between the proposed building and container will be a asphalt surface to provide a good surface in which to enter the water from and wash down equipment.

The south of the building which will benefit from the sun will be a deck terrace. A planked, slip resistant surface will lead the bank below by a series of steps down. Handrails will be provided for these steps.

The southern wall of the containers will form a vertically planted wall that will benefit from the water running back to the lake and unobstructed sunlight. The vertical planting will give the containers a natural feel from the opposite side of the lake and enhance the ecological habitat along the side of the lake.

Two bat boxes will be installed above 4m in height with one facing north and one facing south. Located away from the building to prevent light and noise disturbances.

The drainage system will be submerged with a small section above ground on the northern side of the building. A small 1.1m height timber fence will enclose this to prevent any access, no bollards will be provided as this is very a very low traffic area with very limited access.

Bound Gravel Decking Asphalt

Saunders Boston Architects 34 Design and Access Report www.saundersboston.co.uk [email protected] 6.2 TREE IMPACT ASSEMENT

No specific tree survey was undertaken, however, a Preliminary Ecological Appraisal (PEA) of the site was conducted on the 5th of January 2021 and it was considered sufficient information could be deduced from the survey data and photographs taken on site to produce an AIA for the proposed development. The measurements for each tree have been estimated from the details and photographs available and this report provides an impact assessment based on the guidance of BS5837:2012 – Trees in Relation to Design, Demolition and Construction – Recommendations. A condition assessment of the trees could not be undertaken.

The site does not fall within a Conservation Area nor were any of the trees on or near the site the subject of any Tree Preservation Order (TPO) (TMBC, 2021).

One Category C ash Fraxinus excelsior tree lies in close proximity to the works. Given its small size and Category C rating, it was considered the removal of this tree would result in a negligible impact to the amenity of trees on the site. Therefore, given the extent of works that would be required to retain and protect the tree, it was considered the tree should be removed and another ash tree be planted on the site on completion of the works.

All other trees close to the site will be retained and protective fencing will be sufficient to prevent risk of impact to the Root Protection Areas (RPA) and trunks/canopies of these trees in most cases. A low number of storage containers will be removed that lie in close proximity to trees adjacent to the site. A banksman will be used to prevent impact to the trunks and/or canopies of these trees during these works. On removal of a container close to tree T2 and another close to tree T3, both middle-aged trees of unknown species, and both considered to be Category B trees, the protective fencing provided on site should be moved further out to cover the RPAs of these trees that currently lie beneath the containers.

Proposed hard-surfacing to be provided on the site, where this falls over the RPA of tree T2, should be constructed using a ‘no-dig’ methodology, to prevent risk of compaction of soils within the RPA of this tree. Careful excavation of soil in the locations of a proposed fence should be undertaken to prevent impact to the roots of Tree T2.

Using the guidance of this document, an Arboricultural Method Statement and Tree Protection Plan should be designed for implementation on the site. It was considered that if the Local Planning Authority was minded to consent the proposed planning application, the submission of an Arboricultural Meth- od Statement could be made a condition of planning, to confirm the schedule of tree works, protective and impact avoidance measures and planting proposed for the site.

It was considered that the single tree to be removed to facilitate the proposed development would have a negligible impact on the amenity of the site, and with the planting of a replacement tree on the proposed site, there would be no impact on the amenity value of trees on the site. It was further considered that, with impact avoidance measures and correct working methods em- ployed, impact to the trees to be retained near the site would be negligible.

Saunders Boston Architects 35 Design and Access Report www.saundersboston.co.uk [email protected] Leybourne Lakes

7. Access

Tonbridge and Malling District Council 7.1 ACCESS

Vehicular access to the car park is off the A228, Malling road roundabout. From the main carpark a pedestrian walkway leads you to the new pavilion.

The road that leads form the main carpark to the proposed building is closed for public use by bollards. Secondly the access from Lunsford lane is gated. Both will be managed by the operator of the pavilion. Delivery will be pre-arranged and managed by the operator.

Pedestrian access can be achieved via the round lake walk amongst other routes that connect to this. 7.2 CAR PARKING

Existing parking numbers between the main and overflow carpark are as follows: 129 Parking Spaces

4 of which are Blue Badge parking bays

1 Motorcycle Bay

The existing parking spaces within both the main and overflow car park will continue to be used unchanged. 7.3 CYCLE PARKING

There are currently 6no. Sheffield hoops located at the main entrance providing 12 cycle parking spots. This is to remain unchanged.

Saunders Boston Architects 37 Design and Access Report www.saundersboston.co.uk [email protected] 7.4 DDA COMPLIANCE

External The existing access route and footpaths from the car park and reception building are all to be retained as existing. A new terrace will be located to the rear of the building improving access to the lake.

The building will be raised as it is within the flood plain. All entrances to the building will be level or ramped access will be provided to accommodate for the height difference between ground level and floor level.

Internal All areas of the new pavilion are designed to meet the requirements of Approved Document M. This includes provision of level thresholds, compliant stairs and lift. The intention is for all users and staff alike to be able to use this facility irrespective of their age or ability. Key elements of this design will be:

Automatic lobby doors Level threshold Access Access WC provision Colour contrasting doorways Doorway widths Brail signage Hearing loops Where applicable, signage to gender neutral facilities

Special attention will be made to:

Floor finish specification Proposed colours Tactile surfaces

Saunders Boston Architects 38 Design and Access Report www.saundersboston.co.uk [email protected] 7.5 FIRE AND RESCUE SERVICE ACCESS

Following Approved Document B (Fire safety) for buildings other than dwelling houses, Section B5, Vehicle access.

The Lakeside Activity Centre falls into the category of a building less than 2000m2 with the height of floor of top storey under 11m above ground.

For a building of this size and shape is it required that:

 15% of the perimeter needs direct vehicle access. (the building perimeter is ~62m, therefore 15% is 9.5m)  Furthermore, each elevation that has vehicle access needs a door no less than 750mm wide within 60m of the end of the elevation, giving access to interior of building.  The lake would provide sufficient water as provision for fire use. This means that no water hydrant will be required on site, but an area of hardstanding will be provided.

Means of Escape The building pertains to a purpose group 5a. as per approved document B1 table 2.1. Thus the maximum travel distance in one direction is 9m and in two 18 meters.

Saunders Boston Architects 39 Design and Access Report www.saundersboston.co.uk [email protected] 7.6 WASTE, REFUSE AND RECYCLING

Currently the bin store is located at the rear of the park management building. There is no plan to create a separate bin store for this building.

Waste is collected form the main bin store on site and there is no ability for a bin lorry to the proposed site.

The proposed strategy is for the operator to store and move their waste from the pavilion to the existing bin store.

Following BS 5906:2005 guidelines, we’ve surmised that three 1,100L waste bins will be more than sufficient to support the Lakeside Activity Centre. These will be kept in the external store, located next to the existing building.

BS 5906:2005 Table 1— Restaurant (Larger than Leisure)

75(ltrs) x 40 Covers = 3000 litres

Saunders Boston Architects 40 Design and Access Report www.saundersboston.co.uk [email protected] 7.7 SECURITY

We have looked to embody the principles of ‘Secure by Design’ through the development of the design however a consultant has not been appointed. All windows, doors and shutters will be to PAS 24.

We recognise that the building is located in an isolated space and will be subject to small amounts of anti-social behaviour. Vandalism and security can always pose a threat to the Park however this can be managed by lighting and CCTV. The design of the building, will be robust, hard-wearing and fire resistant. CCTV will be in operation for 24h a day, allowing activity to be monitored.

Finally security shutters have been included to prevent would be intruders from gaining access to the building.

Saunders Boston Architects 41 Design and Access Report www.saundersboston.co.uk [email protected] Leybourne Lakes

8. Surveys

Tonbridge and Malling District Council 8.1 LOCAL VALIDATION REQUIREMENTS FOR PLANNING - SURVEYS

Item Included separately in Notes Item Included separately in Notes Application (Yes/No) Application (Yes/No)

1. Plans and drawings Yes 21. Tree survey/arboricultural Included in DAS Refer to section 6.2 of this document. implications 2. Affordable housing statement No There is no residential component to this development. 22. Utilities and foul sewage No Not a major development assessment 3. Air quality assessment No Proposal not within an AQMA. 23. Ventilation/Extraction statement Included in DAS Refer to Statement in section 5.9 of this 4. Archaeological assessment No Proposal unlikely to be in an area of document. Archaeological potential. 24. Viability statement No 5. Biodiversity survey/report Yes 6. Contaminated land assessment No

7. Flood risk assessment Yes

8. Design and access statement Yes

9. Heritage statement No

10. Landscaping details Yes Included in this Design and Access

Statement.

11. Noise impact assessment Yes

12. Open, play space and recreation Included in DAS Statement included within this docu- assessment ment see section 3.5. 13. Parking and servicing provision No Existing leisure use of park defines parking for park. 14. Photographs and photomontages Yes Included in this Design and Access Statement. 15. Planning obligations statement – No draft heads of terms 16. Planning statement No Not a major development. 17. Retail impact assessment/retail No Not a1,d1 or sue generis use over statement 2500m2. 18. Structural survey/statement, state- No No existing structure. ment of justification, schedule of works 19. Telecommunications supplemen- No Not a application for telecoms. tary information 20. Transport assessment No Does not meet any of the requirement criteria.

Saunders Boston Architects 43 Design and Access Report www.saundersboston.co.uk [email protected]