Core Strategy Strategic Site Allocations Public Consultation 2012 – Site Assessment Forms

Maidstone Borough Council Core Strategy Strategic Site Allocations Public Consultation 2012 – Site Assessment Forms

www.maidstone.gov.uk/ldf Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

CONTENTS page

Strategic housing location to the north west of the urban area

HO-03-NW Land at Hermitage Lane 2 HO-07-NW Land at Oakapple Lane 5 HO-08-NW Land at Allington Way 10 HO-10-NW/ Land East of Hermitage Lane (two sites within one area) 15 HO-13-NW HO-11-NW West of Hermitage Lane 21 HO-16-NW Bell Farm, North Street 26 HO-19-NW Bridge Nursery, London Road 31 HO-20-NW Bunyards Farm, London Road 36 HO-21-NW Land at Gatland Lane 41

Strategic housing location to the south east of the urban area

HO-01-SE Land at Bicknor farm 46 HO-02-SE Land South Otham lane 54 HO-04-SE Land South Sutton Road 57 HO-05-SE Gore Court, Church Road 64 HO-06-SE Land north of Horseshoes Lane, Langley Heath 71 HO-09-SE North of Sutton Road 74 HO-12-SE Maidstone Urban Extension Area C 83 HO-14-SE Land at Gore Court 87 HO-15-SE Langley Park Farm 100 HO-17-SE Land at Gore Court Road 111 HO-18-SE Rumwood Nursery (East) 116

Strategic employment location at junction 8 of the M20 motorway

EMP-01-J8 Land to east of A20/M20 junction 119 EMP-02-J8 Land to south of A20/M20 junction 133 EMP-03-J8 Land to west of A20/M20 junction 153

Strategic employment location at junction 7 of the M20 motorway

EMP-04-J7 Land at Newnham Park, Bearsted Road 171

Map of Sites 181

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

1. SITE INFORMATION Number HO-03-NW. Strategic location North West Site name/address Land at Hermitage Lane, Maidstone Landowner Melvyn Wallace Duggan Agent N/A Proposed use Housing Greenfield/PDL Greenfield Site area (ha) 1.9 hectares (Approx 1.0 hectares within the MBC boundary and 0.9 hectares within the TMBC boundary) Site origin SHLAA 2009, call for sites.

DISCOUNTING (HOUSING SITES) Adjacent to Maidstone Yes urban area Adjacent to built up No area Could be adjacent if No other sites allocated as well DISCOUNT Y/N YES. Due to the site’s separation from the built form of the urban area and its woodland character the development of this site would harm the character of the area as evidenced by the protected nature of the trees on the site. In addition the designation of the site as ancient woodland would result in irreparable harm to ecology and the woodland if development occurred. Therefore this is not an appropriate housing site.

2. SITE ASSESSMENT Site description Current use Adjacent uses Planning and other designations Planning history Landscape/LCA (inc. long distance views) Topography

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

Ecology Trees (inc. TPO) Agricultural quality Heritage (LB/CA/SAM) Archaeology PROW Transport/site access Air quality/noise Land contamination Flood zone Utilities Access to services Assessment conclusion

3. AVAILABILITY ISSUES Multiple ownership Ransom strip Existing use agreements Owner agreement Developer agreement DISCOUNT Y/N

4a. ACHIEVABILITY ISSUES Market Land values vs. alternative uses Cost (including infrastructure/planning obligations) Site preparation Availability of funding Infrastructure/planning obligations (on/off site) Affordable housing % + number CSH/BREEAM level Public realm Southern Water South East Water Transport (on/off site) Primary education Secondary education Library Community facility Youth

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

Indoor sport Kent Adult Social Services Green and blue infrastructure Other strategic infrastructure VIABILITY FEEDBACK

4b. DELIVERY Developers’ phasing Build out rates Number of developers Size and capacity of developer/s Phasing 2012 – 2016 2016 – 2021 2021 – 2026 Beyond plan period TOTAL YIELD

CROSS SITE COMPARISON 5. POST ASSESSMENT REVIEW

6. CONCLUSIONS Due to the site’s separation from the built form of the urban area and its woodland character the development of this site would harm the character of the area as evidenced by the protected nature of the trees on the site. In addition the designation of the site as ancient woodland would result in irreparable harm to ecology and the woodland if development occurred.

Therefore this is not an appropriate housing site.

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

1. SITE INFORMATION Number HO-07-NW Strategic location North West Site name/address Land at Oakapple Lane, Maidstone (Barming & Heath Ward) Landowner Mrs V. Foster Crouch And Mr And Mrs B. Sunnucks

Agent DHA Planning Proposed use Housing Greenfield/PDL Greenfield Site area (ha) 2.7 Site origin 2009 SHLAA

DISCOUNTING (HOUSING SITES) Adjacent to Maidstone Yes urban area Adjacent to built up Yes area Could be adjacent if Yes other sites allocated as well DISCOUNT Y/N NO

2. SITE ASSESSMENT Site description The land is laid out in small parcels with hedgerows along the east and west sides with additional hedgerows running across the site east to west (just north of the middle). Public footpath KM12 runs down the western side (in the northern part) before crossing diagonally across the site to the south east corner public footpath KM11 runs along the southern boundary of the site. To the east of the site is Oakwood Hospital cemetery with residential development (in Broomshaw Road) to the south. To the north of the site is an agricultural field (land west of Hermitage Lane site). To the west are open fields. The site is accessed from an unmade track leading to Oakapple Lane to the east. Current use Equestrian Adjacent uses South – residential. West – open land/agricultural. North – agricultural. East – Oakwood Hospital cemetery and then residential beyond.

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

Planning and other ENV31 – Strategic Gap. designations Planning history 78/1807 - Portable stables – APPROVED. Landscape/LCA (inc. Quite a contained site with views limited by its lack of long distance views) road frontage. Substantial hedgerows bound the site and cross it and some of these would be lost if development occurred. To the south is significant residential development. Topopgraphy The site is generally flat hence its suitability for equestrian use. Ecology The site itself holds little ecological interest due to the equestrian use on the land. However, the woodland to the north of the site is ancient woodland and as such any development would need to include a 30 metres buffer to this land. Trees (inc. TPO) No TPOs on site and although there are some trees interspersed within the hedgerows there are no specific specimens that would be worthy of a TPO. Agricultural quality 2.5 ha horse grazing paddocks. Grade 2. Heritage (LB/CA/SAM) None recorded. Archaeology Extensive prehistoric, Roman and medieval remains to immediate north.

Development with archaeological measures should be possible on this site. PROW Public footpath KM12 runs down the western side (in the northern part) before crossing diagonally across the site to the south east corner public footpath KM11 runs along the southern boundary of the site. Transport/site access There is an unmade track leading to Oakapple Lane and a point of the site meets Broomshaw Road. However, vehicular access to this site should occur through Land West of Hermitage Lane if chosen. Air quality/noise Comments apply as per West of Hermitage Lane proposal.

This site is situated close to Hermitage Lane and opposite Maidstone Hospital. Traffic noise would be an issue, as would noise and, in particular, vibration from nearby Gallagher’s Quarry to the West. We have received many complaints over the past few years from householders concerned about the regular blasting carried out and the effect this may have on their properties. Associated with this 6

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

quarrying we have had periodic complaints concerning dust. Recommendations Traffic noise, air quality, industrial noise and vibration and dust nuisance conditions would be required. Land contamination See above. Flood zone Zone 1 Utilities No additional requirement other than the normal costs of development on a greenfield site Access to services Parade of shops on Hermitage Lane including Tesco express. Local primary schools at Westborough, St Simon Stock, Bower Grove, Barming within 1 mile. Secondary school at Oakwood Park within 1 mile. Two doctors surgeries within 0.5 miles. Three dental surgeries within 1 mile. Barming Post Office less than a mile away. Assessment conclusion For – relative lack of ecological, landscape, archaeological/heritage constraints. Access to site relatively easy to achieve. Existing local services. Against – proximity to quarry. Mitigation – Noise attenuation measures in relation to nearby quarry. Quarry is also controlled by conditions on its operating hours.

3. AVAILABILITY ISSUES Multiple ownership No Ransom strip No – Although access is likely to rely on adjacent site. Existing use agreements None Owner agreement Yes Developer agreement Yes DISCOUNT Y/N NO

4a. ACHIEVABILITY ISSUES Market Land values vs. Unknown alternative uses Cost (including infrastructure/planning obligations) Site preparation Not substantial Availability of funding Unknown

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

Infrastructure/planning obligations (on/off site) Affordable housing % + 40% number CSH/BREEAM level 4 Public realm None Southern Water None South East Water None Transport (on/off site) Off site contributions to:- M20 junction 5 and Coldharbour roundabout. A20 London Road with St Laurence Avenue (20/20 roundabout). B2246 Hermitage Lane with A20 London Road. B2246 Hermitage Lane with Heath Road and St Andrew’s Road. Fountain Lane with A26 Tonbridge Road. A26 Tonbridge Road with Queen’s Road and St Andrew’s Road. Primary education Contributions Secondary education Contributions Library Contributions Community facility Contributions Youth Contributions Indoor sport None Kent Adult Social Contributions Services Green and blue On site open space infrastructure Other strategic None infrastructure VIABILITY FEEDBACK Awaiting feedback through viability/CIL study and as part of regulation 18 consultation.

4b. DELIVERY Developers’ phasing As below. Build out rates Number of developers Size and capacity of developer/s Phasing 2012 – 2016 2016 – 2021 X.

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

2021 – 2026 X. Beyond plan period TOTAL YIELD Approximately 80.

CROSS SITE COMPARISON 5. POST ASSESSMENT REVIEW No elements of the post assessment review [incorporating availability, achievability and delivery factors] preclude this site from development. 6. CONCLUSIONS The site, subject to: The contributions to the transport improvements in the North West; Integration with the land west of Hermitage Lane to the north; and a Suitable buffer to the ancient woodland to the North. is considered a suitable housing site in this strategic location.

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

1. SITE INFORMATION Number HO-08-NW Strategic location North west Site name/address Land south of Allington Way Landowner Hillreed Homes Agent Hillreed Homes Proposed use Residential Greenfield/PDL Greenfield Site area (ha) 0.35 Site origin 2012 Call for sites

DISCOUNTING (HOUSING SITES) Adjacent to Maidstone Yes. urban area Adjacent to built up Yes. area Could be adjacent if N/A. other sites allocated as well DISCOUNT Y/N NO

2. SITE ASSESSMENT Site description L shaped site south of Allington Way. The site itself is open with elements of scrub and bushes on site. On the eastern boundary/ies of the site are fences to existing residential properties and on all other boundaries are a mixture of hedges and trees. Current use Open land. Adjacent uses Residential to the east and north. Orchard to the west. Open land designated for housing to the south. Planning and other Designated as strategic gap in the MBWLP 2000. designations Planning history No planning history. Landscape/LCA (inc. Discreet site hidden from long distance and local long distance views) views by surrounding landscape and uses. Topography Site is flat. Ecology Ecology issues similar to east of Hermitage Lane site, which is immediately to the south. Referring to that site, but applying the same principles:

“While there are features of potential ecological interest throughout the site, the area to the 10

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

south-west is likely to be of the greatest ecological interest. We advise that there would be a need to undertake several ecological surveys at this site, including (but not limited to) botanical, bat, great crested newt, reptile and badger surveys; a preliminary ecological assessment would provide detailed recommendations for specific surveys and the confirmed presence of protected species would result in the need for ecological mitigation measures.

From this high level appraisal of the site, we advise that the south-western section of the site is retained and enhanced for biodiversity, as the potential for ecological interest in this area is likely to present the greatest ecological constraint to the site’s development.” Trees (inc. TPO) No TPO records on site. Agricultural quality Grade 2. Heritage (LB/CA/SAM) No records on or near to site. Archaeology No sites of archaeological potential immediately adjacent, however comments on the east of Hermitage Lane site will apply to some degree:

“West of site around The Old Hermitage contains significant prehistoric remains, part of site north of hospital car park recorded as containing Roman burials. Flying bomb or wartime plane crash site in east of site.

Development should be avoided in parts of the site. Predetermination evaluation necessary in some parts, development may be possible with conditioned archaeological measures elsewhere.

Advice previously received suggesting that the area including the woodland at the south west of the site and the open land to the south of this should not be developed.” PROW Restricted byway runs along the southern boundary of the site. Transport/site access Potentially this site could be developed in tandem with the land east of Hermitage Lane site. 11

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

Air quality/noise The same issues will apply as to the east of Hermitage Lane site:

This is a… site, on the eastern side of Hermitage Lane. Traffic noise would be an issue, as would noise and, in particular, vibration from nearby Gallagher’s Quarry to the West. We have received many complaints over the past few years from householders concerned about the regular blasting carried out and the effect this may have on their properties. Associated with this quarrying we have had periodic complaints concerning dust. There is also a contamination issue due to the proximity of a small former landfill site.

Recommendations Traffic noise, air quality, industrial noise and vibration, land contamination conditions would be required. Land contamination See above. Flood zone Flood zone 1. Utilities No additional requirement other than the normal costs of development on a greenfield site. Access to services Public transport route on Hermitage Lane, railway station at Barming in close proximity. Health facilities in Allington. Retail facilities in Allington (approximately 1km), it has been suggested that no new retail units are required. Palace Wood primary school within walking distance at eastern end of Maxwell Drive. Secondary schools at Oakwood Park, within 2km walking distance. Assessment conclusion For – Site is discreet in landscape and its development would not harm the character of the adjacent residential area. Site should be easy enough to develop and land is flat. Against – Small site would need to be developed in conjunction with larger east of Hermitage Lane site. Alone, this site would probably not be able to contribute to much. Access would need to cross the restricted byway – there is a question of whether the byway would need to be improved this far along other than for accessing the development of relatively few houses. Mitigation – This would need to be allocated in conjunction with the east of Hermitage Lane sites for 12

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

it to be able to be developed appropriately.

3. AVAILABILITY ISSUES Multiple ownership One ownership. Ransom strip Possibly. Existing use agreements None. Owner agreement Yes. Developer agreement Yes. DISCOUNT Y/N NO.

4a. ACHIEVABILITY ISSUES Market Land values vs. Unknown. alternative uses Cost (including infrastructure/planning obligations) Site preparation Minimal. Availability of funding Unknown. Infrastructure/planning obligations (on/off site) Affordable housing % + 40% (subject to viability testing) number CSH/BREEAM level 4 (subject to viability testing). Public realm None. Southern Water None. South East Water None. Transport (on/off site) Off site contributions to: M20 junction 5 and Coldharbour roundabout. A20 London Road with St Laurence Avenue (20/20 roundabout). B2246 Hermitage Lane with A20 London Road. B2246 Hermitage Lane with Heath Road and St Andrew’s Road. Fountain Lane with A26 Tonbridge Road. A26 Tonbridge Road with Queen’s Road and St Andrew’s Road. Primary education Contributions. Secondary education Contributions. Library Contributions. Community facility Contributions. Youth Contributions. Indoor sport None. Kent Adult Social Contributions. 13

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

Services Green and blue Contributions. infrastructure Other strategic None. infrastructure VIABILITY FEEDBACK Not available at this stage.

4b. DELIVERY Developers’ phasing 2016-2021. Build out rates Unknown. Number of developers One. Size and capacity of Local developer, able to complete this site. developer/s Phasing 2012 – 2016 2016 – 2021 X. 2021 – 2026 Beyond plan period TOTAL YIELD 15.

CROSS SITE COMPARISON 5. POST ASSESSMENT REVIEW Access to this site could be difficult, unless it is incorporated as part of Allington Way and not as part of the wider allocation, which would render its allocation questionable. 6. CONCLUSIONS Although technically, this site could be allocated as part of the East of Hermitage Lane site, it is not appropriate to do so. The site would disproportionately affect the layout of that site, requiring access arrangements for a maximum of 15 dwellings. The allocation would be an irregular shape and there may be safety issues providing road access at this location in view of the proximity of the existing restricted byway and development on the opposite side of this. Allocating this site will provide no substantial benefit to the wider East of Hermitage Lane site proposal.

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

1. SITE INFORMATION Number HO-10-NW, HO-13-NW Strategic location North west Site name/address Land East of Hermitage Lane (two sites within one area) Landowner Reservoir – Swan Properties. Other land south of byway – Croudace. Land north of byway under option. Agent Barton Willmore/Croudace. Reservoir – David Hicken Associates. Proposed use Housing Greenfield/PDL Greenfield Site area (ha) 44.4 (including reservoir 1.74). 30.6 within borough, remainder within Tonbridge and Malling. Site origin 2000 MBWLP housing allocation

DISCOUNTING (HOUSING SITES) Adjacent to Maidstone Yes urban area Adjacent to built up Yes area Could be adjacent if Yes other sites allocated as well DISCOUNT Y/N NO

2. SITE ASSESSMENT Site description This is a large site that runs from the Maidstone Hospital in the south to Barming railway station in the north. About half way along crossing the site south west to north east is the borough boundary. With the borough (south of the boundary) is a disused water reservoir and a large area of open land surrounding it. The open land raises towards the south. Also running south west to north east and along the north western frontage of the reservoir is a public footpath/restricted byway. Towards the southern edge of the site is a large wooded area and south if this is more open land, adjacent to Maidstone Hospital. The area north of the footpath/byway is orchards and then open fields. Current use 1.74 ha in the centre of the site is a disused reservoir. The majority of the rest of the site, which is located within the borough, is currently open farm land. Land

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

in Tonbridge and Malling is a mixture of farm/orchard uses. Adjacent uses South-east, east and north-east – residential. North (outside of borough) – Barming railway station. West – open frontage on to Hermitage Lane, opposite, a number of uses including quarry. South – Maidstone hospital. Planning and other The land south of the footpath/restricted byway is designations designated as a housing allocation in the Maidstone Borough-Wide Local Plan 2000. The allocated land is also identified for a GP surgery and a primary school. The remainder of the site is designated as either strategic gap or is outside of the borough. Planning history The site was allocated by the Inspector at the examination in public for the 2000 local plan. The Inspector concluded that the open area of the site encroached on the urban area rather than the opposite.

Applications 01/0080 and 01/1510 were submitted by Croudace Ltd in 2001 and were refused non- determined/withdrawn respectively. At appeal the non-determined application was dismissed, upholding a council moratorium on the development of its greenfield allocations. 06/1546 (in 2006) determined that an environmental statement is not required for a mixed use development comprising 650 dwellings and 1,393m2 of B1a employment space. Landscape/LCA (inc. From the North Downs at the top of Blue Bell Hill long distance views) (A229) the open part of this site (to be developed) is visible within the landscape. Topography The land raises from the northern end towards the southern end. Ecology While there are features of potential ecological interest throughout the site, the area to the south-west is likely to be of the greatest ecological interest. We advise that there would be a need to undertake several ecological surveys at this site, including (but not limited to) botanical, bat, great crested newt, reptile and badger surveys; a preliminary ecological assessment would provide detailed recommendations for specific surveys and the confirmed presence of 16

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

protected species would result in the need for ecological mitigation measures. From this high level appraisal of the site, we advise that the south-western section of the site is retained and enhanced for biodiversity, as the potential for ecological interest in this area is likely to present the greatest ecological constraint to the site’s development. Trees (inc. TPO) A number of TPOs are present on site and protect the main areas of existing trees including, the north east and south east boundaries and a large part of the wooded area that bisects north west to south east from the restricted byway. It is not proposed that these trees would be removed, however, an emergency access would likely be needed into Howard Drive on the north eastern boundary. TPO numbers – No. 5 of 1996, No. 36 of 2003. Agricultural quality Excluding woodland and reservoir, 36 ha of mainly arable and orchard land. Grade 2. Heritage (LB/CA/SAM) There are no heritage issues immediately surrounding this site. Archaeology West of site around The Old Hermitage contains significant prehistoric remains, part of site north of hospital car park recorded as containing Roman burials. Flying bomb or wartime plane crash site in east of site. Development should be avoided in parts of the site. Predetermination evaluation necessary in some parts, development may be possible with conditioned archaeological measures elsewhere. Advice previously received suggesting that the area including the woodland at the south west of the site and the open land to the south of this should not be developed. PROW Footpath/restricted byway bisecting site south west to north east. Footpath crossing through wooded area of site in the south west corner. Footpath along south east and south west boundaries. Transport/site access Access required by upgrading footpath/restricted byway. Bus and emergency access through Howard Drive. Air quality/noise This is a big site, on the eastern side of Hermitage Lane. Traffic noise would be an issue, as would

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

noise and, in particular, vibration from nearby Gallagher’s Quarry to the West. We have received many complaints over the past few years from householders concerned about the regular blasting carried out and the effect this may have on their properties. Associated with this quarrying we have had periodic complaints concerning dust. There is also a contamination issue due to the proximity of a small former landfill site.

Recommendations Traffic noise, air quality, industrial noise and vibration, land contamination conditions would be required. Land contamination See above. Flood zone Flood zone 1. Utilities No additional requirement other than the normal costs of development on a greenfield site. Access to services Public transport route on Hermitage Lane, railway station at Barming in close proximity. Health facilities in Allington. Retail facilities in Allington (approximately 1km), it has been suggested that no new retail units are required. Palace Wood primary school within walking distance at eastern end of Maxwell Drive. Assessment conclusion For – Open site, well located for transport links and facilities i.e. retail, health (hospital in close proximity). Lots of adjacent open space. Against – Access issues to be dealt with (crosses into TMBC area). Mitigation – Good design can mitigate much of the issues and wider strategic measures in terms of junction improvements.

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

3. AVAILABILITY ISSUES Multiple ownership Reservoir owned by South East Water, however, this is being promoted for development. This would not cause any obstruction to development in terms of its location. Ransom strip Access in Tonbridge and Malling Borough. Existing use agreements None. Owner agreement Yes. Developer agreement Yes. DISCOUNT Y/N NO

4a. ACHIEVABILITY ISSUES Market Land values vs. Unknown. alternative uses Cost (including infrastructure/planning obligations) Site preparation Access issue likely to present largest cost. Availability of funding Unknown. Infrastructure/planning obligations (on/off site) Affordable housing % + 40% (subject to viability testing). number CSH/BREEAM level 4 (subject to viability testing). Public realm None. Southern Water None. South East Water None. Transport (on/off site) Off site contributions to: M20 junction 5 and Coldharbour roundabout. A20 London Road with St Laurence Avenue (20/20 roundabout). B2246 Hermitage Lane with A20 London Road. B2246 Hermitage Lane with Heath Road and St Andrew’s Road. Fountain Lane with A26 Tonbridge Road. A26 Tonbridge Road with Queen’s Road and St Andrew’s Road. Primary education On site 1fe school (on 2fe site), subject to confirmation of need. Secondary education Contributions. Library Contributions. Community facility On site, to be agreed. Youth Contributions.

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

Indoor sport None. Kent Adult Social Contributions. Services Green and blue On site open space. infrastructure Other strategic None. infrastructure VIABILITY FEEDBACK Awaiting feedback through viability/CIL study and as part of regulation 18 consultation.

4b. DELIVERY Developers’ phasing As below. Build out rates Number of developers Size and capacity of developer/s Phasing 2012 – 2016 X. 2016 – 2021 X. 2021 – 2026 Beyond plan period TOTAL YIELD Approximately 405.

CROSS SITE COMPARISON 5. POST ASSESSMENT REVIEW No elements of the post assessment review [incorporating availability, achievability and delivery factors] preclude this site from development. 6. CONCLUSIONS Subject to securing primary access from Hermitage Lane and providing the necessary infrastructure contributions as identified, this site is appropriate for development. The site is visible from the North Downs, however, the inspector for the Maidstone Borough-Wide Local Plan 2000 considered that the site encroaches on the urban area rather than the other way round. There are noise and pollution issues within the vicinity, however, these are no worse than at other locations within urban areas and they can be addressed through planning conditions. This site is well located to accommodate up to 405 dwellings, which represents development of the area from the tree strip in the south west of the site going north eastwards, but remaining south of the restricted byway. Access through the existing dwellings on to Howard Drive should be restricted to bus, emergency, pedestrian and cycle traffic only. This access is inappropriate for more general private vehicle usage as the residential roads in the vicinity are not intended as distributors. 20

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

1. SITE INFORMATION Number HO-11-NW Strategic location North west Site name/address West of Hermitage Lane, Maidstone (Heath Ward) Landowner Swan Properties Agent DHA Planning Proposed use Housing Greenfield/PDL Greenfield Site area (ha) 8.34 (0.42 of this is outside the MBC boundary). Site origin 2009 SHLAA call for sites.

DISCOUNTING (HOUSING SITES) Adjacent to Maidstone Yes urban area Adjacent to built up Yes area Could be adjacent if Yes other sites allocated as well DISCOUNT Y/N NO

2. SITE ASSESSMENT Site description The site is an arrow shaped piece of land with a frontage onto Hermitage Lane of approximately 230m. A small part of the site (the point of the arrow, furthest west) is within Tonbridge and Malling Borough. Public footpath KB34 runs along the north western boundary of the site. The site is opposite Maidstone Hospital and between commercial premises to the south and a reservoir facility to the north. Current use Currently in use for arable farming Adjacent uses South – commercial and residential beyond. West – woodland/open land/farm. North – reservoir and woodland. East – Hermitage Lane and then residential beyond. Planning and other ENV31 – Strategic Gap. designations Planning history 88/2253 - Construction of divisional offices workshop district depots and service reservoir with booster pump station – REFUSED. Landscape/LCA (inc. It is an edge of urban site with significant long distance views) development to the south and Maidstone Hospital to

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

the east on the opposite side of Hermitage Lane. Long distance views would be screened by the woodland to the north west of the site. Topopgraphy There is a dip in the site through the middle with the northern and southern areas at higher levels Ecology The site itself holds little ecological interest due to the farmed nature of the land. However, the woodland to the north west of the site is ancient woodland and as such any development would need to include a buffer to this land. Trees (inc. TPO) None on site (See above) Agricultural quality Grade 2 Heritage (LB/CA/SAM) None Archaeology Extensive prehistoric, Roman and medieval remains to immediate north.

Development with archaeological measures should be possible on this site. PROW KB34 along north west boundary Transport/site access Access from Hermitage Lane (this access would also serve Oakapple Lane development site) Air quality/noise This site is situated close to Hermitage Lane and opposite Maidstone Hospital. Traffic noise would be an issue, as would noise and, in particular, vibration from nearby Gallagher’s Quarry to the West. We have received many complaints over the past few years from householders concerned about the regular blasting carried out and the effect this may have on their properties. Associated with this quarrying we have had periodic complaints concerning dust.

Recommendations Traffic noise, air quality, industrial noise and vibration and dust nuisance conditions would be required.

Land contamination None Flood zone Zone 1 Utilities No additional requirement other than the normal costs of development on a greenfield site. Access to services Parade of shops on the opposite side of Hermitage Lane including Tesco express. Local primary schools at Westborough, St Simon Stock, Bower Grove, Barming within 1

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

mile. Secondary school at Oakwood Park within 1 mile. Two doctors surgeries within 0.5 miles. Three dental surgeries within 1 mile. Barming Post Office less than a mile away. Assessment conclusion For – adjacent to urban boundary for facilities and integration with significant development to the south (commercial and residential) and the east (hospital development and residential). Against – Adjacent to ancient woodland. Mitigation – Buffer zone adjacent to woodland area.

3. AVAILABILITY ISSUES Multiple ownership No Ransom strip No Existing use agreements Short Term lease Owner agreement Yes Developer agreement Yes DISCOUNT Y/N NO

4a. ACHIEVABILITY ISSUES Market Land values vs. Unknown alternative uses Cost (including infrastructure/planning obligations) Site preparation Not substantial Availability of funding Unknown Infrastructure/planning obligations (on/off site) Affordable housing % + 40% number CSH/BREEAM level 4 Public realm None Southern Water None South East Water None Transport (on/off site) Off site contributions to:- M20 junction 5 and Coldharbour roundabout. A20 London Road with St Laurence Avenue (20/20 roundabout). B2246 Hermitage Lane with A20 London Road. B2246 Hermitage Lane with Heath Road and 23

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

St Andrew’s Road. Fountain Lane with A26 Tonbridge Road. A26 Tonbridge Road with Queen’s Road and St Andrew’s Road. Primary education Contributions Secondary education Contributions Library Contributions Community facility Contributions Youth Contributions Indoor sport None Kent Adult Social Contributions Services Green and blue On site open space infrastructure Other strategic None infrastructure VIABILITY FEEDBACK Awaiting feedback through viability/CIL study and as part of regulation 18 consultation.

4b. DELIVERY Developers’ phasing 2014-2015 = 25 2015-2016 = 75 2016-2017 = 75 2017-2018 = 75 Build out rates Number of developers Size and capacity of developer/s Phasing 2012 – 2016 X 2016 – 2021 X 2021 – 2026 Beyond plan period TOTAL YIELD Approximately 220.

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

The contributions to the transport improvements in the North West; and a Suitable buffer to the ancient woodland to the North West.

Is considered a suitable housing site in this strategic location.

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

1. SITE INFORMATION Number HO-16-NW Strategic location North west Site name/address Bell Farm, North Street, Barming Landowner N/A Agent Alex Anderson Pegasus Planning Group First Floor, South Wing Equinox North Great Park Road Bristol BS32 4QL Proposed use Housing Greenfield/PDL Greenfield Site area (ha) 10.17 Site origin SHLAA 2009 call for sites

DISCOUNTING (HOUSING SITES) Adjacent to Maidstone Yes. urban area Adjacent to built up Yes. area Could be adjacent if Yes. other sites allocated as well DISCOUNT Y/N NO.

2. SITE ASSESSMENT Site description Site occupies northern half of western boundary to North Street. Site is generally open with some tree belts forming internal boundaries and some sections used as orchards. The site surrounds the small residential developments on the western side of North Street and abuts the northern edge of the Cedar Drive (accessed from A26 Tonbridge Road) and Matterdale Gardens (accessed from North Street) residential developments. Current use Used as a mixture of pasture and orchards. Adjacent uses South – residential. West – open land/farm. North – residential (North Pole Road). East – residential/pub. Planning and other The site is located in an Area of Local Landscape

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms designations Importance (ALLI). This designation is proposed to be removed as part of the Core Strategy. Planning history There is no planning history on site. Landscape/LCA (inc. The site sits at the top of the valley and is hidden long distance views) from view from the A26 Tonbridge Road, however, is visible from the opposite side of the Medway valley. Topography The sites slopes down from north to south but is otherwise flat (east to west). Ecology The greatest constraint to the allocation of this site is the potential for impacts to the ancient woodland, with the NPPF advising that “permission should be refused for development resulting in the loss or deterioration of…ancient woodland…unless the need for, and benefits of, the development in that location clearly outweigh the loss”. While the site is not directly adjacent to the ancient woodland/Local Wildlife Site, there would still need to be consideration to indirect impacts, for example as a result of recreational disturbance. We advise that there would be a need to undertake a preliminary ecological assessment of the site, which would provide detailed recommendations for additional specific surveys. The confirmed presence of protected species would result in the need for ecological mitigation measures. Trees (inc. TPO) No TPO designations on site. Agricultural quality 10 ha of orchards and managed grassland. Grade 2. Heritage (LB/CA/SAM) Despite the mixed age and character of development, North Street still has the feel of a semi-rural village street, particularly at its northern end. Development of the site opposite the listed buildings at Broomfield and The Oast House, Heath Road, would remove the last vestiges of rural setting for this historic farm group to the detriment of their significance. There would be a lesser impact on St. Cuthbert’s Cottage but nevertheless there are current glimpses of open countryside down the track on its northern side which it would be a pity to lose.

Archaeology Post-medieval buildings nearby. Roman and prehistoric and medieval site 500m south.

Development with archaeological measures should be possible on this site. 27

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

PROW No issues. Transport/site access Two access points proposed by developer: 1) Opposite Heath Road. 2) Opposite Bell Farm Gardens/Apple Tree Close. Air quality/noise This is relatively a suitable site for housing, being further away from potential sources of concern, such as noise and air quality. However it is still close enough to Gallagher’s Quarry to be affected by vibration and dust from quarrying operations.

Recommendations Vibration and dust conditions would be required. Land contamination See above. Flood zone Flood zone 1. Utilities No additional requirement other than the normal costs of development on a greenfield site. Access to services Walking distance to Barming primary school. Close to A26 for transport links – public and private. Poorer access to railway station – nearest is Barming on Maidstone East line. Nearest secondary schools at Oakwood Park, although this is an acceptable distance for secondary schools. Convenience shop and post office at the southern end of North Street. More shops near to eastern end of Heath Road (opposite Maidstone Hospital); GP facilities located in same area. Assessment conclusion For – Site is better situated than others in terms of pollution. Against – Road access would necessitate that the character of the existing area would be substantially changed and lost. Long distance views from the opposite side of the Medway valley would be detrimentally affected. Mitigation – None achievable as this would be a fundamental change.

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

3. AVAILABILITY ISSUES Multiple ownership No. Ransom strip No. Existing use agreements Unknown. Owner agreement Yes. Developer agreement Yes. DISCOUNT Y/N NO

4a. ACHIEVABILITY ISSUES Market Land values vs. Residential value higher than existing value. alternative uses Cost (including infrastructure/planning obligations) Site preparation Not substantial. Availability of funding Unknown. Infrastructure/planning obligations (on/off site) Affordable housing % + 40%. number CSH/BREEAM level 4. Public realm None. Southern Water None. South East Water None. Transport (on/off site) Off site contributions to:- M20 junction 5 and Coldharbour roundabout. B2246 Hermitage Lane with A20 London Road. B2246 Hermitage Lane with Heath Road and St Andrew’s Road. Fountain Lane with A26 Tonbridge Road. A26 Tonbridge Road with Queen’s Road and St Andrew’s Road. Primary education Contributions. Secondary education Contributions. Library Contributions. Community facility Contributions. Youth Contributions. Indoor sport None. Kent Adult Social Contributions. Services Green and blue On site open space. infrastructure Other strategic None. infrastructure

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

VIABILITY FEEDBACK Not available at this stage.

4b. DELIVERY Developers’ phasing 2016-2021. Build out rates Number of developers Size and capacity of developer/s Phasing 2012 – 2016 X. 2016 – 2021 X. 2021 – 2026 Beyond plan period TOTAL YIELD Approximately 260.

CROSS SITE COMPARISON 5. POST ASSESSMENT REVIEW The post assessment review when assessed in comparison with other sites indicates that this site is less appropriate for development than others assessed. 6. CONCLUSIONS In conclusion, although this site is open and in itself would be developable, its location in a semi-rural setting with limited access means that if it were allocated, the existing character of the area would be negatively affected. Mitigation measures to improve access to the site would in themselves urbanise the character of this location beyond an acceptable level. Heath Road is an inappropriate route to access the site, however, in reality it would be substantially used. The site is therefore not allocated.

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

1. SITE INFORMATION Number HO-19-NW. Strategic location North west. Site name/address Bridge Nursery. Landowner Taylor Wimpey. Agent Proposed use Residential. Greenfield/PDL Greenfield. Site area (ha) 5.5ha within MBC area, 1.5ha in TMBC area. Site origin Allocated site MBWLP 2000.

DISCOUNTING (HOUSING SITES) Adjacent to Maidstone Yes. urban area Adjacent to built up Yes. area Could be adjacent if N/A. other sites allocated as well DISCOUNT Y/N NO

2. SITE ASSESSMENT Site description Site is empty grassland with trees and shrubs. In the centre of the site is a rectangular area bordered by trees where a building used to be sited. The site slopes down from west to east (A20 London Road towards the railway at the eastern end). Railway borders site, although 2/3 of the railway is in the TMBC area so would not border any residential area directly. From west to east railway goes from an embankment to being level with the site. At the north eastern end of the site is a small wooded area with informal links through to the sports ground on Castle Way. Current use No current use. Empty field, used by walkers. Area in the middle of the site where a building used to be shows evidence of having been used/being used as an area to sleep. Adjacent uses South east – residential. North east – small woodland and sports ground. North – railway track and Allington 20/20 industrial estate beyond, including incinerator.

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

West – A20 London Road, residential and small retail area (DFS). Planning and other Designated for residential and open space in MBWLP designations 2000. Planning history 00/1712 – 80 units – refused. 90/0997 – Turning area for buses – withdrawn. 88/1123 – Outline residential – refused. 86/0006 – Outline residential – refused. 81/0519 – Residential development – refused. Landscape/LCA (inc. The site is generally hidden from long distance views long distance views) by the Maidstone East railway line and the Maidstone incinerator. Views of the North Downs are, however, possible from the site. Topography Site is generally flat although with this slopes down from west to east. Ecology KCC: We advise that it is unlikely that development in this location would significantly affect the designated sites; the railway and roads present barriers that limit the potential for impacts. We advise that there would be a need to undertake several ecological surveys at this site, potentially including (but not limited to) botanical, bat, great crested newt and reptile surveys; a preliminary ecological assessment would provide detailed recommendations for specific surveys. The scope, level and achievability of any necessary mitigation would need to be assessed, which could influence the extent of the developable area of the site. Trees (inc. TPO) A number of tree protection orders exist on site including a number of trees in the area where the building used to exist and a number of trees along the north eastern edge of the site. TPO numbers – No. 2 of 2002. Agricultural quality 7 ha of rough grassland/scrub. Grade 2. Heritage (LB/CA/SAM) Nothing identified in close proximity. Archaeology Site of wartime pillbox, prehistoric tools found to south.

Development with archaeological measures should be possible on this site. PROW No formal PRoW, however, there is a footpath that runs adjacent to the wooded area at the north east end of the site. Transport/site access A single site access could be achieved from the A20 32

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

London Road opposite Beaver Road, or near to this area depending on Kent Highways considerations. Air quality/noise This site is in the extreme North West of the Borough. It is close to the M20 motorway and railway and therefore noise and associated poor air quality issues would be important at this locality. There is also an adjacent former landfill site (in Tonbridge & Malling District) to the North West as well as others to the South East. There are other housing developments nearby, but this does not necessarily make this site particularly suitable for development, as a lot of submissions would be needed before EH are satisfied.

Recommendations Traffic noise, Air Quality, Land contamination and landfill gas conditions would be required. Land contamination See above. Flood zone Flood zone 1. Utilities No additional requirement other than the normal costs of development on a greenfield site. Access to services A number of services are available in close proximity to the site. Allington Primary School is located off of Hildenborough Crescent within walking distance. Convenience retail and health facilities are also within walking distance, located at Castle Way. The A20 London Road is a well used public transport corridor and one the Maidstone Park and Ride sites is located opposite at Beaver Road. Assessment conclusion For – Open site, good transport links, access to facilities, access to open space (sports ground). Against – Noise, air pollution, contamination issues. Railway line may restrict density of development. Mitigation – Pollution and noise measures potentially necessary, could be design issue.

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

3. AVAILABILITY ISSUES Multiple ownership Single. Ransom strip None. Existing use agreements Unknown. Owner agreement Yes. Developer agreement Yes. DISCOUNT Y/N NO

4a. ACHIEVABILITY ISSUES Market Land values vs. Unknown. alternative uses Cost (including infrastructure/planning obligations) Site preparation Some trees to be assessed, otherwise development with land form – should not be substantial. Availability of funding Unknown. Infrastructure/planning obligations (on/off site) Affordable housing % + 40% (subject to viability testing). number CSH/BREEAM level 4 (subject to viability testing). Public realm None. Southern Water None. South East Water None. Transport (on/off site) Off site contributions: M20 junction 5 and Coldharbour roundabout. A20 London Road with St Laurence Avenue (20/20 roundabout). B2246 Hermitage Lane with A20 London Road. B2246 Hermitage Lane with Heath Road and St Andrew’s Road. Fountain Lane with A26 Tonbridge Road. A26 Tonbridge Road with Queen’s Road and St Andrew’s Road. Primary education Contributions. Secondary education Contributions. Library Contributions. Community facility Contributions. Youth Contributions. Indoor sport None. Kent Adult Social Contributions. Services Green and blue On site open space.

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms infrastructure Other strategic None. infrastructure VIABILITY FEEDBACK Awaiting feedback through viability/CIL study and as part of regulation 18 consultation.

4b. DELIVERY Developers’ phasing Available immediately. All periods. Build out rates Number of developers Size and capacity of developer/s Phasing 2012 – 2016 X. 2016 – 2021 2021 – 2026 Beyond plan period TOTAL YIELD Approximately 165.

CROSS SITE COMPARISON 5. POST ASSESSMENT REVIEW No elements of the post assessment review [incorporating availability, achievability and delivery factors] preclude this site from development. 6. CONCLUSIONS Subject to appropriate access being secured and acceptable mitigation related to the railway line being implemented, this is an appropriate site for development. There is an existing housing allocation on this site, that maintains the existing form of development in this location, however, it is the council’s opinion that this allocation need not be restricted in this way going forward. Access to open space is achieved as the council owns land to the south/south east of the wooded strip at the north eastern end of the site. The character of these woods should be retained as part of the development, forming a complimentary natural boundary.

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

1. SITE INFORMATION Number HO-20-NW Strategic location North west Site name/address Bunyard Farm Landowner Unknown Agent John Clarke Kingsway Properties Two Mile Hill Bristol Proposed use Residential Greenfield/PDL PDL Site area (ha) 0.41 Site origin 2009 SHLAA call for sites

DISCOUNTING (HOUSING SITES) Adjacent to Maidstone Yes urban area Adjacent to built up Yes area Could be adjacent if N/A other sites allocated as well DISCOUNT Y/N NO

2. SITE ASSESSMENT Site description Small triangular strip at the north western edge of the Maidstone urban area. Current use Car wash. Adjacent uses Residential, retail, park and ride to south. Residential/residential allocation to the east (across A20 London Road). Open land to north and west, with railway line to north although not immediately adjacent. Planning and other Outside of urban area – no designation. designations Planning history 1) 06/0480, BUNYARDS FARM, LONDON ROAD, MAIDSTONE, ME160LP, A consultation with Maidstone Borough Council by Tonbridge and Malling Borough Council for 25 no. apartments, access, parking and associated open space as shown on 0648/06/2, 0648/05/2 Rev C, 2382.020, received on 17/03/06.Raise Objections, 03/06/2006.

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

2) 06/0629, BUNYARDS FARM, LONDON ROAD, MAIDSTONE, ME160LP, Outline application for the creation of 20 no. apartments with access parking and associated open space. Siting, means of access, design and external appearance to be considered at this stage and landscaping reserved for future consideration, Withdrawn, 19/05/2006. Landscape/LCA (inc. A small site which lies south of the A20 and contains a long distance views) derelict house (and is therefore part PDL), located adjacent to an employment area within an area that is enclosed from the wider area and has an urban fringe character. The sites is generally well contained within a slight dip in the landform and by vegetation except to the south west where it is open to an apparently unmanaged field which rises slightly away from the site. The site is therefore generally well contained from the wider area and falls within the visual influence of the adjoining development. Topopgraphy Site slopes down to the north. Ecology Summary of identified potential for ecological impacts (from KCC)

We advise that it is unlikely that development in this location would significantly affect the designated sites (there are some designated sites, although they are greater than 500m away); the railway and roads present barriers that limit the potential for impacts.

We advise that the presence of and potential for impacts to protected species would need to be assessed at application stage for the site, and surveys may be needed for (but not limited to) reptiles, bats and breeding birds; a preliminary ecological assessment would provide detailed recommendations for specific surveys and the confirmed presence of protected species would result in the need for ecological mitigation measures. Trees (inc. TPO) No TPO record on site. Agricultural quality PDL, N/A. Heritage (LB/CA/SAM) No records on site or nearby. Archaeology Prehistoric tools found to south. Site at least partly quarried. Development with archaeological measures should be possible on this site. PROW No PRoW on site. 37

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

Transport/site access Access from Beaver Road. Air quality/noise This site is in the extreme North West of the Borough. It is close to the M20 motorway and railway and therefore noise and associated poor air quality issues would be important at this locality. There is also an adjacent former landfill site (in Tonbridge & Malling District) to the North West as well as others to the South East. There are other housing developments nearby, but this does not necessarily make this site particularly suitable for development, as a lot of submissions would be needed before EH are satisfied.

Recommendations Traffic noise, Air Quality, Land contamination and landfill gas conditions would be required. Land contamination See above. Flood zone Flood zone 1. Utilities As this site is PDL, some utilities should already exist on site. Access to services A number of services are available in close proximity to the site. Allington Primary School is located off of Hildenborough Crescent within walking distance. Convenience retail and health facilities are also within walking distance, located at Castle Way. The A20 London Road is a well used public transport corridor and one the Maidstone Park and Ride sites is located at Beaver Road. Assessment conclusion For – Site is well located for transport and access to other services. Site is PDL. Against – Site is very small and would probably not provide any useful contributions in strategic terms if it were allocated in isolation. The site shape is irregular and development in isolation here would not fit with the surrounding character. Air and land pollution as well as noise issue have been identified. Mitigation – Needs to come forward as part of a cross- boundary approach to development for it to truly be utilised. This is not solely a planning factor and would need more consideration.

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

3. AVAILABILITY ISSUES Multiple ownership No. Ransom strip No. Existing use agreements Unknown. Owner agreement Yes. Developer agreement Yes. DISCOUNT Y/N NO.

4a. ACHIEVABILITY ISSUES Market Land values vs. Unknown. alternative uses Cost (including infrastructure/planning obligations) Site preparation Unlikely to be significant due to size of site. Availability of funding Unknown. Infrastructure/planning obligations (on/off site) Affordable housing % + 40% (subject to viability). number CSH/BREEAM level 4 (subject to viability) Public realm None. Southern Water None. South East Water None. Transport (on/off site) Off site contributions (dependent on viability) to: M20 junction 5 and Coldharbour roundabout. A20 London Road with St Laurence Avenue (20/20 roundabout). B2246 Hermitage Lane with A20 London Road. B2246 Hermitage Lane with Heath Road and St Andrew’s Road. Fountain Lane with A26 Tonbridge Road. A26 Tonbridge Road with Queen’s Road and St Andrew’s Road. Primary education Contributions. Secondary education Contributions. Library Contributions. Community facility Contributions. Youth Contributions. Indoor sport None. Kent Adult Social Contributions. Services Green and blue Contributions. infrastructure Other strategic None. 39

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms infrastructure VIABILITY FEEDBACK Not available at this stage.

4b. DELIVERY Developers’ phasing N/A Build out rates Unknown. Number of developers Unknown. Size and capacity of Unknown. developer/s Phasing 2012 – 2016 X. 2016 – 2021 2021 – 2026 Beyond plan period TOTAL YIELD 20

CROSS SITE COMPARISON 5. POST ASSESSMENT REVIEW No elements of the post assessment review in themselves [incorporating availability, achievability and delivery factors] preclude this site from development. 6. CONCLUSIONS This site is inappropriate for allocation as a strategic site due to its size and shape. The site borders the TMBC boundary and as such there is more land in the TMBC area than the MBC area. Alone, the site could not contribute significantly to either the housing supply, or the strategic contribution requirement relating to junctions in the north west.

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

1. SITE INFORMATION Number HO-21-NW. Strategic location North West Site name/address Land at Gatland Lane, Maidstone (Fant Ward). Landowner Gleeson Developments Limited. (SHLAA 2009). Agent Evison and Company 33 Mount Ephraim Tunbridge Wells. (SHLAA 2009). Proposed use Housing. Greenfield/PDL Greenfield. Site area (ha) 9.53. Site origin 2009 SHLAA, call for sites.

DISCOUNTING (HOUSING SITES) Adjacent to Maidstone Yes urban area Adjacent to built up Yes area Could be adjacent if Yes other sites allocated as well DISCOUNT Y/N NO

2. SITE ASSESSMENT Site description The site has two substantial road frontages with Gatland Lane running along the northern side of the site and Farleigh Lane along the western side of the site. To the east of the site are residential properties within Cowdrey Close and Pitt Road. The existing use is agriculture with orchards nad arable crop covering the majority of the site. Public footpath KB17 runs through the site from north to south with hedgerows on either side. There is a strong hedgerow to boundary with Gatland Lane and a strong tree line along the boundary with Farleigh Lane. The site is on the side of the valley with long distance views possible from the East Farleigh side of the valley. Current use Agriculture – arable farming and orchard Adjacent uses South – agriculture. West – residential. North – residential and recreation ground. East –residential. Planning and other ENV35 – Area of Local Landscape Importance

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms designations Planning history 74/0708 - Residential development – REFUSED – DISMISSED AT APPEAL 81/0715 - Residential development – REFUSED Landscape/LCA (inc. The site is on the side of a valley. It is very prominent long distance views) from the East Farleigh side and provides a visual break from the development north of Gatland Lane down to the river Medway with only interspersed development in between. This has been recognised in the allocation within the Area of Local Landscape Importance. Topopgraphy As the site is on the side of a valley it slopes quite significantly from north to south. Ecology The hedgerows and trees surrounding the site would provide some habitat as would the field margins. There would be a need to undertake ecological surveys at this site, potentially including (but not limited to) botanical, nesting bird and reptile surveys; a preliminary ecological assessment would provide detailed recommendations for specific surveys and the confirmed presence of protected species would result in the need for ecological mitigation measures. Trees (inc. TPO) The trees surrounding the site are a substantial feature of the area, particularly along Farleigh Lane. There are no TPOs on the site Agricultural quality 10 ha of orchard/former orchard/managed grassland. Grade 1. Heritage (LB/CA/SAM) None Archaeology Roman urn find 300m west. General area of Roman potential.

Development with archaeological measures should be possible on this site. PROW Public footpath KB17 runs through the site from north to south with hedgerows on either side. Transport/site access Access could be gained from either Gatland Lane or Farleigh Lane. Air quality/noise None Land contamination There was a former factory on the junction between Glebe Lane/Gatland Lane and Farleigh Lane, though now remediate through the planning route, it did provide some contamination concerns and another assessment should be commissioned to check whether any contamination travelled as far as this site. 42

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

Flood zone Zone 1 Utilities No additional requirement other than the normal costs of development on a greenfield site Access to services Some shopping facilities on Tonbridge Road. Local primary schools at Westborough, St Simon Stock, Bower Grove, Barming within 1 mile. Secondary school at Oakwood Park within 1 mile. One doctors surgery within 0.5 miles (three within 1 mile). Three dental surgeries within 1 mile. Barming Post Office less than a mile away. Assessment conclusion For – Two road frontages would minimise disturbance to existing residents. Against – Loss of Grade 1 (Excellent) quality land that is in active production. The fundamental change in character of the area and the creep of development south of Gatland Lane would encroach into this open area and would harm the landscape character. In particular from long distance views across the valley. Mitigation – None would be possible against the above problems.

3. AVAILABILITY ISSUES Multiple ownership Unlikely Ransom strip Unlikely Existing use agreements Unknown Owner agreement Unknown Developer agreement Unknown DISCOUNT Y/N NO

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

Southern Water None South East Water None Transport (on/off site) Off site contributions to:- M20 junction 5 and Coldharbour roundabout. A20 London Road with St Laurence Avenue (20/20 roundabout). B2246 Hermitage Lane with A20 London Road. B2246 Hermitage Lane with Heath Road and St Andrew’s Road. Fountain Lane with A26 Tonbridge Road. A26 Tonbridge Road with Queen’s Road and St Andrew’s Road. Primary education Contributions Secondary education Contributions Library Contributions Community facility Contributions Youth Contributions Indoor sport None Kent Adult Social Contributions Services Green and blue On site open space infrastructure Other strategic None infrastructure VIABILITY FEEDBACK Not available at this stage.

4b. DELIVERY Developers’ phasing Build out rates Number of developers Size and capacity of developer/s Phasing 2012 – 2016 2016 – 2021 2021 – 2026 Beyond plan period TOTAL YIELD Approximately 285.

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

CROSS SITE COMPARISON 5. POST ASSESSMENT REVIEW No elements of the post assessment review in themselves [incorporating availability, achievability and delivery factors] preclude this site from development. 6. CONCLUSIONS The benefit of this site to the character of the landscape and the open nature of this side of the valley is an important characteristic to maintain. The designation of the site as an Area of Local Landscape Importance demonstrates its landscape importance and the long distance views from the opposite side of the valley are important considerations. These considerations combined with the fact that the site is grade 1 agricultural land in production means that this land would not be appropriate as a housing site.

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

1. SITE INFORMATION Number HO-01-SE Strategic location South East Maidstone Site name/address Land at Bicknor Farm – SHLAA site ref 030 Landowner John Mills Esq. Agent John Bishop & Associates, Wye, Ashford, Kent Current use Agriculture/open countryside, part residential use Proposed use Residential Greenfield/PDL Greenfield Site area (ha) 26.65 ha – 3.4ha of site comprises Bicknor Wood Site origin SHLAA and recent Call for Sites 2012

DISCOUNTING (HOUSING SITES) Adjacent to Maidstone No urban area Adjacent to built up No area Could be adjacent if Yes other sites allocated as well DISCOUNT Y/N NO

2. SITE ASSESSMENT Site description The site is bounded by Sutton Road to the south, open countryside to the north, woodland to the northwest and is part bounded to the west by Bicknor Farmhouse, a Grade II Listed Building. Land at Rumwood Court, also a Grade II Listed Building, forms part of the eastern boundary of the site. The site is adjacent to other SHLAA sites on its western fringe, most notably;

Local Plan strategic allocation Land North of Sutton Road (ref 127 & 145) which border the site to the west and SHLAA sites 118A & 144 to the north

The main body of land comprises pony paddocks which are flat and featureless apart from some trees (with Tree Protection Orders) towards the eastern edge of the site. Current use Open countryside

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

Adjacent uses Small pockets of residential Parkwood Industrial Estate, opposite site (south of Sutton Road). A small and narrow section to the north east of the site extends to the hamlet of Three Tees, south of Otham Planning and other None designations Planning history Only minor applications at Bicknor Farmhouse Landscape/LCA (inc. From Maidstone Landscape Character Assessment long distance views) 2012

The site lies within the broader Farleigh Greensand Fruit Belt character area (LCA 27), falling within detailed landscape character area 30.3 Gore Court Farm, the key characteristics for which include:

Flat topography Medium sized, irregular shaped fields- arable Remnant woodland blocks including ancient woodland Parkland landscape of Gore Court Traditional buildings Some suburban influence on land use and vegetation

Views: Fairly contained views suffering urban edge influences.

Condition: Very Good Sensitivity: Moderate

Landscape Guidelines: Conserve/reinforce. Generic guidelines include:

Appropriate fruit growing should be promoted Conserve traditional landscape patterns & connectivity Conserve/reinstate hedgerow boundaries

Actions for the site to include:

Conserve/reinforce woodland with links to AW & parkland Conserve parkland characteristics Conserve setting of Gore Court & Rumwood Park 47

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

Conserve grazing land Ecology KCC advise that there would be a need to undertake several ecological surveys at this site (ecological potential particularly at the eastern section of the site), including (but not limited to) botanical, bat, great crested newt and reptile surveys; a preliminary ecological assessment would provide detailed recommendations for specific surveys. The scope, level and achievability of any necessary mitigation would need to be assessed, perhaps in the context of the wider south-east allocations area.

KCC also advise that the presence of and potential for impacts to protected species would need to be assessed at application stage for the site, and surveys may be needed for dormice, breeding birds and bats; a preliminary ecological assessment would provide detailed recommendations for specific surveys. In addition to mitigation for protected species impacts, there would also need to be measures in place to minimise the potential for development at this location to result in deterioration of the woodlands around the site.

Kent Wildlife Trust consider any policy to seek the protection and enhancement of all woodland on site. All small pockets of woodland and grassland (BAP) habitats across the wider area (ie north of the Sutton Road) should be protected and connected within the build or compensated on at least a 1:1 basis.

MBC-Local Biodiversity Action Plan advises that the site is one of a number of undeveloped sites which act as buffers and stepping stones between remaining Ancient Woodland blocks and Mote Park.

Ancient and species rich hedgerows are a UK BAP habitat but for which we have no specific LBAP action plan. Connectivity with hedgerows in this area is important but MBC has no specific projects in the area Trees (inc. TPO) Numerous Tree Protection Orders to the east and northeast of site: - TPO No.35 of 1981; TPO No.45 of 1981 - TPO No.44 of 1981; TPO No.42 of 1981 - TPO No. 5 of 1970 48

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

- TPO No. 14 of 2003 (woodland on eastern boundary) - TPO No. 36 of 2001- west of site

Bicknor Wood comprises approx 3.5ha of the site’s north west corner (TPO No.37 of 1981 (Bicknor Wood))

Agricultural quality Local Plan Inspector’s Report notes that the site is mainly grade 3a agricultural land Heritage (LB/CA/SAM) Bicknor Farmhouse (on site) to west and Rumwood Court (adjacent to site) to the east are both Grade II Listed Buildings Archaeology KCC advise that development with archaeological measures should be possible on this site. All sites in the south east do not currently contain any HER sites. The historic estate of Gore Court to the north and the designed landscapes around it are of historic landscape interest. There are also several listed buildings in the area including Bicknor Farm (formerly Bell’s Farm) and Rumwood Court. PROW Yes, public right of way footpath KM94 cuts north/south through site just east of Bicknor Farmhouse connecting Sutton Road, A274 to White Horse Lane Transport/site access Access to and from site would have to be from Sutton Road – potential to use a roundabout for access to Bicknor Farm and Langley Park farm West, which is on the opposite side of Sutton Road (A274) An in-bound bus lane from Willington Street to Wheatsheaf Jcn on Sutton Road is being considered. This would improve public transport access between the site and Maidstone town centre and would significantly reduce journey times for bus users. Cycling - easy to connect site to existing cycle lane from Shepway to town centre through Senacre estate. Air quality/noise Noise might be an issue close to Sutton Road but should be easy to mitigate Land contamination Unlikely Flood zone Not in Flood Zones 2 or 3 Utilities Southern Water advise that significant off-site sewerage infrastructure will be required to serve the strategic locations in the Maidstone Urban Area. This

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

is the case regardless of which sites are selected. The need for this infrastructure should be identified in policy terms in the Core Strategy. This does not preclude any of the sites from future development. Access to services Public Transport: No’s 84,85, 86 – Shepway/Senacre Wood – Town Centre – Hospital (frequency of 10 mins at peak) No. 82 Bus service from Maidstone town centre to Parkwood (Wallis Ave) is well used and has a frequency of every 10 mins at peak times – this service also runs through the town centre to Maidstone Hospital No. 13 – Town centre – Sutton Rd – Otham - Langley Heath – Leeds – Hollingbourne stops near Morrisons approx every 2 hours No. 64 – Cornwallis Academy – Sutton Road – Park Wood – Langley (peak times)

The site is on the edge of Maidstone and there are local shops, schools and bus services reasonably close by. In addition, Parkwood Industrial Estate offers the possibility of local jobs.

The shopping parade at Wallis Ave, Parkwood is approx 1km from site = 15-20 min walk. There is a further parade of shops to the north of the site at Senacre (1km from site) Morrisons supermarket Sutton Road is approx 1.5km from site Nearest primary school is in Parkwood approx 1km from site (10-15min walk) Nearest secondary school is New Line Learning near Linton corner

Nearest GP is at Wallis Avenue Parkwood (10 min walk) – Also a GP at St Saviours Road and Grove Park near Morrisons Assessment conclusion For The site can potentially accommodate a large number of dwellings – approximately 600 There are no major on-site issues that make the site undeliverable.

Against

The site is removed from the urban edge of Maidstone (particularly the eastern section of the

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

site) and development on this site would extend the urban edge of Maidstone in linear form further east than Langley Park. Extending the urban area as far as the eastern edge of this site would detract from the rural nature of this area and would compromise the setting of two listed buildings. The site is moderately sensitive in landscape character and contributes to what is essentially an open countryside setting, particularly the site’s most easterly section which forms part of the parkland setting of Rumwood Court, a grade II listed building. The site would require a new access road from Sutton Road in close proximity to Bicknor Farmhouse, a Grade II listed building. There are a number of Tree Protection Orders on site

Mitigation

in-bound bus lane would prove vital towards improving accessibility and journey times to town centre

3. AVAILABILITY ISSUES Multiple ownership No Ransom strip No Existing use agreements No Owner agreement Yes Developer agreement DISCOUNT Y/N NO

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

Public realm None Southern Water None South East Water None Transport (on/off site) Off site contributions (depending on viability) to be provided towards the provision of a bus lane from Willington Street to the A229/A274 junction; and

Off site contributions (depending on viability) to be provided towards the improvement of the Willington Street / A274 Sutton Road junction

On site - access road required from Sutton Road – possible contributions to new roundabout also serving Langley Park Farm West Primary education Contributions Secondary education Contributions Library Contributions Community facility Contributions Youth Contributions Indoor sport None Kent Adult Social Contributions Services Green and blue Contributions infrastructure Other strategic None infrastructure VIABILITY FEEDBACK

4b. DELIVERY Developers’ phasing Build out rates Number of developers Size and capacity of developer/s Phasing 2013 – 2017 x 2018 – 2022 2023 – 2026 Beyond plan period TOTAL YIELD Approx 600

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

CROSS SITE COMPARISON 5. POST ASSESSMENT REVIEW The site is removed from the urban edge of Maidstone (particularly the eastern section of the site) and development of this site would extend the urban edge of Maidstone in linear form further east than Langley Park. A linear type development extending this far into the open countryside is not desirable, nor does it make best use of local services and facilities from an accessibility perspective.

Extending the urban area as far as the eastern edge of this site would detract from the rural nature of this area and would compromise the setting of at two listed buildings. Bicknor Farm (particularly to the east) has far less urban influence than sites in closer proximity to the urban fringe (north and south of A274 Sutton Road).

The site is moderately sensitive in landscape character and contributes to what is essentially an open countryside setting, particularly the site’s most easterly section which forms part of the parkland setting of Rumwood Court, a grade II listed building.

Ecological potential on site – surveys required. 6. CONCLUSIONS Recommendation: Reject Site

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

1. SITE INFORMATION Number HO-02-SE Strategic location South East Maidstone Site name/address Land South of Otham Lane (SHLAA site 118C) Landowner Chambers Agent Page and Wells Current use Open countryside Proposed use Residential Greenfield/PDL Greenfield Site area (ha) 0.52ha Site origin SHLAA 118C and recent Call for Sites 2012

DISCOUNTING (HOUSING SITES) Adjacent to Maidstone No urban area Adjacent to built up No area Could be adjacent if Yes, on its eastern edge, if land at Bicknor Farm was other sites allocated as developed in its entirety well DISCOUNT Y/N YES The site can only yield approximately 15 dwellings. It therefore cannot be considered “strategic” to the delivery of the Core Strategy housing target. It will be more appropriate to consider this site in the Development Delivery Local Plan (Site Allocations)

The site is on Honey Lane, which is a narrow country lane approximately 1km from Sutton Road. There are several dwellings on Honey Lane but the built form in this area is single dwellings on sites of approximately 0.1ha. A development of 15 dwellings on this lane would detract from the local character and rural setting in this area and would prove an illogical and unsustainable extension into the countryside

2. SITE ASSESSMENT Site description Current use Adjacent uses Planning and other designations Planning history

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

Landscape/LCA (inc. long distance views) Ecology Trees (inc. TPO) Agricultural quality Heritage (LB/CA/SAM) Archaeology PROW Transport/site access Air quality/noise Land contamination Flood zone Utilities Access to services Assessment conclusion

3. AVAILABILITY ISSUES Multiple ownership Ransom strip Existing use agreements Owner agreement Developer agreement DISCOUNT Y/N

4a. ACHIEVABILITY ISSUES Market Land values vs. alternative uses Cost (including infrastructure/planning obligations) Site preparation Availability of funding Infrastructure/planning obligations (on/off site) Affordable housing % + number CSH/BREEAM level Public realm Southern Water South East Water Transport (on/off site) Primary education Secondary education Library

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

Community facility Youth Indoor sport Kent Adult Social Services Green and blue infrastructure Other strategic infrastructure VIABILITY FEEDBACK

4b. DELIVERY Developers’ phasing Build out rates Number of developers Size and capacity of developer/s Phasing 2013 – 2017 2018 – 2022 2023 – 2026 Beyond plan period TOTAL YIELD

CROSS SITE COMPARISON 5. POST ASSESSMENT REVIEW

6. CONCLUSIONS Recommendation: Discount site

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

1. SITE INFORMATION Number HO-04-SE Strategic location South East Maidstone Site name/address Land South of Sutton Road (Rumwood Nursery - SHLAA site ref 035A) Landowner Controlled by Messrs Ashby/Fermor Agent DHA Planning Current use Horticulture/open countryside Proposed use Residential Greenfield/PDL Greenfield Site area (ha) 44ha Site origin SHLAA and strategic sites call for sites 2012

DISCOUNTING (HOUSING SITES) Adjacent to Maidstone No urban area Adjacent to built up No area Could be adjacent if Yes, if Langley Park or Land at Bicknor Farm were to other sites allocated as be developed well DISCOUNT Y/N NO

2. SITE ASSESSMENT Site description This is a large site immediately south of Sutton Road and separated from the urban edge of Maidstone by Langley Park (a previously allocated site for residential and employment development in the Local Plan 2000). Sutton Road forms an almost continuous boundary along the site’s northern and eastern edge.

The site is visible from Sutton Road but is shielded for the most part by a box hedge along its boundary. When travelling towards the junction of Sutton Road and Horseshoes Lane, there are clear and uninterrupted views of the site’s open nature and the spire at St Mary’s Church, Langley, a Grade II* listed building. Similarly when travelling towards Maidstone from the south there are clear views of the site as it slopes gently upwards before levelling out nearer to Langley Park.

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

The western edge of the site is in use as a golf driving range and a small number of large detached dwellings adjoin the south west corner of the site. The rest of the site’s southern boundary follows the Loose stream which flows into Langley Loch. The site slopes downwards gently in a south easterly direction and the majority of the site is in horticultural use. The only building on the site is a steel framed horticultural building near the junction of Sutton Road and New Road. The central and eastern parts of the site are used for the growing of plants for Rumwood Nursery.

In general, the site contributes greatly to the picturesque open landscape in this area Adjacent uses Golf driving range/open countryside/nursery Planning and other Entire site forms part of the Southern Anti- designations Coalescence Belt Planning history None Landscape/LCA (inc. From Maidstone Landscape Character Assessment long distance views) 2012

The site lies within the broader Farleigh Greensand Fruit Belt character area (LCA 27), falling within detailed landscape character area 27.15 Langley Park Farm, the key characteristics for which are:

Open arable fields with areas of rough pasture and scrub Nursery planting and agricultural buildings Hedgerows along Sutton Road and nursery boundaries Golf driving range Pocket of unmanaged orchard with poplar shelterbelts

Views: A public footpath runs through the middle of the site. The land slopes to east and south from the public footpath with views of Langley and the wider countryside. Views are contained to the west.

Condition: Moderate Sensitivity: Low

Landscape Guidelines: Improve and reinforce. Generic 58

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

guidelines encourage:

Promoting appropriate fruit growing in the area. Conserving traditional landscape patterns & connectivity Conserving/reinstating hedgerow boundaries

Actions on site should improve the urban edge boundary with native planting. Ecology The site is not designated as being of importance for the protection or enhancement of any wildlife or plant resource. In particular, it is not covered or affected by any European species or habitat. The wider area includes belts of broad-leaved woodland and a small stream that runs into a reservoir (Langley Loch) The woodland and stream-side habitats provide some potential for birds, bats and water voles. None of these are likely to directly affect the site.

KCC state that depending on the impact from any drainage scheme there may be a need for water vole and otter surveys to be carried out prior to determination of the planning application. There is currently no need for additional surveys for Bats, Badgers, Dormice, Reptiles and Great Crested Newts as there is either no suitable habitat present on site or it is not being directly impacted by the proposed development. However, if there is a significant delay with the development or the proposed layout of the site changes dramatically, there will be a need for a reassessment of the site to be carried out to identify if there is a need for further species surveys.

A management plan must be submitted with the planning application for the proposed Country Park/wildlife area to ensure that the area is managed to benefit wildlife. The lighting design for the development must incorporate recommendations from the Bat Conservation Trust.

Kent Wildlife Trust note that the south of the site abuts sensitive water bodies which are part of the system that feeds into the Loose Valley Local Wildlife Site. The water system will need to be protected from

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

changes in quality and hydrology to ensure no impact on the locally designated sites that rely on this system. Trees (inc. TPO) Tree Protection Order No.18 of 2008 Agricultural quality Grade 2 Heritage (LB/CA/SAM) 5 Grade II Listed Buildings near boundary of site – including St Mary’s Church, Langley (Sutton Road) which is a Grade II* listed building Archaeology KCC advise that development with archaeological measures should be possible on all sites in the south east.

All sites in south east do not currently contain any HER sites. There is the historic estate of Gore Court to the north and the designed landscapes around are of historic landscape interest. There are also several listed buildings in the area including Bicknor Farm (formerly Bell’s Farm) and Rumwood Court. PROW Yes, footpath KH369 cuts through site north/south from Sutton Rd to Loose Stream/Shaw Stream Transport/site access Access to site would have to be from Sutton Road. The road is wide enough in places (including verge) to accommodate a turning lane Note: the draft SEMSL route takes up part of the site. Localised improvements to Sutton Road (A274) along this frontage could be introduced as necessary, which could form part of the overall corridor improvements in this area. An in-bound bus lane from Willington Street to Wheatsheaf Jcn on Sutton Road is being considered. This would improve public transport access between the site and Maidstone town centre and would significantly reduce journey times for bus users. The site can be connected to the existing cycle lane from Parkwood Industrial Estate to the town centre

Public Transport

No. 82 Bus service from Maidstone town centre to Parkwood (Wallis Ave) has a frequency of every 10 mins at peak times – this service also runs through the town centre to Maidstone Hospital – nearest bus stop is 5-10 min walk from western side of site No. 13 – Town centre – Sutton Rd – Otham - 60

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

Langley Heath – Leeds – Hollingbourne stops near Morrisons approx every 2 hours – nearest bus stop is approx 1.5 miles from site No. 12 – Tenterden – Headcorn – Maidstone – stops at Langley Heath and Parkwood at 1 hr intervals Air quality/noise No issues Land contamination land has been used as a horticultural nursery – contamination unlikely but may need assessment Flood zone The southernmost edge of the site (at boundary with Loose Stream) is in Flood Zones 2 & 3. Flooding of the remainder of the site is highly unlikely. However, the use of measures to restrict surface water run off through sustainable drainage is desirable. Utilities Southern Water advise that significant off-site sewerage infrastructure will be required to serve the strategic locations in the Maidstone Urban Area. This is the case regardless of which sites are selected. The need for this infrastructure should be identified in policy terms in the Core Strategy. This does not preclude any of the sites from future development. Access to services Nearest shopping parade is at Wallis Ave, Parkwood (approx 1 mile). There is a further parade of shops to the north of Sutton Road at Senacre (1.5 miles from site) Morrisons supermarket Sutton Road is approx 1 mile from site Senacre and Parkwood primary schools are approx 1.5 miles from site Nearest secondary school is New Line Learning near Linton corner Nearest GP is on Horseshoes Lane, Langley but GP’s at Wallis Avenue, Parkwood and at Grove Park (near Morrisons) are also nearby Assessment conclusion For

large site, easy to access from Sutton Road, potential for country park

Against site is removed from urban edge of Maidstone – access to local services and facilities would be difficult, particularly to the east of the site

Development on this site would impact negatively on the attractive views of Langley and the open countryside (when travelling south on A274)

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

Mitigation

in-bound bus lane would prove vital towards improving accessibility and journey times to town centre

3. AVAILABILITY ISSUES Multiple ownership Yes but under control of Messrs Ashby/Fermor Ransom strip No Existing use agreements No Owner agreement Yes Developer agreement DISCOUNT Y/N NO

4a. ACHIEVABILITY ISSUES Market Land values vs. alternative uses Cost (including infrastructure/planning obligations) Site preparation Availability of funding Infrastructure/planning obligations (on/off site) Affordable housing % + 40% unless viability suggests otherwise number CSH/BREEAM level 4 (subject to viability) Public realm None Southern Water None South East Water None Transport (on/off site) Off site contributions (depending on viability) to be provided towards the provision of a bus lane from Willington Street to the A229/A274 junction; and

Off site contributions (depending on viability) to be provided towards the improvement of the Willington Street / A274 Sutton Road junction

Primary education Contributions Secondary education Contributions Library Contributions Community facility Contributions Youth Contributions Indoor sport None 62

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

Kent Adult Social Contributions Services Green and blue Contributions infrastructure Other strategic None infrastructure VIABILITY FEEDBACK

4b. DELIVERY Developers’ phasing Build out rates Number of developers Size and capacity of developer/s Phasing 2013 – 2017 x 2018 – 2022 x 2023 – 2026 Beyond plan period TOTAL YIELD Approximately 1000 dwellings

CROSS SITE COMPARISON 5. POST ASSESSMENT REVIEW The site is removed from the urban edge of Maidstone (particularly the eastern section of the site) and development of this site would extend the urban edge of Maidstone in linear form further east than Langley Park. A linear type development extending this far into the open countryside is not desirable as it will negatively impact on the rural character of the area and does not make best use of local services and facilities from an accessibility perspective.

Development of this site would negatively impact on the attractive views of Langley, the setting of listed buildings and the open countryside (when travelling south east on A274). The landscape in this location has far less urban influence than sites in closer proximity to the urban fringe (north and south of A274 Sutton Road).

6. CONCLUSIONS Recommendation: Reject Site

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

1. SITE INFORMATION Number HO-05-SE Strategic location South East Maidstone Site name/address Gore Court, Church Road – SHLAA site ref 112 Landowner James Easom Barker Agent N/A Current use Garden/private amenity Proposed use Residential Greenfield/PDL Greenfield Site area (ha) 4.51ha Site origin SHLAA call for sites and recent Call for Sites 2012

DISCOUNTING (HOUSING SITES) Adjacent to Maidstone Yes, Site is adjacent to Church Road which is urban area separated from urban area by a strip of woodland ranging from approximately 30m – 80m wide Adjacent to built up Yes, separated only by Church Road and the woodland area strip referred to above Could be adjacent if Yes, if large tracts of land north of Bicknor Wood were other sites allocated as to be developed well DISCOUNT Y/N NO

2. SITE ASSESSMENT Site description The land being promoted for development at Gore Court, Church Lane is within the same ownership of Gore Court house (a Grade II* listed building) and is screened from that particular building by mature trees.

The site is bounded by East Wood (ancient woodland) to the south east, open countryside to the north and south, and the western boundary of the site along Church Road comprises woodland (approx 70m strip, including ancient woodland at Senacre Wood) forming part of the screen between the site and Woolley Road (Senacre/Shepway). The site is currently in use as a private garden to Gore Court, and can be described in general terms as an attractive parkland setting. Adjacent uses Farmland and open countryside. A large section of the site to the west lies in close proximity to Woolley Road and a number of the small residential estates that use

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

Woolley Road to connect to Willington Street Planning and other Site is in the open countryside on the grounds of Gore designations Court, which has a small number of residential properties which were previously in use as estate buildings. Planning history Gore Court is a Grade II* listed building and has been granted planning permission for alterations to doors and fenestration Landscape/LCA (inc. From Maidstone Landscape Character Assessment long distance views) 2012

The site lies within the broader Langley Heath Undulating Farmlands character area (LCA 30), falling within detailed landscape character area 30.3 Gore Court Farm, the key characteristics for which are:

Flat topography Medium-sized irregular fields – arable Remnant woodland blocks include. AW Parkland landscape of Gore Court Some suburban influence on land use and vegetation.

Views: Parkland views, opening up to views across the North Downs

Condition: Very Good Sensitivity: Moderate

Landscape Guidelines: Conserve & reinforce. Generic guidelines include:

Promotion of appropriate fruit growing. Conserve tradional landscape patterns & connectivity Conserve/reinstate hedgerow boundaries.

Actions for the site to include:

Conserve/reinforce woodland with links to AW & parkland Conserve parkland characteristics Conserve setting of Gore Court & Rumwood Park. Ecology Two areas of Ancient Woodland lie in relatively close proximity to the east and west site boundaries. 65

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

A pond lies within woodland on-site.

KCC advise that the presence of and potential for impacts to protected species would need to be assessed at the application stage for the site. Surveys may be needed for dormice, breeding birds and bats. A preliminary ecological assessment would provide detailed recommendations for specific surveys. In addition to mitigation for protected species impacts, there would also need to be measures in place to minimise the potential for development at this location to result in deterioration of the woodlands around the site.

Kent Wildlife Trust raises concerns over the potential for ancient woodland to be further fragmented and become ringed by development and seeks the protection and enhancement of all woodland on site will need to be secured within policy.

Maidstone Borough Council –Local Biodiversity Access (LBAP) Plan advises that the site is one of a number of undeveloped sites which act as buffers and stepping stones between remaining Ancient Woodland blocks and Mote Park.

Ancient and species rich hedgerows are a UK BAP habitat but for which we have no specific LBAP action plan. Connectivity with hedgerows in this area is important but MBC has no specific projects in the area. Trees (inc. TPO) No Tree Protection Orders on site. However, there are a number of mature trees on and adjacent to site with protectable trees/groups/woodland south of Gore Court. Agricultural quality Land is generally Grade 2 agricultural land in this area. However, this site is in use as a private garden Heritage (LB/CA/SAM) Gore Court is a Grade II* Listed Building Archaeology KCC advise that development with archaeological measures should be possible on this site.

The Site does not currently contain any HER sites. Gore Court and the designed landscapes around are of 66

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

historic landscape interest. There are also several listed buildings in the area including Bicknor Farm (formerly Bell’s Farm) and Rumwood Court PROW No Transport/site access Access to the site would be from Church Road, which links the site to the residential area of Downswood less than 1 mile to the north, and Sutton Road (via Gore Court Road) less than 1 mile to the south. Church Road is a narrow minor road which for the most part passes through woodland, thus reducing visibility.

Access is an issue in this area, particularly because of the distance from the site to Sutton Road (A274) and the width of Church Road/Gore Court Road, which links to this main transport artery into the town centre. Access to Willington street (which would provide the option of linking to Sutton Road or Ashford Road (A20)) is possible but not preferred as this would result in directing traffic on narrow roads through the established residential areas of Downswood and Senacre.

Public Transport Bus no’s 84, 85 & 86 – Shepway/Senacre Wood (Woolley Road) – Town Centre. Bus stop is less than 5 min walk from site – but would involve creating a linkage through a 30m woodland strip to Woolley Road

No. 82 Bus service from Maidstone town centre to Parkwood (Wallis Ave) is well used and has a frequency of every 10 mins at peak times – this service also runs through the town centre to Maidstone Hospital. Site is approx 20 min walk from bus stop Air quality/noise Not an issue Land contamination Not an issue Flood zone Site is not in Flood Zone 2 or 3 Utilities Southern Water advises that significant off-site sewerage infrastructure will be required to serve the strategic locations in the Maidstone Urban Area. This is the case regardless of which sites are selected. The need for this infrastructure should be identified in policy terms in the Core Strategy. This does not

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

preclude any of the sites from future development. Access to services Geographically the site is in close proximity to the Senacre shopping parade on Woolley Road but access to this area would have to be provided through a strip of woodland (approx 70m) between Church Road and Woolley Road. There would have to be a crossing point on Woolley Road but existing speed ramps on this road make this an easy solution.

Nearest primary school is 10-15min walk Nearest secondary school is New Line Learning near Linton corner Nearest GP is 0.5 miles Nearest dentist is 0.4 miles Nearest PO is at parade of shops (Senacre) a 5-10 min walk away. Also have the parade of shops at Parkwood less than 1 mile away Morrisons supermarket Sutton Road is approx 1 mile from site Assessment conclusion For Few on-site constraints to development

Against Site access (particularly the narrow width of Church Road for vehicles) and difficulty of connecting to the A20 and A274 Landscape character - the site’s rural character and appearance make it part of Maidstone’s countryside setting. Two areas of Ancient Woodland lie in relatively close proximity to the east and west site boundaries. Development on site may negatively impact on the setting of Gore Court House, a Grade II* listed building

Mitigation Would require significant access works and widening of Church Road

A preliminary ecological assessment would provide detailed recommendations for specific surveys. In addition to mitigation for protected species impacts, there would also need to be measures in place to minimise the potential for development at this location to result in deterioration of the woodlands around the site.

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

3. AVAILABILITY ISSUES Multiple ownership No Ransom strip No Existing use agreements No Owner agreement Yes Developer agreement N/A DISCOUNT Y/N NO

4a. ACHIEVABILITY ISSUES Market Land values vs. alternative uses Cost (including infrastructure/planning obligations) Site preparation Availability of funding Infrastructure/planning obligations (on/off site) Affordable housing % + 40% unless viability suggests otherwise number CSH/BREEAM level 4 (subject to viability) Public realm None Southern Water None South East Water None Transport (on/off site) Off site contributions (depending on viability) to be provided towards the provision of a bus lane from Willington Street to the A229/A274 junction; and

Off site contributions (depending on viability) to be provided towards the improvement of the Willington Street / A274 Sutton Road junction

Off site – contributions towards improvement of Gore Court Road/Church Road Primary education Contributions Secondary education Contributions Library Contributions Community facility Contributions Youth Contributions Indoor sport None Kent Adult Social Contributions Services Green and blue Contributions infrastructure Other strategic None infrastructure 69

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

VIABILITY FEEDBACK

4b. DELIVERY Developers’ phasing Build out rates Number of developers Size and capacity of developer/s Phasing 2013 – 2017 x 2018 – 2022 2023 – 2026 Beyond plan period TOTAL YIELD Approx 100 dwellings

CROSS SITE COMPARISON 5. POST ASSESSMENT REVIEW Vehicle access/highways - Access to the site would be from Church Road, a narrow minor road which for the most part passes through woodland, thus reducing visibility. Access to Willington Street (which would provide the option of linking to Sutton Road or Ashford Road (A20)) is possible but not preferred as this would result in directing traffic on narrow roads through the established residential areas of Downswood and Senacre.

The site’s rural character and appearance make it part of Maidstone’s countryside setting. The landscape in this location has far less urban influence than sites in closer proximity to the urban fringe and the A274.

The site is in close proximity to two areas of ancient woodland. In addition to mitigation for protected species impacts, there would also need to be measures in place to minimise the potential for development at this location to result in deterioration of the woodlands around the site.

Development on site may negatively impact on the setting of Gore Court House, a Grade II* listed building 6. CONCLUSIONS Recommendation: Reject Site

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

1. SITE INFORMATION Number HO-06-SE Strategic location South East Maidstone Site name/address Land North of Horseshoes Lane – SHLAA site 054 Landowner Mr R S Dawe Agent Evison & Company Current use Open countryside Proposed use Residential Greenfield/PDL Greenfield Site area (ha) 0.84ha Site origin SHLAA and recent Call for Sites 2012

DISCOUNTING (HOUSING SITES) Adjacent to Maidstone No urban area Adjacent to built up The site lies adjacent to the village of Langley Heath area (but outside the village boundary), which is approximately 4km from the urban edge of Maidstone on Sutton Road. Could be adjacent if No other sites allocated as well DISCOUNT Y/N YES – This is a rejected SHLAA site (054) –

“whilst the site is adjacent to the village, it is only attached to the village on one flank, and would be an illogical extension into the countryside”

The site lies outside the strategic development location search area and can only yield approximately 25 dwellings. It therefore cannot be considered “strategic” to delivery of the Core Strategy housing target. It will be more appropriate to consider this site in the Development Delivery Local Plan (Site Allocations). Work on this document will commence following adoption of the Core Strategy.

2. SITE ASSESSMENT Site description Current use Adjacent uses

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

Planning and other designations Planning history Landscape/LCA (inc. long distance views) Ecology Trees (inc. TPO) Agricultural quality Heritage (LB/CA/SAM) Archaeology PROW Transport/site access Air quality/noise Land contamination Flood zone Utilities Access to services Assessment conclusion

3. AVAILABILITY ISSUES Multiple ownership Ransom strip Existing use agreements Owner agreement Developer agreement DISCOUNT Y/N

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

Transport (on/off site) Primary education Secondary education Library Community facility Youth Indoor sport Kent Adult Social Services Green and blue infrastructure Other strategic infrastructure VIABILITY FEEDBACK

4b. DELIVERY Developers’ phasing Build out rates Number of developers Size and capacity of developer/s Phasing 2013 – 2017 2018 – 2022 2023 – 2026 Beyond plan period TOTAL YIELD

CROSS SITE COMPARISON 5. POST ASSESSMENT REVIEW

6. CONCLUSIONS Recommendation: Discount site

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

1. SITE INFORMATION Number HO-09-SE Strategic location South East Maidstone Site name/address North of Sutton Road – eastern section (SHLAA site 127) Landowner Controlled by Redrow Homes (Eastern) Agent Peter Court Associates Current use Open countryside/agricultural Proposed use Residential Greenfield/PDL Greenfield Site area (ha) 3.85ha Site origin Local Plan allocation – also SHLAA & Strategic Sites call for sites 2012

DISCOUNTING (HOUSING SITES) Adjacent to Maidstone Yes, site lies opposite Parkwood Industrial Estate urban area Adjacent to built up Yes area Could be adjacent if Yes – particularly if the western side of Land North of other sites allocated as Sutton Road (also a Local Plan housing allocation) is well developed DISCOUNT Y/N NO

2. SITE ASSESSMENT Site description The site is part of a larger site allocated in the Local Plan 2000 (policy H3). The A274, Sutton Road, forms a continuous boundary to the south of the site and Bicknor Wood screens the site in views from White Horse Lane to the north, and from the public footpath to the north-east. Apart from a sporadic hedgerow and two protected trees, the site’s western boundary is not clearly defined where it merges with its adjacent previously allocated site to the west.

To the south, the southern side of Sutton Road has an urban character and appearance along most of the frontage (Parkwood Estate). This would limit the intrusive effect of housing, since this part of Sutton Road is not wholly rural.

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

Travelling east, the site is visible from Sutton Road and is screened only in parts by trees and hedging along the site’s southern boundary. When travelling out of Maidstone the site marks an abrupt end to the town on the northern side of the road and its rural character and appearance make it part of Maidstone’s countryside setting.

The site is of higher landscape and (potentially) ecological importance than its adjacent site to the west and is more rural in character. There are a number of protected trees on, or adjacent to, the site.

Adjacent uses Residential, commercial, agricultural, open countryside Planning and other Site is allocated for residential development in the designations Local Plan 2000 Planning history Land to east 91/1391 – app for 80 bed hotel and leisure complex – refused 01/0452 – outline application for residential development – withdrawn

The Local Plan Inquiry notes that Land North of Sutton Road (sites east and west) was promoted for 266 dwellings Landscape/LCA (inc. From Maidstone Landscape Character Assessment long distance views) 2012

The site lies within the broader Langley Heath Undulating Farmlands character area (LCA 30), falling within detailed landscape character area 30.3 Gore

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

Court Farm, the key characteristics for which are:

Flat topography Medium-sized irregular fields – arable Remnant woodland blocks include. AW Parkland landscape of Gore Court Some suburban influence on land use and vegetation.

Views: Views are contained but site suffering from urban edge influences.

Condition: Very Good Sensitivity: Moderate

Landscape Guidelines: Conserve & reinforce. Generic guidelines include:

Promotion of appropriate fruit growing. Conserve tradional landscape patterns & connectivity Conserve/reinstate hedgerow boundaries.

Actions for the site to include:

Conserve/reinforce woodland with links to AW & parkland Conserve parkland characteristics Conserve setting of Gore Court & Rumwood Park. Conserve grazing land.

Ecology Ancient Woodland and other UK Biodiversity Action Plan Habitat:

Within any policy the protection and enhancement of all woodland on site will need to be secured.

Mitigation and Enhancement:

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

extensive landscape scale mitigation scheme that will deflect people away from sensitive areas and provide alternative natural greenspace to alleviate pressure on the North Downs Woodland SAC.

The County Ecologist notes that this site has the potential for ecological interest as it comprises two fields with a range of vegetation structure, including trees, scrub and rough grassland (all with potential for presence of protected species on or near site). There is a need to undertake several ecological surveys at this site (ecological potential particularly at the eastern section of the site), including (but not limited to) botanical, bat and reptile surveys; a preliminary ecological assessment would provide detailed recommendations for specific surveys. The scope, level and achievability of any necessary mitigation would need to be assessed, perhaps in the context of the wider south-east allocations area.

Kent Wildlife Trust considers any policy to seek the protection and enhancement of all woodland on site. All small pockets of woodland and grassland (BAP) habitats across the wider area (i.e. north of the Sutton Road) should be protected and connected within the build or compensated on at least a 1:1 basis.

Maidstone Borough Council-Local Biodiversity Action Plan (LBAP) advises that the site is one of a number of undeveloped sites which act as buffers and stepping stones between remaining AW blocks and Mote Park.

For example: Tree Protection Order No. 37 of 1981 (Bicknor 77

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

Wood)-north of site Tree Protection Order No. 36 of 1981- individuals & group to east of site

Agricultural quality Local Plan Inspector’s Report notes that the site is mainly grade 3a agricultural land Heritage (LB/CA/SAM) No listed buildings on site. However, Bicknor Farmhouse which borders the eastern edge of the site is Grade II listed. Although sited adjacent to Bicknor Farmhouse, the majority of the site is opposite the industrial estate and does not appear to be of significant landscape importance, and could be developed without any unacceptable impact on the setting of the listed building.

Archaeology KCC advises that development with archaeological measures should be possible on all sites in this area. The site does not currently contain any HER sites. There is the historic estate of Gore Court to the north and the designed landscapes around are of historic landscape interest. There are also several listed buildings in the area including Bicknor Farm (formerly Bell’s Farm) and Rumwood Court PROW No Transport/site access Access to the site would be from Sutton Road only. If site is developed alongside adjacent site at Land North of Sutton Road a new access road (and associated junctions) of a width suitable to accommodate contra-flow traffic and adjacent footways between Gore Court Road from the western boundary of Bicknor Wood and A274 Sutton Road would be preferable

An in-bound bus lane from Willington Street to Wheatsheaf Jcn on Sutton Road is being considered. This would improve public transport access between the site and Maidstone town centre and would significantly reduce journey times for bus users.

Cycling – site can connect through to Shepway north via Wooley Road and into the existing cycle network through Shepway to town centre via Maidstone Leisure centre and Mote Road. Also possible to connect through to cycle route at Mote Park.

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

Public Transport: No’s 84,85, 86 – Shepway/Senacre Wood – Town Centre – Hospital (frequency of 10 mins at peak) No. 82 Bus service from Maidstone town centre to Parkwood (Wallis Ave) is well used and has a frequency of every 10 mins at peak times – this service also runs through the town centre to Maidstone Hospital No. 13 – Town centre – Sutton Rd – Otham - Langley Heath – Leeds – Hollingbourne stops near Morrisons approx every 2 hours No. 64 – Cornwallis Academy – Sutton Road – Park Wood – Langley (peak times) Air quality/noise Possibility of noise pollution issue for dwellings alongside Sutton Road and in close proximity to Parkwood Industrial Estate, but unlikely to prove significant Land contamination None Flood zone Not in Flood Zones 2 or 3 Utilities Southern Water advises that significant off-site sewerage infrastructure will be required to serve the strategic locations in the Maidstone Urban Area. This is the case regardless of which sites are selected. The need for this infrastructure should be identified in policy terms in the Core Strategy. This does not preclude any of the sites from future development Access to services Para 4.130 of Inspector’s Report - There was no dispute at the inquiry that the location of the site broadly conforms to sustainability objectives, since it is on the edge of Maidstone and there are local shops, schools and bus services reasonably close by. In addition, Parkwood Industrial Estate offers the possibility of local jobs.

The shopping parade at Wallis Ave, Parkwood is approx 800m from site = 10 –15 min walk. There is a further parade of shops to the north of the site at Senacre (1km from site) Morrisons supermarket Sutton Road is approx 1km from site Nearest primary school is in Parkwood approx 1km from site (10-15min walk) Nearest secondary school is New Line Learning near Linton corner Nearest GP is at Wallis Avenue Parkwood (10 min walk) – Also a GP at Grove Park near Morrisons Assessment conclusion For 79

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

Principle of development already established in Local Plan, 2000 Good access to local services and potential to improve permeability with adjacent urban areas Potential for merging site with land to west (also previously allocated in local plan for residential development) There are no major on-site issues that make the site undeliverable; however, the County Ecologist has identified the site as having ecological potential. Therefore, more detailed consideration should be given to this area through the submission of an ecology survey, incorporating mitigation measures.

Against Countryside setting on edge of urban area Development of this site is dependent on adjacent site (to the west) being developed to ensure connectivity and permeability with adjacent urban areas Potential ecology issues

Mitigation transport mitigation measures (bus lane/junction improvements) Ecological surveys required woodland and specific trees will need protection

3. AVAILABILITY ISSUES Multiple ownership Yes Ransom strip No Existing use agreements Allocated for residential development in Local Plan 2000 Owner agreement Yes Developer agreement Yes DISCOUNT Y/N NO

4a. ACHIEVABILITY ISSUES Market Land values vs. alternative uses Cost (including infrastructure/planning obligations) Site preparation Availability of funding

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

Infrastructure/planning obligations (on/off site) Affordable housing % + 40% (unless viability suggests otherwise) number CSH/BREEAM level 4 (subject to viability) Public realm None Southern Water None South East Water None Transport (on/off site) Off site contributions (depending on viability) to be provided towards the provision of a bus lane from Willington Street to the A229/A274 junction

Off site contributions (depending on viability) to be provided towards the improvement of the Willington Street / A274 Sutton Road junction

A new access road (and associated junctions) of a width suitable to accommodate contra-flow traffic and adjacent footways between Gore Court Road from the western boundary of Bicknor Wood and A274 Sutton Road

Pedestrian and cycle links to existing residential areas, A274 Sutton Road and Gore Court Road Primary education Contributions Secondary education Contributions Library Contributions Community facility Contributions Youth Contributions Indoor sport None Kent Adult Social Contributions Services Green and blue Contributions infrastructure Other strategic None infrastructure VIABILITY FEEDBACK

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

CROSS SITE COMPARISON 5. POST ASSESSMENT REVIEW There are no major on-site issues that make the site undeliverable; however, the County Ecologist has identified the site as having ecological potential so more detailed consideration should be given to this area through the submission of an ecological survey incorporating mitigation measures.

Suitability of site for development already established in Local Plan

Site offers good access to local services, facilities and employment, and Maidstone town centre itself. If developed alongside land to the west, both site’s would form a logical and sustainable extension of Maidstone’s urban area to the south east without stretching the built form in this area too far into what is generally an attractive countryside setting

6. CONCLUSIONS Recommendation: Accept site for development

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

1. SITE INFORMATION Number HO-12-SE Strategic location South East Maidstone (Previously SHLAA sites 118A & 118B) Site name/address Maidstone Urban Extension Area C Landowner South East Maidstone Strategic Land Consortium Agent Nick Brandreth, Lambert and Foster Current use Mix of agricultural uses of varying intensity, orchards, soft fruit, pockets of residential Proposed use Residential Greenfield/PDL Greenfield Site area (ha) 142ha Site origin SHLAA and recent Call for Sites 2012

DISCOUNTING (HOUSING SITES) Adjacent to Maidstone No urban area Adjacent to built up No – the western boundary of this very large site lies area in close proximity to the village of Otham and the hamlet of Three Tees but is approximately 1km from Maidstone’s urban edge Could be adjacent if Yes, if land at Bicknor Farm or east of Gore Court other sites allocated as were to be developed, but this only applies to well sections to the west of the site DISCOUNT Y/N YES The amount of residential development proposed (4,500-5,000 dwellings at its intended scale) for this site far outweighs that required by the Council in the south east of the urban fringe. Development of this site would result in an entirely new settlement in what is an attractive rural setting with moderate to high landscape sensitivity (see landscape comments below). The Council does not favour such a development and is instead focusing on a spatial distribution of development (approximately 1,000 dwellings on greenfield land in the south east and north west of urban area respectively, and 1,130 dwellings spread across the 5 Rural Service Centres)

The site is a considerable distance from the urban edge of Maidstone and the town centre itself. This raises a number of access issues. The intended scale of development (4,500-5,000 dwellings) is

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

linked with enabling the Leeds-Langley bypass to connect the A274 (Sutton Road) with the A20 in close proximity to M20 Junction 8.

The Council is not in favour of a Leeds-Langley bypass and is instead focusing on a different package of transport measures to mitigate for any development in the south east and north west of the urban area, and also at or near Junction 7 and Junction 8 of the M20

2. SITE ASSESSMENT Site description Current use Adjacent uses Planning and other designations Planning history Landscape/LCA (inc. long distance views) Ecology Trees (inc. TPO) Agricultural quality Heritage (LB/CA/SAM) Archaeology PROW Transport/site access Air quality/noise Land contamination Flood zone Utilities Access to services Assessment conclusion

3. AVAILABILITY ISSUES Multiple ownership Ransom strip Existing use agreements Owner agreement Developer agreement DISCOUNT Y/N

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

4b. DELIVERY Developers’ phasing Build out rates Number of developers Size and capacity of developer/s Phasing 2013 – 2017 2018 – 2022 2023 – 2026 Beyond plan period 85

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

TOTAL YIELD

CROSS SITE COMPARISON 5. POST ASSESSMENT REVIEW

6. CONCLUSIONS Recommendation: Discount site

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

1. SITE INFORMATION Number HO-14-SE Strategic location South East Maidstone Site name/address Land at Gore Court (SHLAA site ref 144, 094,145) - now also includes land north of Sutton Road (west) Landowner Controlled by Bellway Homes South East Ltd Agent Boyer Planning Ltd Proposed use Residential Greenfield/PDL Greenfield Site area (ha) Up to 150ha Site origin SHLAA call for sites and Strategic Sites Call for Sites 2012

DISCOUNTING (HOUSING SITES) Adjacent to Maidstone Yes urban area Adjacent to built up Yes area Could be adjacent if Yes other sites allocated as well DISCOUNT Y/N N0

2. SITE ASSESSMENT Site description This is a very large site comprising predominantly land in agricultural use with an absence of trees within the internal field areas. Areas of trees and woodland are present, including the woodland belt between Church Road and Wooley Road, which is designated as an Area of Local Landscape Importance, Bicknor Wood, and a larger woodland block east of Gore Court (East Wood) which is classified as Ancient Woodland.

It is best to break this site into two sections for ease of description:

1. Land to the north of Gore Court 2. Land to the south of Gore Court

North

There is little separation between the site and 87

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

Maidstone’s urban edge along parts of the site’s western and northern boundaries. The boundaries are mostly hedgerows but to the very north of this section the boundary forms part of the River Len valley ‘corridor’, which mainly consists of unmanaged scrub and emerging woodland. There is a stronger well- treed hedgerow boundary to much of the western part of the site which abuts the backs of properties on Woolley Road, Senacre/Shepway.

Access is an issue in the northern section of the site, particularly its distance to Sutton Road (A274) and the narrow roads (Church Road/Gore Court Road) that link to this main transport artery into the town centre. Access to Willington Street (which would provide the option of linking to Sutton Road or Ashford Road (A20)) is possible but this would result in directing traffic on narrow roads through the established residential areas of Downswood and Senacre, which is consider undesirable.

South

This section of the site is bounded to the west by the residential area of Senacre. A strip of woodland ranging from 20m - 80m wide, screens the site from Maidstone’s urban edge as far as White Horse Lane. Gore Court Road/Church Road lies between the woodland and the site. The majority of the site in this section comprises open countryside/woodland.

One of the most southern sections of the site (south of White Horse Lane) is a large, level, rectangular field bounded by Gore Court Road to the west, White Horse Lane to the north and Bicknor Wood to the south. It is also in relatively close proximity to the A274, Sutton Road (main link to the town centre) which is accessed using Gore Court Road. Bicknor Wood separates the site from its most southerly section, which is the Local Plan (Policy H3) allocated site (Land North of Sutton Road). This section is also dealt with in a separate proforma.

To the east, the site largely comprises open 88

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

countryside and agricultural land and only a very small section of the site borders residential properties (at Three Tees, Otham and Otham Village). The boundary of the site to the east is a variety of paddocks, woodland belts, gardens, orchards and farmsteads. The settlement pattern is sparse, with Otham Conservation area nearby. Current use Open countryside/woodland/agriculture Adjacent uses Residential/agriculture Planning and other Special Site of Scientific Interest on north west designations boundary adjacent to Murrain Drive.

Northern tip of site falls within Special Landscape Area.

North East tip of site is adjacent to Local Wildlife Site along Len Valley. Planning history None – apart from southernmost section adjacent to Sutton Road:

00/0911 – withdrawn application for approx 150 dwellings of mixed tenure 00/0175 - An outline application for residential development – refused on grounds of absence of need for the land to be developed for housing

The Local Plan Inquiry notes that North of Sutton Road was promoted for 266 dwellings – this includes the adjacent site to the east (SHLAA site 127).

OF NOTE: It should be noted that within paragraph 4.121 of the Inspector’s report on Local Plan he states ‘I have no doubt that housing north of Bicknor Wood would be unacceptably harmful to the rural character of the area, which has none of the features to limit that harm which I have found with the allocation site.’

The Inspector also concluded that the gap between Maidstone and Otham could benefit from protection from Policy ENV33 (protection of villages). Landscape/LCA (inc. Large expanse of land falling between two landscape long distance views) character areas. A mixed landscape character but important to conserve parkland settings and improve landscape connectivity.

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

Views: Long views across to the North Downs from the northern portion of the site. Restricted parkland views. Parts of the site contained by existing vegetation/field boundaries.

The site lies within the broader Langley Heath Undulating Farmlands (LCA 30).

30.3 Gore Court Farm The majority of the site falls within this detailed landscape character area, the key characteristics of which are:

Flat topography Medium-sized irregular fields – arable Remnant woodland blocks include. AW Parkland landscape of Gore Court Some suburban influence on land use and vegetation.

Condition: Very Good Sensitivity: Moderate

Landscape Guidelines: Conserve & reinforce. Generic guidelines include:

Promotion of appropriate fruit growing. Conserve tradional landscape patterns & connectivity Conserve/reinstate hedgerow boundaries.

Actions for the site to include:

Conserve/reinforce woodland with links to AW & parkland Conserve parkland characteristics Conserve setting of Gore Court & Rumwood Park. Conserve grazing land.

30.2 Otham Open Land The northern extension of the site falls within detailed landscape character area 30.2, the key characteristics for which are:

Open arable land Largely unsettled

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

Narrow road enclosed by hedgerow

Condition: Poor Sensitivity: Moderate

Landscape Guidelines: Restore & improve. Generic guidelines include:

Promotion of appropriate fruit growing. Conserve traditional landscape patterns & connectivity Conserve/reinstate hedgerow boundaries.

Actions for the site to include:

Respect the settings Reinstate filed boundaries with hedgerow planting Improve current urban edge interface through major landscape works in conjunction with development. Enhance biodiversity and functional integrity of landscape

The south of the site is broadly flat. The centre of the Topography site falls away as a broad gentle slope toward the north. The northernmost extension of the site falls on either side of the River Len valley, with much more pronounced steep slopes. The northern side of the valley forms Green Hill. Ecology Kent Wildlife Trust advises that the River Len runs through the site at its most northern section. It will be important to ensure that this important ecological corridor is buffered and protected from contamination within any development proposed. The Trust has reviewed the research available and recommends that 15m buffers from the top of the bank are preserved for all major river systems. This will ensure preservation of 95% of the flora species present within the river system and help to preserve the flora species which rely on the flora.

The Trust advises that a full hydrological assessment would need to be undertaken to establish the direction of the flows across the site and ensure that the water quantity and quality within the river system and the LWS can be protected within the build. 91

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

Ancient Woodland and other UK Biodiversity Action Plan Habitat:

The boundary of site also incorporates an ancient woodland fragment within East Wood as well as containing a larger block of woodland of more recent origin within Bicknor Wood. There is a risk that the ancient woodland fragment could become ringed in by development. Within any policy the protection and enhancement of all woodland on site will need to be secured. Throughout the site there are small pockets of woodland and neutral grassland. These BAP habitats should be protected and connected within the build or compensated on at least a 1:1 basis.

Mitigation and Enhancement:

Kent Wildlife Trust has already expressed concerns regarding the inadequate natural habitat creation proposed for such a large increase in population within our response to the last iteration of the Core Strategy. We do not feel that 1.2ha will mitigate the above impacts and feel that the sites within the South East should be covered by a policy that includes and extensive landscape scale mitigation scheme that will deflect people away from sensitive areas and provide alternative natural greenspace to alleviate pressure on the North Downs Woodland SAC.

From KCC – re site south of White Horse Lane and North of Sutton Road

The County Ecologist advises that the presence of and potential for impacts to protected species would need to be assessed at application stage for the site, and surveys may be needed for dormice, breeding birds and bats; a preliminary ecological assessment would provide detailed recommendations for specific surveys. In addition to mitigation for protected species impacts, there would also need to be measures in place to minimise the potential for development at this location to result in deterioration of the woodlands around the site. 92

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

MBC-Local Biodiversity Action Plan: In the north of the area there are river Len projects where MBC is currently working closely with the estate staff of Leeds Castle, the Environment Agency and the Medway Valley and North West Kent Countryside Partnerships on river restoration work along the length of the Len (Rivers are a UK BAP habitat and the EA is targeting improving water quality in the Len to meet WFD objectives). This work will last for several years and will encompass nutrient stripping, renaturalisation of the water courses, fish migration improvement measures and possible creation of new wetland habitats. Trees (inc. Tree Yes (north west boundary of site) several Tree Protection orders) Protection Orders (TPO) at land bordering The Spires adjacent to Church Road, Otham.

TPO No. 37 of 1981- Bicknor Wood- adj. southern boundary TPO No. 38 of 1981- Belts Wood- adj. SE tip of site TPO No. 41 of 1981- groups of trees adj. SE boundary TPO No. 10 of 2008- East Wood in East of site TPO Nos. 3 of 1981 & 29 of 1985 along northern boundary adj. to Downswood TPO No. 10 of 2010 at meeting point with corner of Woolley Rd (woodland) TPO No. 21 of 1975- Senacre Wood- west of site, west of Church Rd TPO No. 10 of 2010 at meeting point with corner of Woolley Rd (woodland) Ancient Woodland (East Wood) to east of site Agricultural quality The site comprises Grade 2 agricultural land. Heritage (LB/CA/SAM) Yes

Gore Court – Grade II* Listed. The Rectory (Church Road) to the west of site is Grade II listed. St Nicholas’ Church and Church House on Church Road, Otham are both Grade I listed The Orchard Spot Public House on Mallards Way is Grade II listed Site also borders Otham to the east, which is a conservation area.

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

South of White Horse Lane – There would be no direct impact on the setting of any listed building although there would be on the attractive rural group of Senacre Farm. The parkland of the Grade II* listed Gore Court extends as far as the other side of the road, so there would be an impact on this too.

Southernmost section of site – Although sited in close proximity to Bicknor Farmhouse, this is offset by the site’s proximity to the industrial estate (Parkwood) These sites could be developed without any unacceptable impact on the setting of the listed buildings. Archaeology KCC advises that development with archaeological measures should be possible on this site.

This site does not currently contain any HER sites. The historic estate of Gore Court towards the centre of the site and the designed landscapes around are of historic landscape interest. There are also several listed buildings in the area including Bicknor Farm (formerly Bell’s Farm) and Rumwood Court. PROW Numerous Public Rights of Way (PROW) traverse site, especially towards the northern section of the site – e.g. from St Nicholas’ Church, near Downswood to White Horse Lane at Three Tees (KM88)

The southern section of the site has a PROW (KM87) along a section of White Horse Lane which then turns north to follow the boundary of East Wood. Transport/site access Access to the site would be best served from Sutton Road only. A new access road (and associated junctions) of a width suitable to accommodate contra-flow traffic and adjacent footways between Gore Court Road from the western boundary of Bicknor Wood and A274 Sutton Road would be preferable. The northern section of the site would prove more difficult and expensive to connect to Sutton Road and an increase in traffic flows on Church Lane and Downswood towards Willington Street is considered undesirable.

An in-bound bus lane from Willington Street to Wheatsheaf Jcn on Sutton Road is being considered. This would improve public transport 94

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

access between the site and Maidstone town centre and would significantly reduce journey times for bus users.

Cycling – can connect site through to Shepway north via Wooley Road and into the existing network through Shepway to town centre via Maidstone Leisure centre and Mote Road. Also possible to easily connect through to cycle route at Mote Park.

Public Transport: No’s 84,85, 86 – Shepway/Senacre Wood – Town Centre – Hospital (frequency of 10 mins at peak) No. 82 Bus service from Maidstone town centre to Parkwood (Wallis Ave) is well used and has a frequency of every 10 mins at peak times – this service also runs through the town centre to Maidstone Hospital No. 13 – Town centre – Sutton Rd – Otham - Langley Heath – Leeds – Hollingbourne stops near Morrisons approx every 2 hours No. 64 – Cornwallis Academy – Sutton Road – Park Wood – Langley (peak times) Air quality/noise Unlikely to be any significant issues – section of site in close proximity to Sutton Road would need screening. The A274 may impact on air quality. A planning application may require an Air quality Assessment. Land contamination Not aware of any contamination at this time Flood zone The most northerly section of the site – close to Mallards Way and Downswood - is in Flood Zone 2 & 3 of the River Len Utilities Southern Water advises that significant off-site sewerage infrastructure will be required to serve the strategic locations in the Maidstone Urban Area. This is the case regardless of which sites are selected. The need for this infrastructure should be identified in policy terms in the Core Strategy. This does not preclude any of the sites from future development. Access to services Para 4.130 of Inspector Report - There was no dispute at the inquiry that the location of the southernmost section of the site broadly conforms to sustainability objectives, since it is on the edge of Maidstone and there are local shops, schools and bus services

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

reasonably close by. In addition, Parkwood Industrial Estate offers the possibility of local jobs.

Nearest GP is at Wallis Avenue Parkwood (10 min walk) – Also a GP at Grove Park near Morrisons. Assessment conclusion For

Southernmost section of the site (south of White Horse Lane) is considered most suitable to accommodate development as it offers better access to services, facilities, employment and public transport and can be screened by Bicknor Wood and East Wood.

Against

Gore Court Road would have to be widened to accommodate contra-flow traffic and a new footpath would also be required

The Inspector’s report on Local Plan states ‘I have no doubt that housing north of Bicknor Wood would be unacceptably harmful to the rural character of the area, which has none of the features to limit that harm which I have found with the allocation site.’

Mitigation Transport mitigation measures (in bound bus lane on Sutton Road, widening of Gore Court Road, junction improvements on Sutton Road) are essential

Screening on land south of White Horse Lane is essential to maintain the rural character of the area and to ensure separation with the hamlet of Three Tees and Otham village 96

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

3. AVAILABILITY ISSUES Multiple ownership Yes (but all land controlled by Bellway apart from eastern section of Land North of Sutton Road, which is controlled by Redrow Homes – Both parties are committed to working in partnership). Ransom strip No Existing use agreements No Owner agreement Yes Developer agreement Yes DISCOUNT Y/N NO

CSH/BREEAM level 4 (subject to viability) Public realm None Southern Water None South East Water None Transport (on/off site) Suitable contributions to be provided towards the provision of a bus lane from Willington Street to the A229 Loose Road / A274 Sutton Road junction (The Wheatsheaf Junction)

Suitable contributions to be provided towards the improvement of the Willington Street/A274 Sutton Road junction

Pedestrian and cycle links to existing residential areas, A274 Sutton Road and Gore Court Road

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

Suitable contributions to widen White Horse Lane to a suitable width to accommodate contra-flow traffic and a footway on the southern side of the carriageway over the length of the site frontage

Pedestrian and cycle links to existing residential areas, White Horse Lane and Gore Court Road Primary education Contributions Secondary education Contributions Library Contributions Community facility Contributions Youth Contributions Indoor sport None Kent Adult Social Contributions Services Green and blue Contributions infrastructure Other strategic Contributions infrastructure VIABILITY FEEDBACK

4b. DELIVERY Developers’ phasing Build out rates Number of developers Size and capacity of developer/s Phasing 2012 – 2016 x 2016 – 2021 x 2021 – 2026 Beyond plan period TOTAL YIELD Approximately 450 dwellings

CROSS SITE COMPARISON 5. POST ASSESSMENT REVIEW It is considered that the site previously allocated for housing provision to the north of Sutton Road and to the south of Bicknor Wood, remains suitable for such a provision. There has been no significant alteration to the locality physically, and the provision of local services and amenities remains similar to that in 1999 (when the Inspector previously considered the site). The site

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms remains suitably screened to the north, and east, and would also front onto development to the south.

The parcel of land to the north of Bicknor Wood (and south of White Horse Lane), and to the east of Gore Court Road (approximately 7 hectares) could also provide additional land for housing provision. Whilst the Inspector concluded that developing this land would cause unacceptable harm to the character of the area, it is suggested that with the provision of a new area of woodland to the east, this would be somewhat mitigated. The delivery of an area of woodland to the east, that would link the existing Bicknor Wood (to the south) and East Wood (to the north), is paramount to the delivery of housing on this site.

Land to the south of White Horse Lane is in closer proximity to the A274, Sutton Road and can be accessed using Gore Court Road, which can be widened or improved in places. The north of this large site is more sensitive in terms of access, particularly Church Road, which is a narrow road bounded by woodland on both sides and very rural in character.

In terms of housing density, any development should be of a higher density closest to the Sutton Road. Development to the north of Bicknor Wood should be at a lesser density, reflecting the more rural context within which it would sit.

Landscaping would need to be carefully considered on each site, with hedgerows, and woodland given the utmost protection. Bicknor Wood and the new woodland provision should be clearly identified and protected. 6. CONCLUSIONS Recommendation: Accept development on lands south of White Horse Lane

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

1. SITE INFORMATION Number HO-15-SE Strategic location South East Maidstone Site name/address Langley Park Farm West Landowner Taylor Wimpey UK Ltd Agent Pegasus Planning Ltd, Bristol Current use Agricultural. Section of site (approx 1.5ha) in use as Maidstone Borough Council depot Proposed use Residential Greenfield/PDL Greenfield Site area (ha) 32.9ha Site origin Site is allocated for residential/employment use (light industry and high technology) in Local Plan – also allocated for P&R – Site came forward in recent call for sites 2012

DISCOUNTING (HOUSING SITES) Adjacent to Maidstone Yes urban area Adjacent to built up Yes area Could be adjacent if Yes other sites allocated as well DISCOUNT Y/N NO

2. SITE ASSESSMENT Site description The site is located on the southern side of the A274 Sutton Road at the south eastern edge of Maidstone’s urban area. The nearest settlements are Chart Sutton (1km to the southeast) and Langley Heath (1.75km to the east). The hamlet of Otham lies 1km to the north.

The site is bounded by a 7m woodland strip to the east, which shelters the site from a Golf Driving Range, and Parkwood Industrial Estate to the west. The northern part of the site is a rectangular relatively flat area of 27 hectares, extending from Sutton Road, which has a grass verge up to 5m wide, to the southernmost boundary of the Industrial Estate. This single field, used for arable production is relatively level with sparse hedging along the boundary to

100

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

Sutton Road. There is a chain link fence and intermittent beech hedge along this boundary, which partially screens views from the A274.

Maidstone Borough Council’s depot takes up a section of the site (1.5ha) along its western boundary and breaks an otherwise continuous border with Parkwood Industrial Estate.

The southernmost section of the site is a triangular area of 7 ha which slopes from a ridge of comparatively higher ground in a southerly direction towards the Loose Stream/Shaw Stream, which flows out of Langley Loch. This area is used for open pasture with boundary Poplar shelter belts and offers a panoramic view of the open countryside to the south (in direction of Plough Went Road/Heath Road). This parcel of land is bounded to the west by Brishing Road. The boundary is formed by a tall, road-side hedge with intermittent trees. Brishing Road is at this point below the surface of the adjacent fields, and this, combined with the tall hedges, means the site is screened from view.

On the northern side of Sutton Road in close proximity to the site there are two semi-detached dwellings and a Grade II Listed farmhouse with stable yard.

The principle of development on this site was established in the Local Plan 2000. It is considered that the site is well located with regard to existing services and is not subject to any major constraint. It has an extensive frontage to a main road, the A274, along which there are regular bus services into and out of Maidstone. It lies immediately adjacent to a major employment area, Parkwood Industrial Estate and the residential area of Parkwood, which has a good range of shops and community services. Furthermore, the site offers the potential for a 6 ha countryside amenity on its southernmost section. Adjacent uses Industrial Estate/open land/golf driving range/ horticulture - nursery Planning and other Site is a local plan mixed use allocation designations (residential/employment/leisure). See policies 101

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H1(viii), H8, H24(viii), T17(iii) and ED1(iv) Planning history 00/0906: Outline application for a mixed use development comprising residential, employment uses falling within classes B1(a) (b) & (c), B2, B8, Class A3, Classes C1 and C2, community facilities, public open space, park and ride facilities together with associated infrastructure with all matters except for means of access reserved for subsequent approval. Details as follows: 12.8 hectares of housing, to be developed at an average density of 33 dwellings per hectare 6 hectares of employment, including B1(a)(b) and (c), B2 and B8 together with A3, C1, C2 a site for provision of community facilities 2.06 hectares of Public Open Space within the development area a site for the provision of a Park and Ride facility a countryside amenity area, on the triangular area at the southern end of the site.

Of note: The northern part of the land was allocated for development for employment purposes in the 1993 adopted Local Plan. There had been little market interest in the site and the latest Local Plan has made additional employment land available elsewhere. Instead, the Council resolved to promote both housing and employment development on this land to help bring forward the employment development in the area. The development of the land was seen to allow the creation of a new gateway to Maidstone on Sutton Road with a strong landscape belt replacing the current harsh edge of the Parkwood Industrial development and a ‘country park’ facility on the southern part of the land.

On the other hand it should be recalled that the Local Plan Inspector found that development of this site would extend development into open countryside and that there would be some harm to the character and appearance of the area. He considered that harm could be limited by appropriate landscaping and that it was outweighed by the need for additional housing land which he considered to exist at that time.

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Decision Although originally minded to grant planning permission for the development the Council revised its conclusion following publication of PPS3, and following completion of an urban capacity study (UCS) and refused (31st Jan 2003) the application for two reasons:

1. Urban Capacity Study demonstrates there is sufficient PDL within the borough to meet Structure Plan requirements (2001-2006). No need for further release of greenfield sites before this time and in the absence of any demonstrated need the development would be contrary to the advice contained in PPG 3: Housing

2. The proposal would result in an extension to the built up area of Maidstone into the open countryside detrimental to the character and appearance of the area and setting of the town contrary to policies ENV1, RS1 and RS5 of Structure Plan. This harm is not overridden by any need for the land to be developed for housing purposes.

The decision was appealed and dismissed by the inspector – 9th Dec 2003 on grounds that the UCS was robust when measured against reasonable prospect, and justified a conclusion that greenfield sites were not required at the time.

00/1255: Residential development for 389 No. dwellings with garages, public open space, play areas and other associated infrastructure. Decision: refused alongside 00/0906 on 31/1/2003 for same reasons as above.

Landscape/LCA (inc. The site lies within the broader Farleigh Greensand long distance views) Fruit Belt character area (LCA 27), falling within detailed landscape character area 27.15 Langley Park Farm, the key characteristics for which are:

Open arable fields with areas of rough pasture and scrub Nursery planting and agricultural buildings

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Hedgerows along Sutton Road and nursery boundaries Golf driving range Pocket of unmanaged orchard with poplar shelterbelts

Views: Views restricted to west, north and east of site. Views to south where land slopes southwards down towards Langley Loch. The southward slope and southern tip of site has a greater landscape importance which should be conserved and reinforced.

Condition: Moderate Sensitivity: Low

Landscape Guidelines: Improve and reinforce. Generic guidelines encourage:

Promoting appropriate fruit growing in the area. Conserving traditional landscape patterns & connectivity Conserving/reinstating hedgerow boundaries

Actions on site should improve the urban edge boundary with native planting. Ecology KCC recommends that breeding bird surveys are required. Also, depending on the impact from the drainage scheme there may be a need for water vole and otter surveys to be carried out. If surveys are required they must be carried out prior to determination of the planning application

KCC is satisfied that there is currently no need for additional surveys for Bats, Badgers, Dormice, Reptiles and Great Crested Newts as there are either no suitable habitat present on site or it is not being directly impacted by the proposed development

KCC recommends that the lighting design for the development must incorporate recommendations from the Bat Conservation Trust

Kent Wildlife Trust conclude that the south of the site abuts sensitive water bodies which are part of the system that feeds into the Loose Valley LWS. The

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water system will need to be protected from changes in quality and hydrology to ensure no impact on the locally designated sites that rely on this system.

Trees (inc. TPO) No Tree Protection Orders (TPO) on site, however, TPO No. 18 of 2008 lies to the south of the site at Langley Lakes

The database shows an orchard as part of the southern section but a recent site visit has proved this no longer exists Agricultural quality Not of high agricultural quality Heritage (LB/CA/SAM) None on site – Bicknor Farmhouse north of Sutton Road (and opposite the site) is grade II listed Archaeology This site lies opposite the listed building at Bicknor Farmhouse but immediately adjacent to the Park Wood Trading Estate. For the most part it is a featureless plateau site, although beyond the shelter belt which aligns with the southern edge of the trading estate it falls to the valley of the Loose Stream.

With suitable boundary planting to the Sutton Road boundary I do not think that development of this site is likely to significantly adversely affect the setting of Bicknor Farmhouse. However, I would recommend that any development extend no further than the shelter belt, leaving the valley intact as open countryside. This southern portion of the site may also be more archaeologically sensitive, given the large number of features locally associated with outworks of the Iron Age oppidum at Quarry Wood, Boughton Monchelsea (a Scheduled Ancient Monument) and the nearby site of a Roman bath house in the valley bottom. PROW Yes, in the southern section of the site public right of way footpath KH365 passes east/west from Brishing Rd to Loose Stream/Shaw Stream Transport/site access Vehicle access to site is preferred from a roundabout on Sutton Road (A274) only

An in-bound bus lane from Willington Street to Wheatsheaf Jcn on Sutton Road is being considered. This would improve public transport access between the site and Maidstone town centre 105

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and would significantly reduce journey times for bus users

Pedestrian and cycle access is best facilitated by connecting the site to Bircholt Road through the industrial estate – this would require some public realm improvements on the road which currently serves existing businesses close to the western edge of the site near Sutton Road

Site can connect to existing cycle lane from Parkwood – through Shepway – to town centre via Maidstone Leisure centre and Mote Road. Also possible to easily connect through to cycle route at Mote Park. Connecting the southern part of the site along Brishing Road to Parkwood also possible Air quality/noise Noise and air quality may be an issue considering MBC depot on site and proximity to Parkwood Industrial Estate Land contamination Unsure at present, but unlikely Flood zone Not in Flood Zones 2 or 3. Only the southernmost portion of the site would be at risk of flooding from Loose Stream/Shaw Stream. If the site was to be developed in the same manner as planned in the past, the nearest built development would be about 14m above Loose Stream. However, the use of measures to restrict surface water run off through sustainable drainage is desirable. Utilities Southern Water advises that significant off-site sewerage infrastructure will be required to serve the strategic locations in the Maidstone Urban Area. This is the case regardless of which sites are selected. The need for this infrastructure should be identified in policy terms in the Core Strategy. This does not preclude any of the sites from future development. Access to services Nearest shopping parade is at Wallis Ave, Parkwood (approx 800m from site = 10 –15 min walk). There is a further parade of shops to the north of Sutton Road at Senacre (1.5km from site) Morrisons supermarket Sutton Road is approx 1km from site Nearest primary school is at Parkwood approx 1km from site (10-15min walk) Nearest secondary school is New Line Learning near Linton corner Nearest GP is at Wallis Avenue Parkwood (10 min walk) – Also a GP at Grove Park near Morrisons

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Footpath from southwestern edge of site at Brishing Road connects to Bircholt Lane, Parkwood Industrial Estate – this would need widening, lighting, resurfacing Constraint – potentially having to walk through Parkwood industrial estate, or around it No. 82 Bus service from Maidstone town centre to Parkwood (Wallis Ave) is well used and has a frequency of every 10 mins at peak times – this service also runs through the town centre to Maidstone Hospital No. 64 – Cornwallis Academy – Sutton Road – Park Wood – Langley (peak times) Assessment conclusion For Few constraints to development - site can deliver a high yield in what is a sustainable location potential to provide a country park on southernmost section site affords easy access to services and public transport landscape in the northern section of site (proposed for development) is not of as high quality as the southern section or land north of Sutton Road

Against residential development would be in close proximity to depot and industrial estate difficult to integrate the site into the adjoining residential area of Parkwood

Mitigation access and public transport measures required – i.e. dedicated bus lane and pedestrian/cycle access site needs screening from depot site drainage needs assessment site permeability is important – particularly access to local services and facilities in Parkwood and Senacre – cycle and pedestrian routes are required

3. AVAILABILITY ISSUES Multiple ownership No Ransom strip No Existing use agreements Yes Owner agreement Yes Developer agreement Yes DISCOUNT Y/N NO

4a. ACHIEVABILITY ISSUES 107

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Market Land values vs. alternative uses Cost (including infrastructure/planning obligations) Site preparation Availability of funding Infrastructure/planning obligations (on/off site) Affordable housing % + 40% unless viability suggests otherwise number CSH/BREEAM level 4 (subject to viability) Public realm None Southern Water None South East Water None Transport (on/off site) Suitable contributions to be provided towards the provision of a bus lane from Willington Street to the A229/A274 junction

A suitable junction to be provided onto the A274 only, with only cycle or pedestrian links to other existing residential areas, Bircholt Rd, and Brishing Rd

Suitable contributions to be provided towards the improvement of the Willington Street / A274 Sutton Road junction Primary education Contributions Secondary education Contributions Library Contributions Community facility Contributions Youth Contributions Indoor sport None Kent Adult Social Contributions Services Green and blue Contributions infrastructure Other strategic None infrastructure VIABILITY FEEDBACK

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CROSS SITE COMPARISON 5. POST ASSESSMENT REVIEW Limited constraints on development - site can deliver a high yield potential to provide a country park on southernmost section if suitable cycle and pedestrian links are made, the site can be connected to local services and public transport to improve sustainability landscape in this area is not of as high quality as other sites in this area, particularly sites further to the north and east

It is considered that this site, previously allocated for housing provision, remains suitable for such a provision. There has been no significant alteration to the locality physically, and the provision of local services and amenities remains similar to that in 1999 (when the Inspector previously considered the site).

Although the proposal would result in an extension to the built up area of Maidstone into the open countryside, it is considered that the site is not of as high a landscape quality as others in this area.

In terms of housing density, it is suggested that any development be of a highest density closest to the Sutton Road. Development to the south of this site should be at a lesser density, reflecting the more rural context within which it would sit.

Landscaping would need to be carefully considered on each site, with hedgerows, and woodland given the utmost protection. A similar approach needs to be taken towards drainage of the site into Langley Stream/Shaw Stream to the south. The site remains well screened from the golf driving range to the east, and is adjacent to Parkwood Industrial Estate, which will require screening from the site. To the south, screening will be required in line with the building line of Parkwood Industrial Estate to ensure the housing development does not interrupt views of the open countryside from this direction. 109

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6. CONCLUSIONS Recommendation: Accept site for development

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1. SITE INFORMATION Number HO-17-SE Strategic location South East Maidstone Site name/address Land at Gore Court Road Landowner Approx 9 landowners Agent None Current use Residential Proposed use Residential Greenfield/PDL PDL Site area (ha) 0.96ha Site origin SHLAA call for sites – Not in recent Call for Sites 2012

DISCOUNTING (HOUSING SITES) Adjacent to Maidstone Yes - between Gore Court Rd and Senacre Estate urban area Adjacent to built up Yes – forms part of urban area area Could be adjacent if other sites allocated as well DISCOUNT Y/N NO

2. SITE ASSESSMENT Site description Site lies along the western side of Gore Court Road in close proximity to the junction of Gore Court Road and White Horse Lane and is immediately adjacent to the urban edge of Maidstone. A public footpath runs adjacent to the site from Gore Court Rd into the Senacre estate. Site has approx 10 existing residential dwellings, most with frontage onto Gore Court Road. A woodland strip (running along Church Lane) lies to the north of the site and Senacre Community College, sport hall and playing fields are to the south of the site. Adjacent uses Residential to the west, woodland (ALLI) to north and playing fields and open countryside to the south and east Planning and other None – there are existing residential dwellings on site designations Planning history Number of planning applications for minor development – e.g. conservatories and permission has 111

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been granted in 2007 and 2010 for an additional 2 dwellings in land rear of 4 Senacre Cottages (MA/07/2069 & MA/10/0717) Landscape/LCA (inc. long distance views) Ecology Site is already developed but lies close to an Area of Local Landscape Importance and open countryside. Trees (inc. TPO) No Tree Protection Orders on or adjacent to site Agricultural quality Not on agricultural land Heritage (LB/CA/SAM) Not an issue Archaeology Not an issue PROW Yes, public right of way footpath KM87 runs adjacent to the northern boundary of the site, connecting Wooley Road to Church Road Transport/site access Site is accessed from Gore Court Road, which is a narrow road, rural in character, that links the site to Sutton Road (A274)

An in-bound bus lane from Willington Street to Wheatsheaf Jcn on Sutton Road is being considered. This would improve public transport access between the site area and Maidstone town centre, and would significantly reduce journey times for bus users.

Public Transport Bus no’s 84, 85 & 86 – Shepway/Senacre Wood (Woolley Road) – Town Centre. Bus stop is less than 5 min walk from site

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

capacity Access to services Access to services and employment is adequate as site is in reasonably close proximity to Sutton Road (A274)

Nearest primary school in Parkwood or Senacre is 10-15min walk Nearest secondary school is New Line Learning near Linton corner Nearest GP is 0.5 miles Nearest dentist is 0.4 miles Nearest PO is 0.3 miles at parade of shops (Senacre). Also have the parade of shops at Parkwood less than 1 mile away Morrisons supermarket Sutton Road is approx 1 mile from site Assessment For Services are within walking distance, using public footpath into Senacre

Site is in reasonably close proximity to Sutton Road, a public transport corridor and the employment area of Parkwood Industrial Estate

Against Development at this site would involve demolition of existing residential properties, which raises an issue on the deliverability of the site. Furthermore, the site can only yield approx 25 dwellings, which cannot be considered “strategic” towards meeting the overall dwelling target for this location.

3. AVAILABILITY ISSUES Multiple ownership Yes Ransom strip Potentially Existing use agreements Owner agreement Unsure Developer agreement No DISCOUNT Y/N NO

4a. ACHIEVABILITY ISSUES Market Land values vs. alternative uses 113

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Cost (including infrastructure/planning obligations) Site preparation Availability of funding Infrastructure/planning obligations (on/off site) Affordable housing % + 40% unless viability suggests otherwise number CSH/BREEAM level 4 (subject to viability) Public realm None Southern Water None South East Water None Transport (on/off site) Off site contributions (depending on viability) to be provided towards the provision of a bus lane from Willington Street to the A229/A274 junction; and

Off site contributions (depending on viability) to be provided towards the improvement of the Willington Street / A274 Sutton Road junction

Off site – contributions towards improvement of Gore Court Road/Church Road

Primary education Contributions Secondary education Contributions Library Contributions Community facility Contributions Youth Contributions Indoor sport None Kent Adult Social Contributions Services Green and blue Contributions infrastructure Other strategic None infrastructure VIABILITY FEEDBACK

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CROSS SITE COMPARISON 5. POST ASSESSMENT REVIEW Development at this site would involve demolition of existing residential properties. This raises an issue on the deliverability of the site. Furthermore, the site can only yield approx 25 dwellings, which cannot be considered “strategic” towards meeting the overall dwelling target for this location 6. CONCLUSIONS Recommendation: Reject site

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1. SITE INFORMATION Number HO-18-SE Strategic location South East Maidstone Site name/address Rumwood Nursery (east) Landowner Agent Current use Open countryside Proposed use Residential Greenfield/PDL Greenfield Site area (ha) 13ha Site origin SHLAA – Not in recent Call for Sites 2012

DISCOUNTING (HOUSING SITES) Adjacent to Maidstone No urban area Adjacent to built up A section of the site is in close proximity to Langley area village but this is a considerable distance from Maidstone’s urban edge Could be adjacent if Yes, but only if entire south at Rumwood Nursery other sites allocated as (south of A274) was developed. well DISCOUNT Y/N YES This site contributes greatly to the attractive rural character of this area and would prove an illogical extension into the countryside development of this site would cause detrimental harm to the surrounding landscape The site is a considerable distance from the urban edge of Maidstone. Access to services, facilities and employment in Maidstone is limited Access to site would most likely require substantial works to Horseshoes Lane, which is a narrow minor road at present.

2. SITE ASSESSMENT Site description Adjacent uses Planning and other designations Planning history Landscape/LCA (inc.

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3. AVAILABILITY ISSUES Multiple ownership Ransom strip Existing use agreements Owner agreement Developer agreement DISCOUNT Y/N

4a. ACHIEVABILITY ISSUES Market Land values vs. alternative uses Cost (including infrastructure/planning obligations) Site preparation Availability of funding Infrastructure/planning obligations (on/off site) Affordable housing % + number CSH/BREEAM level Public realm Southern Water South East Water Transport (on/off site) Primary education Secondary education Library

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Community facility Youth Indoor sport Kent Adult Social Services Green and blue infrastructure Other strategic infrastructure VIABILITY FEEDBACK

4b. DELIVERY Developers’ phasing Build out rates Number of developers Size and capacity of developer/s Phasing 2013 – 2017 2018 – 2022 2023 – 2026 Beyond plan period TOTAL YIELD

CROSS SITE COMPARISON 5. POST ASSESSMENT REVIEW

6. CONCLUSIONS Recommendation: Discount Site

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1. SITE INFORMATION Number EMP-01-J8 Strategic location J8 Site name/address Land to east of A20/M20 junction Landowner Mr R H Wiles Agent Proposed use Employment Greenfield/PDL Greenfield Site area (ha) Approx 3.5 Site origin Promoted by landowner

DISCOUNTING (HOUSING SITES) Adjacent to Maidstone - urban area Adjacent to built up - area Could be adjacent if - other sites allocated as well DISCOUNT Y/N -

2. SITE ASSESSMENT Site description The site is located on the north side of the A20 Ashford Road. It is accessed from the Ashford bound carriageway of the slip road that is carried over the M20/A20 roundabout by a bridge.

Adjacent to the site in its south eastern corner is a detached dwelling ‘Old England Cottage’. This is a Grade II Listed Building. Old England Cottage is set at a considerably lower level than the site and the adjacent A20. There is a significant area of hardstanding to the front and west of the cottage and a detached garage to its rear close to the boundary with the site. it would appear that some of the building was in use as a Public House in the past, but two cottages were converted into a single dwelling in the early 1960s.

The site is accessed via a metal field gate set back a considerable distance from the highway. Behind Old 119

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England Cottage. The access is shared with that of Old England Cottage.

The site is bounded on four sides by woodland and extensive planting. A stream forms the eastern site boundary, this passes under the A20 and then west of the Mecure Hotel before entering the River Len. The stream lies within a wooded area of the site (woodland is around 0.2ha).

Beyond the woodland/planting to the north and west of the site lie the M20 and the slip road from the A20 to Junction 8 of the M20 which is located to the north west of the site.

It is currently comprised of an open field used for grazing of cattle other than the woodland adjacent to the stream

The site falls approximately 15m from west to east towards the stream on the eastern boundary. It also rises northwards away from the A20 to a lesser extent. Current use Grazing land Adjacent uses Highway land, woodland/planting and a dwelling Planning and other The site is within the North Downs Special Landscape designations Area defined on the MBWLP Proposals Map. Policy ENV34 aims to protect the qualities and character of the area and gives priority to the landscape over other planning considerations. Policy ENV34 will be superseded by the Core Strategy policies when it is adopted Planning history MA/89/233 Backfilling to original ground levels (selected) utilising surplus soil and restoration to agriculture (KCC Consultation) APPROVED 04/02/1990

The central and western sections of the site were affected by the application and the work was undertaken as part of the construction of the adjacent M20 motorway.

In 1958 excavation of sand was also approved to take place on part of the site in connection with the original Maidstone bypass works. (MK2/58/0272) 120

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Landscape/LCA (inc. Maidstone Landscape Character Assessment (March long distance views) 2012). The site falls within the ‘Leeds Castle Parklands’ character area in the 2012 LCA. Characteristics of this area include Scattered tree cover in the form of small blocks of mixed woodland, mitigation planting along transport corridors and ribbons of vegetation along the River Len River Len valley comprising a narrow floodplain with dense tree cover. A Local wildlife site Irregular, small field pattern Audibility of M20/HS1/A20 reduces sense of remoteness Notable amount of commercial development along A20

Condition (moderate) HS1/M20/A20 cause a significant degree of fragmentation to the landscape. Although they are well integrated into the landscape visually, the audibility of the traffic degrades the remote character Visual detractors include the commercial development along A20 Ecological value is strong Tree cover is extensive and well managed Traditional field boundaries are in good condition although infrastructure routes have severed the original field pattern

Sensitivity (high) Overall distinctive and strong sense of place

It also falls within the Ashbank Fields sub area: Key characteristics Open views across arable field and pasture Streams and ditches Lines of riparian woodland along streams Field boundaries marked by contours and watercourses Condition (poor) Sensitivity (moderate). Sensitive location as the landscape provides the setting to the Kent Downs to 121

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the north. Actions include ‘restore and improve the rural setting to the KD AONB north of M20 by avoiding expansion of development’

Implications/mitigation: Significant change to landscape structure in form of topographical and hydrological change is likely Immediate views of site from A20 If allocated, mitigation through retention of woodland to eastern side of site and additional landscape barrier to southern boundary including adjacent to Old England Cottage needed. Topography From the crest of the site in the west, the land falls away quite markedly to the east and to the south.

Implications/mitigation: Significant cut and fill would be required to create a level development platform. This would result in a significant change to the current form of the landscape and potentially the setting of the listed building, notwithstanding the fact that material has previously been excavated from the site and new material imported and the land restored to its former profile and an agricultural use.

A matter to be resolved is where the excavated material would be relocated to. Ecology KCC Biodiversity team have provided the following comments Habitat Indicators of Protected Species Presence Using Natural England’s Standing Advice for guidance, the following features and habitats that indicate the potential for protected species presence on or near to the site have been identified: Woodland; Grassland (Rough/heathy grassland); Ditch;

Summary of identified potential for ecological impacts We consider the potential for impacts to the identified designated sites to be primarily focussed on the ditch connection between the site and the nearby Local Wildlife Site. This will need to be assessed in greater detail; both the direct impact and the surface water drainage strategy for any development that takes place on the site. Please note that our advice does not consider the potential for impacts to the AONB.

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We advise that the presence of and potential for impacts to protected species would need to be assessed at application stage for the site, and surveys may be needed for flora, breeding birds, reptiles and bats; a preliminary ecological assessment would provide detailed recommendations for specific surveys.

Implications/mitigation: Appropriate Phase 1 Habitat and if necessary, species specific surveys, would be a requirement for submission with any application. As appropriate, mitigation and enhancement measures should be required and secured through conditions at planning application stage. Trees (inc. TPO) No TPO Trees. Extensive tree planting and woodland around the site boundaries. The eastern side of the site bounding the stream is wooded. (approx 0.3ha) None of the woodland appears to be classified as Ancient Woodland

Implications/mitigation: At planning application stage, appropriate tree protection and long term management particularly of the woodland area on the eastern side of the site should be secured by condition and enhancement also secured through landscaping conditions. Agricultural land quality This site is 3.3 ha (excluding the woodland strip) of managed grassland. It is Grade 2 or 3: The land here appears to fall on the boundary of a broad Agricultural Land Classification division, where better quality free- draining loamy soils meet loams and clays with poorer drainage.

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is Grade II listed

MBC Conservation Officer concerned that the access road and the development itself, would adversely affect the setting of the listed building.

Implications/mitigation Careful consideration would need to be given to the design, siting and treatment of any access road and the development itself. However, given the likely proximity of the access to the listed building and the scale required to serve an employment site, it is unlikely that this objection could be satisfactorily addressed. Archaeology The majority of the site has potentially been excavated and back-filled twice in the past. The site is not in an identified area of archaeological potential

KCC Heritage Conservation have stated: On the basis of current information there are no known archaeological remains within the site itself. Old England Cottage is identifiable as an inn on the 1st Ed OS map and it is a Listed Building. It is of heritage interest and although it is not located within the site boundaries any proposed development needs to take its setting and historic character into consideration. There are several known archaeological sites in the area, especially prehistoric and Roman sites, and there could be some similar remains surviving on this site.

I note that this site may have been subject to considerable groundworks as part of the M20 construction and the bypass works. We have no information on these events but if they took place they might have had a major impact on the survival of archaeology. If the site was used for storage of topsoil etc, this might not have disturbed archaeology but extraction of sand would have had an impact.

In our standard grading system of sites, I would place this site in the 4/5 category - A crude 5 point scale has been used to rank the options with regard to archaeology. This is: 124

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Scale 1 Development of this site (or part of) should be avoided 2 Pre-determination assessment should be carried out to clarify whether development of any part of the site is possible. 3 Significant archaeology could be dealt with through suitable conditions on a planning approval. 4 Low level archaeology anticipated which could be dealt with through suitable conditions on a planning approval. 5 No known archaeological potential on the site or part of it.

Note that for each described site several ‘Scales’ may be noted reflecting the varying potential across the site. For consideration of the site as a whole the lowest numerical ‘Scale’, i.e. that with the highest archaeological sensitivity, should be used.

Implications/mitigation: Appropriate archaeological conditions should be imposed on this site at planning application stage PROW None Transport/site access Access is via the Ashford-bound road that is carried over the A20/M20 Link junction and also via a narrow one-way exit point off the main A20 carriageway onto this slip-road.

Implications/mitigation: If this site is allocated, the following should be considered: Planning application must be accompanied by a Travel Plan showing how improved access to the site by sustainable modes will be achieved Allocation policy to identify access point Allocation policy to confirm highway improvements that will be sought Air quality/noise Noise: M20/A20 and HS1 are existing noise generators. However the proposed uses for this site are not ones which themselves are sensitive to noise disturbance. Consideration is needed on the noise impact of development on the site on adjacent users

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in particular Old England Cottage.

Air quality: Assuming no heavy industry, main air quality impact is expected to be from traffic generation. However, as areas of the northern edge are very close to the motorway an air quality assessment will be required to ensure that the site occupiers aren’t being exposed to concentrations of air pollutants (NO2 and particulates) greater than the relevant Air Quality Objectives.

Emissions reduction principles and approaches should be included perhaps by condition, eg Travel Plans, transport emission assessments, building emission predictions.

Implications/mitigation: Traffic noise and air quality conditions should be imposed on this site at planning application stage. Land contamination The raised ground may be unstable and be emitting gas and therefore it is recommended that building control are consulted with regards to stability and that gas monitoring is undertaken. It is not considered however, that this is likely to be an insurmountable issue if it requires remediation.

Implications/mitigation: land contamination/ landfill gas conditions should be imposed on this site at planning application stage. Flood zone/drainage The area immediately adjacent to the stream on the eastern boundary (within the existing woodland) and to the east of Old England Cottage is within Flood Zones 2 and 3.

Implications/mitigation: The development area is likely to exclude the woodland, and thus remain outside the Flood Zone. It would be necessary at planning application stage to secure the design of a drainage regime that would not exacerbate flood risk off-site. Residential amenity Potential adverse impact on the occupiers of Old England Cottage. There is little separation between the potential access and the dwelling and no boundary enclosure currently. The property’s amenity area 126

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backs onto the site. The dwelling is presumably already affected by noise of the A20.

Implications/mitigation: The access road would need to be adequately screened from the dwelling and acoustic protection provided to the access road boundary as well as potentially other boundaries. Built development would need to be sensitively sited in the parts of the site close to the northern boundary of the curtilage of the dwelling. These measures could further adversely affect the setting of the listed building and would require appropriate consideration at planning application stage. (See also Heritage comments) Utilities In view of the proximity of other development, it is anticipated that the site can be served by the main utilities (electricity and mains water).

Implications/Mitigation: Nil at this stage Access to services Site is approximately 2.1 miles from Bearsted station and 1.1 miles from Hollingbourne station. Bus route 510 passes the site, providing an hourly service to Maidstone, Bearsted, Lenham and Ashford on weekdays.

Closest urban centre is Maidstone itself with local services in Bearsted and Hollingbourne/Eyhorne Street.

Implications/Mitigation: Planning application must be accompanied by a Travel Plan showing how improved access to the site by sustainable modes will be achieved Specific public transport, walking and cycling improvements to be considered as part of S106 contributions Other Assessment conclusion The site has a number of factors that point against its allocation as a strategic employment site. Primarily:- Its size, which would be reduced further once works to create a development platform are undertaken. Highway access issues, Residential amenity issues (Old England Cottage)

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Heritage asset impact issues.

3. AVAILABILITY ISSUES Multiple ownership Site appears to be in a single control.

The promoter has advised that the land has been in his family’s ownership for many years and that 3 acres were subject to a CPO in the late 1950s to enable the original Maidstone bypass to be constructed.

He has confirmed that the land between the A20 and the field gate access is owned freehold by members of his family. Ransom strip The promoter has confirmed that the land between the A20 and the field gate is under his family’s ownership. Existing use agreements Land currently grazed. The promoter has confirmed it is let on a one-year grazing tenancy to a local farmer. Owner agreement Promoter owns the site Developer agreement Promoter states there has been no developer interest DISCOUNT Y/N NO

4a. ACHIEVABILITY ISSUES Market Land values vs. Site in agricultural use. Land not suitable for alternative uses residential. Cost (including infrastructure/planning obligations) Site preparation Significant site excavation required. Availability of funding S106 plus KCC/HA contributions to highway works, subject to the detail of the IDP. Infrastructure/planning obligations (on/off site) Affordable housing % + n/a number CSH/BREEAM level Requirements set out in Core Strategy Policy CS6 Public realm Southern Water SW has not identified the need for any contributions. South East Water Transport (on/off site) Development will be accessed from A20 Ashford Road and will make contributions towards the following highway improvements: a) Improving M20 Junction 8 and the west-bound on- 128

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slip and merging b) Enlarging the A20 Ashford Rd / M20 Link road Roundabout c) Signalising the A20 Ashford Rd / Penfold Hill junction d) Signalising the A20 Ashford Rd / Eyhorne Street / Great Danes Hotel Access e) Improvements to the Willington Street / A20 Ashford Rd junction

Improvements to access by sustainable modes (public transport, cycling and walking) delivered through the implementation of an agreed Travel Plan. Primary education n/a Secondary education n/a Library n/a Community facility n/a Youth n/a Indoor sport n/a Kent Adult Social n/a Services Green and blue Key green and blue infrastructure requirements for infrastructure the site would be set out in a development brief for the site. Other strategic infrastructure VIABILITY FEEDBACK

4b. DELIVERY Developers’ phasing The owner has indicated that development could be delivered 2012-16 Build out rates Number of developers No developer partner identified. Size and capacity of n/a developer/s Phasing 2012 – 2016 2016 – 2021 2021 – 2026 Beyond plan period

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TOTAL YIELD

CROSS SITE COMPARISON 5. POST ASSESSMENT REVIEW At 3.3ha (excluding the woodland adj. the stream), the site is too small to meet the identified requirements. Further developable area is likely to be lost to retain an adequate landscaped buffer around the edges of the site (for ecology and to protect residential amenities of Old England Cottage) and also to accommodate the necessary changes to the site’s form to enable a development platform to be created.

Highway access to the site will require extensive improvements to the A20 to provide a suitable and safe means of access directly from the A20/M20.

The use of the access, the construction of the access road, and the likely extensive works to create the development platform are all likely to adversely affect the setting of the adjacent listed building. The Conservation Officer has raised concerns on these grounds.

Use of the site access road is likely to affect the residential amenity of the occupiers of Old England Cottage.

The site is not suitable for allocation. 6. CONCLUSIONS – SITE COMPARISON Three sites came forward at J8 in response to the Request for Sites.

The site to the east of M20 J8 is too small to make a significant contribution to the identified requirements. Further developable area would be likely to be lost to retain an adequate landscaped buffer around the edges of the site (for ecology and to protect residential amenities of Old England Cottage) and also to accommodate the necessary changes to the site’s form to enable a development platform to be created.

Highway access to the site will require extensive improvements to the A20 to provide a suitable and safe means of access directly from the A20/M20.

Use of the site access road is likely to affect the residential amenity of the occupiers of Old England Cottage. 130

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It is recommended that this site is not suitable for allocation.

The other two sites are land at Woodcut Farm and land to the south of M20 J8. Both sites are in countryside locations, removed from the main built up area of Maidstone and comprise open agricultural fields. Development of either site would clearly substantially alter their existing character. The existing urban influence in the vicinity of the Woodcut Farm site is slightly greater, provided by the residential and small commercial development along A20 and the road interchange itself. The vicinity of the site to south of A20 is more rural in character. The site appears as a component of the rolling countryside to the south in particular in views from the south and from the PROW which crosses it.

The site to the south of A20 has defined boundaries created by the watercourses to the south and east and by the roadside banks to the north west and north east. These features would contain development and help to mitigate against pressure for expansion of the site in the future. The Woodcut Farm site has strong boundaries in the form of A20 and M20. If the site were developed, it is likely there would be pressure in the future to bring forward the triangle of land between Musket Lane and the A20. The western boundary of the site is defined by Crismill Lane and the tree belt along it but the pressure could come to expand in this direction in the longer term. If the site were to be developed it would be important to strengthen this boundary with substantial structural landscaping to provide a buffer to the wider countryside to the west to help to mitigate this risk.

The Woodcut Farm site forms part of the setting of the Kent Downs AONB and represents a continuation of the landform of the Downs. It is also visible, at a distance, from points in the AONB. Views from the AONB of the site to the south of A20 are limited. In views from the south it is seen as part of the foreground to the AONB.

It is considered that the size and characteristics of the Woodcut Farm site do offer an opportunity for the landscape impacts of development to be partially mitigated. This could be achieved by ensuring the existing topography of the site is respected through minimal site levelling, through significant additional structural landscaping and through careful design in terms of the buildings’ scale, siting, orientation and materials. To develop the site to the south of A20 requires extensive excavation which would be a substantial and unavoidable alteration to the prevailing form of the landscape. There is significantly less opportunity on this site to soften the impacts of development through enhanced landscaping.

Archaeology is a factor on both sites and the actual potential requires 131

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For the Woodcut Farm site, the impacts on protected species and sites are judged, at this stage, likely to be minimal, recognising that further surveys will be required as part of a planning application. For land to south A20, measures are required to mitigate impacts on the LWS. There are concerns about the further landscape change resulting from these measures and impact of these measures on the hydrology of the site.

The view of County Highways is that access to the Woodcut Farm site would be taken from the A20 Ashford Road with some improvements to the A20 roundabout, which is expected to be required to increase its capacity. Development on the site to the south of the A20 would necessitate more substantive changes to the roundabout, including the creation of a fourth “arm” to access the site, which it is judged would be more complex and costly. Development of either site would contribute to highway improvements elsewhere on the network, subject to more detailed transport assessment in conjunction with a planning application.

The promoters of the site to the south of the A20 contend that the site could deliver, within its boundaries, the initial part of a South East Maidstone Strategic Link. The link road does not form part of the emerging development or transport strategies for the borough, so this proposal for the site has been given no weight in the assessment.

In conclusion, land to the south of the A20 would require substantial landscape change to accommodate development, and has potential to impact on the adjacent Local Wildlife Site. Given the size of the Woodcut Farm site and its capacity to provide for extensive structural and internal landscaping, as well as its capability to accommodate development within a parkland setting, it is recommended that this site be allocated for employment development.

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1. SITE INFORMATION Number EMP-02-J8 Strategic location J8 Site name/address Land to south of A20/M20 junction (Gallagher’s site) Landowner Gallagher Properties Ltd has a 25 year option from the Rochester Bridge Trust Agent DHA Proposed use Employment Greenfield/PDL Greenfield Site area (ha) Developers estimate total site area to be 16.2ha. The developable area is estimated to be 13.2ha (within area created by banking) and, excluding highways, 11.6ha. The developers have submitted an indicative layout plan which shows the provision of 52,000sqm of warehousing, industry and ancillary offices. Site origin Promoted by developer

DISCOUNTING (HOUSING SITES) Adjacent to Maidstone - urban area Adjacent to built up - area Could be adjacent if - other sites allocated as well DISCOUNT Y/N -

2. SITE ASSESSMENT Site description The site is situated to the south of A20 at the point the A20 connects to J8 of the M20. It is bordered to the north by a tree and shrub-covered bank, which slopes steeply down to the A20, and by a wooden fence and to the west by Old Mill Road, a single track rural lane which connects to Leeds village. The boundary between Old Mill Lane and the site is defined by a tree and shrub covered bank which becomes gradually less pronounced beyond what appears to be a disused gated field access. Approaching the Old Mill Farm complex, as the lane turns south, the western most extent of the site can be seen. 133

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To the south the site excludes the collection of farm buildings at Old Mill Farm and the adjacent residential properties called Old Mill House and Old Mill Oast. To the south the site boundary follows the tree lined edge of the River Len which has been dammed to create a mill pond in this location. The extent of the tree belt extends to the east of the site beyond which a further pond lies. Further to the east is the Mercure Hotel. The site excludes an area of land to the north west which is a depot for Biffa Bins. The boundary between the proposal site and the Biffa Bins site is marked by a belt of trees (perpendicular the A20) which can be seen at the crest of the rising ground in views from the A20 heading west. The boundary to the south of the Biffa site (parallel to the A20) comprises a fence. There is a gated agricultural access to the site off the A20 to the east of the A20 roundabout. Current use The site is in agricultural use. The eastern slopes of the site had most recently been used for the growing of soft fruit although this area has been ploughed more recently and subsequently replanted Adjacent uses To the north is A20 and its intersection with M20. The north west corner of the site abuts the Biffa Bins site which is accessed from Old Mill Lane. To the north west/west of Old Mill Lane is agricultural land. The farm complex of Old Mill Farm is to the south west of the site alongside the 2 residential properties of Old Mill House and Old Mill Oast. Beyond the woodland and mill pond to the south are agricultural fields and to the east, beyond a tree belt, is the Mercure Hotel. North of the site on the northern side of A20 is Old England Cottage (listed). Planning and other The tree covered bank between the site and A20 to designations the north is identified as a roadside verge of nature conservation interest, which MBWLP Policy ENV42 also aims to protect from harmful development, as is a short section of Old Mill Road, south of the Old Mill farm complex. Planning history None. Landscape/LCA (inc. Maidstone Landscape Character Assessment (March long distance views) 2012): The site falls within the ‘Leeds Castle Parklands’ character area in the 2012 LCA. Characteristics of 134

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this area include Scattered tree cover in the form of small blocks of mixed woodland, mitigation planting along transport corridors and ribbons of vegetation along the River Len River Len valley comprising a narrow floodplain with dense tree cover. A Local wildlife site Irregular, small field pattern Audibility of M20/HS1/A20 reduces sense of remoteness Notable amount of commercial development along A20

Sensitivity (high) Overall distinctive and strong sense of place

Condition (poor) Sensitivity (moderate). Sensitive location as the landscape provides the setting to the Kent Downs to the north.

Actions include ‘restore and improve the rural setting 135

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to the KD AONB north of M20 by avoiding expansion of development’

MBC landscape team: Views: site is viewed as foreground to AONB in views from PROWs to south (to west of Leeds village) & Old Mill road to the south west. Hotel is the sole urbanising feature in the locality with some lighting visible at A20/M20 roundabout. Otherwise area has overall rural character. Little visibility from main AONB PROWs – Snarkhurst Wood in particular tends to obstruct views. Development would bring substantial change to topography and hydrology of the site. Immediate views from A20 (looking west) and south.

Implications/mitigation: Significant change to landscape structure in form of topographical and hydrological change Immediate views of site from Old Mill Lane, PROW which crosses site, PROW to west of Leeds, and A20 If allocated, mitigation through additional landscape barrier to LWS to south/east (landscape buffer of at least 15m to LWS needed) Topography From the crest of the site which is to the immediate south of the Biffa Bins site, the land falls away quite markedly to the east and to the south. The highest point has a contour height of approximately 65m whilst the lower parts adjacent to the mill ponds to the south are at a height of some 45m, an overall fall across the site of some 20m. The incline of the slope is more pronounced towards the upper reaches of the site. Between the site and the A20 to the north, the land banks down steeply to the road. This bank is planted with maturing trees and bushes. Similarly the land banks down to Old Mill Lane to the west. Close to the Biffa Bins site this bank is substantial and is planted with mature trees. Further along Old Mill Lane the bank becomes less pronounced and the boundary is defined with a hedgerow.

Implications/mitigation: Significant cut and fill required to create a level development platform.

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Developers estimate that the ground level of the site at its western end would be reduced by some 12m. This would result in a significant change to the prevailing form of the landscape. Developer has confirmed that material will be removed and used for fill on development sites elsewhere. Ecology Identified River Len Millpond and Carr Local Wildlife Site (LWS) immediately to the east and south of the site and roadside verge of nature conservation importance to the north.

KCC Biodiversity Officer (22/6/12): Designated Sites This site is immediately adjacent to a Local Wildlife Site along its eastern and southern boundaries. The BAP habitat ‘reedbed’ is present close to the southern boundary. Areas of ancient woodland are present to the west and south-west of the site. [Please note that our advice does not consider the potential for impacts to the AONB.] Site Description The site is an arable field with hedgerows to the north and west. There appear to be some uncultivated areas of the field, with rougher grassland in these locations. The eastern and southern boundaries of the site are bordered by wooded areas with ponds and streams. Habitat Indicators of Protected Species Presence Using Natural England’s Standing Advice for guidance, the following features and habitats that indicate the potential for protected species presence on or near to the site have been identified:

Woodland;

Hedgerows;

Rough grassland;

River/stream;

Ponds/ditch.

Summary of identified potential for ecological impacts We have concern that development on this site has the potential to result in impacts to the Local Wildlife Site, for example through run-off, light spill or other disturbance from the site. To some extent the level of impact would depend on the type of development for which the site is allocated. The potential for impacts 137

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would need to be assessed in detail; however we would expect a minimum of 30m buffer between the designated site and the development. We advise that there would be a need to undertake several ecological surveys at this site, including (but not limited to) botanical, bat and reptile surveys; a preliminary ecological assessment would provide detailed recommendations for specific surveys.

Kent Wildlife Trust: This site is adjacent to the River Len Millponds and Carr Leeds LWS on its southern and eastern boundaries. The site is designated for its wet woodland and wetland habitats including a mill pond, the River Len and wet meadow habitat. A wide range of wetland birds have been recorded on site. As with the other wetland sites it will be important to ensure that any development does not alter the hydrology within the site and that all wetland habitats are buffered and extended as specified earlier in the response. We are also concerned that there should be no contamination of the site. We understand that this land is to be developed for employment which should limit the recreational pressure on the adjacent LWS. If any housing is to be provided in this location then consideration should be given to incorporating the following measures into policy to ensure adequate protection for the Local Wildlife Site: Management of the natural habitats and in particular the Local Wildlife Site to increase the overall biodiversity of the site and help to negate the increased pressure. Wardening to control visitors and provide education No direct access from the development onto designated sites with encouragement to use to established access points. Connections through the development to connect the natural habitat network as part of the development design. Wet buffers to deter cat predation. This will depend on the hydrology Signage to provide information on the ecological value of the site and advice on ways to cause least impact. Dog bins

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Maidstone Local Biodiversity Action Plan: There are no priority habitats found within the red boundary and there are no MLBAP projects currently scheduled in this area on MBC land. MBC is currently working closely with the estate staff of Leeds Castle and the Environment Agency on river restoration work along the length of the River Len which runs through the area (relates to HAP Rivers). This work will last for several years and will encompass nutrient stripping from the water runoff from surrounding land, re-naturalisation of the water courses, removal of artificial barriers to migratory fish and possible creation of wetland habitats in the grounds of Leeds Castle. It may lead ultimately to the extension and expansion of the River Len LNR. Outside of the river habitat, connectivity with hedgerows (which are a UK BAP habitat but for which we have no specific LBAP plan) in this area is important but we have no specific projects (see below).

National and Local Priority Habitats The Maidstone Local Biodiversity Action Plan (LBAP) habitats and Kent Biodiversity Action Plan (BAP) are subsets of the UK Biodiversity Action Plan (BAP) habitats. All have equal status and we/MBC need to be mindful of these when assessing the biodiversity opportunities and risks for sites. The Kent Biodiversity Action Plan (BAP) identifies those UK priority habitats that occur in Kent. The Kent BAP has been mapped out spatially as Biological Opportunity Areas (BOAs). These BOA maps indicate where the delivery of Kent BAP targets should be focused in order to secure the maximum biodiversity benefits. The BOA maps also show where the greatest gains can be made from habitat enhancement, restoration and recreation, as these areas offer the best opportunities for establishing large habitat areas and/or networks or wildlife habitats. BOAs represent a useful planning tool to local planning authorities in the development and delivery of positive nature conservation policy.

Biodiversity Opportunity Area: Site lies outside of but 139

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surrounded by the Mid Kent Greensand and Gault BOA, the main habitat objectives for which are: Restore or recreate wetland habitats along the Len particularly where this may: - Provide opportunities for risk management and recreation - Contribute to the conservation of priority species; or - Extend and buffer LWS. Extend and reconnect fragmented woodlands where this would not conflict with grassland conservation and enhancement. Infrastructure and other development should avoid further fragmentation, particularly of wetland habitats and woodlands. Other relevant UK BAP Habitats: The following habitat types have been identified in the UK and Kent BAP as being of priority in terms of positive management and are found in the vicinity: Rivers; Wet woodland; Hedgerows; and Arable field margins Part of the River Len Millpond and Carr LWS is recorded as being comprised of ancient woodland, although this does not fall within the red line itself.

Implications/mitigation: risk of impacts on adjacent LWS due to adjacent development and expected changes to site hydrology (developer proposes that land drains will be installed at the edges of the site at the bottom of the landscape batters with surface water drained back into the ground via interceptors/sediment tanks to prevent contamination. It is stated this will prevent off site run off). developer proposes substantial bunds between site and LWS which KCC BO indicates ‘The use of such a high bund would go some way to buffering the potential impacts so potentially a reduced width [less than 30m suggested by KCC] could be acceptable’. Bunds would represent a ‘regimented’ solution which is a further change to the landscape, against the grain of the prevailing landscape character.

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If this site was to be allocated for development, the following measures should be considered for inclusion in the allocation policy: Development is subject to the results of Ecological surveys to identify species and habitats mitigation measures to be identified and implemented, in particular addressing impacts on the LWS, and measures to enhance the ecological value of the site Trees (inc. TPO) No TPO trees. The southern and eastern boundaries of the site are demarked by substantial tree belts. There are a number of mature trees along the boundary between the properties Old Mill House and Old Mill Oast and the site.

MBC Landscape Team: Trees worthy of protection around edges. Unlikely to be important hedgerows. No ancient woodland.

Implications/Mitigation: If site were to be allocated, existing landscape boundaries would need to be protected and enhanced. Agricultural quality Rural estates surveyor: Grade 2.

Implications/mitigation: The National Planning Policy Framework requires the economic value and other benefits of the best agricultural land to be taken into account. LPAs are directed to seek to use land of poorer quality in preference to that of a higher quality (paragraph 112). Development of this site would result in the loss of up to 17ha of higher quality agricultural land. Heritage (LB/CA/SAM) Listed buildings: Old England Cottage (Grade 2) is situated to the north of the A20, opposite the easternmost corner of the site.

Conservation Areas: none within or in the immediate vicinity of the site. More widely Eyhorne Street and Leeds Lower Street Conservation Areas and Leeds Castle grounds as a Park of Special Historic Interest.

MBC Heritage comments: This site generally lies above the level of surrounding land. There would be no direct impact on the setting of listed buildings if this site were to be developed; neither do I think 141

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there would be any significant impact on the setting of the Eyhorne Street Conservation Area. However, given the site’s elevated nature, it is possible that some impact might result on the setting of the historic parkland of Leeds Castle, particularly as it rises beyond the castle to the east, from where development might be visible over the top of the castle. This would have to be ascertained by a more detailed landscape study. There might potentially also be a visual impact from the Leeds Lower Street Conservation Area, particularly in the vicinity of the Parish Church from which there are open views to the west. In landscape terms, development of this site would be very visible from the southern end of Old Mill Road from which it would be clearly seen against the background of the North Downs AONB. The southern edge of the site falls away sharply to the Len, so does not lend itself to development. There is a fine converted oast at Old Mill Farm which I consider to be a non-designated heritage asset whose setting deserves to be protected.

Implications/mitigation: extent of site levelling will be a factor in determining any visual impact from Leeds Castle grounds if site were to be allocated, the relationship of development to nearby properties would be a consideration Archaeology Area of Archaeological Potential in the central part of the site – Roman coin hoard. [also AAP to the south of the properties of Old Mill Farm – Roman pottery, broach and undated milestone]

MBC Heritage comments: This site generally lies above the level of surrounding land. In the northern part in particular there are likely to be remains of the Hollingbourne Sand Mines which are included on the Kent HER – these are potentially of importance from the point of view of industrial archaeology and may also have implications for ground stability. Elsewhere on the site the HER records a findspot for a Romano- British coin hoard, suggesting that there is potential for Roman archaeology in the vicinity – this is given greater credence by the findspot of a Roman brooch 142

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and pottery in the bottom of the Len Valley, just to the south of the site. The southern edge of the site is defined by the River Len, which here has been dammed to form a millpond for the now demolished watermill in Old Mill Road. The old mill pond and watermill site are archaeologically important and the pond forms an attractive landscape feature – again, the protection of their setting is important.

KCC archaeology: The site contains three recorded HER sites representing post medieval quarry activity, the discovery of a Roman coin hoard in 1959 and of a single coin. There is a historic mill complex to the south forming part of the complex of Mill Farm. There are suggestions that this site may have Roman origins as Roman finds were located here. The mill is of post medieval or earlier date and is a site of heritage interest. There are indications of post medieval quarrying immediately beyond the north west corner and this might account for the local view of “caves” being here. Some of the quarrying may extend into this site. The site also has a band of 4th Terrace River Gravels running across the site north east to south west. These have potential for rare and important palaeolithic remains. Pre-determination evaluation would be necessary to determine where development is possible

Implications/mitigation: confirmation of the significance of the actual archaeological interest on the site needs to be confirmed. Timing of this assessment to be confirmed. PROW The site is crossed by a public footpath (KH181). The footpath enters the site to the south at a point to the west of Old Mill House (off Old Mill Lane). From here it runs N-S then bears SW – NE at the crest of the site to cross the northern boundary approximately half way along its length. The path then descends down the tree-covered bank to A20.

Policy ENV26 of the MBWLP states that planning permission will not be granted for any proposal

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affecting a PROW unless the maintained or diverted route is no less attractive, safe and convenient.

Senior Public Rights of Way Officer, KCC: (email 28/5/12) The preferred option would be for the footpath to be incorporated within the proposed development, however if this is not possible there are provisions within the Town & Country Planning Act to divert or extinguish a Public Footpath in order to enable development to take place. I do not think however from looking at the network that an extinguishment of the route would be successful.

In terms of diverting the path, it would be necessary for us to carry out a 28 day pre Order consultation after which time we can assess the responses and make a decision as to whether or not we can proceed to make an Order. Unfortunately, it is not within the County Council's gift to guarantee the success of an application and the granting of planning permission does not automatically mean that the footpath will be diverted. Planning permission must be in place before we are able to make an Order and no development must start on site until the Order has been confirmed.

Implications/mitigation: development of the site will require the diversion of the footpath. This could delay development while the requisite order and (likely) inquiry takes place. This would occur post planning permission. Mitigation would be achieved through footpath diversion process. Transport/site access KCC Highways (initial comments based on 59,000sqm B1/B2/B8): The site is considered suitable for the employment uses proposed. It enjoys direct access to the A20 and the M20 Junction 8 which have a relatively good crash record, and generally lightly trafficked. Although few residential areas are within walking or cycling distance, bus route 510 passes the site, providing an hourly service to Maidstone, Bearsted, Lenham and Ashford on weekdays.

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Implications/mitigation: if the site were allocated for development: Planning application must be accompanied by a Travel Plan showing how improved access to the site by sustainable modes will be achieved Allocation policy to identify access point Allocation policy to confirm highway improvements that will be sought Air quality/noise MBC Environmental Heath comments:

Traffic noise is a problem on this site due to the proximity of the M20 Motorway (although not as great as for the Woodcut Farm site). An issue would be the impact on the local road system from the considerable number of units that might be constructed on a site of this size. This in turn would have an adverse effect on already locally poor air quality. Recommendations Traffic noise and air quality conditions should be imposed on this site at planning application stage. Land contamination MBC Environmental Heath:

There are 3 former quarry sites in the vicinity of this site. Whilst probably infilled with nothing untoward, nevertheless a contamination assessment of the site should still be undertaken. Recommendations land contamination/landfill gas conditions should be imposed on this site at planning application stage. Flood zone Small parts of the site along the southern and eastern boundaries fall within Flood Zone 3.

Implications/Mitigation: Development must be planned in a way to avoid areas of flood risk and to avoid increasing flood risk elsewhere. Residential amenity 3 residential properties in the Old Mill complex to the south of the site and Mecure Hotel to the east.

Implications/Mitigation: Development to be planned to protect the residential amenity of nearby properties, and that of the hotel to the east of the site.

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Utilities Developer has confirmed that the site can be served by foul drainage, surface water drainage, water supply, telecoms and electricity.

Implications/Mitigation: nil Access to services Site is approximately 2.1 miles from Bearsted station and 1.1 miles from Hollingbourne station. Bus route 510 passes the site, providing an hourly service to Maidstone, Bearsted, Lenham and Ashford on weekdays.

Closest urban centre is Maidstone itself with local services in Bearsted.

3. AVAILABILITY ISSUES Multiple ownership Site is in a single control. Ransom strip Developer states that there is no legal impediment to creating an new access road into the site from A20 frontage, subject to the agreement of the highway authority. Existing use agreements None known Owner agreement Developer has an option agreement. Developer agreement Developer has an option agreement. DISCOUNT Y/N NO

4a. ACHIEVABILITY ISSUES Market Land values vs. Current use is agricultural. The site is not suitable for alternative uses residential. Cost (including infrastructure/planning obligations) Site preparation Significant site excavation required. The developer states that the commercial value of the extracted material (sand) would mitigate the costs of excavation. 146

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Availability of funding S106 plus KCC/HA contributions to highway works, subject to the detail of the IDP. Infrastructure/planning obligations (on/off site) Affordable housing % + n/a number CSH/BREEAM level Requirements set out in Core Strategy Policy CS6 Public realm Southern Water SW has not identified the need for any contributions. South East Water Transport (on/off site) Development will be accessed from A20 Ashford Road and will make contributions towards the following highway improvements: f) Improving M20 Junction 8 and the west-bound on- slip and merging g) Enlarging the A20 Ashford Rd / M20 Link road Roundabout and addition of 4th arm to access site h) Signalising the A20 Ashford Rd / Penfold Hill junction i) Signalising the A20 Ashford Rd / Eyhorne Street / Great Danes Hotel Access j) Improvements to the Willington Street / A20 Ashford Rd junction

Improvements to access by sustainable modes (public transport, cycling and walking) delivered through the implementation of an agreed Travel Plan.

The view of KCC Highways is that development on the site to the south of A20 would necessitate more substantive changes to the roundabout, including the creation of a fourth ‘arm’ to access the site, which would be more complex and costly. Primary education n/a Secondary education n/a Library n/a Community facility n/a Youth n/a Indoor sport n/a Kent Adult Social n/a Services Green and blue Key green and blue infrastructure requirements for infrastructure the site would be set out in a development brief for the site. 147

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Other strategic - infrastructure VIABILITY FEEDBACK

4b. DELIVERY Developers’ phasing Developer proposes that upto 60,000sqm of employment floorspace can be delivered in the 2012- 16.

[note that the requirement for a footpath diversion order post planning consent would defer implementation] Build out rates - Number of developers Site is being promoted by a single developer. Size and capacity of The developer has delivered, and has an interest in, developer/s other employment developments in the borough at J7 and J6 of M20. Phasing 2012 – 2016 2016 – 2021 2021 – 2026 Beyond plan period TOTAL YIELD

CROSS SITE COMPARISON 5. POST ASSESSMENT REVIEW This site could provide 11.6ha of employment land based on the developer’s estimates. An indicative sites layout submitted with the Request for Sites shows units providing a total of 561,000sqft (approx 52,100sqm) of employment floorspace.

Development of the site would be contained in clearly defined boundaries formed by Old Mill Lane and Ashford Rd to the west and north respectively and the watercourses of the LWS to the south and east.

The site slopes from north west to south east with an overall fall across the site of some 20m. There would need to be the significant excavation of much of the site to create a level development platform. The development would be sited in a ‘bowl’ created in the landscape with the current heights of the north western and south eastern boundaries maintained but then with the land cut away to 148

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms form a substantial embankment and levelled development platform. The developers indicate that this cut and fill exercise will reduce ground levels in the western part of the site by approximately 12m.

The developers’ intention is that the excavated material which they expect to be predominantly sand, would be removed from site and used in development projects elsewhere.

Development in the manner proposed would bring about substantial landscape change as a result of the significant amount of excavation required. The altered landscape form would be particularly visible in close range views from the A20 westbound where the rising ground of the site is currently seen clearly in short range views. A PROW crosses the site and would need to be diverted. Users of this path would experience significant change in the visual aspect from this route as a result. The crest of the site and its upper slopes are also seen in views from the south, from footpaths to the west of Leeds village, so the change in landform would be visible from this direction and, depending on building heights, the upper parts of the units. From this direction, the site is seen as part of the rolling agricultural land in the foreground to the North Downs AONB. Views of the site from the AONB itself are limited.

The proposed access point off the existing A20 roundabout would cut through the bank along the site’s northern boundary which is identified as being of nature conservation importance in the MBWLP.

The site is adjacent to a LWS and KCC Biodiversity Officer indicates that there is some risk of impacts on this wildlife site from run-off, light spill and other disturbance. Further ecological surveys would be required.

The developers propose mitigation measures in the form of bunding along the southern and eastern boundaries and the installation of land drains with surface water drained back into the ground via interceptors/sediment tanks to prevent off site run-off and mitigate risk of contamination of the wildlife site. These measures would necessarily change the existing hydrology of the site from the current pattern of natural run off from the field into the watercourses. There is some concern in landscape terms about the suitability of the proposed protective bunding to the LWS in terms introducing an additional new feature to the existing landscape pattern.

The site is in agricultural use and its development would result in the loss of higher quality (grade 2) agricultural land.

The principal urbanising features in the immediate locality are the Mecure Hotel to the east of the site, the A20/M20 road interchange itself and the Biffa Bins 149

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms site. The site itself has a rural character and it relates to, and forms part of, the pattern of rolling agricultural fields, valleys and streams to the south which is interspersed with scattered dwellings and farms. The site’s rural character would be lost through the development.

There are records of archaeological finds on the site and the actual archaeological potential of the site would need to confirmed through additional survey. 6. CONCLUSIONS – site comparison Three sites came forward at J8 in response to the Request for Sites.

Highway access to the site will require extensive improvements to the A20 to provide a suitable and safe means of access directly from the A20/M20.

Use of the site access road is likely to affect the residential amenity of the occupiers of Old England Cottage.

It is recommended that this site is not suitable for allocation.

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms pressure for expansion of the site in the future. The Woodcut Farm site has strong boundaries in the form of A20 and M20. If the site were developed, it is likely there would be pressure in the future to bring forward the triangle of land between Musket Lane and the A20. The western boundary of the site is defined by Crismill Lane and the tree belt along it but the pressure could come to expand in this direction in the longer term. If the site were to be developed it would be important to strengthen this boundary with substantial structural landscaping to provide a buffer to the wider countryside to the west to help to mitigate this risk.

Archaeology is a factor on both sites and the actual potential requires confirmation including through additional survey if necessary. In addition development on the Woodcut Farm site would need to account of the setting of the listed farmhouse.

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms creation of a fourth “arm” to access the site, which it is judged would be more complex and costly. Development of either site would contribute to highway improvements elsewhere on the network, subject to more detailed transport assessment in conjunction with a planning application.

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1. SITE INFORMATION Number EMP-03-J8 Strategic location J8 Site name/address Land to west of A20/M20 junction (land at Woodcut Farm) Landowner Messrs Leggat Agent Hobbs Parker Proposed use Employment. Developer’s submission proposes B8 – 25,000sqm B1 (light industrial)/B2 – 20,000sqm B1 (offices) – 3,750sqm Greenfield/PDL Greenfield Site area (ha) Developers indicate a total site area of approximately 28ha of which 18ha would be developed and 10ha retained in agricultural use as a buffer to Bearsted to the west. MBC measurements of the site: total site area of 25.3ha of which 7ha would be retained in agricultural use. Site origin Promoted by landowners

DISCOUNTING (HOUSING SITES) Adjacent to Maidstone - urban area Adjacent to built up - area Could be adjacent if - other sites allocated as well DISCOUNT Y/N -

2. SITE ASSESSMENT Site description The site is situated to the west of the A20/M20 junction (junction 8). It comprises the wedge of land lying between the M20 to the NE and A20 to the SW. The site is agricultural land, divided into fields by hedgerows which predominately run in a N/S direction. The site is also bisected N/S by a watercourse which eventually runs into the River Len to the south of A20. The land is undulating, the ground rising up from either side of the watercourse. 153

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To the south the site abuts a number of dispersed properties which front onto A20 (Ashford Rd). To the SE the site is bounded by Musket Lane. The boundary to the M20 is denoted by the embankment up to M20. To the NW lies Chrismill Lane and a substantial tree belt which fronts onto this Lane. The site boundary then follows the hedge belt which adjoins Chrismill Lane approximately half way down its length and links to the complex of buildings at Woodcut Farm and turns south to A20, running along the eastern boundary of the fields which front onto the Woodcut farm access (PROW KH641) Current use The majority of the site is in agricultural use. The site also includes some of the buildings of Woodcut Farm. Adjacent uses The site is bounded to the NE by M20 and beyond this the Maidstone motorway services site and open agricultural land and wooded areas. To the NW, north of A20, is further agricultural land, interspersed with woodland copses. Between the western extremity of the site and A20 to the south lie a number of scattered detached residential properties set in substantial grounds and part of Woodcut Farm complex itself. Further to the east, the site surrounds on 3 sides ‘Chestnuts’ where there is a car wash, and the group of properties at White Heath, including the mortuary building of the Hollingbourne Union Workhouse, which themselves face A20. On the south side of A20, facing the site is the Pine Lodge Touring caravan park and, to the east of this an area of open agricultural fields. To the east of the site is the A20/M20 interchange itself. Planning and other The site is within the North Downs Special Landscape designations Area defined on the MBWLP Proposals Map. Policy ENV34 aims to protect the qualities and character of the area and gives priority to the landscape over other planning considerations. Policy ENV34 will be superseded by the Core Strategy policies when it is adopted. Planning history 91/0908 – outline application for the erection of (selected) buildings for a multiscreen cinema, tennis centre, function suite/disco, ten pin bowling, restaurant etc for Maidstone FC. Refused 12th November 1991. 07/2092 – outline application for rail road freight interchange. Refused 2nd February 2009. Appeal 154

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dismissed 5th August 2010. Landscape/LCA (inc. Maidstone Landscape Character Assessment (March long distance views) 2012): The site falls within the ‘Leeds Castle Parklands’ character area in the 2012 LCA. Characteristics of this area include Scattered tree cover in the form of small blocks of mixed woodland, mitigation planting along transport corridors and ribbons of vegetation along the River Len River Len valley comprising a narrow floodplain with dense tree cover. A Local wildlife site Irregular, small field pattern Audibility of M20/HS1/A20 reduces sense of remoteness Notable amount of commercial development along A20

Sensitivity (high) Overall distinctive and strong sense of place

It also falls within the White Heath Farmlands sub- area. Key characteristics: Major infrastructure Vegetation belts along the head of the Len Valley Urban influences including car dealership Modern development

Condition: poor Sensitivity: moderate. The landscape provides the

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setting of the AONB to the north. Actions include ‘improve the rural setting of the AONB through avoiding further urban edge influences’

MBC Landscape Team: Close foreground views to AONB from northern section of Old Mill Rd and footpaths across field to south of A20. Views from west down into site from Crismill Lane. Distant glimpses of site from visible from main AONB PROW.

KIG Inquiry: At the inquiry, MBC’s landscape analysis gave emphasis to the appeal site’s topography, drainage pattern and views to, and relationship with, the scarp slope to the north, its open fields and pattern of vegetation. The appeal site contributes to the broader landscape character of the area and has a strongly rural, undeveloped character. MBC conclude it is highly sensitive to development of the scale and nature proposed which would irrevocably harm the setting of the AONB (appeal decision paras 7.103-7.116). The Inspector largely agrees (para 18.31) noting that the appeal site acts as a buffer between the built up area of Bearsted and the M20/HS1. He notes that the undulating topography of the site would be lost through site levelling, destroying its relationship with the landform of the AONB (para 18.32). The inspector found the views from the slope of the Downs over the rolling countryside to the south to be “an integral part its (the AONB’s) character and attractiveness” (para 18.38) noting that this part of the AONB is very popular with visitors (para 18.44). “Overall I conclude that the appearance and scale of the development would be alien and out of character with the countryside and the existing built form of neighbouring settlements. It would cause substantial harm to the setting of the AONB” (para 18.45)

Lighting: the Inspector found that lighting would impact on the rural character of the AONB’s setting at night as ‘the area is almost entirely dark’ (para 18.49). Whilst, this is not quite the case here as adjacent areas at the A20 roundabout and the section of M20 around the junction are lit, the impact of 156

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lighting should be mitigated.

Implications/mitigation: if the site were to be allocated: Development should be planned in a manner to avoid the need for substantial site levelling Buildings planned and orientated to respect the topography of the site and in particular its relationship with the landform of the AONB development should be delivered in a parkland setting measures to minimise lighting spill from the development avoid development on most visually prominent parts of the site aim to retain and enhance existing landscape features, vegetation and watercourse Topography A tributary of the River Len bisects the site, running to the west of the property Chestnuts. The ground rises from either side of this stream (approx 50 m contour height) to a high point of approximately 70m in the field to the north west of Woodcut Farm. To the east of the stream the land rises gently towards the site’s eastern boundary.

Implications/mitigation: if the site were to be allocated: development planned to avoid significant site levelling (see landscape section)

Ecology There are no statutory or non-statutory sites of nature conservation importance within the site.

KCC Biodiversity Officer (22/6/12): Designated Sites: A Local Wildlife Site, also designated as ancient woodland lies 130m from the site on the far side of the M20. There are small ancient woodland pockets and a Local Wildlife site present within 600m of the south of the site Site Description: The site comprises three arable fields with hedgerows and woodland pockets along most of the boundaries. A drain/ditch runs along the boundary of the site with the M20 and crosses the site between two of the

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fields. There are ponds in close proximity (less than 30m) to the western end of the site. Habitat Indicators of Protected Species Presence Using Natural England’s Standing Advice for guidance, the following features and habitats that indicate the potential for protected species presence on or near to the site have been identified:

Ponds;

Woodland;

Hedgerows.

Summary of identified potential for ecological impacts: We consider the potential for impacts to the identified designated sites to be minimal, although this would need to be considered in greater detail as the type of development for which the site is allocated would be a key factor. Please note that our advice does not consider the potential for impacts to the AONB. We advise that the presence of and potential for impacts to protected species would need to be assessed at application stage for the site, and surveys may be needed for dormice, breeding birds, great crested newts and bats; a preliminary ecological assessment would provide detailed recommendations for specific surveys.

KIG Inquiry: Natural England withdrew its objections to the KIG proposal based on the agreed mitigation approach. MBC maintained its objection in relation to skylarks and brown hares specifically. The Inspector did not support the Council’s view of a significant presence of brown hares (para 18.90). He concluded that harm would not be caused to most biodiversity/ecological interests (para 18.94). He agreed that there would be some short/medium term impact for skylarks until the green roof of one of the units was established. It was agreed between the parties that additional surveys for badgers, dormice and GCN should be undertaken before development commences (para 4.28).

[Note: Surveys for the KIG application date from 2008. Fresh ecological surveys will be needed for an 158

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application on this site.]

Kent Wildlife Trust: This site largely contains agricultural land and so is unlikely to contain high biodiversity. There does not appear to be any sensitive or valuable habitats within the locality.

Maidstone Local Biodiversity Action Plan (LBAP): There are no priority habitats found within the red area and there are no MBC LBAP projects currently scheduled in this area on MBC land. Connectivity with hedgerows (which are UK BAP habitat but for which we have no specific LBAP plan) in this area is important but we have no specific projects

Biodiversity Opportunity Area: Lies within the Mid Kent Greensand and Gault BOA, the main habitat objectives for which are: Restore or recreate wetland habitats along the Len particularly where this may: 159

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- Provide opportunities for risk management and recreation - Contribute to the conservation of priority species; or - Extend and buffer Local Wildlife Site. Extend and reconnect fragmented woodlands where this would not conflict with grassland conservation and enhancement. Infrastructure and other development should avoid further fragmentation, particularly of wetland habitats and woodlands. Other relevant UK BAP Habitats: The following habitat types have been identified in the UK and Kent BAP as being of priority in terms of positive management and are found in the vicinity: Hedgerows; Arable field margins. There is some minor opportunity for the creation of acid soil woodland and moderate opportunity for acid grassland creation.

Implications/mitigation: if this site was to be allocated for development, the following measures should be considered for inclusion in the allocation policy: Development is subject to the results of Ecological surveys to identify species and habitats and identify measures to protect and mitigate impacts Retention of existing hedgerows and watercourse Enhancement of habitats where possible Where possible, aim to re-establish small field pattern

Trees (inc. TPO) MBC Landscape Team: TPOs (listed below). No ancient woodland. Potentially important hedgerow NE from White Heath.

TPO 19 of 2007 along the alignment of Musket Lane comprising T1 – oak, T2 – oak, T3 – oak, T4 – scots pine. TPO 17 of 2007 (trees to the east of Crismill Lane) W1 – woodlands consisting of Hawthorn, Hornbeam, Turkey Oak, English Oak, Common Ash, Field Maple, Hazel and Sycamore, G1 – group of trees consisting of 15 oaks (sited north of Woodland Farm complex), 160

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

individual tree (sited north of Woodcut Farm complex) T1 – English oak

Implications/mitigation: Retention of protected trees Retention of existing hedgerows Agricultural land quality Rural estates surveyor: grade 2 or 3. The land appears to fall on the boundary of a broad Agricultural Land Classification division where quality, free draining loamy soils meet loams and clays with poorer drainage.

Implications/mitigation: The National Planning Policy Framework requires the economic value and other benefits of the best agricultural land to be taken into account. LPAs are directed to seek to use land of poorer quality in preference to that of a higher quality (paragraph 112). Development of this site would result in the loss of up to 18ha of higher quality agricultural land. Heritage (LB/CA/SAM) Listed buildings: Woodcut Farmhouse. Grade 2. Conservation Areas: none within or in the immediate vicinity of the site. In the wider area is Eyhorne Street and Leeds Lower Street Conservation Areas and Leeds Castle grounds as a Park of Special Historic Interest.

Also Thurnham Castle SAM to the north west, within the AONB.

KIG Inquiry: Inspector concludes that the setting of listed buildings reflect their original functions and farm buildings (Woodcut Farmhouse) would normally be expected to be set in/at the edge of extensive farmland (para 18.99). There would be some harm to the setting of the listed buildings (para 18.100). The development would not harm the setting of Thurnham Castle he concludes (para 18.106).

MBC’s evidence to KIG Inquiry identifies WF as ‘a visible element in the local landscape’. It has expansive views over the countryside to the east which are an important feature of its setting. The location of the proposed development, as viewed from the access track to the farm would diminish the

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attractiveness of its setting within the wider landscape

MBC Heritage comments: Development of this site potentially affects the setting of Woodcut Farmhouse, a Grade II listed building. In terms of the effect on the setting of Woodcut Farmhouse, I believe that with mitigation in the way of boundary screen planting development of that part of the site east of the stream might be able to be accommodated without undue impact. However, Woodcut Farmhouse occupies a ridge-top site overlooking the valley, and the land as it rises from the stream to the ridge is an important part of the visual setting of this listed building, which can be seen on the ridge from the A20. Views eastwards from the farmhouse are also an important component of its setting in a commanding location. The part of the potential site to the north and north west of the listed building would have a lesser direct visual impact on its setting but may be considered inappropriate in landscape/ countryside terms.

Implications/mitigation: if the site were allocated for development: Development sited and designed to respect the setting of Woodcut farmhouse Additional structural landscaping in the form of screening planting to the east of Woodcut Farmhouse. Archaeology Area of archaeological potential are identified at the eastern end of the site, between Musket Lane and M20. Also an AAP straddles A20 and includes an area of the site between the properties Musket lane and Chestnuts.

MBC Heritage comments: Archaeologically, there is also evidence within and around the site of Bronze Age, Iron Age and Roman activity.

KCC Archaeology: There are major historic environment issues for this site and there are known archaeological remains in the immediate vicinity, including an Anglo-Saxon burial site. As part of the KIG site, some archaeological assessment, including a geophysical survey, was undertaken but we 162

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considered the work undertaken was insufficient. Pre-determination evaluation would be necessary to determine where development is possible

KIG Inquiry: The Inspector concludes that no remains of national importance were found and those found were not of significance to merit on site preservation (para 18.122).

Implications/mitigation: Confirmation of the significance of the archaeological interest of the site. Timing of further assessment to be confirmed. PROW KH641 runs along the western edge of the site and is the access road to Woodcut Farm. KH131 Crismill Road along the north western boundary of the site.

Implications/mitigation: see landscape section Transport/site access The view of KCC Highways is that access to the Woodcut Farm site would be taken from A20 Ashford Road with some improvements to the A20 roundabout expected to be required to increase its capacity.

Traffic noise is a major problem on this site due to the proximity of the M20 Motorway. The site forms most of the site previously considered for the Kent International Gateway application. An issue would be the impact on the local road system from the considerable number of housing units that might be constructed on a site of this size. This in turn would have an adverse effect on already locally poor air quality. Recommendations

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Traffic noise and air quality conditions should be imposed on this site at planning application stage Land contamination MBC Environmental Heath:

There are 3 former quarry sites to the south and east of this site. Whilst probably infilled with nothing untoward, nevertheless a contamination assessment of the site should still be undertaken. Recommendations land contamination/landfill gas conditions should be imposed on this site at planning application stage. Flood zone/drainage The site falls within flood zone 1. A tributary of the Len crosses the site N to S.

Implications/mitigation: if the site were allocated: implementation of sustainable drainage methods would be part of a development brief and would be included as part of a planning application Residential amenity There are residential properties fronting the A20 which the site abuts as well as properties along the access to Woodcut Farm. There is a caravan site to the south of the A20 facing the site.

Implications/mitigation: if site were allocated for development: design and overall planning of the site to have regard to the amenity of nearby properties. Utilities Developer has confirmed that the site can be served by electricity, gas, water and telecoms.

Implications/mitigation: nil at this stage. Access to services Site is approximately 1.7 miles from Bearsted station and 1.5 miles from Hollingbourne station. Bus route 510 passes the site, providing an hourly service to Maidstone, Bearsted, Lenham and Ashford on weekdays. Closest urban centre is Maidstone itself with local services in Bearsted

Implications/mitigation planning application must be accompanied by a Travel Plan showing how improved access to the site by sustainable modes will be achieved. Specific public transport, walking and cycling improvements to be considered as part of s106

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contributions.

Other Tourism. At the KIG Inquiry, objectors raised concerns about the impact of the development on visitors to the area, in particular Leeds Castle. The Inspector did not support this view (para 18.172).

Assessment conclusion For/Against/Mitigation – see section 5

3. AVAILABILITY ISSUES Multiple ownership Developer has confirmed that the site and access are in a single control.

Ransom strip See above Existing use agreements Site is in agricultural use. Owner agreement Developer has an option agreement. Developer agreement Developer has an option agreement. DISCOUNT Y/N NO

4a. ACHIEVABILITY ISSUES Market Land values vs. Site is in agricultural use. Site is not suitable for alternative uses residential use. Cost (including infrastructure/planning obligations) Site preparation No exceptional costs have been identified by the developer Availability of funding S106 plus KCC/HA contributions to highway works, subject to the detail of the IDP. Infrastructure/planning obligations (on/off site) Affordable housing % + n/a number CSH/BREEAM level Requirements set out in Core Strategy Policy CS6 Public realm No known at this stage. Southern Water Southern Water has not identified the need for any contributions. South East Water None identified at this stage. Transport (on/off site) Development will be accessed from A20 Ashford Road and will make contributions towards the following highway improvements: k) Improving M20 Junction 8 and the west-bound on- 165

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slip and merging l) Enlarging the A20 Ashford Rd / M20 Link road Roundabout m) Signalising the A20 Ashford Rd / Penfold Hill junction n) Signalising the A20 Ashford Rd / Eyhorne Street / Great Danes Hotel Access o) Improvements to the Willington Street / A20 Ashford Rd junction

4b. DELIVERY Developers’ phasing Developer states that the site can be delivered in the 2012-16 period. Build out rates Number of developers Single developer identified (Roxhill) Size and capacity of Stated that Roxhill is a specialist employment developer/s floorspace company. Phasing 2012 – 2016 2016 – 2021 2021 – 2026 Beyond plan period

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TOTAL YIELD

CROSS SITE COMPARISON 5. POST ASSESSMENT REVIEW The developer’s submission indicates that some 18ha of this site could be developed with the balance retained in agricultural use. The submission proposes a total of 48,750sqm of employment floorspace.

Development of this site would be contained within the defined boundaries provided by M20 to the north west and the A20 to the south west. To the east the site follows the alignment of Musket Lane whilst the west the boundary follows the Crismill Road and the field boundaries to the east of the Woodcut Farm access.

The site is gently undulating. From the watercourse which crosses the site, the land rises to the east towards Muskett Lane and north westwards to a high point in the field above Woodcut Farm. The topography of the site reflects the site’s relationship with the Kent Downs AONB to the north, a continuation of the undulations in the Downs’ scarp slope. The site currently falls within the Special Landscape Area in the MBWLP in recognition of its role in forming part of the setting of the AONB.

Partial views across the site are achieved from A20 (both directions) and from Old Mill Road and the PROW which crosses the field to the south of A20. Views are partially obscured by the belts of trees in the vicinity of the properties at Chestnuts and White Heath which front onto A20. In these views development would be seen against the close backdrop of the Kent Downs. The site can also be seen from M20 itself, in particular the more elevated field behind Woodcut Farm when travelling towards Maidstone. Distant views are achieved from the AONB itself.

The PROW along the access road to Woodcut Farm gives immediate views of the of the 2 eastern most fields. Currently this PROW does not connect to the wider footpath network. A break in the tree/hedge line in Crismill Road (a PROW) enables a view eastwards over the westernmost field above Woodcut Farm.

Distant views of the site are also achieved from the PROWs to the west of Leeds village.

Woodcut Farmhouse is a Grade 2 listed building. It occupies a ridge-top site from which it has expansive views over the site eastwards. Development could potentially affect this setting.

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Development would significantly alter the immediate rural character of the site and the inherent attractiveness that these fields have as an area of undeveloped countryside located on key routes into, and past, Maidstone. The LCA sub-area analysis does identify that there are some existing urbanising influences in this locality. This includes the A20/M20 road infrastructure itself as well as the existing residential properties which front onto A20 and the former filling station which is now used as a car wash.

The site is in agricultural use and its development would result in the loss of higher quality land (grade 2/3). Trees along Musket Lane and to the east of Crismill Lane are subject to TPOs and must be preserved.

There are records of archaeological finds on the site and the actual archaeological potential of the site would need to confirmed including through additional survey if required. 6. CONCLUSIONS – site comparison

Three sites came forward at J8 in response to the Request for Sites.

Highway access to the site will require extensive improvements to the A20 to provide a suitable and safe means of access directly from the A20/M20.

Use of the site access road is likely to affect the residential amenity of the occupiers of Old England Cottage.

It is recommended that this site is not suitable for allocation.

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms the residential and small commercial development along A20 and the road interchange itself. The vicinity of the site to south of A20 is more rural in character. The site appears as a component of the rolling countryside to the south in particular in views from the south and from the PROW which crosses it.

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms further landscape change resulting from these measures and impact of these measures on the hydrology of the site.

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1. SITE INFORMATION Number EMP–04-J7 Strategic location Junction 7 Site name/address Land at Newnham Park, Bearsted Road, Maidstone Landowner Harvestore systems (Holdings) Ltd Agent DHA Planning Proposed use Submitted site plan includes the existing Newnham Court Shopping Village and Garden Centre and associated uses; and land which has planning permission for the Kent Institute for Medicine and Surgery (KIMS) and a wider area.

The potential uses proposed by the developer are:

Additional medical facilities, including a neuro- rehabilitation centre and pathology laboratories Research & Development/B1 & B2 employment uses Medical training facilities Assisted care homes Key worker housing Replacement retail facilities Park & Ride facility Landscaping, open space and parking Greenfield/PDL Part PDL/part greenfield Site area (ha) 28.5ha plus 3.0ha site for proposed woodland planting Site origin Historic and call for sites

DISCOUNTING (HOUSING SITES) Adjacent to Maidstone urban area Adjacent to built up area Could be adjacent if other sites allocated as well DISCOUNT Y/N

2. SITE ASSESSMENT Site description Current use Submitted site plan includes land which has planning permission for the Kent Institute for Medicine and

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Surgery (KIMS), and the existing Newnham Court Shopping Village which includes a garden centre, ancillary retail units, cafes, a veterinary surgery, a childcare nursery and some small business uses. Land beyond these areas comprises open arable fields. Adjacent uses To the west of the identified site lies the A249 and beyond that the business development of Eclipse Park which includes the Hilton Hotel. To the south the site borders Bearsted Road, beyond which are Vinters Park Crematorium, Vinters Park Local Nature Reserve and the Grove Green housing estate. To the east and north, the site adjoins the ancient woodland areas of Pope’s Wood and Horish Wood. The M20 transects the latter woodland. To the north west of the site is Junction 7 of the M20. Planning and other Saved policies of the Maidstone Borough-wide Local designations Plan 2000:

Countryside policy ENV28 where development that harms the character and appearance of the area or the amenities of surrounding occupiers will not be permitted. Strategic Gap policy ENV31 where development will not be permitted if it significantly extends the defined urban area. Special Landscape Area policy ENV34 where protection of landscape quality is a priority. The ancient woodland adjacent to the site’s northern and eastern boundaries is an identified Local Wildlife Site (Horish Wood, Weavering Street, Detling) (Policy ENV39). Vinters Park to the south of Bearsted Road is an Area of Local Landscape Importance (Policy ENV35). Eclipse Park is a designated employment site in the Local Plan (Policies ED1 and ED4). Planning history Newnham Court Shopping Village has been developed piecemeal and has an extensive planning history, although there are no significant recent applications.

Part of the area on the northern boundary of the submission site has consent for a tertiary medical centre comprising a complex of eight buildings ranging from two to four storeys, car parking, landscaping, an access road, and associated highways improvements (MA/07/0382). Subsequent

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amendments are made under MA/09/0973. This will provide for a total of 16,386m2 of floorspace, plus access roads and car parking. Landscape/LCA (inc. Maidstone LCA 2012: Site falls within the Weavering long distance views) Fringes landscape character area (ref 14-1) where condition is moderate overall and sensitivity is low because of varied land uses and urban fringe influences. Summary of actions: improve and reinforce the more distinctive and characteristic elements, e.g. ancient woodland, streams, traditional buildings and open landscape at Newnham Court Farm, which strengthen the setting of the Kent Downs AONB; and avoid significant encroachment of the urban edge where it would detract from the open foreground to the Kent Downs AONB.

AONB: The site lies immediately adjacent to the Kent Downs AONB, the boundary of which runs alongside the M20 to the north. Site lies within the immediate setting of the AONB designation where particular attention needs to be paid to protecting and conserving the distinctive character of the landscape.

Landscape: (A Landscape and Visual Assessment of the site forms part of the submission material, and the MBC Landscape Officer accepts the general principles of the report). Site is reasonably well screened by mature woodland to the north and east, mature trees and other vegetation along Bearsted Road to the south, and sparser planting on the western boundary. Long and medium distance views into the site from the North Downs; limited views from Gidds Pond Cottages and properties located to the south east of the site (including Grove Green conservation area); and views from local roads. North east slope of the site highly visible. Topography The topography of the site is gently undulating, sloping down from the north west and from the south east perimeters into a shallow valley of a stream that runs north-south through the site. Newnham Park is partially developed and the remainder of the site is arable fields. Ecology The County Ecologist submitted initial advice based on a broad consideration of site proposals, and concluded 173

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

that there are constraints to development particularly to the use of the site along the boundaries with the Local Wildlife Site/ancient woodland where a landscape buffer would be required. There is also potential for indirect impacts to the Vinters Park Local Nature Reserve if the stream and corridor is affected by proposals. Most of the site is of limited ecological value, the areas of interest primarily focused at the edges of the site and along the stream. However, much of the site lies within the Kent Biodiversity Partnership's Mid Kent Greensand and Gault Biodiversity Opportunity Area, which means that the area has been identified as offering the best opportunities for habitat enhancement, restoration or creation. This does not present a planning constraint, but it offers opportunities to develop targeted habitat mitigation and enhancements as part of the site's development. Development would need to have regard to a full ecological survey, to be approved by the Borough Council.

There are no SSSIs within the site but the site lies within 2km of the Wouldham to Detling Escarpment SSSI to the north west. This SSSI also forms part of the North Downs Woodlands Special Area of Conservation (SAC).

There are no Local Nature Reserves within the site but Vinters Valley Park LNR lies immediately to the south on the other side of Bearsted road (which forms the southernmost boundary to the site).

Habitat Indicators of Protected Species: using Natural England’s Standing Advice for guidance, features and habitats that indicate the potential for protected species presence on or near to the site include woodland, ponds and grassland.

The submission material includes an update of surveys underway for the site, but the presence of and potential for impacts to protected species would need to be assessed at application stage for the site, and surveys may be needed for flora, breeding birds, reptiles and bats. A preliminary ecological 174

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

assessment would provide detailed recommendations for specific surveys. Trees (inc. TPO) TPO 1 of 2002: T1 Horse Chestnut, T2 Holly, T3 Holly and G1 (4 Sycamore) located to west of existing access road into shopping village.

TPO 13 of 2011: T1 Pine in centre of existing shopping village; T2 Oak to at junction between Horish Wood and Pope’s Wood. W1 (Horish Wood) consisting of mainly Ash, Oak, Hornbeam, Hazel, Field Maple, Silver Birch, Hawthorn, Yew, Holly, Pine, cherry, Polar, Will, Hemlock, Beech, Sweet Chestnut and Sycamore. W2 consisting mainly of Sweet Chestnut, Ash, Oak, Holly and Beech located between Gidds Pond Farm and Bearsted Road. W3 consisting mainly of Pine, Oak, Silver Birch, Sweet chestnut, Cedar and Rowan located between Veterinary Clinic and Newnham Court. G1 consisting of 90 Poplar located along east bank of the small stream which runs to the west of Gidds Pond Farm. Agricultural quality The land appears to wholly fall within Grade 2 (at 1:250,000 scale). The submission states that land has not been actively managed for agriculture for a number of years.

The NPPF requires the economic value and other benefits of the best agricultural land to be taken into account, and land of poorer quality should be used for development in preference to that of a higher quality (paragraph 112). If selected, the site would be developed in its entirety with no realistic scope for mitigation for the agricultural resource lost. Heritage (LB/CA/SAM) No listed buildings or scheduled ancient monuments within the site.

Grove Green is the nearest conservation area, from which there are long distance views into the development site. Archaeology An area of archaeological potential comprising a post medieval mine is identified in the vicinity of the veterinary clinic (located to the rear of the shopping village). Watching brief would be necessary. PROW None within the site. Transport/site access Vehicular access taken from the New Cut roundabout. 175

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

A bus and emergency access would be needed from the A249. A bus interchange as part of the retail redevelopment would be required, as well as a shuttle bus service to complement the existing off-site park and ride facility. Air quality/noise Noise: The M20 and HS1 are significant existing sources of noise. Some of the proposed uses for the site could be considered sensitive to noise disturbance. Also to consider the impact of development on adjacent users of Newnham Court and the residents of the terraced houses along Bearsted Road.

Air quality: The Maidstone AQMA lies immediately to the north, west and south of the site but the site itself falls outside of the designation. Given this and the site’s proximity to the M20, an air quality assessment would be required to ensure that the site occupiers are not being exposed to concentrations of air pollutants (NO2 and particulates) greater than the relevant Air Quality Objectives. Emissions reduction principles and approaches would need to be included perhaps by condition, eg Travel Plans, transport emission assessments, building emission predictions.

Implications: Traffic noise and air quality conditions should be imposed at planning application stage. Land contamination Not known, although the submission states “not believed to be contaminated, being agricultural land”. Might be an issue for replacement retail facilities. Flood zone Groundwater protection: The bulk of the site lies within SPZ3 but the extreme northeast corner falls within both SPZ2 and SPZ1.

Aquifer: The south west half of the site lies within a Principal Aquifer area (bedrock).

Flood Risk: the site is not located within zones 2, 3a or 3b. Utilities Services available. Access to services Local employment, retail, community, health facilities; public transport and open space. Assessment conclusion Proposed site uses – 176

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

B2 industrial uses are provided for elsewhere (e.g. J8) and there is no case to support general industry in this location; ITS maintains existing park and ride provision so no requirement for new facilities on site; proposal would also have a significant adverse impact on the landscape and medical campus site layout due to the height of the structure that would be required to accommodate the vehicles; Need for key worker housing not substantiated in the submission or supplementary letter of 29 June.

For – Contained site with strong boundaries. Medical campus provides an opportunity for Maidstone to become a centre for medical excellence; supports the Council’s objectives for economic prosperity; would deliver a well designed and sustainably constructed development to attract a skilled workforce (assist in balancing the jobs market); no alternative sites for this use; proximity of campus facilities to the KIMS clinic and motorway junction advantageous. Replacement retail facilities at Newnham Court Shopping Village are located adjacent to the medical campus; would attract investment funding; provides an opportunity to secure a well planned, well designed and comprehensive development at an important gateway into Maidstone.

Against – Impact of development on the landscape and the setting of the AONB. Ecological value generally confined to site boundaries and the stream, although opportunities for enhancement, restoration or creation exist; ancient woodland and LWS abutting northern and eastern boundaries; stream on site coursing into the Vinters Park LNR. The site lies within the strategic gap, so need to consider whether the development would compromise the function of the strategic gap in this location.

Mitigation – Minimum 30m landscape buffers to protect ancient woodland; minimum 10m landscape buffer both sides of stream (totalling 20m); parkland setting for medical campus; structural and internal landscaping; retention of existing landscape features

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where possible; full landscape and ecology surveys; use of topography in site layout; restrictions on building heights; restrictions on amount of replacement retail facilities; retail impact assessments for both convenience and comparison goods. Potential for south east rectangular field abutting development site to be included in site boundary for woodland planting to assist ecological connectivity and assist in mitigating the impact of long and short distance views into the site. Given the relationship of Newnham Park to the AONB and its landscape setting, there would be a need to prepare a local landscape assessment if the site is ultimately allocated.

3. AVAILABILITY ISSUES Multiple ownership No Ransom strip No Existing use agreements Yes – S106 agreements and conditions associated with planning permissions for shopping village and the KIMS clinic. Owner agreement Yes Developer agreement Yes DISCOUNT Y/N NO

4a. ACHIEVABILITY ISSUES Market Land values vs. Submission confirms achievability. alternative uses Cost (including infrastructure/planning obligations) Site preparation Off-site infrastructure likely to be the highest cost, part of which is being provided to access the KIMS hospital. Availability of funding Unknown but submission confirms developer interest. Infrastructure/planning obligations (on/off site) Affordable housing % + N/A number CSH/BREEAM level BREEAM very good October 2013/excellent October 2019. Public realm - Southern Water - South East Water - Transport (on/off site) Off-site transport works: 178

Maidstone Borough Council Core Strategy Strategic Site Allocations August 2012 Officers’ Site Assessment Forms

Capacity improvements, and the provision of pedestrian crossing facilities, at the Bearsted roundabout (Bearsted Road/A249 Sittingbourne Road) and the New Cut roundabout (Bearsted Road/New Cut Road); The upgrading of Bearsted Road between Bearsted roundabout and New Cut roundabout to dual carriageway; Traffic signalisation of the M20 motorway junction 7 roundabout; Provision of a subsidised shuttle bus to operate between the site and the town centre, via New Cut Road and Ashford Road; Bus priority measures on New Cut Road, where feasible, and traffic signal priority measures at the junction of New Cut Road and the A20 Ashford Road; and Improved bus links to the site from the residential areas of Grove Green and Penenden Heath.

On-site transport infrastructure:

Vehicular access taken from the New Cut roundabout; Bus and emergency access from the A249; and Bus interchange as part of the retail redevelopment. Primary education N/A Secondary education N/A Library N/A Community facility N/A Youth N/A Indoor sport N/A Kent Adult Social N/A Services Green and blue On-site as part of the development. infrastructure Other strategic - infrastructure VIABILITY FEEDBACK Feedback as part of regulation 18 consultation.

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4b. DELIVERY Developers’ phasing 2012 to 2016 Build out rates Not known Number of developers Not known but submission confirms developer interest Size and capacity of Not known developer/s Phasing 2012 – 2016 2016 – 2021 2021 – 2026 Beyond plan period TOTAL YIELD

CROSS SITE COMPARISON 5. POST ASSESSMENT REVIEW Mitigation factors key to site’s development. 6. CONCLUSIONS Reject proposed site uses for B2 industrial development, park and ride facility and key worker housing.

Medical campus acceptable provided measures are included to mitigate the impact of development on the landscape (including setting of AONB), ancient woodland/LWS, ecology and the stream. Function of strategic gap would not be compromised given site’s containment. Essential to plan for a quality development of restricted heights, in a parkland setting, with structural and internal landscaping, and using the site’s topography to best advantage. Incorporation of the rectangular field to the south east of the site into the scheme would provide opportunities for planting and long term protection from development.

Replacement retail facilities acceptable provided growth is contained. Sequential test required, as well as retail impact assessments for comparison and convenience goods to establish impact on the town centre.

On and off-site highway and public transport improvements essential for the development of the site. Development to be guided by a development brief approved by the Borough Council.

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Core Strategy Strategic Site Assessments - Map of Sites, August 2012

HO-19-NWHO-19-NW

HO-20-NWHO-20-NW

EMP-04-J7EMP-04-J7

HO-08-NWHO-08-NW

HO-10/13-NWHO-10/13-NW

HO-03-NWHO-03-NW

HO-11-NWHO-11-NW

HO-07-NWHO-07-NW

EMP-03-J8EMP-03-J8

HO-16-NWHO-16-NW

EMP-01-J8EMP-01-J8

HO-14-SEHO-14-SE HO-21-NWHO-21-NW EMP-02-J8EMP-02-J8

HO-14-SEHO-14-SE

HO-12-SEHO-12-SE Site_Ref Site_Name HO-05-SEHO-05-SE HO-01-SE Land at Bicknor Farm HO-02-SE Land South Otham Lane HO-03-NW Land at Hermitage Lane HO-17-SEHO-17-SE HO-04-SE Land South Sutton Road HO-02-SEHO-02-SE HO-05-SE Gore Court, Church Road

HO-06-SE Land North of Horseshoes Lane, Langley Heath HO-01-SEHO-01-SE HO-14-SEHO-14-SE HO-07-NW Land at Oakapple Lane HO-09-SEHO-09-SE HO-08-NW Land at Allington Way HO-09-SE North of Sutton Road HO-10/13-NW Land East of Hermitage Lane HO-18-SEHO-18-SE HO-06-SEHO-06-SE HO-11-NW West of Hermitage Lane HO-04-SEHO-04-SE HO-12-SE Maidstone Urban Extension Area C HO-14-SE Land at Gore Court HO-15-SEHO-15-SE HO-15-SE Langley Park Farm HO-16-NW Bell Farm HO-17-SE Land at Gore Court Road HO-18-SE Rumwood Nursery (East) HO-19-NW Bridge Nursery, London Road HO-20-NW Bunyards Farm, London Road EMP-01-J8 Land to east of A20/M20 junction Reproduced from the Ordnance Survey mapping with the permission of the Controller of EMP-02-J8 Land to south of A20/M20 junction Her Majesty’s Stationary Office © Crown copyright. Unauthorised reproduction infringes EMP-03-J8 Land to west of A20/M20 junction Crown copyright and may lead to prosecution or civil proceedings. The Maidstone Borough Council Licence No 100019636, 2012 EMP-04-J7 Newnham Park