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

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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 1 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 2 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 3 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. 4 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. 5 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 7 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).
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