Land north of Lughorse Lane, ,

Information note for Reside Developments

November 2016

1

The site is located within the countryside, as designated in the adopted Borough-wide Local Plan 2000 and as shown in the emerging Maidstone Borough Local Plan 2011-2031 plan. The site adjoins the settlement boundary on its southern and western boundaries and could have direct pedestrian access to Yalding Hill and Vehicular access to Lughorse Lane. There are no other planning designations that directly affect this site.

The site is around 1.13 ha, on which it is proposed to develop around 35 houses. This is a logical, self-contained place for an extension of the built-up area of the village, with roads and residential uses to the west and south. The site is served by bus routes and sits within a changing landscape; it is largely invisible in the wider landscape and development here would represent an appropriate ‘rounding off’ of the village. This is a sustainable location and is a suitable site for development.

2 Contents

The last call for sites was in 2014 and closed on 4th April 2014, some A landscape-led approach 4 Landscape character 5 two years prior to the Submission Stage (Regulation 19) Plan being Views and visibility 6 submitted to the Secretary of State for examination. History and heritage 8 Ecology 10 Transport 11 Hydrology 12 Amenity 13 Sketch layout 14 Indicative schedule and housing mix 15

Land at Lughorse Lane, Yalding, Maidstone, Kent

3 A landscape-led approach

Rummey Design takes a landscape-led approach to create a built environment which sits comfortably with its neighbours, where people are proud to live. We typically consider: • potential impacts on and capacity of the landscape to absorb development • views, boundaries, access, vegetation, enclosure, topography, water bodies and other factors that would influence the layout • constraints and opportunities including landscape character and views • ways to create a new ‘place’ which fits easily and naturally with its social context, quality of the landscape and habitat • how to respect, re-use and improve water management in and around the area • respect for and incorporation of existing heritage assets

Our approach to non urban residential design is landscape-led; context is all; landscape, history, infrastructure and urban design combined.

4 02.551.25 Kilometres

1 3  1 2 9 5 6 Landscape character 12 13 6 4 7 18 48 26 02.551.25 Kilometres The site lies on the Yalding Farmlands overlooking 14 18 55 1 8 the Teise Valley, close to the , 19 56 3 25 10  crossed by the , the B2010. 1 2 20 54 21 The7 geology in this area forms a series of 9 24 5 6 15 12 13 6 striated roughly parallel bands, with dry 52 30 49 4 11 18 48 27 7 escarpments to the north and farmland (clay) and 26 23 16 14 18 22 55 32 river valleys to the south. 28 8 50 17 19 25 56 10 31 20 36 54 21 37 7 The site itself is not specifically assessed in the 24 3415 29 35 33 52 30 49 51County Landscape Assessment, but the general 27 38 11 23 53 16 22 32 landscape character sensitivity in this area is 28 50 4117 36 31 42 37 classed as Moderate landscape value. Views from, 34 29 35 33 51 38 and the character of the Valley Walk, 53 39 should be considered. 40 41 42 58 43 The area to the south of Lughorse Lane is a 39 57 44 40 58 43 Special Landscape Area. There are two Grade 57 44 II listed cottages on the Thissouthern map is based entrance upon Ordnance of 47 Survey material with the permission This map is based upon Ordnance Lughorse Lane, but the siteof Ordnance is neither Survey withinon behalf ofor the 47 Survey material with the permission of on behalf of the Controller of Her Majesty's Stationery Controller of Her Majesty's Stationery near to a Conservation Area. 45 46 Office © Crown Copyright. Unauthorised 45 46 Office © Crown Copyright. Unauthorised reproduction infringes Crown Copyright reproduction infringes Crown Copyright and may lead to prosecution or civil and may lead to prosecution or civil proceedings. 100019238. 2011 proceedings. 100019238. 2011 53. Medway Valley 8. Downs 19. Heath Arable Land 30. Langley Heath Undulating Farmlands 42. Mixed Farmlands Legend Yalding 53. Medway Valley 8. Ringlestone Downs 31. Kingswood Plateau 19. Arable43. Land Pasturelands 30. Langley Heath Undulating Farmlands 42. Ulcombe Mixed Farmlands Maidstone Borough Boundary Chalk Scarp Landscapes 20. Oaken Wood 54. Mote Yalding Legend 44. Low 9. Scarp 21. Valley Side 32. Broomfield Undulating Farmlands 31. Kingswood55. Vinters Plateau Park 43. Headcorn Pasturelands District/Borough Boundaries Maidstone Borough Boundary Chalk Scarp Landscapes 20. Oaken Wood 54. Mote Park 10. Thurnham, and Scarp 22. Nettlestead Wooded Farmlands 33. Heathy Farmlands 45. Sherenden Wooded Hills 56. Fauchon's Valley Detailed Study Area 9. Boxley Scarp (locally known as 44. Staplehurst Low Weald 21. Teston Valley Side 46. Knoxbridge Arable Lowlands 32. Broomfield Undulating Farmlands 55. Vinters Park District/Borough Boundaries11. Lenham Scarp 23. Nettlestead Valley Side Greensand Ridge Banky Meadow) Urban Area Gault Clay Vale 10.24. Thurnham, Orchards Hollingbourne (locally and Harrietsham34. LintonScarp Greensand Ridge22. Nettlestead Wooded47. FarmlandsWaterman Quarter Low Weald 33. Lenham57. Teise Heathy Valley Farmlands 45. Sherenden Wooded Hills 56. Fauchon's Valley Detailed Study Area 12. Sandling Vale known as Medway Valley Orchards) Dry Valleys and Downs 35. Greensand Ridge Valleys 58. Beult Valley (locally known as 11.25. Lenham Oakwood Park Scarp 46. Knoxbridge Arable Lowlands 13. Boxley Vale 23. Nettlestead Valley Side48. Medway Valley Allington Greensand Ridge Banky Meadow) 1. and Downs Low Weald Urban Area 26. Invicta Park 14. Thurnham Vale Gault Clay Vale 24. East Barming Orchards49. Leeds (locally Castle Parklands 34. Linton Greensand Ridge 47. Waterman Quarter Low Weald 57. Teise Valley 2. Westfield Sole Downs 36. Nettlestead Woodlands 27. Farleigh Greensand Fruit Belt 15. Eyhorne Vale 12. Sandling Vale known as Medway Valley50. HarrietshamOrchards) Vale 37. Farmlands 35. Sutton Valence Greensand Ridge 58. Beult Valley 3. Bredhurst Dry ValleysDry Valleys and Downs 28. Plateau Valleys 16. Harrietsham to Lenham Vale 25. Oakwood Park 51. Chilston Parklands 4. Friningham Downs 13. Boxley Vale 38. Yalding Farmlands 48. Medway Valley Allington 29. to Plateau 1. Bredhurst and Stockbury17. Downs East Lenham Vale 52. Medway Valley - Maidstone to WateringburyLow Weald 39. Low Weald26. Invicta Park 5. Dry Valleys Greensand Orchards and 14. Thurnham Vale 49. Leeds Castle Parklands 2. Westfield Sole Downs Figure 12 Borough36. Nettlestead Wide Woodlands 6. and Hazel Street Orchards 40. Beltringe Grasslands27. Farleigh Greensand Fruit Belt Mixed Farmlands 15. Eyhorne Vale 50. Harrietsham Vale 7. , Frinstead and Downs and Dry Valleys 18. Barming Greensand Fruit Belt 41. Linton Park and Farmlands Landscape Character37. Nettlestead Areas Green Farmlands 3. Bredhurst Dry Valleys 28. Coxheath Plateau 16. Harrietsham to Lenham Vale 51. Chilston Parklands 4. Friningham Downs 38. Yalding Farmlands 29. Boughton Monchelsea to Chart Sutton Plateau 17. East Lenham Vale 52. Medway Valley - Maidstone to 5. Hucking Dry Valleys 39. Laddingford Low Weald Greensand Orchards and Figure 12 Borough Wide 6. Bicknor and Hazel Street Orchards Mixed Farmlands 40. Beltringe Grasslands 7. Wormshill, Frinstead and Otterden Downs and Dry Valleys 18. Barming Greensand Fruit Belt 41. Linton Park and Farmlands Landscape Character Areas

5 Views and visibility

intervisibility between the wider village and the countryside is low

6 Views and visibility

From the valley, development is only seen against the mass of Yalding Hill

Although the southern edge of the site abuts the village, from the site filtered views of residential development, including Hill Farm, are visible on all sides.

Intervisibility between the site, the village and the wider countryside is low.

7 History and heritage

The economic fortunes of the area have ebbed and There is a Grade II listed dwelling (Hillside There is Ancient Woodland to the north, flowed and the landscape reflects this. In 1895 Cottages) to the south, and the site itself is listed approximately 300 m away and separated by there was much less orchard surrounding the site on the Priority Habitat Inventory as Traditional arable land, which will have to be taken into than in 1955 and there was no orchard on the site Orchards, although these are in a state of great account in proposals, though its distance means itself. Nowadays the orchard which formed the neglect. this is not a major concern. site is derelict with no obvious horticultural use.

1895 1935 to 1955

8 History and heritage

Listed buildings adjacent to the site include the Grade II listed cottages at the junction of Lughorse Lane and Yalding Hill, B2010. 9 Ecology Ecological appraisal

A Phase 1 walkover survey was undertaken of the site in Conclusions May 2016. A desk study exercise was also undertaken • from the 2016 survey work, it is considered that there will to inform the initial site appraisal which included be ample opportunities to mitigate any impacts an enhance information from Kent and Medway Biological Records the site for biodiversity within any development proposals Centre (KMBRC). The following summarises key points: • with reference to the UK BAP habitat Traditional Orchard, Habitats and faunal species detailed surveys will confirm the precise extent of any fruit tree presence. Proposals would seek to retain existing • the site is dominated by dense scrub and bounded Traditional Orchard, where possible, and compensatory by trees/hedgerows on all sides, KMBRC noting no planing would be undertaken, for example at the site reference to rare/notable plants boundary and within any public realm areas. This would • the site is listed as a UK BAP habitat Traditional be based around those species and cultivars present at the Orchard but the extent of fruit trees not determined due site and/or those known from the local area. to the dense nature of the scrub and that any Orchard habitat (if present at all) is significantly degraded Any proposals which come forward can fully conform to the The site is invaded by extensive bramble growth, and indigenous • no evidence of badgers on the site - nearest record is relevant legislative and planning policy framework pursuant to trees, in contrast to the pasture to the east. 700m from the site (2012) ecology and nature conservation • no potential bat roosting sites were identified, with no buildings present on site • no water bodies on site, the nearest water feature being a wet flush located to the south east corner of the site within an adjacent site • no GCN habitats with connectivity to the site recorded • due to heavily scrubbed nature of the site, considered unlikely that reptile populations would be present

Designated sites • the site lies in relative proximity to the SSSI • nearest internationally designated site is Woodlands SAC, located over 10km north of the site • several areas of ancient woodland, nearest being 300m north of the site • the scale of any proposals in tandem with the distance involved precludes adverse impact on any designated sites 10 Transport

Vehicular access to the site would be from Lughorse Lane, which would include some local carriageway improvements, between the junction with Yalding Hill (B2010) and the proposed site access. Visibility from the new access would confirm to standards with a 2.4m set back and 43m vision splays. It is anticipated that the provision of new development would lead to an extension of the 30mph further north along Yalding Hill and to the eastern side of the site access on Lughorse Lane. This would also benefit existing residents of the lane. Pedestrian access would be provided from the site to just north of the junction of Yalding Hill and Lughorse Lane. From this location pedestrians can safely cross the road onto the existing footway running along the western side of Yalding Hill and continue into Yalding or access the local bus stops just south of the Lughorse Lane junction. Yalding is served by a regular bus services provided by Nu- Venture. Bus route 23 provides a hourly service between Maidstone and Laddingford and bus route 26 provides a two-hourly service between Maidstone and . Yalding station is circa 1.5 miles from the site and provide a good regular (hourly outside of peak times and 2-3 per hour in peak times) service to and wider Kent towns and villages, including Maidstone, , and the Medway Towns.

The site served by buses 11 Hydrology

The site is within Flood Zone 1. There is a pond to the immediate east of the site and it is assumed that the site will need to provide its own attenuation through SUDS systems or other, depending on local geology and hydrology.

Environment Agency flood warning areas

12 Amenities

Major amenities are available within 800 metres.

800 metres

Church Schools Council Grocery Post Office & restaurants Community & recreation Bus stops

13 Hill Farm Sketch layout

Yalding Hill

Lughorse Lane

Yalding

long view

14 Lughorse Lane, Yalding

Schedule and housing mix to accompany Indicative layout 1 - RD1664 29th July 2016 Plot No Unit Type Size sq m Size sq.ft. Private 1 2 bed terrace 65 700 2 1 bed flat 54 581 3 1 bed flat 54 581 4 1 bed flat 54 581 5 1 bed flat 54 581 6 2 bed terrace 65 700 7 2 bed terrace 65 700 8 4 bed detached 120 1,292 9 4 bed detached 120 1,292 10 4 bed detached 120 1,292 11 5 bed detached 168 1,808 12 3 bed semi-detached 84 904 13 3 bed semi-detached 84 904 14 4 bed detached 120 1,292 15 4 bed detached 120 1,292 16 5 bed detached 168 1,808 17 4 bed detached 120 1,292 18 3 bed detached 84 904 19 3 bed semi-detached 84 904 20 3 bed semi-detached 84 904 21 2 bed terrace 65 700 22 2 bed terrace 65 700 23 2 bed terrace 65 700 24 2 bed terrace 65 700 25 4 bed detached 120 1,292 26 5 bed detached 168 1,808 27 4 bed detached 120 1,292 28 4 bed detached 120 1,292 29 3 bed detached 84 904 30 3 bed detached 84 904 31 4 bed detached 120 1,292 32 2 bed terrace 65 700 33 2 bed terrace 65 700 34 3 bed terrace 84 904 35 3 bed terrace 84 904 36 3 bed terrace 84 904 Indicative schedule and housing mix Total floorspace 0.33 ha 3,345 36,005 area (all storeys) Key

Density 31.85 dph Crosscheck floor 5 bed. 12881 sq.ft/ acre area/ acre 4 bed. Dwellings Affordable 5 bed 3 x 3 bed. 4 bed 10 x 3 bed 7 3 2 bed. 2 bed 1 8 1 bed x 4 1 bed. 21 15 10 Total dwellings 36 9 11

8 12 16 The sketch layout demonstrates that the site can 13 14 accommodate 36 dwellings at low density within the 7 17 19 6 15 20 known constraints. It will be well contained by perimeter 4/5 trees and woodland, producing limited but carefully 26 21 2/3 controlled views south from the scheme but with very 1 22 18 23 limited views into the scheme from the surrounding 33 27 34 24 35 areas. Vehicular access is shown from Lughorse Lane. 36 32 A pedestrian route will also need to be provided on to 25 28

Yalding Hill for access to the bus stop and the village 31 without impacting the curtilage of the Grade II listed 29 cottages at the junction. 30

15 South Park Studios, South Park • masterplanning , Kent, TN13 1AN • urban design Tel. 00 44 1732 743753 • architecture • landscape architecture www.rummey.co.uk • environmental

RD1664-D6-161110

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