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Proof of Evidence of Kevin Goodwin

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Proof of Evidence of Kevin Goodwin WPC1a PROOF OF EVIDENCE OF KEVIN GOODWIN IN RESPECT OF FORMER WYE COLLEGE BUILDINGS, HIGH STREET, WYE (Appeal A) LAND NORTH OF OCCUPATION ROAD, WYE (Appeal B) FORMER ADAS OFFICES, OLANTIGH ROAD, WYE (Appeal C) ON BEHALF OF WYE with HINXHILL PARISH COUNCIL DECEMBER 2020 ©KG Creative Consultancy Limited CONTENTS PAGE(S) 1 INTRODUCTION .......................................................................................... 3 2 SITE AND SURROUNDING AREA .................................................................... 5 3 PLANNING HISTORY .................................................................................... 9 4 PROPOSED DEVELOPMENT .......................................................................... 10 5 PLANNING POLICY CONSIDERATIONS AND ASSESSMENTS .............................. 15 6 SUMMARY AND CONCLUSIONS .................................................................. 79 APPENDIX A - Minutes of Ashford Borough Council Cabinet Meeting October 2019 APPENDIX B - Pre-Application Protocol Letter 19th November 2019 APPENDIX C - Ashford Borough Council Response Letter 25th November 2019 APPENDIX D - Screening Letters 18th December 2019 APPENDIX E - Wye with Hinxhill Housing Needs Survey August 2018 APPENDIX F - Personal Statement of David Reece APPENDIX G -Personal Statement of Maryanna Graham APPENDIX H -Personal Statement of Michael West APPENDIX I -Personal Statement of Richard Bartley APPENDIX J -Personal Statement of Trudi Field APPENDIX K -Personal Statement of Vinny McLean *In respect of these Personal Statements the individuals may also address the public inquiry on the public speaking day. 2/82 Proof of Evidence – Former Wye College sites Wye with Hinxhill Parish Council 1 INTRODUCTION 1.1 My name is Kevin Goodwin and I am Director at KG Creative Consultancy that I established in January 2018. Prior to this I was a Planning Director at CgMs for nearly 21 years and overall, I have more than 40 years’ experience in planning, having worked in both local government and consultancy. I am a Member of the Royal Town Planning Institute and I hold a Bachelor of Arts degree in Town Planning. 1.2 I have been instructed by Wye with Hinxhill Parish Council to provide planning evidence on their behalf against the proposals by Telereal Trillium (TT) in connection with three appeals. These are: • appeal for non-determination of planning application 17/00567/AS for the ‘Conversion of former College buildings with associated restoration and alterations to buildings, demolition of later structures and rebuilding to provide 38 dwellings and community space; together with provision of 2 new dwellings, parking courts with car barns, cycle storage and refuse stores on land to the north of the retained buildings and associated landscaping; and change to parking arrangements for Squires Cottages’ (Wye College) (Appeal A); • appeal for non-determination of planning application 19/01327/AS for the ‘Residential Development of 40 dwellings with associated access road, car park and open space’ (Land North of Occupation Road) (Appeal B) and; • appeal for non-determination of planning application 19/01330/AS for the ‘Demolition of offices and redevelopment with 20 dwellings and associated garages, parking and internal estate roads and open space’ (Former ADAS buildings) (Appeal C). 1.3 My evidence is also supported by that in the Proof of Evidence given by Kit Wedd on heritage matters in respect of Appeal A. 1.4 I was instructed in August 2020; I have subsequently reviewed the relevant documents and I visited the sites and surrounding area on the sunny morning of 3/82 Proof of Evidence – Former Wye College sites Wye with Hinxhill Parish Council 31st August 2020. I made a return visit to the sites and surrounding area on the overcast afternoon of 29th November 2020. 1.5 In preparing this proof of evidence I set out: • those parts of the evidence that are common to all three appeals, such as the planning history and planning policy; • the overarching position with the ‘masterplan’; • the absence of a mix of land uses, both individually and cumulatively; • the absence of any phasing provision or a phasing mechanism; • the lack of a comprehensive approach to development of the wider former College sites; • the absence of an EIA screening of the three appeal schemes on a cumulative basis; • the absence of a viability assessment on the provision of a range of uses; • I then separately address each appeal site and their site specific considerations and the relevant putative refusal reasons; • the planning balance both in summary and for each appeal application; and • In conclusion the case for the Parish Council as to why each appeal should be dismissed. 1.6 I attach to my evidence relevant documents and also personal statements from members of the Community. 1.7 The evidence which I have prepared and provide for the appeal references APP/E2205/W/20/3259450, 20/3259462 and 20/3259465 in this proof of evidence is true and has been prepared and is given in accordance with the guidance of my professional institution and I confirm that the opinions expressed are my true and professional opinions. 4/82 Proof of Evidence – Former Wye College sites Wye with Hinxhill Parish Council 2 SITE AND SURROUNDING AREA 2.1 The following section provides an overview of the site together with its immediate and wider context. The Appeal Sites Wye College (Appeal A) 2.2 The appeal sites form three areas of land and buildings that were all previously associated with Wye College. 2.3 The western most site is part of the former Wye College and it extends to 1.14ha being located at the junction of the High Street and Olantigh Road, Wye. It is one of a number of areas of buildings and land that previously formed the College, dispersed across Wye and its outskirts and I refer to some of these in describing the other two appeal sites. 2.4 The appeal site itself comprises a number of buildings of varying ages, but with the oldest dating back to c.1445. Those to the south of the appeal site generally are arranged around quadrangles and are older, whilst those to the north are more modern buildings with yards between them. 2.5 The site is split broadly west-east by a public footpath that links the public footpath that crosses the grounds of St Gregory and St Martins’ Church and its extension broadly northwards between part of the site and the allotments to the west. 2.6 The existing buildings to the south of this footpath occupy significant parts of the site with an extensive built frontage to the west and north. The western frontage is punctuated by window openings that look across the adjoining churchyard, some of which have obscured glazing. There is a gap in this frontage, other than the boundary wall, formed by the open garden to the north of the Latin School. 2.7 To the High Street frontage the buildings have an irregular building line and step back from the southern boundary where the main entrance doors are. Here there is a carriage sweep; presumably for dropping people off. 2.8 On the corner of the High Street and Olantigh Road the buildings are set back behind a boundary wall and lawned area, with circular fountain. To the north of 5/82 Proof of Evidence – Former Wye College sites Wye with Hinxhill Parish Council the public footpath the nature of the buildings changes. On the frontage there is a short terrace of four houses, with a date stone of 1904. 2.9 The northern boundary is irregular and forms the edge of the buildings to the north, that whilst within the same ownership are outside this appeal site boundary. The residual boundary of the appeal site is where it returns along the public footpath, back towards the churchyard and comprises a tall beech hedge. 2.10 The heritage aspects are described in more detail in the evidence of Ms Kit Wedd. 2.11 The most important buildings are Grade I, Grade II* and Grade II. Part of the site also benefits from being a designated Scheduled Ancient Monument, with its below ground archaeological remains. 2.12 The appeal site is located within the Wye Conservation Area, designated in October 1996. 2.13 The Latin School building in the south west corner of the appeal site was designated an Asset of Community Value (ACV) in June 2017. Whilst outside the appeal site the green to the south, on the highway of The Green, was also designated an ACV. There is a synergy between these two areas. Occupation Road 2.14 The second appeal site lies to the east of the first appeal site and to the north of Occupation Road. The westernmost part is partly occupied by a range of commercial glass houses and poly tunnels and small single storey modern buildings previously used for horticultural activities and research by the former Wye College. The southern part of this area has a pedestrian entrance from Occupation Road and formed the entrance to WyeBugs. 2.15 The central part of the site is identified as the Weather Station Field with a small louvered wooden weather station. The easternmost part (proposed grazed paddock) is identified as Strawberry Field. To the north in part lies the playing fields of Wye School; to the east of the site lies open countryside; to the west lies the Wye Free School; and to the south of Occupation Road a mix of small business units, dwellings and horticultural uses. Olantigh Road 2.16 The third appeal site is the most northern and located the furthest from the centre of Wye. The site comprises a previously developed site lying outside the built 6/82 Proof of Evidence – Former Wye College sites Wye with Hinxhill Parish Council confines of Wye and centres around the former ADAS offices/laboratory building and associated outbuildings and greenhouses. The buildings were formerly used by ADAS (Agricultural Development and Advisory Service) until subsequently used as administrative buildings until 2009.
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