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Land West of Freight Lane, Cranbrook, Kent (Site Ref. 396) Persimmon

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Land West of Freight Lane, Cranbrook, Kent (Site Ref. 396) Persimmon Land West of Freight Lane, Cranbrook, Kent (Site Ref. 396) Persimmon Homes South East Representations on the Tunbridge Wells Borough Council Draft Local Plan (Regulation 18 Consultation) November 2019 PRODUCED BY PERSIMMON HOMES SOUTH EAST SCHOLARS HOUSE 60 COLLEGE ROAD MAIDSTONE ME15 6S Contents 1. Introduction 2. Land West of Freight Lane a. Site & Surroundings b. SHELAA c. Design Principles d. Development Proposals e. Delivery 3. Development Strategy 4. Major Development in the AONB 5. Development Management Policies 6. Summary & Conclusion 2 1. Introduction These representations have been prepared by Persimmon Homes in response to the Tunbridge Wells Borough Council Draft Local Plan (Regulation 18 Consultation). Persimmon Homes have several interests within Tunbridge Wells Borough which are being promoted through the Local Plan process including land at Paddock Wood, land at Horsmonden and land at Cranbrook. These representations have been prepared in respect of land west of Freight Lane, Cranbrook, hereafter referred to as ‘the Site’. Separate representations have been made in respect of our other sites. Land West of Freight Lane The Site is located in a sustainable location on the south eastern edge of Cranbrook, within walking distance of the town’s services and facilities. The Site extends to approximately 6ha and comprises agricultural land. The Site is bound by existing development to the north-east, an allocated and committeed development site to the north-west. Whilst agricultural land is situated to the south, the Site boundaries are well enclosed by existing trees and hedgerows. The Site can thereby accommodate a sensitive extension to Cranbrook delivered in accordance with AONB Design Guidance to accommodate approximately 100 dwellings in a series of ‘farmsteads’ within extensive landscaping. Structure These representations are structured as follows: • Section 2 provides a detailed overview of the Site and surroundings and the development potential of the site; • Section 3 sets out an analysis of the development strategy as currently conceived, identifying several risks to ‘soundness’ and setting out how these can be overcome through the allocation of the Site; • With reference to NPPF paragraph 172 Section 4 demonstrates that, whilst the Site is situated within the AONB, major development is acceptable. • Section 5 provides commentary on the development management policies in the Draft Plan • Section 6 provides a summary and conclusion. 3 4 2. Land West of Freight Lane Site & Surroundings The Site is located on the south western edge of Cranbook, approximately 600m from the centre of the town and within the High Weald AONB. The Site extends to approximately 6ha and comprises an irregular shape field, defined by Freight Lane along the southern boundary and the Crane Brook along the northern boundary. The sight slopes from southern boundary down towards the Crane Brook along the northern edge. Situated directly to the north west of the Site is the Brick Kiln Farm development site, which is delivered by Persimmon Homes under Planning Permission Reference 16/502860/OUT. Situated directly to adjacent to the north east corner of the Site are a cluster of properties along Freight Lane and a large residential neighbourhood of predominantly post war housing beyond that. There are small cluster, a farmstead, of properties situated immediately to the south of site accessed via a private drive (known as Mount Ephrain). Agricultural land is situated to the south of the site. The Site comprises open agricultural land which is given over to grazing. The southern, eastern and western boundaries of the site are defined by existing trees and hedgerows. Along the northern edge of the Site is a woodland belt, through which the Crane Brook runs; part of the woodland belt is designated as an Ancient Woodland. There is an established farm track which connects the site to the adjacent field to the north which is being developed for residential; the track does not pass through the Ancient Woodland. There are two public rights of way that pass through the site (WC96 and WC95). In addition WC118A runs along Freight Lane and WC116 runs along the southern boundary of the Site. The established hedgerows and trees along the boundaries of the site screen views into the site. As such the Site is well enclosed with limited views from the wider countryside. The Site is well related to the town and the adjacent development site. Strategic Housing Economic Land Availability Assessment The Site has been assessed as part of the Strategic Housing and Economic Land Availability Assessment under Site Reference 396. The assessment notes that the Site is ‘available’. The assessment notes that the Site is ‘achievable’. It is noted that the Site “would make a logical extension of an existing allocation adjacent”. With regard to ‘suitability’ the assessment it suggests the Site is neutral when considered in isolation but negative when considered alongside the adjacent development site: • ‘Individually’ the analysis suggests that individually, whilst the site would “score negatively in landscape terms” this is balanced by the housing provision; 5 • ‘When considered with the wider (adjacent) site allocation AL/CRS9’ the assessment concludes that the “site area is relatively large so would contribute significant benefits to housing numbers but is scored highly negatively for many environmental objectives to reflect the sensitive features that are at risk.” Whilst it is accepted that the Site has a degree of sensitivity in landscape terms, we consider that a sensitively designed development can protect and enhance the important landscape features. Set out below are several design principles which will ensure the Site is designed sensitively. Design Principles Having regard to the character and appearance of the Site and the surrounding area, the following key development principles have been identified for the site: • Provide a mixture of private and affordable housing to meet local housing needs. • Provide a well-connected residential neighbourhood with strong links to the town centre and wider area: o Provide a vehicular connection to the A229 through from the adjacent development site. o Enhance existing Public Rights of Way to provide improved pedestrian and cycle connections to the wider area. • Respect and enhance the character and appearance of the wider AONB landscape: o Retain and enhance the existing trees and hedgerows along the Site boundaries to ensure the Site remains visually enclosed from the wider countryside. o Protect and enhance the Ancient Woodland along the northern boundary of the Site, including providing a 15m no development buffer. o Respond positively to the Mount Ephrian Farmstead through the sensitive landscape design and architecture. Development Proposals Persimmon Homes have worked closely with Tunbridge Well Borough Council to design a scheme for 180 dwelling on the adjacent site which relates well to the Cranbrook and also respects the character and appearance of the AONB. At this early stage a scheme for this Site has not yet been prepared for the Site. However the Design Principles identified above define the broad parameters within which the development would be delivered. Within these parameters we anticipate we could deliver a high quality scheme for approximately 100 units within an extensive Green Infrastructure Framework. 6 Delivery Persimmon Homes anticipate that development of the adjacent site will commence in summer/autumn 2020 and will take approximately 3 years to build out, completing in summer/autumn 2023. Should this site be allocated as part of the new Local Plan in winter 2021, detailed planning approval for the Site could reasonably be expected to be achieved within 18 months. This would allow the development to commence in summer/autumn 2023. In summary, as Persimmon will already have a presence on the adjacent land, the Site could deliver units in the early part of the plan period, making an important contribution to the housing trajectory. Summary In summary, the Site is a situated in a demonstrably sustainable location. Whilst the Site is subject to some limited environmental constraints, these can be mitigated through careful design and the delivery of a comprehensive green infrastructure scheme. 7 3. Development Strategy Persimmon Homes recognises that accommodating the housing requirement for Plan period is challenging given that much of the Borough is constrained by either the High Weald AONB and/or the Metropolitan Green Belt. Persimmon Homes further acknowledges the broadly proactive approach that the Council has taken to accommodating their growth requirements within a comparatively constrained area. Most notably we are entirely supportive of the proposed large scale expansion of Paddock Wood, given that the settlement is already a sustainable locations (see Settlement Role & Function Study). The proposed expansion allows the existing sustainability advantages of this location to be leveraged to deliver significant growth. Despite the broadly proactive approach that has been taken, Persimmon Homes is concerned that the proposed distribution of growth is not ‘sound’ in three important respects: • Firstly, several comparatively unsuitable and unsustainable sites around Cranbrook have identified as draft allocations at the expense of alternative more sustainable locations (include the Site); • Secondly, insufficient growth has been directed Cranbrook as a whole, with too much growth allocated
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