CHARING NEIGHBOURHOOD PLAN
DRAFT CHARING NEIGHBOURHOOD PLAN
2011 – 2030
CHARING – THE FUTURE VIEW
FINAL DRAFT [reference 6a (8)] PLAN (DECEMBER 2019) FOR REGULATION 14 CONSULTATION, AS DEFINED BY THE NEIGHBOURHOOD PLANNING (GENERAL) REGULATIONS, 2012
1 1 INTRODUCTION
Neighbourhood Development Plans come out of the Government’s determination to ensure that local communities are closely involved in the decisions which affect them. The Charing Neighbourhood Development Plan has been developed to establish vision and objectives for the parish and to help deliver the local community’s aspirations and needs for the period up to 2030. Unlike the Charing Parish Plan, 2008, upon which it builds, our Neighbourhood Development Plan is a statutory document that will be incorporated into the Borough planning frameworks and must be used by Ashford Borough Council (ABC) to determine planning applications.
Our Plan has been developed from the combined efforts of parishioners, volunteers, the Neighbourhood Plan Steering Committee (NPSC), and the Charing Parish Council (CPC) to ensure that local opinion was at the centre of the Plan. A wide range of processes were used in formulating this Plan in order to influence the well-being, sustainability, and long-term preservation of our rural community. Every effort, therefore, has been made to ensure that the policies contained in this document reflect the consensus view of parishioners.
This Neighbourhood Plan has many benefits for the residents of the Parish of Charing by converting their genuine needs into sound policies as well as some important recommendations for CPC and ABC, including: Protecting Charing village, Charing Heath and Westwell Leacon from uncontrolled, large scale, or poorly placed development. Spreading new development, wherever possible, across smaller sites to avoid village character damage resulting from large scale estates. Minimising incursion into open countryside and avoiding adverse impact on the Kent Downs Area of Outstanding Natural Beauty (AONB) and Heritage Assets.
2 Ensuring that new development is sympathetic to and improves the look and feel of the village and the two settlements and that the recommendations of the Parish Design Statement, 2002 are preserved. Providing new houses to enable existing residents to downsize and remain in the parish and younger people/first-time buyers/renters to secure a place to live. Promoting the prospects of existing business and creating opportunities for new business through highlighting locations suitable for business development. Identifying the potential to improve: infrastructure, especially parking; road and pedestrian safety; community meeting space; health facilities; local environment; and travel and transport. Promoting tourism, and especially preserving a vibrant High Street. Giving the village the potential to access S106 and/or Community Infrastructure Levy funding to improve village and parish facilities.
This Draft will be available for review by parishioners in hard copy at a number of locations which will be announced on the parish council website, notices and through social media. It will also be available on the Parish Council Website.
The CPC would like to thank all of the committee members, volunteers, the Administrator and experts (see project 113) who have worked tirelessly to enable this Plan to be made. In addition we thank Groundwork UK and Village SOS (see projects 101 and 102) for grants which enabled this plan to be completed. In addition we thank those businesses in the area that contributed finance and gifts to promote neighbourhood plan activities.
For ease of readership, a list of acronyms used may be found in Appendix A.
Dr Hugh Billot Chair, Neighbourhood Plan Steering Committee
3 2 CONTENTS
Sections:
1 INTRODUCTION ...... 2 2 CONTENTS ...... 4 Sections: ...... 4 Pictures: ...... 8 Tables: ...... 9 2.1 LIST OF POLICIES ...... 9 3 PREPARING THE PLAN ...... 11 3.1 PURPOSE ...... 11 3.2 SUBMITTING BODY ...... 11 3.3 NEIGHBOURHOOD AREA ...... 12 3.4 THE NEIGHBOURHOOD PLAN STEERING COMMITTEE ...... 13 3.5 TASK GROUPS ...... 13 3.6 VOLUNTEERS ...... 13 3.7 PROJECTS/EVIDENCE BASE AND CONSULTATION STATEMENT ...... 14 3.8 THE CONTEXT ...... 15 3.9 PLAN PERIOD, MONITORING AND REVIEW ...... 18 4 COMMUNITY ENGAGEMENT ...... 18 4.1 SENSE OF COMMUNITY ...... 18 4.2 COMMUNITY ENGAGEMENT ...... 19 4.2.1 NEIGHBOURHOOD PLAN LAUNCH ...... 20 4.2.2 ENGAGEMENT WORKSHOPS ...... 21 4.2.3 COMMUNITY QUESTIONNAIRES ...... 22 4.2.3A COMMUNITY SURVEY (PARISH WIDE) ...... 22 4.2.3B POPPYFIELDS SURVEY ...... 23 4.2.3C FACILITIES SURVEY ...... 23 4.2.3D SURVEY OF TRADERS IN AND AROUND THE HIGH STREET ...... 23 4.2.3E BUSINESS GROWTH AND DECLINE SURVEY 2017 ...... 24 4.2.3F VILLAGE CONFINES ...... 24 4.2.3G NEW COMMUNITY FACILITY AT PARSONS MEAD ...... 24 4.2.4 A VISION AND OBJECTIVES WORKSHOP ...... 24 4.2.5 EXHIBITIONS ...... 28 4.3 PUBLICITY ...... 29 5 CHARING, CHARING HEATH AND WESTWELL LEACON – THE PARISH...... 29 5.1 LOCATION ...... 29 5.2 CONNECTIVITY ...... 31 5.3 DEMOGRAPHICS ...... 32 5.4 THE HISTORIC VILLAGE OF CHARING ...... 33 5.5 CHARING HEATH ...... 36 5.6 WESTWELL LEACON ...... 37 5.7 THE ARCHBISHOP’S PALACE ...... 37 5.8 LANDSCAPE ...... 40 5.8.1 AREA OF OUTSTANDING NATURAL BEAUTY (AONB) ...... 40
4 5.8.2 QUARRYING AND MINERALS IN CHARING ...... 44 5.8.3 GROUNDWATER PROTECTION ZONES ...... 46 5.8.4 SITES OF SPECIAL SCIENTIFIC INTEREST, WILDLIFE SITES, & NATURE RESERVES . 47 Sites of Special Scientific Interest ...... 47 Local Wildlife Sites ...... 47 Roadside Nature Reserves ...... 48 5.9 HERITAGE AND CHARACTER ASSESSMENT ...... 48 6 VISION AND OBJECTIVES ...... 48 6.2 RECOMMENDATIONS ...... 53 7 NEIGHBOURHOOD PLAN POLICIES ...... 53 7.1 COMMUNITY WELL-BEING POLICIES ...... 53 7.1.1 THE OAK PUBLIC HOUSE, AN ASSET OF COMMUNITY VALUE...... 55 7.1.2 COMMUNITY FACILITIES (SPORTS, SOCIAL, AND RECREATIONAL) ...... 56 7.1.3 INFRASTRUCTURE AND UTILITIES...... 59 7.1.4 NEW BURIAL GROUND...... 61 7.1.5 COMMUNICATIONS INFRASTRUCTURE ...... 63 7.1.6 SURVIVAL OF THE HIGH STREET/SHOPPING ...... 63 7.1.7 HEALTH AND HEALTH CARE ...... 68 7.1.8 EDUCATION ...... 70 7.1.9 RECREATION – SKATE PARK ...... 72 7.1.10 COMMUNITY WELLBEING ...... 73 7.2 TRAFFIC AND TRANSPORT POLICIES ...... 74 7.2.1 INTRODUCTION ...... 74 7.2.2 TRAFFIC CONGESTION ...... 83 7.2.3 TRAFFIC MANAGEMENT ON THE A20 ...... 83 7.2.4 TRAFFIC MANAGEMENT STATION ROAD/PLUCKLEY ROAD ...... 84 7.2.5 TRAFFIC MANAGEMENT CHARING HILL/A252...... 84 7.2.6 PEDESTRIAN FOOTWAYS ...... 85 7.2.7 RESIDENTIAL CAR PARKING SPACES ...... 86 7.2.8 CHARING VILLAGE PARKING ...... 86 7.2.9 CYCLE ROUTES ...... 87 8 EMPLOYMENT CREATION AND BUSINESS DEVELOPMENT ...... 88 8.1 Employment data ...... 88 8.2 LOCATIONS FOR NEW BUSINESS ...... 90 8.3 INNOVATIVE COMMERCIAL DEVELOPMENT AND RETENTION OF EXISTING BUSINESS ZONES ...... 90 8.4 NEW COMMUNITY CENTRE WITH INTEGRATED BUSINESS UNITS ...... 91 9 COUNTRYSIDE AND ENVIRONMENT ...... 93 9.1 KEY CHARACTERISTICS FOUND IN CHARING ...... 95 9.2 THE VILLAGE ...... 96 9.3 LISTED BUILDINGS...... 99 9.4 NON-DESIGNATED ASSETS ...... 101 9.5 PUBLIC GREEN SPACES ...... 102 9.7 VIEWS ...... 108 10 HOUSING ...... 109 10.1 HOUSING NEEDS (PARISHIONER VIEWS) ...... 110
5 10.1.1 VIEWS OBTAINED FROM THE COMMUNITY QUESTIONNAIRE (type of dwelling) ...... 111 10.1.2 VIEWS OBTAINED FROM THE COMMUNITY QUESTIONNAIRE (nº of new dwellings) ...... 112 10.2 HOUSING NEEDS – INDEPENDENT STUDY BY CONSULTANCY AECOM ...... 115 10.3 HOUSES CONSTRUCTED IN THE PLAN PERIOD ...... 117 10.4 ESTIMATED NUMBER OF NEW HOUSES TO BE CONSTRUCTED IN THE PLAN PERIOD ...... 118 10.5 SITE ASSESSMENTS ...... 121 10.5.1 CALL FOR SITES ...... 122 10.5.2 SITE ASSESSMENT CRITERIA ...... 123 10.5.3 SITES ASSESSMENTS REPORT ...... 125 10.6 MEETING THE LOCAL PLAN OBJECTIVELY-ASSESSED HOUSING NEED (OAN) ...... 128 10.7 HOUSING POLICIES ...... 128 10.7.1 HOUSING ALLOCATIONS ...... 129 10.7.2 ALLOCATIONS IN CHARING VILLAGE ...... 129 10.7.3 ALLOCATIONS IN CHARING HEATH ...... 134 10.7.4 HOUSING POLICIES – SIZE OF NEW DEVELOPMENTS ...... 137 10.7.5 AFFORDABLE HOUSING ...... 138 10.7.6 TYPE AND SIZE OF NEW HOUSES ...... 139 10.7.7 RETIREMENT HOUSING PROVISION ...... 143 10.7.8 MIXED DEVELOPMENT...... 143 10.7.9 HOUSING POLICY, CHARING HEATH ...... 144 10.7.10 VILLAGE CONFINES ...... 144 10.7.11 HOUSING OUTSIDE THE CHARING VILLAGE CONFINES ...... 149 10.7.12 INFILL ...... 150 10.7.13 DEVELOPMENT IN GARDENS ...... 150 10.7.14 Development on groundwater protection zones ...... 151 11 DESIGN POLICIES ...... 151 11.1 PARISHIONERS VIEWS ...... 152 11.2 THE AECOM HERITAGE AND CHARACTER ASSESSMENT ...... 153 11.3 THE CHARING PARISH DESIGN STATEMENT ...... 153 12 CREATING A STRONG, VIBRANT, AND HEALTHY SUSTAINABLE PARISH ...... 158 12.1 INCREASED VILLAGE PARKING ...... 161 12.2 THE COMPREHENSIVE FLAGSHIP PROGRAMME - COMMUNITY HALL AND ASSOCIATED FACILITIES AT PARSONS MEAD INCLUDING A NEW CAR PARK ...... 162 12.2.1 THE SITE ...... 162 12.2.2 OBJECTIVES ...... 163 12.2.3 FLAGSHIP PROGRAMME COMPONENTS ...... 163 12.2.3A A NEW COMMUNITY HALL ...... 164 12.2.3B COMMUNITY HEALTH CENTRE ...... 165 12.2.3C EDUCATION AND TRAINING ...... 166 12.2.3D ADMINISTRATIVE AND PARISH CLERK’S OFFICE ...... 166 12.2.3E PARISH ARCHIVES ...... 166 12.2.3F PARISH COUNCIL CHAMBER ...... 166 12.2.3G BUSINESS UNITS INTEGRAL TO NEW COMMUNITY CENTRE...... 166 12.3 CYCLE AND FOOTPATH FROM CHARING HEATH TO CHARING ...... 168
6 12.4 NEW GREEN CEMETERY ...... 168 12.5 NEW SKATEBOARD PARK ...... 168 12.6 NEW EMPLOYMENT/BUSINESS OPPORTUNITIES ...... 168 12.7 AIR-QUALITY MONITORING ...... 169 13 CONCLUSIONS ...... 169 APPENDIX A: ABBREVIATIONS ...... 171 APPENDIX B: PROJECTS/EVIDENCE BASE AND CONSULTATION STATEMENT ...... 172 APPENDIX C: ASHFORD LOCAL PLAN POLICIES ...... 174 APPENDIX D: LINKING VISION, OBJECTIVES AND POLICIES ...... 175 COMMUNITY WELLBEING ...... 175 TRAFFIC AND TRANSPORT ...... 179 EMPLOYMENT CREATION AND BUSINESS DEVELOPMENT ...... 181 ENVIRONMENT AND COUNTRYSIDE INCLUDING HERITAGE ...... 182 HOUSING ...... 184 APPENDIX E: RECOMMENDATIONS ...... 187 Parish Facilities ...... 187 Traffic and Transport ...... 187 Employment and Job Creation ...... 189 Tourism ...... 189 Education ...... 189 Housing ...... 189 APPENDIX F: REFERENCES ...... 190
Figures: Figure 1: Charing parish boundary ...... 12 Figure 2: footpaths in the parish of Charing...... 31 Figure 3: quarry sites, past and present ...... 45 Figure 4: Groundwater Protection Zones in Charing (screenshot taken from Environment Agency Website) ...... 47 Figure 5: parishioners’ views on housing needs gained from the community questionnaire ...... 112 Figure 6: number of houses over the next 20 years ...... 114 Figure 7: major development sites in Charing village ...... 120 Figure 8: proposed site plan for development at Parsons Mead ...... 133 Figure 9: land north-west of swan street, Charing Heath ...... 134 Figure 10: land next to Crofters ...... 135 Figure 11: land at Church Hill ...... 135 Figure 12: type of homes needed with preferences ...... 141 Figure 13: Charing confines ...... 146 Figure 14: Charing Heath confines ...... 147 Figure 15: important issues when building ...... 152 Figure 16: Parsons Mead in village setting ...... 162
7 Pictures: Picture 1: vision & objectives workshop (preparation) ...... 25 Picture 2: vision & objectives (at work) ...... 26 Picture 3: vision & objectives workshop (registration and register of attendance) ...... 27 Picture 4: Sherbourne House in the High Street ...... 35 Picture 5: The Old House in Station Road ...... 35 Picture 6: The Archbishop’s Palace ...... 39 Picture 7: Typical farming scene (Wheler south fields) ...... 42 Picture 8: view of the north downs aonb looking north east from the church tower ...... 44 Picture 9: Workboards at Vision and Objectives Workshop ...... 51 Picture 10: Arthur Baker playing fields ...... 57 Picture 11: skate park at Arthur Baker playing fields ...... 58 Picture 12: tennis courts at Arthur Baker playing fields ...... 58 Picture 13: children’s playground at Arthur Baker playing fields ...... 59 Picture 14: Charing cemetery ...... 62 Picture 15: high street shops – post office ...... 64 Picture 16: high street shops – micro pub Bookmakers Arms ...... 65 Picture 17: parking in the High Street ...... 66 Picture 18: parking in the High Street ...... 66 Picture 19: shops in the high street ...... 67 Picture 20: Charing surgery and pharmacy ...... 70 Picture 21: Charing primary school (old part) ...... 71 Picture 22: Charing primary school (modern part) ...... 71 Picture 23: the lights-controlled crossing to the east of A20 crossroads with Station Road and High Street ...... 77 Picture 24 shows that HGVs are directed south from the A20 into Station Road ...... 78 Picture 25: entrance into Station Road from A20 ...... 79 Picture 26: new community centre at Repton ...... 92 Picture 27: Smarden Charter Hall ...... 93 Picture 28: view of Charing from the North Downs Ridge ...... 97 Picture 29: Charing village centre ...... 97 Picture 30: Charing village in the setting of the North Downs AONB ...... 98 Picture 31: church of St. Peter and St. Paul ...... 100 Picture 32: Clewards meadow ...... 104 Picture 33: the Arthur Baker playing fields ...... 105 Picture 34: the Alderbeds ...... 106 Picture 35: Parsons Mead site ...... 131 Picture 36: land next to Burleigh Bungalow ...... 132 Picture 37: artistic impressions of new hall and floor layout ...... 165
8 Tables: Table 1: policy classification and coding ...... 53 Table 2: number of vehicles in parish of Charing 2011...... 75 Table 3: parking survey - numbers and occupancy analysed by weekday/Saturday and off street/on street ...... 80 Table 4: number of businesses in Charing parish at start of 2018 and lost businesses over last five years ...... 88 Table 5: number of businesses by size in Charing parish...... 89 Table 6: revised draft Local Plan ...... 110 Table 7: number of houses built and planning approvals in Charing, by type, over the period 1996 to 2017 ...... 117 Table 8: projected housing growth over the period 2011 to 2030 ...... 119 Table 9: summary of site assessment outcomes ...... 125 Table 10: Charing house prices compared to Ashford and Kent, 2018 ...... 140
2.1 LIST OF POLICIES
C1 Assets of Community Value C2 New Community Centre and Improved Sports Facilities C3 Infrastructure and Facilities C4 New Burial Ground C5 Communications Infrastructure C6 Shopping C7 Health and Health Care C8 Education C9 New Skate Park C10 Contributions to New Infrastructure and Facilities
T1 Traffic Congestion T2 Traffic Management on the A20 T3 Traffic Management Station/Pluckley Roads T4 Traffic Management Charing Hill/A252 T5 Pedestrian Footways T6 Residential Car Parking Spaces T7 Charing Village Parking
9 EC1 Locations Allocated for New Business Units (commercial and industrial) EC2 Mixed Use Developments EC3 Protection of existing Commercial/Industrial Zones
E1 Historic Environment E2 Listed Buildings and Non-Designated Heritage Assets E3The Archbishop’s Palace E4 Designation of Green Spaces in the Parish E5 Green Space Development E6 Development in the AONB E7 Landscape Strategy E8 Ecological Impacts E9 Views
H1 Allocation of Housing Sites in Charing Village H2 Allocation of Housing Sites in Charing Heath H3 Size of new developments H4 Affordable Housing H5 Local Housing Needs H6 Local Needs Housing on Exception Sites H7 Size of Homes H8 Lifetime Home Standards H9 Mixed Development H10 Housing in Charing Heath H11Infill Development in Charing Village H12 New Development, including Extensions, Outside Village Confines H13 Development in Gardens H14 Development on Groundwater Protection Zones
D1 Good Design D2 Imaginative and Innovative Design D3 Street Furniture D4 Dark Skies
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3 PREPARING THE PLAN
3.1 PURPOSE
In April 2012 the Localism Act 2011 amended the Town and Country Planning Act 1990, introducing new rights and powers to allow local communities to shape new development in their community by preparing a Neighbourhood Development Plan which can establish general planning policies for the development and use of land in the neighbourhood. This document is a Neighbourhood Development Plan as defined by the Town and Country Planning Act 1990.
3.2 SUBMITTING BODY
The Neighbourhood Development Plan (the Plan) is submitted by CPC, which is a qualifying body as defined by the Localism Act 2011.
11 3.3 NEIGHBOURHOOD AREA
The Plan applies to the Parish of Charing in Ashford Borough, Kent, as shown in Figure 1, in accordance with part 2 of the Regulations.
Figure 1: Charing parish boundary
Ashford Borough Council (ABC), the local planning authority, published the application from the CPC and advertised a consultation period beginning on 18th March 2016 and ending on 29th April 2016. The application was approved by the Cabinet of ABC on 31st May 2016 and the Parish designated as the Neighbourhood Area (NA).
CPC confirms that this Plan: 1. relates only to the Parish of Charing and to no other Neighbourhood Areas; and 2. is the only Neighbourhood Development Plan in the designated area. No other Neighbourhood Development Plan exists nor is in development for part or all of the designated area.
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3.4 THE NEIGHBOURHOOD PLAN STEERING COMMITTEE
At an early stage after the launch, a Steering Committee was established. Its terms of reference (project 104) stated its objectives as: To prepare a neighbourhood plan for the parish of Charing To promote or improve the social, economic and environmental well-being of the parish. The terms of reference also dealt with: purpose; membership; officers; meetings; finances; and changes to the constitution.
The committee has met throughout the planning process as needed to deal with issues of importance.
3.5 TASK GROUPS
A number of formal and informal task groups have been used during the process. These have included: Preparation of the community questionnaire and a number of smaller and more specific questionnaires. Establishing village confines for Charing. Assessing the growth in housing year by year over the last twenty years. Keeping track of housing built and planned for the plan period. Heritage and village character assessment. Analysing workshop outcomes. Assessing impact of exhibitions.
3.6 VOLUNTEERS
Volunteers were sought at all public events, by advertising in articles in the Parish Magazine, by word of mouth, and through personal contacts. Over fifty volunteers have been involved at different stages of the process. Maintaining engagement and full participation has
13 not always been easy and the type of activity has often been the determinant of continued involvement. The Administrator kept a record of all volunteers and the type of project/event work they would prefer to engage in (project 108). We were fortunate to have some keen photographers and they have taken many photographs, a selection of which have been incorporated into this Plan report (see project 109). A photographic library has been created.
3.7 PROJECTS/EVIDENCE BASE AND CONSULTATION STATEMENT
The analysis, objectives, and proposals in this Neighbourhood Plan have drawn on a variety of sources/evidence including: Population, employment, housing, health, and vehicle ownership details were obtained largely from the Office of National Statistics and Action with Communities in Rural Kent. Housing need was determined from an independent survey undertaken by AECOM (project 103), Action with Communities in Rural Kent, and views of residents gained during public consultation and via a community-wide questionnaire. Life in the village was obtained from previous appraisals and plans, views of residents expressed at public meetings, workshops, and through the community and other questionnaires. Information regarding important amenities was obtained through specific projects undertaken by volunteers and other principals in the planning process as well as from residents primarily through the community questionnaire. Landscape information was obtained primarily from the Kent Downs Area of Outstanding Natural Beauty, the Department of the Environment and the Heritage and Character Assessment undertaken by AECOM. Water and drainage data was obtained from water companies and the Department of the Environment, and from a
14 Hydrological Appraisal of Charing’s Future undertaken by Water Resource Associates, February 2018 (project 131). A wide range of projects undertaken by task groups to collect data relevant to the issues established at the launch and workshops. The results of the projects are to be found in bound evidence books. A summary of projects undertaken may be found in Appendix B.
3.8 THE CONTEXT
The Charing Neighbourhood Development Plan must: 1. have appropriate regard to national planning policy 2. contribute to sustainable development 3. be in general conformity with strategic policies in the development plan for the local area and as a result the following strategic policies within the Ashford Local Plan need to be adhered to. They are
SP1 Strategic Objectives SP2 Strategic Approach to Housing Delivery SP3 Strategic Approach to Economic Development SP4 Delivery of Retail and Leisure Needs SP6 Promoting High Quality Design SP7 Separation of Settlements S55 (ex S28) Charing – Northdown Service Station, Maidstone Road S55 (ex S29) Charing – Land south of the Arthur Baker Playing Fields S55 Charing – Land adjacent to Poppyfields
HOU1 Affordable housing HOU2 Local needs / specialist housing HOU3a Residential windfall development within settlements HOU5 Residential windfall development in the countryside
15 HOU6 Self and Custom Built Development HOU7 Replacement dwellings in the countryside HOU8 Residential Extensions HOU9 Standalone annexes HOU10 Development of residential gardens HOU11 Houses in Multiple Occupation HOU12 Residential space standards internal HOU14 Accessibility standards HOU15 Private external open space HOU16 Traveller Accommodation HOU17 Safeguarding existing Traveller sites HOU18 Providing a range and mix of dwelling types and sizes
EMP1 New employment uses EMP2 Loss or redevelopment of Employment Sites and Premises EMP3 Extensions to employment premises in the rural area EMP4 Conversions of rural buildings to non-residential uses EMP5 New employment premises in the countryside EMP6 Promotion of Fibre to the Premises (FTTP) EMP10 Local and Village Centres EMP11 Tourism
TRA3a Parking Standards for Residential Development TRA3b Parking Standards for Non Residential Development TRA4 Promoting the local bus network TRA5 Planning for Pedestrians TRA6 Provision for Cycling TRA7 The Road Network and Development TRA8 Travel Plans, Assessments and Statements TRA9 Planning for HGV movements
16 ENV1 Biodiversity ENV3a Landscape Character and Design ENV3b Landscape Character and Design in the AONBs ENV4 Light pollution and promoting dark skies ENV5 Protecting important rural features ENV6 Flood Risk ENV7 Water Efficiency ENV8 Water Quality, Supply and Treatment ENV9 Sustainable Drainage ENV10 Renewable and Low Carbon Energy ENV11 Sustainable Design and Construction - Non- residential ENV12 Air Quality ENV13 Conservation and Enhancement of Heritage Assets ENV14 Conservation Areas ENV15 Archaeology
COM1 Meeting the Community's Needs COM2 Recreation, Sport, Play and Open Spaces COM3 Allotments COM4 Cemetery Provision
IMP1 Infrastructure Provision IMP2 Deferred Contributions IMP4 Governance of public community space and facilities
4. be compatible with EU obligations and human rights requirements
In addition there are a number of policies in the Ashford Local Plan which need to be read in conjunction with the policies in this Plan. These are listed in Appendix C.
17 3.9 PLAN PERIOD, MONITORING AND REVIEW
The Charing Parish Neighbourhood Plan will run from 2011 to 2030, aligning its period to the ABC Local Plan. It is, however, a response to the needs and aspirations of the local community as understood at the time this Plan is being developed and it is recognised that challenges and concerns may change over the plan period.
CPC, as the Neighbourhood Plan authority, will be responsible for maintaining and periodically revising the Plan to ensure relevance and to monitor delivery.
4 COMMUNITY ENGAGEMENT
Considerable effort throughout the Plan process has been devoted to engaging parishioners and this has enabled the development of ideas and plans for the future based on the expectations and requirements of parishioners.
4.1 SENSE OF COMMUNITY
The parish has a strong sense of community which is borne out by the number of societies in action and major village events.
There is a Farmers’ Market every Thursday in the Church Barn and coffee mornings are held every Wednesday in the Methodist Church. The Parish produces a monthly magazine. A neighbourhood watch scheme operates. There are a number of organisations that meet regularly throughout the year and which run fund raising events to ensure the ongoing success of village Christmas lights, summer fete and village picnic. Other societies include a senior citizens’ club, gardening, history, archaeology, knit and natter, the county ways quilters and the guild of players. Cubs, scouts, beavers and brownies are involved in the scout hut.
18 There is much emphasis on sport with an excellent Sports Club in the village. Sports include: bowls, cricket, football, badminton, and tennis. There are walking and gardening groups organised via the GP surgery aimed at improving residents’ health.
In the past the parish has undertaken local research and produced a number of documents, including The Charing Parish Appraisal, July 1997; Charing Parish Design Statement, 2002; and Charing Parish Plan 2008, which have supported community cohesion and brought greater understanding of parishioner aspirations and laid down some useful frameworks for developers. Important elements and recommendations in these documents found to be currently relevant to this Plan are included in the relevant policies.
4.2 COMMUNITY ENGAGEMENT
A Neighbourhood Plan is a new way of helping local communities to influence the planning of the area in which they live and work. It can be used to: Develop a shared vision for our parish Choose where new homes, shops, offices, and other development should be built Identify and protect important local green spaces Influence what new buildings should look like
In order to ensure that the community was always in the driving seat the CPC appointed a Parish Council Committee purely to concern itself with developing the Neighbourhood Plan. That committee appointed a Community Engagement Consultant who has given expert advice during the development of the plan. The committee also took advice from Village SOS and had a number of useful meetings with the local officer especially in terms of learning what works well. During the middle to end stages of the Plan, advice was taken from planning consultants. In addition, an Administrator was
19 appointed to record all meetings and relevant information, and assist with organising events and especially with communications.
It was determined that parishioners needed to be kept informed every step of the way and have every opportunity of inputting their thoughts, opinions and views at each stage of the process. Our community engagement process and events have been as follows.
4.2.1 NEIGHBOURHOOD PLAN LAUNCH
The Neighbourhood Plan was launched at four meetings in the parish. Meetings held at the parish hall on the morning and evening of Thursday 22nd September 2016; on the morning of Saturday 24th September 2016 and at the Memorial Hall at Charing Heath on the evening of 26th September 2016. The launch was extensively advertised with a flier delivered by volunteers to every house in the parish; notices on parish notice boards and the website; posters in shop windows (and some houses); banners in selected locations; and social media. In total, some 316 parishioners attended (see project 119).
20 At the meetings we ran an exercise to determine what attendees thought was working well, what needed improving and what were people’s dreams or vision for the future. A full report was produced and may be found in the Evidence folder (see project 136). Overall 641 responses were made; 190 related to what was working well; 241 concerning what needed to improve and 210 ideas for improvements in the future. The clear result was that much needed to be improved to benefit parishioners and the exercise helped to set the future agenda. Responses were categorised into six important themes, namely Improving the village character. Landscape, views and green spaces. Community facilities. Traffic, transport and parking. Housing including alternative sites and the village confines. Sustaining successful businesses in the High Street and capability to bring new business to Charing.
4.2.2 ENGAGEMENT WORKSHOPS
A community engagement workshop was held on 31st October 2016 which considered data already collected and determined how best to use it at further public meetings in terms of workshops.
The data collected at the launch was used to develop an agenda for workshops so that parishioners could develop their thinking further on key issues. Four workshops were held as follows: Charing Parish Hall morning and evening of Thursday 3rd November 2016. Charing Parish Hall morning of Saturday 5th November 2016. Charing Heath Memorial Hall evening 7th November 2016. The purpose behind the workshops was to provide feedback from the launch and to give everyone a chance to have their say on putting right what was not working well, present ideas to build on what is working well and influence what the future of the parish
21 should look like. 135 people attended these detailed workshops. Groups were formed and addressed the six key themes determined at the launch through the use of strengths, weaknesses, opportunities and threats (SWOT) analysis.
The full findings are detailed in project 137 and discussed in the appropriate sections of the Plan.
4.2.3 COMMUNITY QUESTIONNAIRES
A number of questionnaire surveys were undertaken during the planning process
4.2.3A COMMUNITY SURVEY (PARISH WIDE)
A task group of volunteers spent several months developing a questionnaire building on data already captured and introducing questions to gain a greater insight into parishioners’ views and opinions concerning a broad range of important issues.
The final questionnaire comprised 24 questions. They were grouped under sections, namely: General questions Housing Facilities Business and employment Personal questions
Two questionnaires were personally delivered to every household in the parish by volunteers. Residents from age 16 years were given the option of completing a hard copy and dropping it off at central points including the library, pharmacy and post office or completing on line. The process was completed in Spring 2017.
22 As an inducement to completing the questionnaire a range of prizes were offered from gift vouchers for use in local shops to gifts of wine and chocolates. Prizes in the main were donated by local businesses.
54% of households responded which was regarded as an excellent response. The key findings are discussed in the appropriate sections of the plan. The full report will be found in project 105.
4.2.3B POPPYFIELDS SURVEY
A survey of the residents of Poppyfields (the latest estate to be built in Charing) residents was undertaken in 2018 to obtain a wealth of views and information that would be helpful to ensure successful future large-scale development in Charing. The full report will be found in project 134.
4.2.3C FACILITIES SURVEY
This survey was carried out in September 2018. It was advertised on social media and email with paper copies available in the post office and library. In all 231 people responded. The main aim of this survey was to get an idea of the priority residents accorded to different facilities that could be funded, or part funded, by S106 money that should become available from the development on land south of the Swan and other coming developments. The full report is found in project 128.
4.2.3D SURVEY OF TRADERS IN AND AROUND THE HIGH STREET
During December 2016 a questionnaire survey was sent to all traders in Charing High Street and nearby locations. The main thrust of the response was that traders needed increased footfall and this could possibly be achieved by improving parking and making Charing a greater tourist attraction. See project 121.
23 4.2.3E BUSINESS GROWTH AND DECLINE SURVEY 2017
In 2017 a major survey of 83 businesses in the parish was undertaken, see project 112. A standard questionnaire was used to ensure consistent feedback and volunteers used the questionnaire at face-to-face meetings. The main findings were that 10 businesses had closed down and 65 jobs had been lost in the last five years. However some new jobs were identified but overall there was a net loss.
4.2.3F VILLAGE CONFINES
Towards the end of 2018 village confines were displayed at a major Exhibition in the Charing village and at Charing Heath where some interesting suggestions were made. This resulted in some adjustments as did ABCs adjusted approach to village confines. Revised village confines were drawn and put out for parishioner approval by use of both on-line surveys and hard copy via the post office which received strong approval (see project 158).
4.2.3G NEW COMMUNITY FACILITY AT PARSONS MEAD
An update document, on the new community hall, integrated business units, and car park, was provided to all attendees at the Annual Parish Meeting held on 30th April 2019. Each person was given the opportunity of making his or her views known in respect of this project. 72 people attended. Three completed the response document in support of the project and one person questioned the need as there are quite a few halls (see project 159).
4.2.4 A VISION AND OBJECTIVES WORKSHOP
Following on from the community questionnaire a vision and objectives workshop took place on 14th October 2017 with 51 people in attendance. The purpose was to draft visions for the future and
24 set objectives in order to inform the drafting of the Plan. Picture 1 shows the group at large preparing for action. Picture 2 shows the group in action and picture 3 shows registration taking place (used to confirm the level of engagement).
The vision and objectives workshop included presentations concerning parish demographics; outcome of the community questionnaire undertaken in March 2017; and a guide on how to produce vision and objectives. Picture 1: vision & objectives workshop (preparation)
25 Picture 2: vision & objectives (at work)
26 Picture 3: vision & objectives workshop (registration and register of attendance)
27 4.2.5 EXHIBITIONS
JULY 2017
A major exhibition was held in Charing on 21st July 2017 and in Charing Heath on 22nd July. In total 237 people attended, 184 in Charing and 53 in Charing Heath.
Information boards gave everyone an update on matters discussed at the workshops and a current position. There was also a detailed review of the findings of the community questionnaire. It was also another opportunity to enrol volunteers for the projects needed to collect evidence to support further the views and opinions expressed at previous events (see project 106). The event was publicised widely by dropping a flier into all households in the parish and placing banners in strategic locations.
NOVEMBER 2018
A further major exhibition was held over the period 16th to 17th November in the Parish Hall and on 19th November in the Memorial Hall, Charing Heath. Overall, some 166 people attended.
The chief purpose was to present the second draft NP to parishioners (the first draft was purely a structure document but the second draft was a fully-detailed 200 page document) through highlighting ideas for policies, projects and recommendations, and to present ideas for a new community hall with enhanced facilities, an adjoining new car park and integrated business units; a greenway from Charing to Charing Heath for use by pedestrians and cyclists; and proposed village confines for both Charing and Charing Heath. Additionally an updated map on planned housing developments and alternative sites was on display. All attendees were briefed at registration on how to respond by showing support for ideas by posting a green sticker on the idea or applying a red sticker if they were opposed to the idea.
28 There were also yellow stickers and post-it notes for those attending to comment on everything displayed. There was also a sealed box for those who wanted to comment but to do so privately.
Overall there was excellent support for all of the ideas, projects and recommendations contained in the second draft of the Plan and quite a lot of other thoughts were collected to help hone the final draft. To assist with that process a 16 page detailed analysis was produced which also included input from CPC and Steering Committee members (see Project 127).
4.3 PUBLICITY
A number of media formats were used. Parish Notice Boards, the Parish website and the Parish Magazine are the traditional communication/publicity media and were regularly used. Fliers were delivered to parishioner’s houses; notices were put in shop windows and houses in prominent locations. Banners were put up in strategic locations to publicise key events. Social media has also been used. Articles have been put into the local newspaper. Word of mouth was also an important tool.
5 CHARING, CHARING HEATH AND WESTWELL LEACON – THE PARISH
5.1 LOCATION
Charing is a rural parish in the Borough of Ashford. It includes the principal settlement of Charing, together with the village of Charing Heath and the small hamlet of Westwell Leacon. Half of the Parish lies in the Kent Downs Area of Outstanding Natural Beauty (AONB). The village of Charing enjoys an enviable location at the foot of the distinctive chalk escarpment of the Downs resulting in attractive views framing many of the streets of the village.
29 The road structure in Charing village is significant as it links to villages and towns in all directions. The A20, which runs east to west through the middle of Charing village, links the growth towns of Ashford to the east and Maidstone to the west. The main route to Canterbury, the A252 joins the A20 to the west of the village. Station Road which joins the A20 from the south forms a crossroads with the High Street. Station Road runs directly into Pluckley Road which is the main route for traffic heading north or south from or to the villages of the Weald and has become a busy route for heavy goods vehicles heading to or from business parks in the countryside or making a short cut across the Weald to avoid Ashford. Hence the crossing with the A20 has become increasingly congested at certain times of day and increasingly unsafe for pedestrians. The High Street also offers a connection between the A252 and the A20, albeit creating unsafe movements of vehicles of all types at times as effectively the High Street is a single lane due to vehicle parking. Continuous increases in traffic volume on all of these roads significantly reduce tranquillity in the village. Traffic speed and air pollution on all of these roads is a growing concern to residents.
30 5.2 CONNECTIVITY
The village is served by Charing Railway Station where the South Eastern Railway Company provides services to London and to the Kent coast via Ashford and Canterbury (see project 125). The High Speed 1 runs through the south of the parish from Ashford International Station to London St. Pancras. Stagecoach provides a bus service at Charing with two bus stops offering routes to villages and towns to the east and west (see project 126).
There is a comprehensive network of 82 public footpaths and other rights of way with an estimated combined length of 52.6 kilometres within the Plan area including the North Downs Way National Trail, the Pilgrims’ Way and National Cycle Network Route 17 (see project 146):
Figure 2: footpaths in the parish of Charing.
31 5.3 DEMOGRAPHICS
A study (project 147) was undertaken of relevant demographics to assist with the Plan. Specific help was found in Action with Communities in Rural England (ACRE), Rural Evidence Project October 2013, Rural community profile for Charing (Parish) [see note 22] as well as a number of government databases.
At the last census, 2011, Charing parish had a population of 2,765 (including 410 in Charing Heath and approximately 82 (based on 2.4 people per house) in Westwell Leacon. The gender breakdown was 47.4% male and 52.6% female. 58.8% were working age adults; 26.9% were people over 65 years of age and 14.3% were children under 16 years of age. Charing has a disproportionately higher number of residents over the age of 65 years compared to the average of 16.3% for England.
Population growth over the last census period, 2001 to 2011 was 2.7% or 77 people.
The parish contained 1,228 or 1298 households if park homes, caravans and temporary accommodation are included in 2011. Detached houses were the largest type of property at 44.0% of all properties. 74.5% of properties were owner occupied while 15.6% were social rental properties. In 2011 the average number of cars per household was 1.53.
House prices at 2011 were considerably more expensive, other than flats, than for England as a whole.
The parish comprises 2,489 hectares of land and population density is 1.11 persons per hectare.
There were 1,323 economically active residents according to the 2011 census and 130 people working from home.
32
There is no local optician or NHS dentist.
14.6% of the population aged between 16 and 64 have a limiting long term illness; 14.8% are attendance allowance claimants and 5.5% are claiming disability living allowances (Census 2011) which present challenges in their own right for the medical practice and it is likely that a recently approved project of 51 age-related units will add to those challenges.
Charing over the years has increasingly become a ‘commuter village’. The 2011 census indicated that 110 people travel less than 2 kilometres to work but 160 travel 40 kilometres or more to work. Only 98 people were found who travelled to work by public transport. Charing is located 7.3 kilometres from the nearest secondary school and some residents send their children to primary schools in Pluckley and Egerton so increasing traffic volumes. DEFRA measured carbon dioxide emissions in 2008 and found Charing’s level was 6.3 Ktonnes per head compared to the average for England at 6.7 Ktonnes per head. With significant population growth in Charing over the last 10 years and planned for the future it is likely that carbon dioxide emissions will increase.
5.4 THE HISTORIC VILLAGE OF CHARING
The village is situated in a strategic position on the spring line at the foot of the North Downs where a road from the north coast to the Weald crossed what is now called the Pilgrim’s Way. The earliest settlement appears to have developed during the early medieval period (AD 411 to 1065) on the edge of the Holmesdale Valley, south of a junction of the North Downs and a prehistoric trackway between Chilham and the Wealden Forest. The fertile Holmesdale Valley and pastoral lands of the Weald to the south provided an ideal location for settlement and farming. However in 1722 Dr Stukeley, an authoritative antiquary visited Charing surveying British roads and
33 considered Charing to be the site of the Roman town of Durolenum and many finds of Roman antiquities have been found in the area.
Charing may have originated as a royal estate but by the eighth century Egbert 11, King of Kent gave the manor of Charing to the Church of Canterbury for the use of archbishops. There was a church in Saxon times but the present church building dates mainly from the 13th century. It has a fine 15th century Kentish tower. A fire in 1590 led to the replacement of the nave roof. The village developed during the medieval period (AD1066 – 1537) and that development is largely reflected in the present High Street buildings. The archbishops of Canterbury held Charing through the Middle Ages, granting various smaller manors in the area, such as Pett, Newlands, and Brockton, to loyal knights. In the 14th century there was a market place in front of the Archbishop’s Palace and by the 15th century the High Street was lined with permanent timber-framed houses, many of which remain behind later facades. Peirce House was built as a residence in the 15th and 16th centuries and Sherbourne House (picture 4) was erected as a row of shops, one shop window still being clearly visible. In the 18th century, when timber became unfashionable, most of the houses were plastered and re-fronted. Ludwell House and Wakeley House were completely rebuilt as brick residences. Until the early 20th century there were around twenty shops in the High Street and as Charing was on the main road, coaching inns became a feature. The two largest were the King’s Head (now converted for residential use) and the Swan (converted to flats and now known as Elizabethan Court). In 1761 Elizabeth Ludwell left money to pay a schoolmaster. During the 19th century Old School House became a school which moved to its present location in 1873.
The railway came to Charing in 1884 and in 1897 the parish hall was erected.
34 Charing has over 100 listed buildings with pictures 4 and 5 exemplifying some of those listed (see project 142). Picture 4: Sherbourne House in the High Street
Picture 5: The Old House in Station Road
35
During the 20th and 21st centuries, a small number of residential developments were built in and around the village, but these have had little impact upon the historic core of the village, enabling the character and appearance of the medieval core to be conserved. However, since the turn of the century, there has been regular residential development in Charing village, including The Moat estate, the Downs Way estate, Woodbrook, and Haffenden Meadow, to mention just the largest developments. The trend has continued in the 21st century with the interconnecting estates of The Green and Poppyfields, comprising 120 houses built south of the A20 between Pluckley Road and the roundabout at the western perimeter. This trend will accelerate significantly over the next ten years. Despite population growth, the number of shops in the High Street has continued to decline.
5.5 CHARING HEATH
Charing Heath, formerly an area of scattered farms around a heath, developed into a settlement with a new church. It is situated two kilometres to the west of Charing village on the sandy soils of the Greensand Ridge. There are a number of farmhouses dating from the 15th century. The church, the vicarage, and the church school (which closed in the 1960s) were built in the 1860s. The Memorial Hall, which was updated and refurbished in 2000, is home to a wide range of activities. It has a playing field and playground. The Red Lion public house in the centre of the village was originally a farmhouse. It has been licensed since 1709. Charing Heath was adversely affected by the construction of the Channel Tunnel Rail Link, as more land than necessary was taken for the passing loop which has become virtually redundant, and the M20 motorway, due to ongoing noise pollution. (See project 148.)
36 5.6 WESTWELL LEACON
Westwell Leacon is a small hamlet two kilometres south east of Charing village, and was incorporated into the parish in the 1950s. There are many old dwellings at the Leacon (an area of common land in the centre of the hamlet) including Leacon Farm, Walnut Tree House, Wicken’s Manor, and Forge Cottage. Yew Tree House dates back to the reign of Queen Anne. The hamlet was badly affected by the construction of the channel tunnel rail link with loss of footpath connections and general construction disturbances (see project 148).
5.7 THE ARCHBISHOP’S PALACE
The Palace (see picture 6), adjacent to the parish church, formerly a Saxon minster, is an important heritage site dating back to at least the eighth century, and on a Roman cross road. The current palace buildings date back to the early fourteenth century with later additions and rebuilding, notably under Archbishop John Morton in the late fifteenth century. The palace was said to have been be a favourite place for visits by Archbishop Dunstan (959-88) and Archbishop Thomas Becket (1162–70). It was the main residence for a short time of Archbishop Thomas Cranmer (1489-1556), the leader of the English Reformation. The Palace was visited by kings Edward I and II and King Henry VII and King Henry VIII and his wife Catherine of Aragon on their travels. https://en.wikipedia.org/wiki/Archbishop%27s_Palace,_Charing - cite_note-3 The Palace was acquired by the Crown after the Dissolution in 1545 and was subsequently leased to and owned by local farming gentry, notably the Honywoods and the Whelers. The present owner’s family acquired the complex in the 1950s. In 1952 the Palace was designated a scheduled monument and four of its buildings listed Grade I.
37 The Archbishop’s Palace now features prominently, with much of it graded Priority Category A, on Historic England’s Heritage at Risk Register. Charing Palace is a private property owned by Mrs Ansell. In June 2014 Spitalfields Trust (ST), a British Building Preservation Trust, bought from Mrs Ansell the south range together with a sole renewable option to buy the rest of the site to restore the buildings, structures and precinct. In January 2016 Historic England and ABC commissioned Drury McPherson Partnership (DMP) [see note 24] in conjunction with other organisations to undertake a three part study, including a Conservation Statement to set strategic policies for its conservation; a Buildings Condition Survey with an estimate of repair costs; and an Options Appraisal for future use; to inform decisions about the Palace’s future. Two options were considered potentially acceptable from a conservation standpoint, namely: a ‘cathedral close’ option converting the buildings into a number of houses; and a combination of ‘community hub’ (the Hall/Barn and possibly other adjoining buildings) with the rest of the complex converted to houses. Two public meetings indicated support for both these options. The DMP report suggested that a ‘community hub’ in the Hall/Barn could comprise a range of meeting facilities, café, entertainment spaces and possibly incorporate the local library run by KCC. The restoration of part of the South Range was completed in 2017 and sold as 2 Palace Cottages. ST is currently working to restore the gatehouse. When that is complete they plan to continue the restoration process throughout. In 2016 a group of local residents established the Charing Parish Project (CPP) which achieved charitable status in 2017 and is now known as the Charing Palace Trust (CPT). Its prime purpose is to save and restore the Archbishop’s Palace as well as educating the public about its history and architectural heritage. In response to a question in the neighbourhood plan questionnaire there was majority support
38 for some form of community hub/access in the complex and full details may be found in project 105. There are some issues between the parties at this time which require resolution one way or another (see project 129). CPT cannot proceed further without obtaining a legal interest in the Hall/Barn. The owner of the Palace has made it very clear that she intends to maintain the option granted to ST and has no intention of selling any part of it to CPT (see note 25). STs position, once the Gatehouse is completed, is to complete a project in Wales before returning to the Palace to exercise their option and start work to restore the Hall/Barn and Farmhouse. During this period ST staff will finalise the necessary surveys and negotiate the Planning, Listed Building and Ancient Monument consents so that work can begin immediately after finishing the project at Caerwent in Monmouthshire. ST is not prepared to give up its option or sell any part of the site until its full repair is assured (see note 26).
Picture 6: The Archbishop’s Palace
39 5.8 LANDSCAPE
Charing parish has a very interesting and important landscape including an area of outstanding natural beauty, a conservation area, and some important public green spaces.
5.8.1 AREA OF OUTSTANDING NATURAL BEAUTY (AONB)
The Plan area comprises a varied landscape that includes the prominent Kent Downs. The Kent Downs dramatic and diverse topography is based on the underlying geology. These features comprise: impressive south-facing steep slopes (scarps) of chalk and greensand; scalloped and hidden dry valleys – these features are especially valued where they have a downland character; expansive open plateaux; broad steep sided river valleys, and the dramatic, iconic white cliffs and foreshore. Breath-taking, long distance panoramas are offered across open countryside, estuaries, towns and the sea from the scarp, cliffs and plateaux; the dip slope dry valleys and river valleys provide more intimate and enclosed vistas.
The Kent Downs has biodiversity-rich habitats. Rich mosaics of habitats, and plant and animal communities, of national and local importance, are sustained. These include semi-natural chalk grassland and chalk scrub; ancient semi-natural woodland; traditional orchards; chalk rivers and wet pasture; ponds and spring lines; heath and acid grassland; woodland pasture and ancient trees; and networks of linear features of species-rich hedgerows, flowerrich field margins, and road verges.
A long tradition of mixed farming has helped create the natural beauty of the Kent Downs. The pastoral scenery is a particularly valued part of the landscape. Farming covers around 64% of the AONB. Expansive arable fields are generally on the lower slopes, valley bottoms and plateaux tops. Disconnected ‘ribbons’ of permanent grassland (shaves) are found along the steep scarp, valley
40 sides and on less productive land, grazed by sheep, cattle and horses. Locally-concentrated areas of orchards, cobnut plats (nut orchards), hop gardens and other horticultural production are also present.
Broadleaf and mixed woodland cover 23% of the Kent Downs and frame the upper slopes of the scarp and dry valleys and plateaux tops. Over half the woodland sites are ancient (continuously wooded since 1600), supporting nationally-important woodland plant and animal species.
There is a rich legacy of historic and cultural heritage with churches, villages and castles in particular. There are the remains of Neolithic megalithic monuments, Bronze Age barrows, Iron Age hill-forts, Roman villas and towns, medieval villages focussed on their churches, post-mediæval stately homes with their parks and gardens, and historic defence structures from Norman times to the twentieth century.
The geology and natural resources are of special value. They include the soils which support an important farming sector and the water resources which support rivers teeming with wildlife and offering enchanting landscapes. Hidden below the chalk is a significant aquifer providing 75% of Kent’s drinking water. Charing benefits from this drinking water.
The village of Charing is nestled at the foot of the North Downs Ridge and as a result the changes in topography are a characteristic part of Charing with varied views of rising and falling streets throughout the settlement. These views are greatly valued by residents and visitors.
The Great Stour River runs for a short distance along the south west boundary of the parish and a number of springs, small brooks and streams flow south along field boundaries to the south of the scarp and the village, creating a gently undulating landscape, where mixed
41 agriculture (see picture 7), grassland and smaller farms are typical. These features are generally discreet in the landscape.
Picture 7: Typical farming scene (Wheler south fields)
The AONB is the most significant landscape valued by the residents of Charing as it comprises a dramatic and diverse landscape. The upland nature of the scarp makes it a prominent feature in the wider landscape, particularly views towards the scarp from the south. Long distance panoramas are offered across open countryside, particularly from the scarp, primarily in a southerly direction. The AONB was
42 designated in part because of these views beyond it into its setting and these views have remained critical to its value and to public enjoyment ever since. The setting of the AONB does not have a geographical border. In most cases, the setting comprises land outside the AONB which is visible from the AONB and from which the AONB can be seen. The setting may be wider however, for example when affected by features such as noise and light. In some cases the setting area will be compact and close to the AONB boundary, perhaps because of natural or human-made barriers or because of the nature of the proposed change. However, the setting area may be substantial, for example where there is a contrast in topography between higher and lower ground.
Setting can also affect views within the AONB, such as where other landscapes are visible constituting part of the view; however it may be difficult to distinguish between differences in landscape character. Similarly, development in the setting could detract from associated views within the AONB (see notes 5 and 6). Picture 8 illustrates the significance of the downs to the landscape in general.
Findings from the October 2016 Workshop revealed that ‘views of the Downs and farmland’ were highly valued and achieved the highest ranking in the SWOT analysis on Landscape, views and green spaces (see project 137).
43 Picture 8: view of the north downs aonb looking north east from the church tower
5.8.2 QUARRYING AND MINERALS IN CHARING
Sand and chalk are the two minerals that have been, and still are, quarried in Charing parish (see project 151). Part of the parish lies on the chalk of the North Downs while the Folkestone Sand Beds, a major source of soft (building) sand, runs under Charing Heath and much of the south of the parish. The importance of the supply of sand means that areas of the parish are in mineral safeguarding zones. These can be seen at http://consult.kent.gov.uk/file/3531757 .
44 With the exception of Burleigh Quarry (Tile Lodge Road Quarry) where the start of operations is imminent, KCC has no plans for more quarries in Charing in its current plan (http://consult.kent.gov.uk/file/4073744 ) which runs up to 2030.
Figure 3: quarry sites, past and present
Three old chalk quarries (maps 1, 2 and 3) no longer function but Beacon Hill Quarry (site 10) is still operational albeit intermittently when there is seasonal demand for chalk.
Past sand quarries have had a major impact on landscape. Until recently they were left as steep-sided wooded pits with no or limited landscaping and unavailable for public access. This applies to sites 6, 7, 8 and 9 on the map. The large Charing Quarry – consisting of two bowls, west and east, sites 4 and 5 respectively – is different. The quarry is now worked out and is being restored to form a pleasant landscape. Improving public access will be a major feature of the
45 restoration with a number of additional footpaths created. Ultimately it should be a major recreational asset to the parish as well as providing sites favourable to wild life.
5.8.3 GROUNDWATER PROTECTION ZONES
Groundwater provides a third of our drinking water and also maintains the flow in many rivers. The Environment Agency has defined Source Protection Zones (SPZ) for 2000 groundwater sources such as wells, boreholes and springs for public drinking water supply.
South East Water operates five boreholes in Charing drilled through Gault Clay into the Folkestone Beds aquifer and located at a key point in the supply network between Maidstone and Ashford. It is vital that developments do not have an adverse impact on the existing yield of water supply sources.
Much of S55, the development land immediately to the west of Poppyfields, is an area of groundwater emergence with a number of springs. The water is gathered in S55 meadows and flows into West Brook which eventually joins the upper Stour River. Water from Charing is widely distributed for drinking not just in Charing village.
SPZs are drawn around groundwater abstraction boreholes to indicate that the area surrounding the borehole needs to be protected from pollution. Much of site S55 is identified as a SPZ 4 (special interest), an area of rainfall catchment as well as benefiting from surface water springs. There is also a SPZ 2C indicating groundwater underneath the Gault Clay; see projects 131, 157 and note 21.
46 Figure 4: Groundwater Protection Zones in Charing (screenshot taken from Environment Agency Website)
5.8.4 SITES OF SPECIAL SCIENTIFIC INTEREST, WILDLIFE SITES, & NATURE RESERVES
Charing is rich with these areas which include the following. Sites of Special Scientific Interest Charing Beech Hangers aka Dencher Wood Local Wildlife Sites Charing Hill Chalk Pit (AS39) Longbeech Wood, Charing (AS40) Hurst Wood, Charing Heath (AS68) Hart Hill Meadows and Shaw, Charing (AS70) Alder Wood and Fen, Charing (AS72) Lenham Heath and Chilston Park [includes small part of Charing Heath] (MA66) Valley west of Tong Green [includes small part of north Charing] (SW15)
47 Roadside Nature Reserves A20 Hart Hill/Charing Heath Crossroads (AS02) Charing roundabout (AS11) Stalisfield Road (south) [includes part of Charing] (SW14)
5.9 HERITAGE AND CHARACTER ASSESSMENT
The AECOM Heritage and Character Assessment, May 2017, provided useful insight into the landscape of the village and parish (see project 118 and 120 and notes 17 and 18).
The underlying geology of the northern part of the parish which lies within the Kent Downs Area of Outstanding Natural Beauty (AONB) is made up of various chalk formations while the majority of the south of the parish is made up of sandstone and mudstone. Towards the north of the area, the soil quality is shallow lime-rich, over chalk and limestone, while towards the south it tends to be of a free-draining lime-rich loamy quality.
The AECOM Charing Heritage and Character Assessment (project 118) concluded that “any new development along the edge of the settlement would only be considered appropriate where adverse visual impacts on the setting of the village and the AONB are mitigated through appropriate design responses”.
6 VISION AND OBJECTIVES
The Vision and Objectives Workshop was held in the Parish Hall on Saturday 14th October 2017 (agenda, presentations and the full report on the workshop are contained in project 111). This workshop was undertaken to inform the writing of the Neighbourhood Plan in line with guidance from the Campaign for the Protection of Rural England and the National Association of Local Councils’ Guide to Neighbourhood Planning 2011 (see note 7), and reflected on material already obtained from the launch of the Plan, workshops
48 and the community questionnaire. This workshop provided the opportunity to: look long term; set out aspirations in detail; and describe what the neighbourhood should look like in 2030 so residents can form an image of the homes, businesses, shops, community facilities and open spaces it will contain.
Groups of about six residents each worked on brainstorming their vision for the future and each group shared their findings with the others and a vote was taken on best vision. The top vote stated future vision as:
In 2030 Charing Parish will be a more sustainable parish with a pub/hotel, new facilities for young and old, Archbishop’s Palace restored, vibrant shops, High Street management, facilities for small businesses e.g. offices, beautiful views, good transport links, easy parking, good traffic management [and] smaller developments.
49 Overall vision for 2030 was captured under the following headings; fuller details are found in project 111: Charming Charing (vibrant High Street; safer A20; good housing mix with sizeable open spaces; improved facilities for all age groups; improved and broader health care facilities; new multi- purpose community centre; protect beauty of village and surrounding countryside) Business and employment (support for small businesses; Archbishop’s Palace restored for community use with workshops; improved broadband) Traffic, transport and parking (more car parking; HGVs diverted from the village area; dedicated pedestrian and cycle paths; four way traffic lights at A20/Pluckley Road crossing) Community facilities (new community hall and new car park; survival of village shops; improved health care) Landscape, views and green spaces (retention of historic views and a number of design criteria) Housing (smaller mixed development) Village character (preserve historic character and focus on broad range of improvements)
This we translated into the following broad statement of intent. Our vision for the parish of Charing at the end of the plan period is that both new and existing residents will be enjoying the same benefits or greater benefits of living in the village and parish as current residents do and that the area will be an even more attractive community in which to live and work.
Then each group brainstormed what would need to be done to achieve the vision. An example of the outcome of one group’s vision is shown in picture 9.
50 Picture 9: Workboards at Vision and Objectives Workshop
51 6.1 PLAN OBJECTIVES
The Vision and Objectives activity, combined with the views obtained from the community questionnaire and exhibitions, enabled the establishment of these key objectives: 1. To minimise the impact of new developments on the surrounding countryside, landscape and ecosystems 2. To ensure the beautiful views inwards and outwards are not compromised and the public open spaces are protected 3. To improve and increase Charing village parking 4. To establish a multi-purpose community centre with attractions for all 5. To provide existing and future residents with the opportunity to live in a decent home 6. To enhance the prospects of local business and take actions to create additional employment 7. To reduce harm to the environment by seeking to minimise pollution 8. To ensure the village character and spirit are maintained and where possible enhanced 9. To support actions likely to re-establish a pub/restaurant/hotel in the heart of the village 10. To support the enhancement of and improvement in the level of healthcare provision 11. To promote retail activity to the parish, especially Charing High Street 12. To take actions to ensure road traffic congestion does not get worse and that road networks in the parish are safe for both vehicle users and pedestrians 13. To establish a formal cycle and footpath between Charing and Charing Heath 14. To support the full restoration of the Archbishop’s Palace 15. To support all initiatives which preserve heritage in the parish 16. To promote sustainable tourism
52
6.2 RECOMMENDATIONS
In additions to these specific objectives, a number of recommendations are made for consideration and action by Charing Parish Council. These are shown in Appendix E.
7 NEIGHBOURHOOD PLAN POLICIES
The following sections contain the policies to deliver the Objectives of the Plan listed in Section 6.1. Policies have been drawn up following residents views and opinions collected via a series of workshops, exhibitions and a number of questionnaires culminating in a Vision and Objectives Workshop (previously addressed) together with relevant data collected in the past including the Charing Parish Appraisal, Charing Parish Design Statement and Charing Parish Plan. To aid identification the policies have been coded as indicated in Table 1.
Table 1: policy classification and coding code policy area nº of policies C Community Well-Being 10 T Traffic and Transport 7 Employment Creation and Business EC 3 Development E Environment and Countryside 9 H Housing 14 D Housing Design 4
7.1 COMMUNITY WELL-BEING POLICIES
Charing is defined as a second-tier settlement in the Ashford Local Plan to 2030 and currently has, in general, good facilities to promote resident well-being. These include a library; two churches; a large general practice and pharmacy (although Charing residents only
53 account for about a quarter of the total patient count); a reasonable range of shops including a post office; a parish hall; a sports pavilion; considerable recreation space; scouting and a wide range of societies. Charing village lost its only pub (the building is now an asset of community value) but has a recently-established micro pub. The village does not have a community centre with parking and this is becoming increasingly important as the population grows. With estimates indicating population growth well over 50% in the plan period, it is essential that this plan ensures there is no resident welfare deficit, and hence an increase in community facilities will be essential.
The spring 2017 community questionnaire emphasised the importance of parish facilities with the medical practice, pharmacy and library in the top three as well as suggesting what needs improving - where the top three were activities for the young, village parking, and restaurants.
A further analysis was undertaken using a Survey Monkey questionnaire in September 2018 (Project 128) which confirmed the importance of improved facilities for the future including: more parking; a new community centre; improved facilities for teenagers; more recreational facilities and a footpath/cycle way connecting Charing to Charing Heath.
It is important that facilities are not lost but, more importantly, that they are enhanced to meet the needs of population growth.
All major developments should contribute to extra facilities and infrastructure needed to support the development. Accordingly, all developments shall make provision to meet the additional requirements for infrastructure arising from the development either through Section 106 Agreements, or Community Infrastructure Levy contributions, or both.
54 Infrastructure and community facilities, needed to address growing needs of residents and to meet population growth, are detailed in the penultimate section of this Plan.
7.1.1 THE OAK PUBLIC HOUSE, AN ASSET OF COMMUNITY VALUE
The loss of the only remaining pub in the village has had a negative impact on the wellbeing of residents. A social meeting place, hotel accommodation, and a visitor attraction were lost.
A community group, supported by the Diocese of Canterbury and with the help of the Plunkett Foundation, was formed in 2016, with the intention of acquiring the pub or of encouraging a viable operator to acquire it. The group subsequently made an offer in the Autumn of 2017 but this was rejected by the owner.
The Oak was nominated as an Asset of Community Value on 5th May 2016 and the nomination was approved by ABC on 23rd May 2016 (ABC reference number PR86-013 and the relevant documents may be found at https://www.ashford.gov.uk/transparency/the- transparency-code/community-right-to-bid/assets-of-community- value/). The recent introduction of a micro pub and limited hours of bar opening at the Sport Pavilion have not offset the profound loss of the pub.
POLICY C1 ASSETS OF COMMUNITY VALUE Where a community facility plays a significant role in contributing to the enjoyment of life in the parish and the sustainability of the community, designation as an Asset of Community Value will be supported.
55 7.1.2 COMMUNITY FACILITIES (SPORTS, SOCIAL, AND RECREATIONAL)
Charing has a number of buildings, including the Parish Hall, the Church Barn, and the Sports Pavilion (Charing Heath has the Memorial Hall), devoted to a range of recreational, sport and social activities. With the exception of the Sports Pavilion and the Memorial Hall in Charing Heath, there is no associated parking. None of the current facilities are of the right size to meet the growing needs of the community.
Building on earlier research and especially the future view of Charing established at the vision and objectives workshop, a mini facilities survey (undertaken on-line with 231 respondents – see Project 128) undertaken in November 2018 showed strong support for: Additional car parking A new parish/community hall with car parking A cycle path/all-weather footpath between Charing and Charing Heath Additional sports facilities Allotments Improved/additional playgrounds for children Improved play/recreational facilities
At the Arthur Baker playing fields (picture 10), there is a recently- constructed sports pavilion, which has a limited hour’s bar and social space, changing rooms, and a kitchen for production of refreshments. The playing fields comprise two football pitches, a cricket square, a modest skate park (picture 11), and two tennis courts (picture 12) which have floodlights, a bowling green, and an extensive children’s playground (picture 13). There is also a newly- constructed scout hut.
There is an additional playground at Piquets Meadow. The Parish Hall has badminton facilities and holds fitness classes such as Zumba
56 dancing as well as other indoor activities. Charing Heath has a playground and sports field. Westwell Leacon has a field with swings in it.
The Charing Parish Council has ensured that playground facilities have been upgraded as and when necessary and are kept in safe working order.
Picture 10: Arthur Baker playing fields
57 Picture 11: skate park at Arthur Baker playing fields
Picture 12: tennis courts at Arthur Baker playing fields
58 Picture 13: children’s playground at Arthur Baker playing fields
POLICY C2 NEW COMMUNITY CENTRE & IMPROVED SPORTS FACILITIES A plan for a new Community Centre developed on Parsons Mead will be supported, with integrated business units, complementary health centre, and new parking - for use by users, shoppers to Charing High Street, and tourists. Proposals to provide additional sports, recreation, social and educational facilities which meet the wider community interest will be encouraged.
7.1.3 INFRASTRUCTURE AND UTILITIES
Charing village is situated on a spring line and is also divided by the A20. It has an important conservation area and lies in the setting of the Kent Downs AONB. The latest successful larger scale development, Poppyfields, has preserved the recommendations of the Parish Design Statement (now enshrined into policies in this Plan) with character housing, large open spaces and ample provision for
59 parking coupled with the provision of high speed broadband and fibre. The prestigious development is close to the village centre, train station, and surgery with easy access to the A20.
With Poppyfields and the proposed site S55 both being on an Environment Agency Source Protection Zone, an area where drinking water is collected for Charing village and the wider area, the sewage, storm drains and Sustainable Drainage Systems (SuDS) infrastructure need to be very effective.
The drainage lessons learnt by Poppyfields are important for any new large development in Charing. The process of adoption of the Poppyfields storm and foul drains took longer than expected and involved consultation between the developer, expert parties, CPC and the residents to achieve a satisfactory outcome where Poppyfields’ adoption was taken on by Icosa as its sewage undertaker. This involved various alterations to the drains and in addition, some extensive works to comply with SuDS standards and guidelines. The Poppyfields’ Resident Group produced an information document (project 150, which has now been updated and replaced by project 160) explaining the potential pitfalls of adoption and suggesting ways where drainage issues can be avoided during any future build process.
Any new Charing development must obtain drainage adoption by a sewage undertaker. The consequences of non-adoption is that the responsibility of maintenance would ultimately fall on the residents of any new development and any problems and costs will fall on its residents’ management company.
More development in the village and surrounding villages has markedly increased traffic volumes, including HGVs, especially on Station and Pluckley roads. Road surfaces have deteriorated and pavement walking has become increasingly hazardous in places.
60 POLICY C3 INFRASTRUCTURE AND UTILITIES Responsible organisations (including developers) for new development should ensure an appropriate improvement in community facilities and infrastructure to avoid a welfare deficit. New development should ensure that additional needed facilities are in place early in the construction phase, in order to avoid deterioration to prevailing and developing services such as health care, education, and general resident wellbeing. New developments should ensure that foul water is safely evacuated through well-constructed sustainable drainage systems. New infrastructure services should not generate unacceptable noise, fumes, smell, or other disturbance to neighbouring residential properties. New developments should not lead to traffic congestion or adversely affect the free flow of traffic onto adjoining highways or adversely affect pedestrian safety. New developments should ensure that the current fresh-water systems which provide Charing residents and others with drinking water are not put at risk.
This policy C3 adds definition to the Local Plan strategic policy IMP1 – Infrastructure Provision.
7.1.4 NEW BURIAL GROUND
The burial ground or cemetery (picture 14) has a theoretical capacity of 706 spaces as depicted on very old maps and 465 used. With larger caskets and a growing population the average number of burials is likely to increase from 8 per annum as assessed over the period 2010 to 2017 to around 15 per year. On that basis the burial ground will be full within the plan period and hence a new cemetery needs to be found with the most likely location being land at Westwell Leacon owned by CPC [see project 133].
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Picture 14: Charing cemetery
POLICY C4 NEW BURIAL GROUND It has been determined that a new burial ground will be required by the end of the Plan period. CPC should determine what size and type of cemetery is needed in terms of plots, and undertake further studies on land owned by CPC at Westwell Leacon or elsewhere to determine a defined location. Developers should be made aware of this need and contribute to its establishment.
The Local Plan through strategic policy COM4 supports cemetery expansion or creation.
62 7.1.5 COMMUNICATIONS INFRASTRUCTURE
The communications infrastructure has improved significantly over the last few years and now most of the parish has access to high- speed broadband (see project 152). The provision of good telecommunications is particularly important in rural areas and for the support of rural enterprise and home-working. There are a considerable number of people who work from home in the parish. Currently fibre-optic connections are the most robust and future- proof method of delivering high performance connectivity and this should be the aim for all new developments.
POLICY C5 COMMUNICATIONS INFRASTRUCTURE Proposals that seek the expansion of electronic/digital communication networks and high-speed broadband, along with improvements to connectivity, will be supported. All residential developments over 10 dwellings, and employment developments with a capacity of employing 20 or more people in total, will be required to enable fibre to the premises, while smaller schemes should, wherever practical, deliver fibre to the premises and in each case make provision for reasonable resident choice of service provider.
7.1.6 SURVIVAL OF THE HIGH STREET/SHOPPING
Most parishioners value the High Street businesses. However, during a SWOT analysis at a workshop (see project 137), concerns were expressed about their long term survival, and issues raised threatening the High Street included: lack of parking; no pub/community hub; poor broadband; lack of customers; conversion of shops to residential; introduction of a chain store; and ease of shopping in nearby towns.
Retail facilities in Charing village have been steadily in decline in recent years due mainly to loss of footfall, brought about by
63 changing shopping habits, with Internet shopping now a regular occurrence. It is rare not to see delivery vans from the major supermarkets on a daily basis. Despite this, there are a reasonable range of stores, including: a butcher; two general stores; a post office which acts as a bank for the village/parish (see Picture 15); and a jewellery/clothing/gift shop. In addition there is a tea room, micro pub (see picture 16), two estate agencies and two hairdressers. Not far away are a farm shop, carpet shop, and ironmongers. This Plan recommends a project to boost tourism to increase footfall in retail units in and around the High Street (see project 130).
Picture 15: high street shops – post office
64 Picture 16: high street shops – micro pub Bookmakers Arms
A questionnaire was sent to all businesses in and around the High Street in December 2016 (see project 121) and three major issues reported were: Shortage of customers Inadequate parking Lack of broader range of businesses
Some traders have publicly stated that if people can’t park close by, they are likely to drive to Lenham or Ashford to do their shopping. The car parking survey did reveal less than 100% occupancy at the time of the study, but random observations at other times confirm the car parks are full, and not just at major events such as weddings and funerals. The car parking surveys did also reveal significant illegal parking in and around the High Street. Pictures 17 and 18 are typical of any day in the village showing cars parked bumper to bumper, in front of shops (picture 19).
65 Picture 17: parking in the High Street
Picture 18: parking in the High Street
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Picture 19: shops in the high street
POLICY C6 SHOPPING Proposals for additional retail services in and around the High Street will be supported. Proposals that result in the loss of shops and services will only be permitted where it can be demonstrated that there is (1) alternative provision for a similar use within reasonable walking distance or (2) the unit is no longer viable for that purpose, or an alternative local service, and that it has remained vacant for a substantial period of time, despite genuine and sustained attempts to let or sell it on reasonable terms. Proposals to increase footfall within retail units through the promotion of tourism will be supported. Proposals to improve village parking will be supported providing they do not lead to traffic congestion.
67 7.1.7 HEALTH AND HEALTH CARE
Charing has the benefit of a large GP practice (picture 20), which has close to 10,000 registered patients, and the equivalent of 6.33 doctors (see project 123 and 124). This provides a doctor-patient ratio of 1548. The surgery states that this is well within the ratio laid down by the Clinical Commissioning Group. The surgery covers a very wide catchment area, covering villages from miles around and into Ashford. Of the current 9800 patients on their books, 2715 are from Charing, and 7085 from the other parts of the catchment area.
Minor surgery is also undertaken, and with expected population growth of close to 50% during the plan period, it is essential that this service is maintained into the future. Similarly, it is important to have A&E facilities at the William Harvey Hospital in Ashford, especially as considerable population growth is planned for the Borough over the next 10 to 12 years. There is also a pharmacy, which has recently undergone modernisation with the installation of a new robot in early 2019, in order to improve dispensing services to a growing population.
There are a number of ‘one-person’ businesses offering health care such as chiropractor, acupuncturist, and podiatrist. Relaxation mindfulness meditation classes are run at the surgery.
The expected population growth from new developments, not just in Charing but surrounding villages, and an ageing population, is likely to place additional demands on the existing medical practice.
68 Throughout the time that this plan has been put together, there has been significant reporting in the media - both nationally and locally - about the ability of medical practices, in general, to meet the needs of their patients. Examples are found in the following newspaper headlines: Record 1 in 7 GP posts are empty as crisis deepens Only half of patients can see the same GP each time Half of patients waiting over a week to see a GP Now most GPs plan to retire before 60 Is there any point ringing your GP anymore? Migration and GP shortage makes it harder than ever to find a doctor
These newspaper articles have naturally caused worry among local residents. Such problems have not manifested themselves in the Charing medical practice during the period where this plan has been developed. Although this Plan recognises that there will be significant challenges for the Charing surgery and pharmacy to meet ongoing population growth in its catchment area.
69 Picture 20: Charing surgery and pharmacy
POLICY C7 HEALTH AND HEALTH CARE Expansion of the Charing Surgery and Practice to meet local patient needs will be supported.
7.1.8 EDUCATION
Charing Primary School (see pictures 21 and 22) was converted to an academy (part of Aquila) in March 2017. The school has 110 pupils in the age range 4 to 11 (see project 122).
The school can accommodate 140 children. The governors have commissioned a feasibility study to develop a future plan for the school. The local authority has identified Charing as a school with potential for expansion to at least 1 form entry resulting in a capacity for 210 children. This could be achieved with only limited expansion of buildings, and is fully supported by the governors and the school leadership team. However there would need to be considerable infrastructure development to make this happen including the
70 retention of the ‘old school site’, additional special needs space, intervention areas, expanded office space and a library. Local Plan strategic policy COM1 makes clear the need to ensure education provision and the Plan policy adds to that policy.
Picture 21: Charing primary school (old part)
Picture 22: Charing primary school (modern part)
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POLICY C8 EDUCATION Infrastructure and facilities required to meet the educational needs generated by new development shall be provided as the community is established.
7.1.9 RECREATION – SKATE PARK
The small existing skate park, although well used, is considered to be of poor quality by users. With the expected growth in population especially from younger residents a new skate park would be of significant benefit and S106 funds have been promised for this. There is a shortage of facilities for older children and this needs to be remedied in the near future.
POLICY C9 NEW SKATE PARK AND OTHER RECREATIONAL FACILITIES FOR OLDER CHILDREN Proposals to build a new skate park on the Arthur Baker playing fields will be supported.
72 7.1.10 COMMUNITY WELLBEING
Local Plan housing requirements together with strong windfall development are predicted to increase the number of dwellings during the plan period by 47% and to increase the population in Charing village by well over 50%. In order to avoid a welfare deficit for residents, developers will need to make a considerable contribution to new infrastructure and facilities, and policy C10 has been developed to ensure that happens.
POLICY C10 CONTRIBUTIONS TO NEW INFRASTRUCTURE AND FACILITIES Financial contributions will be required, as appropriate, from each development of 10 or more dwellings to mitigate the impact of the development on essential infrastructure (such as highways network, pedestrian walkways, policing, general utilities), and fund additional healthcare, education and leisure services needed in the parish. Community priorities in terms of additional local facilities to be provided as a result of new development are: A new Community Centre (including a complementary health centre, education and training facility, a parish council office and facilities and integrated business units to create employment) at Parsons Mead. A new car park at Parsons Mead. A new all-weather footpath and cycle way connecting Charing to Charing Heath.
73 7.2 TRAFFIC AND TRANSPORT POLICIES
7.2.1 INTRODUCTION
Traffic issues are of growing importance to residents as evidenced through a SWOT analysis developed at the Workshops (see project 137). The main concerns were: Shortage of parking in the village (and illegal parking). Inappropriate road widths for HGVs especially Pluckley/Station Road and the High Street. A20/Station Road crossing is dangerous. Speed of traffic especially on A20, A252 and Station/Pluckley Road. Increased housing and population are likely to make the above concerns worse.
Charing currently is well served by public transport. There are regular trains going west to London and east to Ashford, Canterbury and the Kent coast (see project 125). There is a bus service connecting to Maidstone and Ashford (see project 126) and a not-for-profit community transport provider [Wealden Wheels]. However it does not have sufficient facilities to encourage safe local walking and cycling.
Regarding train activity the volume of passenger travel is increasing and figures from the Office of Rail and Road show an increase of passenger numbers from 66,616 in the period 2014/15 to 72,652 in the period 2015/16. At this time, there are no plans to reduce the number of stops at Charing.
Stagecoach operates the bus service through Charing. One weekday bus stops at Charing Heath and doubles up as a school bus.
Wealden Wheels, a not-for-profit membership community transport company, supported financially by six parish councils and with ad hoc
74 capital grants from ABC and KCC, makes a significant positive impact on the rural community. In 2016 there were 10,500 passenger journeys (3,000 of those from parishioners in Charing). Wealden Wheels provides appropriate and affordable travel solutions either on a self-drive basis or with volunteer drivers. They currently operate 4 vehicles and engage in events such as trips for societies, youth clubs, scouts, care homes, shopping trips, and hospital visits, to mention some.
Vehicle traffic by residents has increased with population growth. The figures in table 2 taken from the 2011 census confirm the number vehicles in the parish.
Table 2: number of vehicles in parish of Charing 2011 number of cars households proportion total cars 0 145 11.9% 0 1 480 39.1% 480 2 390 31.8% 780 3 140 11.2% 420 4 or more 75 6.0% >300 Totals: 1230 100% >1980
With 1230 homes (excluding mobiles) and over 1980 cars, the average number of cars per house is 1.6 (this is an increase of 14.3% from the figure of 1.4 cars per household as recorded on page 20 of the Charing Parish Plan). Extrapolation would suggest that, for every additional 100 new houses, there will be an additional 160 cars. Current estimates suggest there will be 613 new units of housing (see project 153) in the plan period, and that would bring an extra 981 cars, bringing the total number of cars owned by Charing
75 residents to 2961, a growth of 50%. This situation would add to traffic congestion and parking problems as well as increasing air pollution.
Working from home (2011 census, see note 8), Distance Travelled to Work (UV35, see note 9), and Travel to Employment Centres (DfT 2011, see note 10), show that most people travel 40+ kilometres to work. If this were to apply in Charing, there would be significant vehicle movements every day.
The village of Charing, which has a growing population, is divided by the A20 Maidstone to Ashford main road. Growth in both those towns, and in villages en route such as Lenham and Harrietsham in particular, have, according to local residents, considerably increased the volume of traffic through the village. At peak times, traffic is often backed up due to pedestrians using the light-controlled pedestrian crossing 25 metres east of the crossroads (see picture 23). The crossroads of the A20 with Station Road and the High Street was regarded as the most dangerous spot in terms of traffic danger spots in the Charing Parish Plan.
76 Picture 23: the lights-controlled crossing to the east of A20 crossroads with Station Road and High Street
In addition to a growth in volume of traffic east-west there has also been a marked increase in volumes of traffic north-south crossing the A20. North is the entry into the High Street and south the entry into Station/Pluckley Roads. Studies by transport experts over the period 2012 to 2017 have shown vehicle volume increases on Pluckley Road from 28,290 per week to 32,541 per week, an increase of 15.2%. (see note 11, CPRE/CPC Technical Note; note 12 Advanced Transport Research Report 2017; note 13 DHA Transport Report March 2012; note 14 Proof of evidence by Mrs J Leyland and Mr C Burns (for Gladman Appeal) and project 117).
Growth in heavy vehicles (ARX classes 4 to 10) are of real concern to local residents. The 2017 report (note 12) found 3342 heavy vehicle movements per week on Pluckley Road, some 10.3% of all vehicle movements, which compares with 2% national average for minor
77 roads. This growth may be attributable in part to Pluckley Road being the only route south for heavy vehicles between Maidstone and Ashford and heavy vehicles are clearly directed to take the route as picture 24 shows.
Picture 24 shows that HGVs are directed south from the A20 into Station Road
The entry into Station Road (see picture 25) is generally unsafe as the carriageway is quite narrow and very bendy resulting in vehicles frequently having to mount the pavement in order to pass each other threatening pedestrian safety.
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Picture 25: entrance into Station Road from A20
Traffic speeds on Pluckley Road are a real concern for residents. The 2017 survey (see note 12) showed that over 50% of vehicles exceeded the speed limit. At the 85th percentile northbound average speeds were 35.8 miles per hour and south bound 37.1 miles per hour.
Other traffic concerns include Charing Hill, A252 where most accidents take place; Faversham Road, where in particular HGVs regularly mount the banks on either side of the road; and Charing Heath, where residents are most concerned about the speed of vehicles through the village.
Issues concerning parking, vehicle and pedestrian safety have been raised at every event held during the Plan process. In order to obtain an objective position a number of detailed car parking surveys were undertaken (see project 116).There are five formal car parks: surgery
79 close (Station Road car park); Hitherfield; Market Place and Brenchley Mews which are free to use and the train station car park which can be used for a fee. The overall capacity of these five car parks is 96.
In addition to the formal car parks there is ‘legal’ street parking in the High Street, School Road, Downs Way, Hitherfield, and Old Ashford Road. The full capacity of this street parking is 119 car spaces.
This gives a car parking capacity of 215. Occupancy rates are shown in Table 3. While occupancy rates on the ad hoc survey basis were established at 50% for off-street and 66% on-street it should be noted that the survey took place at limited times, avoiding known events where car parks were full such as weddings, funerals, farmers’ market, and other public events. Members of the car parking survey teams confirmed that some of the car parks were regularly full, especially Market Place, Hitherfield and Station Road. Table 3: parking survey - numbers and occupancy analysed by weekday/Saturday and off street/on street weekday Saturday area/zone off-street capacity av nº. av nº av. occ. av. occ. cars cars A4 Surgery Close 14 12 82% 5 32% A3 Hither Field parking 7 5 68% 5 64% A1 Station car park 35 7 21% 2 6% B1 Market Place 26 20 77% 22 85% C1 Brenchley Mews 14 4 30% 1 9% total off-street: 96 48 50% 34 36% on-street A2 Hither Field Street 12 7 60% 6 50% B2a-e High St (A20 to Kings Head) 32 27 86% 26 82% B2f-g,3a- High St North and 39 19 49% 18 46% b,4a Old Ashford Rd C2-4 School Road & Downs Way 36 25 68% 21 59% total on-street: 119 78 66% 72 60%
grand totals: 215 126 59% 106 49%
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Occupancy rates in the station car park are considerably lower than any other parking area, no doubt because it is the only paid car park. Higher occupancy levels are found in Hither Field and Surgery Close, where train users can park for free.
Brenchley Mews car park is under-utilised, possibly because the signage is not clear enough and people do not know it is there, or possibly because people are not prepared to walk the relatively short distance to the shops.
Market place, being the nearest free parking to the shops, has a high occupancy rate.
Weekend parking is generally at lower levels, other than Market Place which is busier on Saturday as more people use the shops in the High Street.
Street parking overall at 66% of capacity is higher than off-street car parks at 50% and similarly random checks do confirm that legal street parking does reach capacity on occasions and that leads to illegal and dangerous parking.
During the observations, of 1,696 vehicles counted, 38 vehicles (2.24%) were noted to be parked illegally or obstructively. Vehicles were considered to be illegally parked if parked on the yellow lines or had overstayed the limited parking period. Vehicles were considered to be obstructive when double parked or parking exceeded safe capacity. In the Market Place there is a tendency to double park (i.e. not in a designated parking space) narrowing a two-way passage to one way. Between 15:00 and 16:00 hours on weekdays School Road was over parked and there were also cars parked in the unnamed (but known locally as the Kings Head alleyway) narrow road and the only means of accessing the Brenchley Mews car park. Five vehicles were parked on double yellow lines in Surgery Close.
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The majority of the unacceptable parking related to the High Street area adjacent to the shops, and in particular on the yellow lines opposite the junction with School Road. The number 10X bus, which operates between Ashford and Maidstone, runs through the village using the Old Ashford Road, the High Street and School Road. Since these roads are narrow, there is often congestion and unsafe situations arise when the bus is forced to drive between parked vehicles and on the pavement. The junction of with School Road is a particular problem and exacerbated by a range of illegal parking. Streets in Charing are narrow, so that even legal on-street parking reduces the traffic flow to one lane, and where legal parking switches from one side of the road to the other, creates a chicane for traffic to negotiate. This is a particular issue in the High Street. The shops rely on a reasonable footfall and difficulty parking/congestion in the High Street may well be putting off potential shoppers and confirms remarks made by many traders in the village.
Parking into The Moat does obscure visibility for vehicles leaving The Moat and can cause hazardous driving conditions. Also there is only a pavement to the east and pedestrians have unsafe access across the road if they are walking to the village shops or other facilities.
Traffic accidents are a regular occurrence in the village. Since 2011 Crashmap has recorded 19 vehicle accidents (those reported to the police) of which 26% were serious (see project 154). However residents report that many other accidents do take place where the police have not been involved.
In conclusion, new developments should not exacerbate traffic congestion or parking in and around the village, or lead to deterioration in pedestrian safety.
82 7.2.2 TRAFFIC CONGESTION
POLICY T1 TRAFFIC CONGESTION Proposals that accord with the policies in the Plan and result in improvements to the free flow of traffic in the village and other key areas in the parish will be supported. Proposals which would create additional access points on to the A20 or which would involve an increase in traffic will need to demonstrate that they do not further inhibit the free flow of traffic or exacerbate conditions of parking stress, including conflict with larger vehicles and pedestrians. Larger developments, in excess of 10 dwellings, should be sited where they have direct access to the A20 to avoid increased traffic congestion on non-‘A’-category roads. Developments that create 500 or more vehicle movements per week should be sited where they have direct access to the A20 to avoid increased traffic congestion on non-‘A’-category roads. Proposals to substantially reduce the number of HGVs travelling through Station Road and Pluckley Road (or minimise their impact) will be supported.
7.2.3 TRAFFIC MANAGEMENT ON THE A20
POLICY T2 TRAFFIC MANAGEMENT ON THE A20 Developments that produce more than 10 dwellings or 500 vehicle movements per week should contribute to the cost of appropriate pedestrian crossings on the A20 in order to ensure greater safety for pedestrians crossing the A20.
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7.2.4 TRAFFIC MANAGEMENT STATION ROAD/PLUCKLEY ROAD
POLICY T3 TRAFFIC MANAGEMENT STATION ROAD/PLUCKLEY ROAD Proposals will not be permitted for developments of more than 6 houses with direct access onto Pluckley Road and Charing Heath Road to avoid generating levels and types of traffic movements, including heavy goods vehicle traffic, beyond that which the rural roads could reasonably accommodate in terms of capacity and road safety.
7.2.5 TRAFFIC MANAGEMENT CHARING HILL/A252
POLICY T4 TRAFFIC MANAGEMENT CHARING HILL/A252 Any development with direct access to the A252 will not be permitted unless it can be demonstrated that safe access will be achieved.
84 7.2.6 PEDESTRIAN FOOTWAYS
POLICY T5 PEDESTRIAN FOOTWAYS Development proposals shall demonstrate how safe and accessible pedestrian access and movement routes will be delivered and how they will connect to the wider movement network. Opportunities should be proactively taken to connect with and enhance Public Rights of Way whenever possible, encouraging journeys on foot. The new large housing developments north and south of the A20 must provide safe pedestrian access to link up with existing or proposed footpaths as well as essential local facilities, ensuring that residents can walk safely with children, prams and buggies to shops, school, bus stops, railway station, surgery and other village facilities. Infrastructure and facilities required to meet needs generated by new developments shall be provided, in particular the linking of Charing to Charing Heath with an all-weather pedestrian and cycle route linking with established public rights of way*. * The Charing Heath to Charing Greenway is included in “Ashford Cycling and Walking Strategy 2019-2029”.
85 7.2.7 RESIDENTIAL CAR PARKING SPACES
POLICY T6 RESIDENTIAL CAR PARKING SPACES Proposals for residential developments in the parish must achieve the following minimum parking standards: 1 bed dwelling 1 space per unit 2 bed dwelling 2 spaces per unit 3 bed dwelling 2 spaces per unit 4 bed dwelling 3 spaces per unit. In addition, guest spaces of one per every two dwellings will be required. Tandem parking spaces and enclosed garages will not count towards the parking provision specified in this policy. The installation of electric charging points in communal areas will be supported.
7.2.8 CHARING VILLAGE PARKING
In order to gain an understanding of where cars come from which park in Charing a number of points of origin studies (project 140) were undertaken. These covered the main car parks including the surgery and the High Street and School Road.
Village residents only accounted for 20% of parking. The other 80% of people parking came from 46 other locations with 12% starting their journey in Ashford; 33% from villages within 5 kilometres from Charing; 25% from villages between 5 and 10 kilometres away from Charing; 3% from locations between 10 and 15 kilometres away and 7% from locations over 15 kilometres from Charing.
Although this point of origin study was based on a small sample including 22 periods of observation it was considered typical. Interestingly at the surgery it was found during the observation periods that cars were entering the surgery car park at the rate of
86 one car every one and a quarter minutes and on a number of occasions the car park was full.
People regularly visit Charing for many reasons and this study as well as the car parking studies suggest additional parking is required in the village.
POLICY T7 CHARING VILLAGE PARKING There is a requirement for additional car parking for people visiting Charing village. A site at Parsons Mead has been allocated for a new car park and all developers given permission to build new housing should as part of the planning process contribute to the costs of building a new car park.
7.2.9 CYCLE ROUTES
Ashford Local Plan, Policy TRA6, states that the Borough Council will seek to improve conditions for cyclists through the following measures: Promoting and developing a Borough-wide network of cycle routes. Developments should, where opportunities arise, include safe, convenient, and attractively-designed cycle routes, including, where possible, connection to the Borough-wide cycle network. With poor connectivity with public transport and a narrow bendy road link between Charing and Charing Heath, this Plan recommends action to improve safe connectivity: see policy T5.
87 8 EMPLOYMENT CREATION AND BUSINESS DEVELOPMENT
8.1 Employment data
The AECOM Housing Needs Assessment, September 2017 reported that Charing has the third largest rural business proportion in the borough, after Tenterden and Wye. The parish accounted for 8% of all employment in the borough. See project 103.
There were 1,323 economically active residents according to the 2011 census. Economically active included 625 full-time employees, 252 part-time employees and 357 self-employed. According to the 2011 census, 130 people worked from home, and it is suspected that these workers were included in the economically-active group. Many of these people worked away from Charing, and that is the likely trend for the future, as the prospects for job-creation in Charing are poor. There were 704 economically inactive residents; those included retired, students and home-makers.
Since 2013, employment in the plan area has been in decline (see table 4), and no initiatives have been taken to boost the economy with new business premises. However, job creation and business development is a core strategy of this plan.
Table 4: number of businesses in Charing parish at start of 2018 and lost businesses over last five years businesses jobs lost, nº of nº of location closed in last closure and businesses employees 5 years wastage village centre 19 67 6 38 Charing settlement 21 160 1 14 rural Charing 29 279 3 10 Charing Heath 4 53 0 3 TOTALS: 73 559 10 65 Source: Project 112
88 The parish of Charing has, at the start of 2018, 73 businesses confirmed in a survey (project 112). It is recognised that there may well be other businesses operated via personal service company employees but it was not possible to identify them. Taking the village as a whole some 40 businesses are to be found, 55% of total businesses in the parish.
Employment over the last five years has fallen by 65 or 10%. Losses varied significantly by location. The high street lost 35% of jobs, whereas the village excluding the centre lost 8%, and the remainder of the parish lost just 3%. Charing Heath lost 5%.
The parish business economy is primarily made up of small businesses. 85% employ 10 or fewer employees (see Table 5, source project 112).
Table 5: number of businesses by size in Charing parish size of business village Charing Charing Charing by nº of totals centre settlement rural Heath employees 1 6 9 8 1 24 2-5 10 4 11 2 27 6-10 2 3 6 11 1-25 1 3 3 0 7 26-50 0 2 0 1 3 51-100 0 0 0 0 0 101-150 0 0 1 0 1 Totals: 19 21 29 4 73
More of a concern was the fact that only five new businesses were set up in the parish in the last five years, and so far they have created just 26 new jobs. This is disappointing as the economy and job creation in the UK have been growing quite considerably during that period: this plan will allocate sites for new business development. Just recently an employer that relocated away from Charing due to lack of commercial office space has now returned to new office accommodation recently constructed to the south of Charing village.
89 The community-wide questionnaire strongly supported growth of businesses, and the top five types were: 1. Small, independent retail businesses 2. Hospitality (pubs/restaurants/hotel) 3. Farming and agricultural support services 4. Traditional crafts such as thatching and blacksmiths 5. Shared office space for people currently working from home
One interesting finding from the community questionnaire was that 72 people expressed an interest in managed office facilities of one sort or another.
8.2 LOCATIONS FOR NEW BUSINESS
Wherever possible, new business locations should be within easy walking distance of the train station and bus stops, and should have ample capacity for car parking. The plan allocates the following sites for business development.
POLICY EC1 LOCATIONS ALLOCATED FOR NEW BUSINESS UNITS
PROVISION OF COMMERCIAL BUSINESS UNITS: Parsons Mead. Northdowns Garage site (planning granted for some units). PROVISION OF INDUSTRIAL ACTIVITY: Former Morrison’s Yard (currently not in use). Hatch Engineering.
8.3 INNOVATIVE COMMERCIAL DEVELOPMENT AND RETENTION OF EXISTING BUSINESS ZONES
Innovation may be required to create employment opportunities which may include mixed development.
90 POLICY EC2 MIXED USE DEVELOPMENTS Mixed use developments comprising commercial and domestic properties will be supported in any of the sites listed in Policy EC1 or on sites CHAR1 and S55. All proposals for developments of 20 or more dwellings should incorporate not less than 10% of total to commercial business use, unless it can be demonstrated that the site is unsuitable.
In order to create further employment opportunities for existing residents and newcomers, it is vital that existing business zones are not converted to residential developments, and this plan provides a policy for business zone protection.
POLICY EC3 PROTECTION OF EXISTING COMMERCIAL/INDUSTRIAL ZONES The following sites comprise current or past commercial/industrial activity and must be maintained for such use: Morrisons Yard (adjacent to the A20 in Charing village). The land/zone fronting the A20 from the roundabout to the Northdowns Garage repair workshop with the exception of entrances to any housing development behind. Threeways Garage site (at the top of Charing Hill). The Fixings Warehouse site (at the top of Charing Hill). The Abattoir site. Exceptionally, combined commercial and residential use may be permitted, provided this facilitates the establishment of viable commercial or industrial establishments.
8.4 NEW COMMUNITY CENTRE WITH INTEGRATED BUSINESS UNITS
Core strategies in this Plan are to ensure new housing developments go towards meeting local need for first-time buyers and downsizers wishing to remain in the parish, job creation through establishing new business units, and to ensure that population growth does not in any shape or form have an adverse effect on residents’ welfare. A
91 significant part of the strategy is the construction, at Parsons Mead, of a new community centre, which will include a modern complementary health centre, as well as six integrated business units and a new car park for users and visitors to the village to shop and for tourists to see local heritage (see project 141). The owners of the land are supporting this plan on the basis that housing development should also take place on Parsons Mead. Demand for such business units has been confirmed with Locate in Kent as well as the results from the community questionnaire.
Facilities such as the new centre at Repton (see picture 26), or Smarden Charter Hall, which has the Wealden design and which complements the Smarden conservation area (see picture 27), would be attractive, although proposals in Charing would be ambitious as new facilities would be available to surrounding villages, and rental income from the business units would cover community centre running costs.
Policy C2 provides support for this Parsons Mead community hall development.
Picture 26: new community centre at Repton
92
Picture 27: Smarden Charter Hall
All Internet users wish to see improvements in broadband speeds and reliability. With a known strong homeworking group within Charing, such improvements would be regarded as a boost to homeworkers, and could become a major catalyst to job creation (supported in policy C5).
9 COUNTRYSIDE AND ENVIRONMENT
The parish of Charing falls within National Character Area (NCA) 119 and NCA 120 Wealden Grassland, as defined by Natural England.
NCA 119 covers the landscape of the North Downs Ridge scarp and the area to the north. It comprises a chain of chalk hills extending from the Hog’s Back in Surrey to the White Cliffs of Dover in Kent. The distinctive chalk ridge rises from the surrounding land with a steep scarp slope to the south providing extensive views across Kent and Sussex. Woodland in the NCA is found primarily on the steeper slopes of the scarp and valley sides with well-wooded hedgerows and ‘shaws’, an important component of field boundaries, contributing to a strongly wooded character. Settlement in the area
93 is primarily limited to small, nucleated villages and scattered farmsteads.
NCA 120 covers the landscape south of the North Downs Ridge scarp. It comprises a long, curved belt of Wealden Greensand that runs across Kent parallel to the North Downs. Much of the NCA is wooded including some extensive belts of woodland. There is a rural settlement pattern with a mixture of dispersed farmsteads, hamlets and some nucleated villages.
94 9.1 KEY CHARACTERISTICS FOUND IN CHARING
Natural England defines key characteristics as “those combination of elements which help to give an area its distinctive sense of place” that would result in significant consequences for the current character if they were changed or lost. The key landscape characteristics of Charing, as identified by AECOM in its Heritage and Character Assessment (see note 15), are: Steep, wooded, chalk ridge escarpment north of the village of Charing, which allows panoramic, long-distance views across the landscape to the south. Extensive network of well-defined and well-maintained public rights of way that provide good access to the countryside. Rural landscape comprising mixed farmland with fields defined by hedgerows and interspersed with blocks of woodland, including ancient woodland. Extensive areas of ancient woodland north of the scarp that create a strong sense of enclosure. Sense of enclosure provided by trees and woodland around and within Charing. Historic layout of the centre of Charing largely intact. Settlement outside the village thinly dispersed across rural landscape. Large number of surviving heritage assets, both designated and non-designated, that contribute to the distinctive character of Charing. Strong diversity to local vernacular, with a mixture of architectural styles, details and construction materials and methods evident. Landmark of the Church of St Peter and St Paul within Charing and the surrounding landscape. Good quality and variety of local green spaces within the village.
95 Historic and cultural associations with the city of Canterbury such as the Pilgrim’s Way national walking trail and the Archbishop’s Palace. Motorway, road, and rail traffic reduce tranquillity in the landscapes from the scarp and the land running south from the scarp.
These features figure strongly in resident’s appreciation of living in the parish. In the community survey, respondents rated the beautiful countryside and green spaces in Charing village as features that make Charing special. Likewise these features together with wonderful views and the AONB were picked out at a workshop as strengths on a SWOT on maintaining and improving village character and landscape and green spaces (see project 137).
9.2 THE VILLAGE
The openness of the village and its location in the setting of the Kent Downs AONB are greatly valued by all who live in the village and villagers wish to preserve its rural look and feel. This is easily confirmed by viewing picture 28 showing the centre of the village taken from the AONB, picture 29 showing the village centre taken from the church tower, and picture 30 showing the setting of the village in the North Downs.
96 Picture 28: view of Charing from the North Downs Ridge
Picture 29: Charing village centre
97 Picture 30: Charing village in the setting of the North Downs AONB
Consultancy AECOM on behalf of Locality and working closely with Charing Parish Council produced a report on the heritage and character of Charing (see project 118 and note 15).
98 POLICY E1 HISTORIC ENVIRONMENT Any designated heritage assets in the parish and their settings, both above and below ground and including listed buildings, and any monuments that may be scheduled or conservation areas that may be created, will be conserved and enhanced for their historic significance and their importance to local distinctiveness, character and sense of place. Proposals to reduce visual, audible, volume and other impacts of traffic in the conservation area, by re-routing HGVs, creating calming measures, and screening, will be supported. Proposals for development that affect non-designated historic assets will be considered taking account of any harm or loss, and the significance of the assets and their setting.
9.3 LISTED BUILDINGS
Charing Parish has 128 listed buildings. In addition there are a wealth of heritage assets that help shape its distinctiveness (see project 142) and which need to be preserved. Safeguarding such assets has been referred to in the Ashford Heritage Strategy (see note 16) where concerns were expressed about high levels of development and the pressures that puts on the historic fabric of the Borough.
The church of St. Peter and St. Paul, constructed of flint in the early thirteenth century, is acknowledged as an important part of the village heritage; see picture 31.
99 Picture 31: church of St. Peter and St. Paul
100 9.4 NON-DESIGNATED ASSETS
The following are considered by CPC and the NP Steering Committee as worthy of conservation, as they contribute to the character and heritage of the area: Charing Railway Station. The Old Pumping Station, Pluckley Road, now converted to apartments and named Harrison Court. Charing Methodist Church. WW1 Toc H meeting hut. Charing Church of England Primary School. Memorial Porch, at the Parish Hall (designated War Memorial). Queens Head House, Ashford Road. The Gables, Station Road. Cemetery Lych Gate, School Road. The Medieval Moat surrounding Moat House. The Pillbox at the junction of Pluckley Road and Blackberry Lane Roman finds in the area between Pett Lane and the A20 extending from the Moat Park Estate south-east to Wooton Lane. The area 200 metres wide centred on a line drawn from Charing Church towards Raywood Farm House realigning at Pepper Alley along the western side of Beesmount through to Pincushion which includes the site of a medieval windmill in Windmill Field just south of the railway and a Roman road running south towards Pluckley. The area from Newlands Manor House north east to Charing Heath Road which includes two medieval water mills and potentially Roman military works. Iron Age huts indicated by parch marks have been identified between West Brook and Pluckley Road and between Newlands Manor and Raywood Farm. The area from the A20 along the East Brook past Brook House south of the railway to Pepper Alley has a medieval water mill, dam and leat, and a kiln of uncertain age.
101
POLICY E2 LISTED BUILDINGS & NON-DESIGNATED HERITAGE ASSETS Proposals that ensure that listed buildings and non-designated heritage assets listed in this Plan (and other assets where approriate) will be appropriately maintained, or where necessary suitably restored, will be supported.
POLICY E3 THE ARCHBISHOP’S PALACE Proposals for ongoing restoration will be supported. If the site becomes available, any proposals that incorporate public access and community use will be encouraged.
9.5 PUBLIC GREEN SPACES
The parish has ten public green spaces (see project 114). These are:
Picnic area A20 (next to school field). Piquets Meadow A20 (east of school field) and which comprises playground). Clewards Meadow (off Market Place). Sundial Garden (off Market Place). Charing Cemetery (School Road). Arthur Baker playing fields. Alderbed Meadow. Sayer Road (managed by Ashford Borough Council). Westwell Leacon recreation ground. Charing Heath recreation ground.
There are a number of other important green spaces in Charing village although these are not public open spaces: Charing Green Housing Development (south of the A20 and immediately to the west of the GP Practice) has a central green space and a surrounding green space. These are private areas for residents’ of The Green. They are managed by a residents association.
102 Poppyfields is the latest housing development in Charing and is situated immediately to the west of The Green. There is a green space running through the heart of the estate effectively from the A20 to Ellen Close. This will be (once handed over by the developer) a private area for residents of Poppyfields and will be managed by a residents association. The primary school playing field is an important green space with access limited to school children and staff. Occasionally some events are held there involving the general public.
Clewards Meadow (see picture 32) is at the centre of the village and is the main public green space. It is a registered village green (number VG229) [see project 155]. It is used both formally and informally. Formally it holds fetes and picnics and other fund raising events. Informally it is used by visitors and residents for recreation including walking, dog walking, playing games, or just sitting and enjoying the peace and tranquility of the space. It is particularly valued for its exceptional idyllic panorama of the church, Archbishop’s Palace, roofscape of varied vernacular styles seen from the rear of the buildings in the High Street, and mature shady trees.
103 Picture 32: Clewards meadow
The Arthur Baker playing fields (see picture 33) comprising the sports pavilion, football pitches, cricket square, tennis courts, skate park, and children’s playground is the principal recreation ground in Charing village.
104 Picture 33: the Arthur Baker playing fields
The Charing Alderbed Meadow (picture 34) is a landscape of wet grassland and woodland at the foot of the North Downs, lying ¼ mile east of the village of Charing. It consists of 2.5 acres (1 ha) of woodland and 4 acres (1.6 ha) of grassland, both wet in character due to the presence of small streams that rise from the spring line at the base of the North Downs. It is designated as a Local Wildlife Site.
105 Picture 34: the Alderbeds
These spaces meet the requirements of paragraph 100 in the NPPF Guidelines of: being reasonably close to the community; demonstrating special local significance in terms of beauty, recreational value, tranquillity and richness of wildlife; and being local in character rather than extensive tracts of land. They are a feature of the parish and allow the countryside to come into the developed areas, affording open views and providing habitats for a variety of wildlife.
106 POLICY E4 DESIGNATION OF GREEN SPACES IN THE PARISH The following are designated Local Green Spaces: Picnic area A20 (next to school field) Piquets Meadow A20 (east of school field) and which comprises playground) Clewards Meadow (off Market Place) Sundial Garden (off Market Place) Charing Cemetery (School Road) Arthur Baker playing field Alderbed Meadow Sayer Road (managed by Ashford Borough Council) Westwell Leacon recreation ground Charing Heath recreation ground
POLICY E5 GREEN SPACE DEVELOPMENT Proposals for built development in any of the designated green public spaces will not be allowed unless they are ancillary to the use of the land for a public recreational purpose or are required for a statutory utility infrastructure purpose.
POLICY E6 DEVELOPMENT IN THE AONB Any development in, or partially within, the setting of the AONB will not be permitted unless it can be demonstrated that the benefits of such development outweighs any harm.
POLICY E7 LANDSCAPE STRATEGY Developments of more than five houses should include a landscape strategy which will incorporate hard and soft landscaping, tree and hedgerow surveys, and measures to protect trees and hedgerows, and demonstrate consideration of both near and distant views of the development from key public vantage points, and specify how open spaces will be managed in the future.
107 POLICY E8 ECOLOGICAL IMPACTS New buildings, including mobile and park homes, need to adequately address the potential for ecological impacts, and provide appropriate mitigation to protect designated species on all sites approved for development in the parish.
9.7 VIEWS
A number of existing views are greatly valued by members of the parish, and such views are what attract many residents to settle in Charing. Many ramblers and walkers visit Charing to walk the footpaths and the Pilgrim’s Way, where they enjoy the views, as do many residents who walk daily.
The AECOM Heritage and Character Assessment report identified elements which are particularly sensitive to change in relation to the value and setting of heritage assets, and the village’s rural characteristics, including: Views from the North Downs ridge towards Charing and vice versa Numerous high quality public green spaces in and around the village such as the Arthur Baker Playing Field
The importance and preservation of locally-cherished views such as those to and from the Downs, and of the High Street and the church and its surroundings, was an important feature in the Parish Design Statement.
108 POLICY E9 VIEWS Developments will not be supported that significantly detract from the following views into, out of, and within the village, by failing to respect their distinctive characteristics. (a) Views of the scarp ridge and southern slopes of the AONB to the west and north from: (i) Pluckley Road (ii) Station Road (iii) Hitherfield (iv) Charing Heath Road (v) Charing Heath Memorial Hall (vi) Tile Lodge Road (b) Views of the scarp ridge and southern slopes of the AONB to the north and east from (i) The Moat (ii) Ashford Road (iii) Woodbrook (iv) The Hill (v) Pett Lane (vi) Arthur Baker playing field (c) Views of the AONB from the village centre (d) Views into Charing from the AONB, especially the Pilgrim’s Way and to the western and eastern perimeters of the village (e) Views to and from the Archbishop’s Palace and Charing Church (f) Views to the centre of the village from west to east and east to west approaches on the A20
10 HOUSING
During the Neighbourhood Plan process, it became clear that new housing was a really important issue in the parish. In fact, when ABC issued the first draft Local Plan for an additional 55 new dwellings in addition to the 51 age-related units, CPC and the NPSC recommended a small increase of up to 130 new dwellings in order to ensure that local needs were met (see project 138).
After public consultation and revision of projected population growth in the borough, ABC issued a revised Draft Local Plan. This increased the number of new houses required in Charing from 55 to 235 in addition to the 51 age-restricted units. Thus 286 new houses plus an ongoing pipeline would push sustainability to its limits if not
109 undermine it. Subsequently ABC has approved planning for an extra 35 houses on the Wheler North site and 25 extra houses on the CHAR 1 site making a revised total of 346. This Plan easily meets the requirement of the Local Plan in terms of new houses required to be built in the plan period. The revised Local Plan details are:
Table 6: revised draft Local Plan proposed location comments new Northdowns Garage 20 ABC seeking to increase CHAR 1 35 numbers of houses to around 60 Wheler North 100 Planning granted for up to 135 adjoining Wheler North 80 Total: 235
In view of these changes, a community questionnaire was developed and delivered to all houses in the parish to obtain views on the revised Local Plan as well as on a wide range of other matters.
During the workshops, parishioners’ views (see project 137) became clearer where local needs were concerned, specifying a need for more: bungalows; social housing for local people; affordable housing and built on small developments rather than big estates. Also infrastructure/facilities should expand to meet population growth from new housing.
10.1 HOUSING NEEDS (PARISHIONER VIEWS)
In addition to information gained from the community questionnaire, three independent studies were examined, two by Action with Communities in Rural Kent, namely ‘Older Persons Accommodation’, March 2010 (see note 19) and ‘Charing Housing Needs Survey’, May 2014 (see note 20), and the other by AECOM which gave up to date findings in 2017 (see project 103). AECOM,
110 due to its up–to-date reporting, was regarded as the most important and valid report. The community questionnaire also provided good guidance on where parishioners were willing to see development (see project 156).
10.1.1 VIEWS OBTAINED FROM THE COMMUNITY QUESTIONNAIRE (type of dwelling)
The community questionnaire asked respondents to state the sort of accommodation they would be most likely to need when they next move (see figure 5). It was not surprising to find that most wanted a smaller property. With a large retired number of people in Charing, many of whom wish to remain in the village/parish, the need for smaller properties, of three bedrooms or less, is of growing importance, as over 400 respondents to the community questionnaire stated their desire to move to a smaller property on their next move.
111 Figure 5: parishioners’ views on housing needs gained from the community questionnaire
10.1.2 VIEWS OBTAINED FROM THE COMMUNITY QUESTIONNAIRE (nº of new dwellings)
Most respondents wanted less than 50 new houses. 57% were willing to have up to 100 new houses (see Figure 6, headed Development over the next 20 years). During the launch and at workshops and Steering Committee meetings there were considerable concerns expressed about the urbanisation of the countryside and the conversion of villages into dormitory towns where character and tradition would be lost. Another strong point that came out was concerns over too many high-priced executive homes being built, so reducing the scope for younger people to remain in the village and for older residents to downsize. Furthermore, there were great concerns that already-stretched local facilities would not cope with a significant growth in population. These issues have clearly conditioned thinking.
112 Concerning the number of new houses, over 80% of respondents had a preference for up to 50 new houses (see figure 6). Respondents also indicated their favoured location for new development (see project 156) and the type of dwelling needed. Residents did not want any more large estates.
113 Figure 6: number of houses over the next 20 years
The parish welcomes approximately 10% growth of housing stock in small locations
114 10.2 HOUSING NEEDS – INDEPENDENT STUDY BY CONSULTANCY AECOM
The AECOM Housing Needs Assessment, commissioned by the NPSC and CPC, was very detailed (see project 103 and note 23). This assessment identified five separate projections for the number of houses needed for the local plan period of 2011 to 2030: 1. A figure derived from the emerging Local Plan which gives a total of 419 dwellings for the period 2011 to 2030. This is based on maintaining the same ratio between Charing and the Borough. In 2011 Charing with 1298 dwellings had 2.6% of all dwellings in the Borough. Hence 2.6% of the OAN of 16,120 provides 419 dwellings. 2. A figure based on the Strategic Housing Market Assessment (SHMA), or Objectively Assessed Need (OAN), which indicated a number of 408 new dwellings over the plan period 2011 to 2030. This was based on 2013 SHMA which had an OAN of 16,500 new homes for the plan period and, using the Charing parish proportion of 2.6% of homes in the Borough, the new house build requirement would be 408. 3. The Department for Communities and Local Government (DCLG) household projections are regarded by NPPG as a starting point for the assessment of housing need. At the 2011 Census, Ashford had 47,787 households and the Charing NP area 1,228 households, 2.6% of the total. In the 2014-based household projections, the projection for Ashford for 2030 was 62,375 dwellings. On the assumption that Charing continues to form 2.6% of the district total, the NP area should have 1622 households in 2030, a growth of 394 new houses over the plan period of 2011 to 2030.The 394 is adjusted up to account for mobile homes and temporary accommodation resulting in the number of new homes being increased to 413.
115 4. A projection derived from the net dwelling completion rate for the period 2001 to 2016 when there were 150 completions in the Charing NPA, an annual development rate of 10 dwellings per year, which would generate 190 new dwellings for the plan period 2011 to 2030.
AECOM concluded that the mean figure to meet housing needs in the plan period 2011 to 2030 was 358 (with a range of 190 to 419). However AECOM concluded that there had been 70 houses already constructed in the plan period, and therefore the additional housing need was 288. Once again, this Plan meets the requirements of the OAN.
Further, the AECOM Housing Needs Assessment looked at the type of housing required, and recommended that the 40% affordable housing required across the Charing NPA should be divided as follows: 40% affordable/social rented products 60% affordable home ownership products of which 35% Shared Ownership 15% Starter Homes; and 10% Discounted Market Housing.
So for example if in the plan period the new housing build is say 200, the affordable content would be 80 units which would comprise: 32 affordable/social rented units 28 shared ownership 12 starter homes 8 discounted market homes
116 10.3 HOUSES CONSTRUCTED IN THE PLAN PERIOD
The parish of Charing comprised 1230 households (excluding mobile and park homes) at the time of the 2011 census, which included 163 households in Charing Heath. Charing has experienced significant growth over the 20 year period 1996-2017, with 214 houses built and/or approved for construction (see project 143):
Table 7: number of houses built and planning approvals in Charing, by type, over the period 1996 to 2017 type of property number approved 1 bedroom 13 2 bedroom 39 3 bedroom 49 4 bedroom 38 5 bedroom 20 3 or 4 bedroom 1 4,5 or 6 bedroom 28 mobile and park homes* 13 unknown bedroom size* 13 Total: 214 *Number of bedrooms not stated (see project 143)
If the 13 mobile homes and the 13 units of unknown bedroom size are taken out, there were 101 (54%) units of three or fewer bedrooms and 87 (46%) units of four or more bedrooms. The heavy emphasis on building larger houses in Charing has led to an imbalanced housing stock where younger people are driven away to find housing and older people have little opportunity to downsize. This situation was emphasised at the launch of the neighbourhood plan where parishioners suggested the most important view of the future was to ‘retain the village character’ and, in doing so, ensure a controlled number of new houses and smaller houses and bungalows would be built to provide a better housing mix more in keeping with need.
117
10.4 ESTIMATED NUMBER OF NEW HOUSES TO BE CONSTRUCTED IN THE PLAN PERIOD
The NPSC has regularly been assessing the amount of housing that could be built during the plan period. These studies have been based on: numbers already constructed; Local Plan numbers, and increases due to planning decisions; and other proposed developments and windfall.
The latest estimate (see project 153) of the number of new houses for the 2011 to 2030 plan period is 621, some 47.8% more than the number of dwellings at the start of the plan period, and 48.2% more than the maximum number needed to be built based on the maximum need according to the AECOM study of housing needs:
118
Table 8: projected housing growth over the period 2011 to 2030 nº of development comments dwellings Includes 70 caravans and temporary 2011 census 1298 accommodation Built at 31-03-2018 83 Current at 31-03-2018 1381 Likely additions 2018-2030 Orbit Age restricted 51 CHAR 1 site (S29) 60 Local Plan 35 (extra=25) Northdowns site (S28) 20 Land south of the Swan (part S55) 135 Local Plan 100 (extra = 35) Remainder of Site S55 80 Windfall Yew Tree 23 The Green 9 Other windfall with extant planning permission 38 Current applications 15 Estimate Future windfall 40 Estimated at 4 per year for 10 years Total above excluding prior to 31-03-2018 471 Likely allocations from NP Parsons Mead 48 Crofters Charing Heath 9 Land at Church Hill 5 Land NW of Swan Street CH 5 Total estimated additions 538 Total for Plan period 621 47.8% increase since 2011
This estimated growth in housing would lead to population increases of 62% in Charing Village and 53% in the parish. It is unlikely that such a major population explosion would result in a sustainable situation without major improvement to infrastructure and facilities. This Plan promotes new infrastructure and facilities to ensure residents do not experience a welfare deficit from population growth.
119 The Plan going forward accounts for six major sites which are marked on Figure 7: Site A Orbit age-restricted development (51 dwellings) Site B Land south of the Arthur Baker Playing Field (Local Plan 35 dwellings) Site C Northdown Service Station (Local Plan 20 dwellings) Site D and E Land adjacent to Poppyfields (Local Plan 180 dwellings) Site F Parsons Mead and land next to Burleigh Bungalow (Allocated site for development of up to 48 dwellings, a new Community Centre, Business units, and a new car park)
Figure 7: major development sites in Charing village
Note on Site A - Orbit development Initially this development was put forward as an Exception Site (so numbers would not count towards the Local Plan) for the establishment of ‘extra care housing’. However, this proposal was determined no longer viable on financial grounds, and the development of 46 flats and 5 bungalows is now purely an age-
120 restricted development, although preference will be given to local people.
The estimated number of 621 new homes is too great an uplift for this neighbourhood plan area. It conflicts with parishioner aspirations and needs and is widely off the mark compared to independent analysis of housing need undertaken by AECOM. It is not a growth rate that is acceptable especially as there are no plans for improvements to local infrastructure. It is also unclear at this time whether community facilities will be enhanced, and, if so, in what form, to absorb a population growth in excess of 60% in Charing village. As the Local Plan currently stands, it is creating an unsustainable situation in Charing on all fronts, namely socially, economically and environmentally, and this will inevitably lead to a welfare deficit.
This Plan, however, has an approach which should go some significant way to overcoming such a welfare deficit and make the Plan more sustainable. That approach is the creation of a new community centre, integrated business units and a new car park at Parsons Mead, making this a more realistic plan. ABC will need to give this whole project considerable moral and financial support. There will be more details on this at a later stage in this Plan.
10.5 SITE ASSESSMENTS
When it became known in the second Draft Local Plan that Charing was to be faced with a significant increase in the number of houses, and through the use of very large estates, it was decided that a call for sites would be undertaken, to see whether the use of large estates could be reduced, and site assessments would be undertaken to assess suitability.
121 10.5.1 CALL FOR SITES
We were aware of five sites from the Local Plan (Orbit, CHAR 1 and the three separate component sites of S55), as well as responses to previous calls for sites by ABC.
Our call for sites was in March 2016 and published in the local press, on the Parish Council website and on Council Notice Boards. We asked landowners to contact CPC where they had minimum 0.2 hectare sites which they may consider for housing or business development over periods of 0-5 years, 5-10 years and 10 years plus (see project 149). The response from Charing landowners was: Parsons Mead Land adjoining Burleigh Bungalow Palace View Field, Pilgrims Way Land adjacent to Little Combe Land at Charing Hill adjoining Lyndhurst Land at Charing Hill by Bowl Road Land at Threeways The response from Charing Heath landowners was: Land at Crofters Church Hill Land by Swan Street There was also a response for land close to Hatch Engineering for industrial use.
It was decided that all of these sites should be assessed.
122 10.5.2 SITE ASSESSMENT CRITERIA
Criteria were established by reference to an expert planning consultant to address each site. The criteria included: A map showing site location Site address and CNP reference Site area in hectares Current use Site description Recent planning history Flood zone designation where appropriate Known concerns regarding drainage and flooding Water extraction designation Heritage matters including: Within a Conservation Area Part of setting of Conservation Area Part of setting of Listed Building Within which Character Area Biodiversity matters including: Within or adjoining SSSI Within or adjoining Local Wildlife site Within or adjoining Ancient Woodland Whether the site is known locally to be occupied by protected species Landscape matters including: Within AONB Whether the site is designated an important view Impact of development on landscape
123 Access to services including: Availability of direct pedestrian and vehicular access from public highway Availability of safe cycling option to the site Proximity to village centre (metres) Proximity to primary school (metres) Proximity to rail station (metres) Proximity to nearest public open space (metres) Proximity to equipped play space (metres) Proximity to bus stop (metres) Site availability and achievability Confirmed as available by landowner Economic viability and marketability of the site Summary assessment (site suitability, availability and achievability for allocation) For sites considered suitable, available, and achievable for allocation, the following details: Housing density (dwellings per hectare) Approximate number of dwellings Delivery (0-5 years; 6-10 years; 10 years plus)
124 10.5.3 SITES ASSESSMENTS REPORT
In total 14 site assessments were carried out; six were not considered suitable, although one of those and a component part of S55 has been agreed in the Local Plan. Table 9 shows a summary of the results. The full details may be found in project 110.
Table 9: summary of site assessment outcomes Site assessment outcome comment Land to rear of Subject to: protection of drinking water Northdowns Garage supplies; views to and from AONB are Suitable for mixed development (S28, now part of S55) mitigated; and fuel tanks ‘bottomed’ Local Plan site safely. Wheler North land (part Subject to: protection of drinking water of S55) Suitable for development supplies; compliance with AONB Local Plan site Management Plan; safe access to A20 Not suitable for development as: Bromley Land west of adversely affects setting of AONB; The site has been approved for Wheler North site (part introduces an extensive and development in the Local Plan subject to of S55) intrusive urban form; and is not an extensive hydrology investigation. Local Plan site considered sustainable development Application went to appeal but the Not suitable for development. Plans Wheler South application was withdrawn before the rejected by CPC and ABC Inspector’s decision.
125 Site assessment outcome comment Subject to: safe access to A20; protection Land at Parsons Mead of specified trees; and needs to be design (CH37) sensitive to Conservation Area. Suitable for development Land next to Burleigh Subject to achieving suitable access and Bungalow (was CH12 reinforcement of south-east boundary but now part of CH37) It is remote from the village; access is Palace View Field, generally unsafe and would have an Not suitable for development Pilgrim’s Way adverse impact on AONB and surrounding countryside. Threeways Garage This unattractive site is in the AONB and (corner of Faversham Suitable for development development could enhance it with Road and Canterbury commercial development. Road) Land at Charing Hill It is a remote site; would adversely impact adjoining Lyndhurst on the character of the area. Land at top of Charing Adversely affect the character of the area Hill on corner of Bowl and would lead to loss of woodland. It is Road (CH6) Not suitable for development also a remote site. Remote from village, located in AONB, Land adjacent to Little and development would have adverse Combe impact on the character of the surrounding countryside.
126 Site assessment outcome comment Land next to Crofters
Charing Heath Suitable for development Subject to: re-routing the footpath and Land at Church Hill, sensitive design addressing the adjoining Charing Heath listed buildings. Hatch Engineering site Suitable for industrial development Land north-west of Suitable for development Swan Street
In addition, site assessments were undertaken at aspirational sites on land immediately to the east of Wilkinsons Close and at Morrisons Yard. The former was considered suitable for residential development and the latter for business development.
127 10.6 MEETING THE LOCAL PLAN OBJECTIVELY-ASSESSED HOUSING NEED (OAN)
The NPPF and PPG state that local planning authorities are required to identify their own OAN by use of a Strategic Housing Market Assessment (SHMA). The Local Plan details the Ashford Borough OAN at 15,675 for the period 2011 to 2030. Added to this is a contingency figure of 442 to take account of future in-migration to Ashford from London thus giving an adjusted OAN of 16,120 as the specified housing target of the Local Plan for the period 2011 to 2030.
This Plan meets the SHMA for the NPA as the estimated number of new houses at 621 exceeds the need of 408 by 213 (52.2% more) or the need of 419 by 202 (48.2% more). As the Local Plan provides limited improvements to local infrastructure and facilities, such uplift in numbers is considered unsustainable without some major improvement. This Plan is more than delivery of new housing, it is about ensuring that residents, existing and new, do not experience a welfare deficit, and thus recommends that the major improvement is the Parsons Mead project.
10.7 HOUSING POLICIES
The housing stock needs re-balancing with the construction of smaller houses, chiefly two and three bedroom properties and bungalows, to attract younger families and enable older people to downsize. This will require more affordable housing which should be fully integrated into the community.
128 10.7.1 HOUSING ALLOCATIONS
This needs to focus on improving the sustainability of Charing as a demographically-mixed and balanced community. It should therefore deliver: Starter and smaller market housing. Affordable housing for rent or shared ownership, which should account for 40% of total build in the plan period 2011 to 2030 but excluding housing on the allocated site of Parsons Mead/Burleigh Bungalow in Charing. Larger houses (four bedrooms or more) should be given low priority, unless economically required to secure the 40% affordable housing requirement. The number of new houses for the plan period 2011 to 2030 at no more than 467 (the maximum assessed by AECOM in the housing needs assessment plus the special planned development on the allocated site of Parsons Mead in Charing village). Housing and new infrastructure and facilities at Parsons Mead (an allocated site). Housing on land to the north west of Swan Street, Charing Heath (an allocated site).
This Neighbourhood Plan allocates new infrastructure and residential housing on sites in Charing and Charing Heath.
10.7.2 ALLOCATIONS IN CHARING VILLAGE
The sites in Charing comprise Parsons Mead and land adjoining Burleigh Bungalow.
The Parsons Mead location is a 1.5 hectare greenfield site bordered by the A20 to the north-east (fronted by intermittent trees). A footpath with a number of trees, the subject of TPOs, runs along the north-west boundary. The site is enclosed by houses and gardens to
129 the north-west and south-west with a depot sited to the south-east with tree and hedge screening. The site slopes gently upwards from the A20. The site also includes a parcel of land to the south east, which is approximately 0.5 hectares in area. Access to this part of the site is envisaged to be taken via Parsons Mead and the two parcels are being taken together (see figure 14).
This site is available and achievable and given the community benefits it would secure, represents a suitable development site within the village confines.
The site is generally not visible in the wider landscape. Some tree felling (not of important trees) may be required to secure safe access to the A20.
The site is approximately 280 metres from the village centre; 460 metres from the primary school; 180 metres from the train station; 170 metres from the nearest equipped play area; and 150 metres from the nearest bus stop. This greenfield site abuts development and adjoins the A20 to the north. The site is within walking distance of the village centre, railway station, and other key facilities. Access is available to the A20 and a bus stop. The site is within the Charing Conservation Area and is bordered by important trees to the north and north-west. The design would need to respect the character of this part of the conservation area and retain the important trees, likely requiring a lower density of development on the southern parcel. Any development here will be required to deliver:
Safe access to the A20. Achieving design sensitive to the conservation area context. Protection of trees the subject of TPOs. The new Community Centre with integrated business units and a new car park alongside a housing development of up to 42 dwellings.
130
Development on this site would have limited impact on views from the Kent Downs AONB from which it is screened by intervening planting and development fronting the A20. The site is likely to be visible from the approach to the village from the Ashford direction. The impact of development would depend on the scale and density of development proposed and mitigation measures provided. Development would need to be low density to give opportunities for significant planting through the site together with a significant reinforcement of the south-eastern boundary.
Picture 35: Parsons Mead site
The site has been promoted by the landowner, and subject to residential housing planning permission being granted, an amount of land will be gifted to the CPC for the construction of a new community hall, integrated business units and a new village car park.
The land adjoining Burleigh Bungalow is a greenfield site, with a small storage building. It rises to the south west and is approximately 0.5 hectares in size. Access is along a narrow track behind Parsons Mead. It abuts Parsons Mead and a road depot to the north–east,
131 and the railway with a well tree-lined boundary to the south-west. It abuts a market garden to the south-east with a fence/gappy hedge.
Picture 36: land next to Burleigh Bungalow
The owners have an arrangement with the landowners of Parsons Mead to incorporate both sites into one development:
132 Figure 8: proposed site plan for development at Parsons Mead
POLICY H1 ALLOCATION OF HOUSING SITES IN CHARING VILLAGE Development will be permitted on Parsons Mead site together with adjoining land at Burleigh Bungalow for up to 48 open- market houses; a new community centre with integrated complementary health centre and six business units; and a new car park for users and visitors/shoppers/tourists to Charing village. Due to the significant social, economic, and amenity value of these plans, the requirement of 40% of dwellings to be affordable is withdrawn. The development is subject to safe access to the A20, protection of specified trees and landscaping, and protection of the amenity of adjacent properties, and needs to be design- sensitive to the Conservation Area.
133 10.7.3 ALLOCATIONS IN CHARING HEATH
This Plan allocates three sites in Charing Heath
The land north-west of Swan Street in Charing Heath is mainly grassed with some small trees, although there are some larger trees to the west and north. Charing Heath Road is beyond the trees to the north, and Hurst Lane is beyond the trees to the west. There are some disused polytunnels and fences on the site. Swan Street Farm and gardens are to the east.
Figure 9: land north-west of swan street, Charing Heath
Land next to Crofters is a flat rectangular area mainly surrounded by hedges. To the west is a dilapidated barn and to the east Blossoms mobile home/caravan site. Access is to a straight section of road. This land is allocated on the basis that it meets Charing Heath housing needs especially for one and two bedroom flats and houses.
134 Figure 10: land next to Crofters
Land at Church Hill is a flat rectangular area mainly surrounded by trees and hedges. There are houses with large gardens to each side at the front. There are arable fields to the rear. This land is allocated on the basis that it meets the needs for houses for Charing Heath with some smaller houses and bungalows.
Figure 11: land at Church Hill
135
Residents in Charing Heath favour small developments to promote some inward migration, and this site is ideal for the development of smaller houses and bungalows.
POLICY H2 ALLOCATION OF HOUSING SITES IN CHARING HEATH Development of primarily small houses on land north west of Swan Street will be permitted. Development of primarily smaller flats and houses on land next to Crofters will be permitted. Development of up to five dwellings at Church Hill will be permitted.
136
10.7.4 HOUSING POLICIES – SIZE OF NEW DEVELOPMENTS
The Local Plan effectively stipulates two large estates. S55, immediately to the west of Poppyfields stipulates 200 dwellings and the Orbit site and CHAR 1 south of the Arthur Baker playing fields stipulates 86 dwellings. Larger estates were not favoured by residents as they are considered likely to damage the characteristics of the village and create urban development spread. In addition to these planned developments and those already constructed there has been a high windfall rate of development which is likely to continue and current forecasts suggest over 600 new houses will be built in the plan period. Housing forecasts are likely to exceed the Local Plan, February 2019 (which excludes the recently constructed Poppyfields estate and the planned Orbit development) numbers of new houses by around 160% and the maximum needed as determined by the AECOM Housing Needs Assessment by around 50%. As a result population growth in Charing village could exceed 60%, a level which raises issues of sustainability. In order to apply some sensible controls to avoid future damage to the character of the village of Charing no further large scale developments other than those specified will be supported.
POLICY H3 SIZE OF NEW DEVELOPMENTS Proposals for large housing sites (greater than 10 dwellings) additional to those specified in the Local Plan, 2019, or allocated in this Plan, will not be supported.
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10.7.5 AFFORDABLE HOUSING
Charing Housing Needs Survey 2014, conducted by Tessa O’Sullivan, Rural Housing Enabler for Action with Communities in Rural Kent (see note 20), produced useful information on affordable and extra care facilities. The main findings were: 42 households need affordable housing – a total of 12 single people, 19 couples and 11 families. 14 households need extra-care housing – a total of 9 single people and 5 couples. 40 households need open-market housing – a total of 7 single people, 21 couples and 12 families. 60% of these households consist of people aged 60 and over. Over 60 (61%) of the total number of households needing alternative housing consists of members who are 60 years old and over; this represents 84 individuals over 60 years of age.
Affordable homes comprise social, rented, and intermediate (shared ownership) housing, provided to eligible households whose needs are not met by the open market. Regrettably, the planned Orbit developed has been downgraded from extra care to an age- restricted development, and that advances the importance of ensuring the affordable housing policy is complied with in full.
POLICY H4 AFFORDABLE HOUSING 40% of developments of 10 or more dwellings, and sites of 0.5 hectares or more, and there should be no deviation from this policy without compensation to the parish, should provide: 40% social rented. 35% shared ownership. 15% starter homes. 10% discounted market housing.
138 POLICY H5 LOCAL-NEEDS HOUSING A minimum of 50% of all new affordable housing in Charing provided by the Plan will initially be made available to those with a local connection and whose needs are not met by the open market. “Local connection” is defined as a person who has lived in the parish for 5 of the last 8 years and is currently resident there, or who has lived in the parish for at least five years and whose parents or children are currently living in the parish and have at least 10 years continuous residency.
POLICY H6 LOCAL-NEEDS HOUSING ON EXCEPTION SITES Proposals for the development of small-scale housing schemes in or around Charing village where housing would not normally be permitted by other policies will be supported especially where they involve the development of brownfield land.
10.7.6 TYPE AND SIZE OF NEW HOUSES
Charing has twice the proportion of detached houses as the average for England. 44% of houses in Charing are detached whereas the average for England is 22.3%. At the same time, it has around half as many terraced homes as the average for England. Charing has 11.5% terraced properties compared to the England average of 24.5%.
Charing is a much-sought-after rural location with excellent communication networks, and, as such, house prices attract a considerable premium, especially over Ashford. Returns for developers are larger as house prices increase, and, to some extent, this may well explain the increasing requirement for development in the village of Charing and the parish.
139 Table 10: Charing house prices compared to Ashford and Kent, 2018 Average house price (2018) in Type of house Charing Ashford Kent detached £668,333 £395,280 Not available semi-detached £333,642 £270,869 £367,940 terraced £329,999 £225,204 £306,495 Source: Rightmove, 2019
Respondents were very clear on the type of new houses they wanted. Most wanted homes at market prices, but there was a strong theme for affordable homes, with emphasis placed on houses for elderly or disabled, shared-equity properties, and social housing (see figure 12).
Respondents gave their preferences for new homes and included having: lots of different styles; developments for all different age groups and residents with differing physical abilities; new houses spread across lots of different sites; new developments having a single road onto an existing road; and affordable flats, bungalows and houses.
140 Figure 12: type of homes needed with preferences
141 This requirement provides more relatively-affordable open-market homes, and reflects the wishes of the majority of residents.
POLICY H7 SIZE OF HOMES Developments of 9 or more houses will not be permitted unless they provide the following mix: 10% one bedroom 40% two bedrooms 40% three bedrooms 10% four or more bedrooms, unless viability or other material considerations show a robust justification for a different mix.
This policy is compatible with the AECOM Housing Needs Assessment (paragraph 136) which stated clearly that housing needs require “…2-3-bedroom units with a particular focus on bungalows and terraced housing, to compensate for their relative under-provision…” Further, it meets the requirement of local residents, where the highest response in the community questionnaire to housing need was for “smaller property”. It redresses the housing imbalance in the village/parish. It produces smaller and therefore more affordable properties. It meets the requirement for those residents that wish to downsize.
142 10.7.7 RETIREMENT HOUSING PROVISION
Demographics show an ageing population in the parish which will lead to an increasing need for housing provision for the elderly. While many residents are happy to continue into retirement in their current homes, there will be those that will need alternative accommodation including: a wish to downsize due to declining family size or capability to look after their current property; secure ‘sheltered or age-related’ housing for those capable of living independently or with limited support; and care-home provision for those no longer capable of independent living.
POLICY H8 LIFETIME-HOME STANDARDS A minimum of 50% of housing on sites of 9 dwellings or more must meet current Lifetime-Home standards. At least 10% of new houses on sites of 9 dwellings or more should comply with full wheelchair accessibility, or be capable of complying with 360°-turnaround space throughout.
10.7.8 MIXED DEVELOPMENT
Research for this Plan has shown declining employment in Charing village over the last five years, while employment nationally has been growing. Achieving a sustainable Plan will require new employment opportunities, not just for current residents, but for the expected increase of about 800 in the adult population over the plan period. For this reason, it should become a requirement for all large developments to have a mix of residential and commercial properties.
143 POLICY H9 MIXED DEVELOPMENT All developments of 20 dwellings and above should provide a mix of residential and provide commercial premises. Commercial premises should account for at least 15% of total individual units.
10.7.9 HOUSING POLICY, CHARING HEATH
POLICY H10 HOUSING IN CHARING HEATH Small-scale developments of 5 or fewer properties will be supported on appropriate sites within the confines of Charing Heath as defined on Figure 12. Such developments need to meet the criteria laid down in policy H11.
10.7.10 VILLAGE CONFINES
Village confines include the existing main built-up area, but exclude open spaces, rear gardens which abut open countryside, peripheral buildings such as free-standing individual or groups of dwellings, and nearby farm buildings or other structures which are not closely related to the main built-up area. Outside this area, all land is regarded as being within the open countryside. Permission for residential development outside village confines will normally only be granted in exceptional circumstances.
Originally the aim of the Neighbourhood Plan was to draw up “village envelopes” on the lines used previously by ABC. Work was done on this initially and provisional envelopes were drawn up for Charing and Charing Heath. However, a change in ABC policy following the Local Plan examination in 2018, and comments by the Inspector, required a fresh look at the issue (see projects 132 and 158).
ABC policies referred to building within and without the “confines” of a settlement. The confines of each settlement were not plotted on a
144 map but determined according to words regarding the limits of continuous development. In the original draft of the Local Plan a number of villages, including Charing and Charing Heath, were considered suitable for “windfall” development both within the confines and “adjoining or close to” the confines. However the Inspector commented that some villages were too small and should only have development “within” the confines. Charing Heath was deemed to be one of these. This led to a need for a more precise definition of where the confines were, and ABC therefore decided that all villages affected needed to have confines drawn on a map.
This therefore meant that confines on the new lines had to be produced for the Neighbourhood Plan. For most villages, ABC produced confines which were then submitted to parish councils for comment, but, as Charing’s NP was in preparation, we opted to produce them ourselves.
Proposals based largely on the village envelope(s) were displayed to residents at the November 2018 exhibition. These attracted broad support but there was still a feeling that they were not quite right. There was concern over the inclusion of houses along Pluckley Road for Charing, while Charing Heath is intrinsically difficult as parts of it are very strung out with large gaps between houses – when is a gap a gap and when is it the end of the built-up area?
Hugh Billot and Jill Leyland attended an ABC seminar on confines in December 2018 and also discussed the issue with senior planning staff at ABC. Following this, revised confines were prepared. For Charing the confines were broadly the same as earlier with the notable exception that Pluckley Road was excluded; some smaller alterations were also made.
This version was submitted to residents via an online Survey Monkey survey and via a paper questionnaire at the Post Office. 40 people provided valid responses. 32 (80%) approved the confines without
145 qualification. Of the remaining 8, a number of comments made were general or made suggestions that were inappropriate for the exercise. Three people suggested one small change to exclude the allotments at the end of Burleigh Road and this was adopted. The final version of Charing village submitted to ABC and adopted in this Plan is shown here:
Figure 13: Charing confines
For Charing Heath, where the precise lines of the confines are particularly sensitive, two versions were submitted to residents in a survey (as with Charing this was carried out on-line with Survey Monkey and via a paper questionnaire at the Post Office). One was the same as in November 2018; the other was more restricted following ABC advice. 30 people responded. There was a small majority in favour of the more restricted option (13 to 11). 6 people made comments. 5 simply suggested a small change in the vicinity of Brookfield. The
146 final respondent suggested that the confines should be much larger and include all properties in Charing Heath. The confines proposed are therefore the most restricted version plus a small change in the vicinity of Brookfield. The final version adopted for this Plan is shown below.
Figure 14: Charing Heath confines
147 It was considered that these village confines were essential going forward for the following reasons: 1. To limit the potential for future development in Charing village 2. To protect the countryside from encroachment of land uses more characteristic of built-up areas and to conserve and enhance cultural heritage and natural beauty 3. To maintain the compact nature of the settlement 4. To respect the historic core 5. To help sustain the identity of separate communities and maintain the local distinctiveness of settlements and traditional built form 6. To allow small-scale incremental growth in certain areas to assist in the longer-term sustainability and vitality of the village 7. To identify land available for commercial development to stop the further loss of business and employment opportunities and provide work for new residents 8. To respect natural boundaries such as trees, hedges, springs, streams, rivers and the like 9. To preserve current open spaces 10. To ensure development is directed to more sustainable locations, both in terms of accessibility to and support of existing services and transport and in terms of landscape.
148 POLICY H11 INFILL DEVELOPMENT Infill development within the village confines of Charing as defined in Figure 11 and Charing Heath as defined in Figure 12 will be supported provided that: It is sympathetic in scale, style and location to the form and character of the village and surrounding area. It would not create a significant adverse impact on the amenity of existing residents. It would not result in significant harm to, or the loss of, public or private land that contribute positively to the local character of the area. It would not result in significant harm to the landscape, heritage assets or biodiversity interests. It is able to be safely accessed from the local road network and that additional traffic generated can be accommodated on the road network. It has safe pedestrian access. It would not displace an active use such as employment, leisure or community facility.
10.7.11 HOUSING OUTSIDE THE CHARING VILLAGE CONFINES
POLICY H12 NEW DEVELOPMENT, INCLUDING EXTENSIONS OUTSIDE VILLAGE CONFINES Sensitive small-scale development (up to 5 dwellings or extensions) compliant with design policies in this Plan outside the confines may be supported as long as they comply with the criteria laid out in Policy H11.
149 10.7.12 INFILL
Charing Parish has an open, rural character with many wooded areas and open spaces, as well as the Kent Downs AONB which makes an important contribution to the local character. It is important that infill development does not destroy this essentially open character and does not adversely affect the natural beauty and landscape throughout the parish.
10.7.13 DEVELOPMENT IN GARDENS
Charing has a great many houses with large rear gardens, and this Plan outlines a policy to minimise the over-development of garden land, in order to preserve and enhance the open and rural character of the settlements of the Plan area.
POLICY H13 DEVELOPMENT IN RESIDENTIAL GARDENS Development proposals involving the complete or partial redevelopment of residential garden land will be permitted, provided the proposed development complies with Local Plan space standards as laid out in Local Plan Policy HOU15, and, for windfall development, compliance with Policies HOU3a and HOU5 as relevant, and does not result in significant harm to the character of the surrounding area or harm wildlife corridors and biodiversity habitats; however: The use of rear gardens for new housing within village confines in general will not be supported. Outside village confines where support is given for one new house in a rear garden, it must have one less bedroom, and not be materially larger, than the existing house. If support is given for multiple dwellings in a rear garden, 50% should not exceed two bedrooms in size.
150 10.7.14 Development on groundwater protection zones
Charing Parish has a number of Groundwater Protection Zones which lead to the supply of fresh drinking water to Charing residents and others further afield.
POLICY H14 DEVELOPMENT ON GROUNDWATER PROTECTION ZONES Where a site for development overlies a Groundwater Protection Zone, an appropriate site investigation and risk assessment will be required to be undertaken in consultation with the Environment Agency prior to the grant of planning permission. S55 in Charing Village includes Groundwater Protection Zones, and developers will be required to confirm to the Planning Authority that any development will not contaminate the drinking water supply sources, create flooding risks, or involve residents at such a development in additional costs over and above the standard Community Tax.
11 DESIGN POLICIES
Considerable information became available to assist with the development of effective design policies. Much of the work undertaken in preparing the Charing Parish Design Statement in 2002 is very relevant today in terms of development, and is therefore confirmed in this Plan. The AECOM Heritage and Character Assessment identified some important issues, and parishioners made their views clear in the community questionnaire.
Further, with six large developments planned involving the construction of over 300 new dwellings, there is a real opportunity to enhance the built environment and improve the quality of the design to fully reflect the character of the village.
151 11.1 PARISHIONERS VIEWS
Parishioners were asked, in the community questionnaire, what would be important when building new developments in the parish. The results are shown in figure 15. The three main issues all relate the benefits of living in beautiful countryside, including: protection of the North Downs AONB and the Pilgrim’s Way, and respect for the scale of the village landscape.
Figure 15: important issues when building
152 11.2 THE AECOM HERITAGE AND CHARACTER ASSESSMENT
This assessment identified issues regarding design of recent housing in the Plan area including: Standard design of modern housing that is out of proportion with existing buildings within Charing village and does not add to sense of place; and new developments on the edge of Charing village that are expanding into the surrounding open landscape, and consequently affecting the village’s setting, as well as that of the Kent Downs AONB.
11.3 THE CHARING PARISH DESIGN STATEMENT
This 2002 statement laid down recommendations with which developers should comply. Where these are still relevant, they have been introduced into our policies.
153
POLICY D1 GOOD DESIGN Proposals for all forms of new development must plan positively for the achievement of high quality design, at the same time demonstrating that they have sought to conserve local distinctiveness and the aesthetic qualities of traditional patterns of development, buildings (proportions, architectural detailing and materials) and settings (including man-made and natural features, important views and heritage). New buildings: use should be made of simple design and proportions, reflecting the locality in scale, form, and detail. They should generally be of one or two storeys and not more than three, but have a variety of roof heights to eaves and ridge. Roofs should be usually of plain clay tile at appropriate pitch, with a mixture of hipped and gabled forms, together with chimneys and dormer windows conforming to local details. Walls should be of facing brickwork to match local colouring, with other forms of local facing to achieve variety, e. g. painted brickwork, painted weatherboarding, tile hanging, flint, or ragstone. Windows should be normally white painted traditional joinery in proportion to the elevations; preferably they should be of two or three light casement windows, simply divided and set into brickwork with segmental arched brick lintels. Doors should be simply panelled or vertically battened under flat hoods in accordance with local details, or within plain tiled gabled porches. Garages of a flat roofed, prefabricated concrete box type are not acceptable; they should be constructed of brick and tile, or timber, to complement associated housing. Extensions, conversions and alterations should reflect the character of the existing building and its setting, and be carried out with similar materials and detail. Replacement doors and windows should similarly mirror the existing, and avoid inappropriate materials and styles. Surfacing of large areas with concrete or tarmac should be
154 avoided. Brick or block paving should be encouraged; in areas of light use, pea shingle on hoggin would be a viable alternative. New industrial buildings should be considered not only in context with the locality, but also in environmental terms of noise, smell and light pollution. Boundaries: Ragstone and flint with brickwork should be encouraged for screen walling. Where chain link or similar fencing has to be used, a living screen of planting should be established on the public side. Planted boundaries of native species should be encouraged in rural areas, in conjunction with paling fences of natural colour. Picket fencing is acceptable in other situations. Applications proposing unsympathetic designs which fail to respect the connections between people and places, or are inappropriate to their location, or pay inadequate regard to issues raised in this Plan and including valued landscape, village character and biodiversity considerations, will be refused.
155 POLICY D2 IMAGINATIVE AND INNOVATIVE DESIGN This Plan supports all endeavours to introduce imaginative and innovative design which is complementary to the surroundings (and expects developers to take this policy on board) including: Housing adjacent to service roads should be at variable distances from the verge: to avoid monotony; provide privacy; and reduce the impact of car parking. Simple terracing of up to six houses is recommended. Developments should be appropriate to the context in colour, form, size, and scale, matching local materials, with meticulous attention to details such as brickwork, ornamentation, doors and door canopies, windows etc., reflecting the rural nature and wide variety of the parish. Communal green spaces or recreational areas should be included as appropriate to the character of the location in all developments of more than 30 dwellings.
POLICY D3 STREET FURNITURE Materials for street furniture or railings should be suited to their site, particularly in the Conservation Area. Poles, wires, aerials and satellite dishes should be hidden in all new developments, and if possible concealed when alterations take place to older properties. Lighting fitments should not be too tall and, where consistent with safety, the light should be muted rather than produce an orange glow or obstructive glare. Village approaches should be improved by restricting the number and size of signs and advertisements, and increasing tree planting and boundary screening.
156 POLICY D4 DARK SKIES Proposals will be permitted provided that: lighting is the minimum appropriate for its purpose; lighting should be directed downwards with a beam angle below 70 degrees; and no adverse effects individually or cumulatively will affect the character of the area, residents living close by, or prevailing biodiversity assets. The correlated colour temperature of outdoor lighting should not exceed 3000 Kelvin in order to limit the effects of known environmental hazards associated with short-wavelength visible light. Proposals where external lighting is required must include a detailed lighting scheme which must comply with the Institution of Lighting Professionals technical guidance in relation to the Environmental Zone in which the application is proposed. All proposed developments in this Plan area should comply with this Dark Skies Policy.
157 12 CREATING A STRONG, VIBRANT, AND HEALTHY SUSTAINABLE PARISH
In order to create a strong, vibrant and healthy sustainable parish through the plan period, a wide range of issues need to be addressed. Those issues identified during our planning activities include:
Housing growth is estimated at 621 new houses equivalent to 47.8% across the parish and 52.9% in Charing village, whereas housing growth in Ashford is estimated at just 30%. Population growth in Charing village is estimated at 62% and 53% for the parish, whereas population growth in Ashford is estimated at just 24%. The estimated housing growth of 621 exceeds the maximum number of houses needed, according to a Housing Needs Assessment carried out by AECOM for the NP, by 48%. House prices are becoming unaffordable. Jobs lost in Charing village centre over the last 5 years: 57%. Jobs lost in Charing village over the last five years: 23%. Number of cars in parish is estimated to increase by 47%. By 2030, it is estimated there will be 1.8 million vehicle movements per year from residents alone, adding to air pollution. Cumulative development in Charing and the surrounding area may well lead to worse air pollution. No new vehicle parking spaces have been created around Charing village, and this is negatively affecting the remaining few businesses in and around the High Street. The Local Plan makes no provision for job creation in Charing, other than transient construction trades. Facilities are inadequate to meet expected growth in population. Traffic volumes, speeds, parking, and congestion are growing issues.
158 A number of residents have expressed concerns about the capacity of the Medical Practice to meet population growth, not just in Charing butof 18 surrounding villages. There are severe concerns that some development proposals may damage drinking water supplies. Charing is increasingly becoming a commuter town.
Exhaustive investigations were undertaken to determine how key issues could be met, which included locating a site where: development could take place to provide a smaller estate comprising mainly smaller houses to meet local needs of first time buyers and downsizers; a new community hall could be built to meet changing needs of a growing population, especially as current facilities are totally inadequate; a new complementary health centre to take strains away from the Medical Practice and provide real benefits to parishioners and those living in nearby villages; and new business units to create much needed employment and a new car park for use by users of the new facility, shoppers going to the High Street, and tourists. That site has been found at Parsons Mead and is accordingly allocated in this Plan. The need for this project is clearly specified below. 1. Increase room for public meetings and avoid over- subscription of the current parish hall. 2. The unsuitability and general inadequacy of all existing facilities. 3. To meet the needs of population growth of over 50% 4. Improved facilities for local societies including storage for important documents and equipment. 5. Improved facility for council meetings especially to enable more members of the public to attend. 6. The provision of office space for the Parish Clerk (who currently works from home) and is not so easily accessible to parishioners. 7. The establishment of a proper facility for council and local society archives.
159 8. The need to maintain and further develop local activities and services for local people. 9. The need to provide facilities for youths in the village/parish who have no meaningful facilities at this time and numbers are likely to increase as the population expands. 10. Full and effective disabled access. 11. Car parking for around 50 cars (for users of the facility, shoppers to the village and tourists). 12. The establishment of a ‘mini museum’ and visitor information centre. 13. The growing population of the village and the parish. 14. The establishment within the new community facility of a complementary health centre (focussing on a range of services including: podiatry; dietary guidance; eyesight testing; and a range of specialists, as well as social wellbeing activities). 15. Six business units providing up to 25 new jobs, with rental income being used to meet hall running costs and loan re- payments. 16. The provision of education and training for local people to meet their needs, and to provide a facility for third-party training to add to the facility income stream. 17. To avoid a welfare deficit for people living in Charing.
This new facility will be crucial in maintaining the community life and culture of this historic Kent village.
In addition, the Plan details a wide range of recommendations for CPC to address in the future, all of which will create a more positive environment for residents and visitors.
160 Developer contributions, as well as other funding, will be needed to enhance existing facilities or contribute to new facilities, and it is essential that CPC involvement and priorities are taken account of. These requirements are: A new community hall with integrated business units, social, recreational and health services, on land to be made available at Parsons Mead. Such an establishment will improve community wellbeing for both young and older people, improve employment prospects, create greater social cohesion, and enable improved community communications. It will be known as the ‘flagship programme’ in this Plan. A new car park at Parsons Mead. An all-weather cycle and footpath between Charing and Charing Heath. A new skate park. Air monitoring close to the A20/Station Road intersection.
12.1 INCREASED VILLAGE PARKING
Our surveys have indicated that there are occasions when car parks are at saturation levels, although at the survey times there were some unoccupied spaces. Illegal/unsafe parking takes place in and around the High Street almost all of the time. Inadequate parking is adversely affecting businesses and traders in the High Street and School Road, and some traders are strongly suggesting that when potential customers cannot park, they take their trade to Lenham or Ashford. Our business survey has shown a decline in employment over the last five years. Tourists have limited parking opportunities at times, and the lack of parking is regarded as something which inhibits tourists. Increased tourism should increase footfall in High Street shops, and may help avoid further closures.
A number of different sites were examined (see project 144), but in the final analysis the only really viable site was that at Parsons Mead, which will be part of the Flagship Programme.
161
12.2 THE COMPREHENSIVE FLAGSHIP PROGRAMME - COMMUNITY HALL AND ASSOCIATED FACILITIES AT PARSONS MEAD INCLUDING A NEW CAR PARK
12.2.1 THE SITE
The site has been outlined and described under site allocation in section 10.7.2.
The site is very close to the village centre and within easy walking distance of all major amenities, and no other site offers those benefits. Figure 16 demonstrates its setting in relation to important local facilities.
Figure 16: Parsons Mead in village setting
162 12.2.2 OBJECTIVES
It is of strategic importance to our Neighbourhood Plan that a growing population does not create a community welfare deficit for both existing and new residents. Our evidence-collecting programme over the last two years has identified some real needs absolutely necessary to avoid such a deficit. These include:
Improved health care with services such as podiatry, eye testing, cookery lessons for people with special dietary needs, social interaction activities, recreational activities (these activities are supported by the Charing GP Practice). Tourist information centre. More parking to help residents and tourists to park to access Charing village. More employment opportunities. A more effective meeting place for local societies. Smaller houses to suit downsizers and first-time buyers. A new community centre meeting as many of the outlined needs as possible.
Our response to these issues has become the key strategic objective of this Plan and in particular its ‘flagship programme’.
12.2.3 FLAGSHIP PROGRAMME COMPONENTS
After much local research, this flagship proposal is aligned to the vision and strategic objectives developed in this Plan. In fact, the need for such an important project as this grew from the launch, and has gathered momentum since then. Evolving forecasts of population growth in the plan period have also added to the importance of this project.
163 This site has an indicative value of 48 dwellings in addition to a building containing: A. a new village hall, B. rooms to provide additional health services to residents, C. an educational unit, society meeting rooms, D. an administrative office for use by the parish clerk, E. Parish archives, F. Small museum G. Parish council chamber, and H. six business units, together with a new 40-space car park. These are described in the following sections.
12.2.3A A NEW COMMUNITY HALL
This will meet a lot of needs going forward (see project 159). It will have a public hall which may offer social and recreational/sport activity including:
Public/village meetings. Recreational/sport activities including: dance, yoga, pilates, tai chi, and keep fit. Social events including: card games, birthday parties, meet and communicate, wedding receptions, anniversary occasions, theatre productions, film club, singing, and indoor markets. Society meetings (there are many societies in Charing). A range of activities for teenagers. Such attractions as an internet café; fitness training/community gym; and cycle centre are currently being researched.
164 Picture 37: artistic impressions of new hall and floor layout
The hall to have (not shown in the above plans) a lift for the disabled to reach the first floor,
12.2.3B COMMUNITY HEALTH CENTRE
The community health and wellbeing centre may include: eye sight testing; podiatry; social interaction for mental wellbeing; cookery classes for special dietary requirements; therapeutic interactions; and complementary therapies.
165 12.2.3C EDUCATION AND TRAINING
The centre will have a dedicated education and training facility which will (a) meet needs of residents (b) earn revenue as an excellent training facility.
12.2.3D ADMINISTRATIVE AND PARISH CLERK’S OFFICE
A fully functioning office will generate efficiency improvements, manage the community centre and, very importantly, will enable the Clerk to maintain closer ties with the community.
12.2.3E PARISH ARCHIVES
Past data-collection activities have not lead to proper archive storage for both societies and the CPC, and the plan is to put this right by having a proper storage facility in the new centre.
12.2.3F PARISH COUNCIL CHAMBER
The current meeting room for council meetings is of a poor standard. It has inadequate heating for evening meetings, limited room for public attendance, and no technical features whatsoever (no Internet connection, no TV monitors, video equipment or projectors). The proposed new council chamber will overcome these defects and lead to more efficient council meetings.
12.2.3G BUSINESS UNITS INTEGRAL TO NEW COMMUNITY CENTRE
In order to address a shortage of office floor space in the Plan Area, the following is proposed on this site: 4 two-person office units. 2 four-person office units.
166 In conclusion the project summarised will include: Category Potential activities of use Public meetings Social events (wedding receptions, birthday parties etc) Main hall Gym (physical recreation) Special society meetings Improved local health care including: Podiatry Eye testing Health Dietary understanding care Cookery lessons for people with special dietary needs Recreational activities Social interaction Availability of a range of health care professionals Parish Council Meeting Local societies rooms Parish Clerks Office Fully equipped training facility for local and independent Training third-party use Museum A small museum with show cabinets and A visitor centre with a wide range of information about visitor the history of the village and parish and nearby places of centre interest Reception (plus possible Manned by Manager/Administrator visitor centre) Society equipment Storage Council archives Business Six new business units with a capability of employing up Units to 25 people New car 40-50 spaces for use by users, shoppers, and park visitors/tourists
167
12.3 CYCLE AND FOOTPATH FROM CHARING HEATH TO CHARING
Roads between Charing and Charing Heath are narrow and bendy and are generally hazardous to cyclists. Charing Heath has limited facilities and its residents need to use facilities in Charing almost daily. A safe cycle and pedestrian route would be of considerable value, and provide much safer travel for youngsters in particular (see project 145), and it was pleasing that ABC has given this high priority in its ‘Ashford Cycling and Walking Strategy’ Booklet 2019-2029 (see note 27).
12.4 NEW GREEN CEMETERY
The existing cemetery (see project 133) will reach capacity in about 13 years’ time which virtually coincides with the end of this plan period. Hence it is important to identify, and have in place, a new cemetery around the year 2030. A site in Westwell Leacon has been identified.
12.5 NEW SKATEBOARD PARK
Charing has a skateboard park on its main sports and social club recreation field. The equipment was acquired second-hand some fifteen years ago and is in a poor state of repair. It is much-valued equipment for mainly young people and a replacement is needed.
12.6 NEW EMPLOYMENT/BUSINESS OPPORTUNITIES
With the vast majority of new housing planned for the parish aimed at Charing village, it is essential that new job opportunities are created, and the Plan has specified where and how.
168 12.7 AIR-QUALITY MONITORING
While air quality in the parish is within World Health Organisation guidelines, there are real concerns of air pollution from increased traffic flow, specifically in the area of the A20 crossroads with the High Street and Station Road, which could impact negatively on the health of residents.
With significant developments planned in both the east and west of Charing village, and other significant developments outside the parish that are likely to use the A20 through Charing, traffic flows on the A20 through Charing are likely to increase significantly, and this will add to the ‘bottleneck’ situation of traffic queueing on Station Road awaiting exit onto the A20 (see project 115).
Developers should be mindful of the full extent of all proposed developments when assessing traffic and air-quality impact.
13 CONCLUSIONS
This Neighbourhood Plan covers the period 2011 to 2030. It has been developed following comprehensive and inclusive consultations, and is underpinned by a robust evidence base, which ranges from specialised technical studies to the full use of extensive local knowledge. The Neighbourhood Plan is consistent with the strategic aims of the Ashford Local Plan 2030 and – through its policies and recommendations - sets the framework for ensuring that Charing Parish develops in a sustainable manner, taking into account the needs and aspirations of parishioners.
The Plan provides clear policies which support sustainable development at the appropriate scale, bringing social, economic and environmental co-benefits, and which address the priorities of Charing Parish which include, but are not limited to: the preservation and enhancement of the well-being of existing residents and
169 strengthening of community assets; the creation of a variety of employment opportunities; and the conservation of the built environment, its cultural heritage, and the natural beauty of the Parish.
New and appropriate development, compliant with the policies and recommendations set out in this Neighbourhood Plan over the plan period, will be the principal mechanism to deliver the priorities above, and meet the needs of existing and new residents as the community within Charing Parish absorbs its share of increased population and housing requirements in the borough.
As a statutory document, residents of the parish will be pleased to see their concerns and aspirations addressed in the decision-making processes affecting the parish, including politicians, developers, local authority officers, and other relevant stakeholders.
170 APPENDIX A: ABBREVIATIONS
ABC Ashford borough council ACRE action with communities in rural England AECOM AECOM Infrastructure & Environment UK Limited AONB area of outstanding natural beauty (Kent downs) CPC Charing parish council CPP Charing Palace project CPRE campaign for the protection of rural England CPT Charing Palace trust DCLG department for communities & local government DMP Drury McPherson partnership HNA Housing Needs Assessment KCC Kent county council NCA national character area NDP neighbourhood development plan (the Plan) NP neighbourhood plan (this document) NPA neighbourhood plan area NPPF national planning policy framework NPPG national planning policy guidance NPSC neighbourhood plan steering committee OAN objectively-assessed need PRoW public right of way SC Steering committee SHMA strategic housing market assessment
SPZ source-protection zones SSSI site of special scientific interest ST Spitalfields trust SWOT strengths, weaknesses, opportunities and threats (Analysis)
171 APPENDIX B: PROJECTS/EVIDENCE BASE AND CONSULTATION STATEMENT
PROJECT PROJECT Nº 101 government grants 102 grant from village SOS 103 housing needs assessment completed by AECOM 104 steering committee terms of reference 105 full report on the development and outcomes of the questionnaire 106 exhibition main exhibits, July 2017 107 development of email database (no reports) 108 sign-up volunteers (no reports) 109 key photos (held in a photographic library) 110 site assessments 111 vision & objectives workshop 112 business/employment survey 113 consultants and experts appointed to assist with the plan 114 review of public open green spaces 115 air quality vehicle parking survey including (1) station/Station Road car park and close-by roads 116 (2) the High Street/Market Place/Old Ashford Road (3) School Road/Brenchley car park/Downs Way (part) traffic management (1) Pluckley/Station roads and part A20 (2) the High Street/Old Ashford Road 117 (3) School Road (4) A252 Charing Hill (5) Favershan Road (6) Charing Heath 118 heritage & character assessment undertaken by AECOM 119 engagement, attendance at public meetings 120 landscape studies 121 protecting & improving the High Street 122 Charing primary school capacity 123 GP capacity to meet growing population 124 pharmacy future 125 train services and usage 126 bus travel through Charing/Charing Heath 127 exhibition November 2018 results 128 facilities survey results 04-12-2018 129 Archbishop’s Palace, document collection 130 tourism – need for promotion 131 hydrological study 132 village confines 133 capacity of cemetery and additional site 134 Poppyfields study on resident behaviours on a range of subjects
172 PROJECT PROJECT Nº 135 tourism grant possibilities 136 findings from NP launch 137 findings from first workshop October 2016 138 CPC/SC position after NP launch and first draft local plan 139 councillors views of Charing in 2032 140 vehicle origination survey 141 new community hall 142 listed buildings survey 143 house planning consents 1996 to 2017 144 potential car park sites 145 cycle-/footpath Charing Heath To Charing 146 PRoWs in parish 147 parish demographics 148 Impact on Westwell Leacon and Charing Heath of M20 and HS1 rail link 149 call for sites information 150 environmental problems at Poppyfields 151 quarrying and minerals in Charing 152 broadband progress 153 housing growth and estimates for plan period 154 traffic accidents in Charing 155 parish ownership/management of land 156 favoured sites for residential development 157 groundwater protection zones 158 amended approach to village confines parishioners’ views gained at annual parish meeting for the new community facility at 159 Parsons Mead issues with the planning process which may have environmental and other impacts in 160 the locality (Poppyfields experience) documents used in the appeal by Gladman Development Limited for planning 161 permission to build on Wheler South land (the appeal was subsequently withdrawn shortly after the appeal hearing)
173 APPENDIX C: ASHFORD LOCAL PLAN POLICIES
The following list of Ashford Local Plan policies should be read alongside those of this Neighbourhood Plan:
HOU1 affordable housing HOU3a residential development within settlements HOU10 development of residential gardens
EMP6 promotion of fibre to premises EMP10 local and village centres
TRA3a parking standards for residential development TRA5 planning for pedestrians TRA7 provision for cycling
ENV3b landscape character and design in the AONBs ENV5 protecting important rural features ENV8 water quality, supply and treatment ENV9 sustainable drainage ENV12 air quality ENV13 conservation and enhancement of heritage assets
COM1 meeting the community’s needs COM4 cemetery provision
174 APPENDIX D: LINKING VISION, OBJECTIVES AND POLICIES
VISION Our vision for the parish of Charing, at the end of the plan period, is that both new and existing residents will be enjoying the same, or greater, benefits of living in the village and parish as current residents do, and that the area will be an even more attractive community in which to live and work.
COMMUNITY WELLBEING
To establish a POLICY C2 NEW COMMUNITY CENTRE & IMPROVED SPORTS FACILITIES multi-purpose A plan for a new Community Centre developed on Parsons Mead will be supported, with integrated business units, community complementary health centre, and new parking - for use by users, shoppers to Charing High Street, and tourists. centre with Proposals to provide additional sports, recreation, social and educational facilities which meet the wider community attractions for all interest will be encouraged. (Section 6.1.4) POLICY E5 GREEN SPACE DEVELOPMENT Proposals for built development in any of the designated green public spaces will not be allowed unless they are ancillary to the use of the land for a public recreational purpose or are required for a statutory utility infrastructure purpose. To ensure the POLICY D1 GOOD DESIGN village character Proposals for all forms of new development must plan positively for the achievement of high quality design, at the and spirit are same time demonstrating that they have sought to conserve local distinctiveness and the aesthetic qualities of maintained and traditional patterns of development, buildings (proportions, architectural detailing and materials) and settings where possible (including man-made and natural features, important views and heritage). enhanced New buildings: use should be made of simple design and proportions, reflecting the locality in scale, form, and detail. (Section 6.1.8) They should generally be of one or two storeys and not more than three, but have a variety of roof heights to eaves and ridge. Roofs should be usually of plain clay tile at appropriate pitch, with a mixture of hipped and gabled forms, together with chimneys and dormer windows conforming to local details.
175 Walls should be of facing brickwork to match local colouring, with other forms of local facing to achieve variety, e. g. painted brickwork, painted weatherboarding, tile hanging, flint, or ragstone. Windows should be normally white painted traditional joinery in proportion to the elevations; preferably they should be of two or three light casement windows, simply divided and set into brickwork with segmental arched brick lintels. Doors should be simply panelled or vertically battened under flat hoods in accordance with local details, or within plain tiled gabled porches. Garages of a flat roofed, prefabricated concrete box type are not acceptable; they should be constructed of brick and tile, or timber, to complement associated housing. Extensions, conversions and alterations should reflect the character of the existing building and its setting, and be carried out with similar materials and detail. Replacement doors and windows should similarly mirror the existing, and avoid inappropriate materials and styles. Surfacing of large areas with concrete or tarmac should be avoided. Brick or block paving should be encouraged; in areas of light use, pea shingle on hoggin would be a viable alternative. New industrial buildings should be considered not only in context with the locality, but also in environmental terms of noise, smell, and light pollution. Boundaries: Ragstone and flint with brickwork should be encouraged for screen walling. Where chain link or similar fencing has to be used, a living screen of planting should be established on the public side. Planted boundaries of native species should be encouraged in rural areas, in conjunction with paling fences of natural colour. Picket fencing is acceptable in other situations. Applications proposing unsympathetic designs which fail to respect the connections between people and places, or are inappropriate to their location, or pay inadequate regard to issues raised in this Plan and including valued landscape, village character and biodiversity considerations, will be refused. POLICY D2 IMAGINATIVE AND INNOVATIVE DESIGN This Plan supports all endeavours to introduce imaginative and innovative design which is complementary to the surroundings (and expects developers to take this policy on board) including: Housing adjacent to service roads should be at variable distances from the verge: to avoid monotony; provide privacy; and reduce the impact of car parking. Simple terracing of up to six houses is recommended. Developments should be appropriate to the context in colour, form, size, and scale, matching local materials, with meticulous attention to details such as brickwork, ornamentation, doors and door canopies, windows etc.,
176 reflecting the rural nature and wide variety of the parish. Communal green spaces or recreational areas should be included as appropriate to the character of the location in all developments of more than 30 dwellings. POLICY D3 STREET FURNITURE Materials for street furniture or railings should be suited to their site, particularly in the Conservation Area. Poles, wires, aerials and satellite dishes should be hidden in all new developments, and if possible concealed when alterations take place to older properties. Lighting fitments should not be too tall and, where consistent with safety, the light should be muted rather than produce an orange glow or obstructive glare. Village approaches should be improved by restricting the number and size of signs and advertisements, and increasing tree planting and boundary screening. POLICY D4 DARK SKIES Proposals will be permitted provided that: lighting is the minimum appropriate for its purpose; lighting should be directed downwards with a beam angle below 70 degrees; and no adverse effects individually or cumulatively will affect the character of the area, residents living close by, or prevailing biodiversity assets. The correlated colour temperature of outdoor lighting should not exceed 3000 Kelvin in order to limit the effects of known environmental hazards associated with short-wavelength visible light. Proposals where external lighting is required must include a detailed lighting scheme which must comply with the Institution of Lighting Professionals technical guidance in relation to the Environmental Zone in which the application is proposed. All proposed developments in this Plan area should comply with this Dark Skies Policy. POLICY E4 DESIGNATION OF GREEN SPACES IN THE PARISH The following are designated Local Green Spaces: Picnic area A20 (next to school field) Piquets Meadow A20 (east of school field) and which comprises playground) Clewards Meadow (off Market Place) Sundial Garden (off Market Place) Charing Cemetery (School Road) Arthur Baker playing field Alderbed Meadow
177 Sayer Road (managed by Ashford Borough Council) Westwell Leacon recreation ground Charing Heath recreation ground POLICY H13 DEVELOPMENT IN RESIDENTIAL GARDENS Development proposals involving the complete or partial redevelopment of residential garden land will be permitted, provided the proposed development complies with Local Plan space standards as laid out in Local Plan Policy HOU15, and, for windfall development, compliance with Policies HOU3a and HOU5 as relevant, and does not result in significant harm to the character of the surrounding area or harm wildlife corridors and biodiversity habitats; however: The use of rear gardens for new housing within village confines in general will not be supported. Outside village confines where support is given for one new house in a rear garden, it must have one less bedroom, and not be materially larger, than the existing house. If support is given for multiple dwellings in a rear garden, 50% should not exceed two bedrooms in size. To support the enhancement of and improvement POLICY C7 HEALTH AND HEALTH CARE in the level of Expansion of the Charing Surgery and Practice to meet local patient needs will be supported. healthcare provision (Section 6.1.10) To support actions likely to re-establish a POLICY C1 ASSETS OF COMMUNITY VALUE pub/restaurant/h Where a community facility plays a significant role in contributing to the enjoyment of life in the parish and the otel in the heart sustainability of the community, designation as an Asset of Community Value will be supported. of the village (Section 6.1.9)
178 POLICY C6 SHOPPING To promote retail Proposals for additional retail services in and around the High Street will be supported. activity in the Proposals that result in the loss of shops and services will only be permitted where it can be demonstrated that there is parish, especially (1) alternative provision for a similar use within reasonable walking distance or (2) the unit is no longer viable for that Charing High purpose, or an alternative local service, and that it has remained vacant for a substantial period of time, despite Street genuine and sustained attempts to let or sell it on reasonable terms. (Section 6.1.11) Proposals to increase footfall within retail units through the promotion of tourism will be supported. Proposals to improve village parking will be supported providing they do not lead to traffic congestion.
TRAFFIC AND TRANSPORT
To improve and POLICY T7 CHARING VILLAGE PARKING increase Charing There is a requirement for additional car parking for people visiting Charing village. village parking A site at Parsons Mead has been allocated for a new car park and all developers given permission to build new housing (Section 6.1.3) should as part of the planning process contribute to the costs of building a new car park. POLICY T1 TRAFFIC CONGESTION Proposals that accord with the policies in the Plan and result in improvements to the free flow of traffic in the village To take actions to and other key areas in the parish will be supported. ensure road Proposals which would create additional access points on to the A20 or which would involve an increase in traffic will traffic congestion need to demonstrate that they do not further inhibit the free flow of traffic or exacerbate conditions of parking stress, does not get including conflict with larger vehicles and pedestrians. worse and that Larger developments, in excess of 10 dwellings, should be sited where they have direct access to the A20 to avoid road networks in increased traffic congestion on non-‘A’-category roads. the parish are Developments that create 500 or more vehicle movements per week should be sited where they have direct access to safe for both the A20 to avoid increased traffic congestion on non-‘A’-category roads. vehicle users and Proposals to substantially reduce the number of HGVs travelling through Station Road and Pluckley Road (or minimise pedestrians their impact) will be supported. (Section 6.1.12) POLICY T2 TRAFFIC MANAGEMENT ON THE A20 Developments that produce more than 10 dwellings or 500 vehicle movements per week should contribute to the cost
179 of appropriate pedestrian crossings on the A20 in order to ensure greater safety for pedestrians crossing the A20. POLICY T3 TRAFFIC MANAGEMENT STATION ROAD/PLUCKLEY ROAD Proposals will not be permitted for developments of more than 6 houses with direct access onto Pluckley Road and Charing Heath Road to avoid generating levels and types of traffic movements, including heavy goods vehicle traffic, beyond that which the rural roads could reasonably accommodate in terms of capacity and road safety. POLICY T4 TRAFFIC MANAGEMENT CHARING HILL/A252 Any development with direct access to the A252 will not be permitted unless it can be demonstrated that safe access will be achieved. POLICY T6 RESIDENTIAL CAR PARKING SPACES Proposals for residential developments in the parish must achieve the following minimum parking standards: 1 bed dwelling 1 space per unit 2 bed dwelling 2 spaces per unit 3 bed dwelling 2 spaces per unit 4 bed dwelling 3 spaces per unit. In addition, guest spaces of one per every two dwellings will be required. Tandem parking spaces and enclosed garages will not count towards the parking provision specified in this policy. The installation of electric charging points in communal areas will be supported. POLICY T5 PEDESTRIAN FOOTWAYS Development proposals shall demonstrate how safe and accessible pedestrian access and movement routes will be To establish a delivered and how they will connect to the wider movement network. Opportunities should be proactively taken to formal cycle and connect with and enhance Public Rights of Way whenever possible, encouraging journeys on foot. footpath The new large housing developments north and south of the A20 must provide safe pedestrian access to link up with between Charing existing or proposed footpaths as well as essential local facilities, ensuring that residents can walk safely with children, and Charing prams and buggies to shops, school, bus stops, railway station, surgery and other village facilities. Heath Infrastructure and facilities required to meet needs generated by new developments shall be provided, in particular the (Section 6.1.13) linking of Charing to Charing Heath with an all-weather pedestrian and cycle route linking with established public rights of way*. * The Charing Heath to Charing Greenway is included in the “Ashford Cycling and Walking Strategy 2019-2029”.
180 EMPLOYMENT CREATION AND BUSINESS DEVELOPMENT
POLICY EC1 LOCATIONS ALLOCATED FOR NEW BUSINESS UNITS PROVISION OF COMMERCIAL BUSINESS UNITS: Parsons Mead. Northdowns Garage site (planning granted for some units). To enhance the PROVISION OF INDUSTRIAL ACTIVITY: prospects of local Former Morrison’s Yard (currently not in use). business and take Hatch Engineering. actions to create POLICY EC2 MIXED USE DEVELOPMENTS additional Mixed use developments comprising commercial and domestic properties will be supported in any of the sites listed in employment Policy EC1 or on sites CHAR1 and S55. (Section 6.1.6) All proposals for developments of 20 or more dwellings should incorporate not less than 10% of total to commercial business use, unless it can be demonstrated that the site is unsuitable. POLICY H9 MIXED DEVELOPMENT All developments of 20 dwellings and above should provide a mix of residential and commercial premises. Commercial premises should account for at least 15% of total individual units. To promote sustainable tourism (Section 6.1.16)
181 ENVIRONMENT AND COUNTRYSIDE INCLUDING HERITAGE
POLICY H3 NUMBER OF NEW HOMES The number of new houses constructed and planning permissions granted in the plan period 2011 to 2030 including those on the allocated sites should not exceed 467. POLICY H11 INFILL DEVELOPMENT Infill development within the village confines of Charing as defined in Figure 11 and Charing Heath as defined in Figure 12 will be supported provided that: It is sympathetic in scale, style and location to the form and character of the village and surrounding area. It would not create a significant adverse impact on the amenity of existing residents. It would not result in significant harm to, or the loss of, public or private land that contribute positively to the local To minimise the character of the area. impact of new It would not result in significant harm to the landscape, heritage assets. or biodiversity interests. developments on It is able to be safely accessed from the local road network and that additional traffic generated can be accommodated the surrounding on the road network. countryside, It has safe pedestrian access. landscape and It would not displace an active use such as employment, leisure or community facility. ecosystems POLICY E6 DEVELOPMENT IN THE AONB (Section 6.1.1) Any development in, or partially within, the setting of the AONB will not be permitted unless it can be demonstrated that the benefits of such development outweighs any harm. POLICY E7 LANDSCAPE STRATEGY Developments of more than five houses should include a landscape strategy which will incorporate hard and soft landscaping, tree and hedgerow surveys, and measures to protect trees and hedgerows, and demonstrate consideration of both near and distant views of the development from key public vantage points, and specify how open spaces will be managed in the future. POLICY E8 ECOLOGICAL IMPACTS New buildings, including mobile and park homes, need to adequately address the potential for ecological impacts, and provide appropriate mitigation to protect designated species on all sites approved for development in the parish.
182 POLICY E9 VIEWS Developments will not be supported that significantly detract from the following views into, out of, and within the To ensure the village, by failing to respect their distinctive characteristics. beautiful views Views of the scarp ridge and southern slopes of the AONB to the west and north from: (i) Pluckley Road (ii) Station inwards and Road (iii) Hitherfield (iv) Charing Heath Road (v) Charing Heath Memorial Hall (vi) Tile Lodge Road outwards are not Views of the scarp ridge and southern slopes of the AONB to the north and east from (i) The Moat (ii) Ashford Road (iii) compromised, Woodbrook (iv) The Hill (v) Pett Lane (vi) Arthur Baker playing field and the public Views of the AONB from the village centre open spaces are Views into Charing from the AONB, especially the Pilgrim’s Way and to the western and eastern perimeters of the protected village (Section 6.1.2) Views to and from the Archbishop’s Palace and Charing Church Views to the centre of the village from west to east and east to west approaches on the A20 To reduce harm to the environment by seeking to minimise pollution (Section 6.1.7) To support the full restoration of POLICY E3 THE ARCHBISHOP’S PALACE the Archbishop’s Proposals for ongoing restoration will be supported. Palace If the site becomes available, any proposals that incorporate public access and community use will be encouraged. (Section 6.1.14) POLICY E2 LISTED BUILDINGS AND NON-DESIGNATED HERITAGE ASSETS To support all Proposals that ensure that listed buildings and non-designated heritage assets listed in this Plan (and other assets initiatives which where approriate) will be appropriately maintained, or where necessary suitably restored, will be supported. preserve heritage POLICY E1 HISTORIC ENVIRONMENT in the parish Any designated heritage assets in the parish and their settings, both above and below ground and including listed (Section 6.1.15) buildings, and any monuments that may be scheduled or conservation areas that may be created, will be conserved
183 and enhanced for their historic significance and their importance to local distinctiveness, character and sense of place. Proposals to reduce visual, audible, volume and other impacts of traffic in the conservation area, by re-routing HGVs, creating calming measures, and screening, will be supported. Proposals for development that affect non-designated historic assets will be considered taking account of any harm or loss, and the significance of the assets and their setting.
HOUSING
POLICY H1 ALLOCATION OF HOUSING SITES IN CHARING VILLAGE Development will be permitted on Parsons Mead site together with adjoining land at Burleigh Bungalow for up to 48 open-market houses; a new community centre with integrated complementary health centre and six business units; and a new car park for users and visitors/shoppers/tourists to Charing village. Due to the significant social, economic, and amenity value of these plans, the requirement of 40% of dwellings to be affordable is withdrawn. The development is subject to safe access to the A20,; protection of specified trees and landscaping, and; protection of To provide the amenity of adjacent properties, and needs to be design-sensitive to the Conservation Area. existing and POLICY H2 ALLOCATION OF HOUSING SITES IN CHARING HEATH future residents Development of primarily small houses on land north west of Swan Street will be permitted. with the Development of primarily smaller flats and houses on land next to Crofters will be permitted. opportunity to Development of up to five dwellings at Church Hill will be permitted. live in a decent POLICY H4 AFFORDABLE HOUSING home 40% of developments of 10 or more dwellings, and sites of 0.5 hectares or more, and there should be no (Section 6.1.5) deviation from this policy without compensation to the parish, should provide: 40% social rented. 35% shared ownership. 15% starter homes. 10% discounted market housing. POLICY H5 LOCAL-NEEDS HOUSING A minimum of 50% of all new affordable housing in Charing provided by the Plan will initially be made available to
184 those with a local connection and whose needs are not met by the open market. “Local connection” is defined as a person who has lived in the parish for 5 of the last 8 years and is currently resident there, or who has lived in the parish for at least five years and whose parents or children are currently living in the parish and have at least 10 years continuous residency. POLICY H6 LOCAL-NEEDS HOUSING ON EXCEPTION SITES Proposals for the development of small-scale housing schemes in or around Charing village where housing would not normally be permitted by other policies will be supported especially where they involve the development of brownfield land. POLICY H7 SIZE OF HOMES Developments of 9 or more houses will not be permitted unless they provide the following mix: 10% one bedroom 40% two bedrooms 40% three bedrooms 10% four or more bedrooms, unless viability or other material considerations show a robust justification for a different mix. POLICY H8 LIFETIME-HOME STANDARDS A minimum of 50% of housing on sites of 9 dwellings or more must meet current Lifetime-Home standards. At least 10% of new houses on sites of 9 dwellings or more should comply with full wheelchair accessibility, or be capable of complying with 360°-turnaround space throughout. POLICY H10 HOUSING IN CHARING HEATH Small-scale developments of 5 or fewer properties will be supported on appropriate sites within the confines of Charing Heath as defined on Figure 12. Such developments need to meet the criteria laid down in policy H11. POLICY H12 NEW DEVELOPMENT, INCLUDING EXTENSIONS OUTSIDE VILLAGE CONFINES Sensitive small-scale development (up to 5 dwellings or extensions) compliant with design policies in this Plan outside the confines may be supported as long as they comply with the criteria laid out in Policy H11. POLICY H13 DEVELOPMENT IN RESIDENTIAL GARDENS Development proposals involving the complete or partial re-development of residential garden land will be permitted provided the proposed development complies with Local Plan space standards as laid out in Local Plan Policy HOU15 and for windfall development compliance with Policies HOU3a and HOU5 as relevant and does not result in significant
185 harm to the character of the surrounding area or harm wildlife corridors and biodiversity habitats, however: the use of rear gardens for new housing within village confines in general will not be supported outside village confines where support is given for one new house in a rear garden it must have one less bedroom and not be materially larger than the existing house if support is given for multiple dwellings in a rear garden 50% should not exceed two bedrooms in size POLICY H14 DEVELOPMENT ON GROUNDWATER PROTECTION ZONES Where a site for development overlies a Groundwater Protection Zone, an appropriate site investigation and risk assessment will be required to be undertaken in consultation with the Environment Agency prior to the grant of planning permission. S55 in Charing Village includes Groundwater Protection Zones, and developers will be required to confirm to the Planning Authority that any development will not contaminate the drinking water supply sources, create flooding risks, or involve residents at such a development in additional costs over and above the standard Community Tax.
186 APPENDIX E: RECOMMENDATIONS
This Plan recommends that Charing Parish Council takes appropriate action with regard to these recommendations.
Parish Facilities Continue to support initiatives which would enable the Oak to return to a successful pub/restaurant/hotel. Establish a community-wide working party to develop, and subsequently implement, the plans for a new community centre with integrated business units and a new car park at Parsons Mead. Seek assurances from ABC and KCC that there will be additional bus services to meet the needs of rapid and significant population growth.
Traffic and Transport Request KCC Highways to investigate whether speed restrictions are needed on the: A20 from 200 metres west of the roundabout to 200 metres east of the junction with Old Ashford Road; A252 from the junction with the roundabout to the junction with Faversham Road; School Road; the High Street; and The Hill. Request KCC Highways to undertake a thorough examination into the need for traffic lights at the junction of the A20 with Station Road to the south and the High Street to the north. Request KCC Highways, in view of major new developments south of the A20, to assess whether the lights controlled crossing on the A20 to the east of the junction with Station Road and the High Street is in the best location to ensure pedestrian safety, or whether it should be relocated to a different location. Request KCC Highways to investigate whether both vehicle and pedestrian safety could be improved by converting the lower
187 section of the High Street and Old Ashford Road into one-way thoroughfares. Request KCC Highways to consider increasing the size of the limited waiting zone in the High Street. Request KCC Highways to review traffic speed restrictions in Charing High Street. Request KCC Highways to introduce a ban on parking for any type of vehicle one vehicle length on the High Street immediately to the north and south of the entrance to Market Place. Request KCC Highways to undertake speed surveys on Station Road/Pluckley Road between the A20 and the junction with Charing Heath Road with a view to taking action to reduce the speeds of vehicles. Request KCC Highways to consider whether it is possible and practical to prevent HGVs exiting the A252 via The Hill and the High Street as a short cut to the A20. Request KCC Highways to investigate vehicle parking on Old Ashford Road and 50 metres into The Moat on the eastern side of the carriageway to determine whether parking causes a safety risk to vehicle drivers and pedestrians and, should that be the case, take appropriate action. Request KCC Highways to review traffic flow and safety on the Faversham Road between the junction with the A252 and the Wagon and Horses pub. Request KCC Highways to carry out an urgent assessment of whether the Faversham Road is capable of carrying HGVs safely without detriment to other vehicle users and pedestrians. Request KCC Highways and ABC to do more to discourage illegal and unsafe parking and introduce improved signage to official car parks. Engage with KCC, ABC and other relevant parish councils to ensure that the existing funding streams to Wealden Wheels are retained.
188 Engage with Charing Speedwatch regarding surveys of unsafe roads due to perceived speeding, in order to achieve actions to improve vehicle and pedestrian safety. Engage with all relevant organisations to create a formal cycle/footpath (known as a greenway) between Charing and Charing Heath, with funding coming from developers in the parish and other relevant sources (this activity is underway).
Employment and Job Creation Establish a working group to undertake detailed research into the type of business units would be best for integration with the new community hall.
Tourism Establish a working group comprising representatives of traders, societies, CPC, and other interested parties to develop a really attractive tourist agenda, together with a fully-detailed implementation strategy.
Education Engage with the governing board (and KCC Education if relevant) with a view to establishing a drop off/collection place for vehicles on the school grounds to minimise traffic hazards on School Road. Engage with the governing board (and KCC Education if relevant) the introduction of staggered finishing times for different years to reduce congestion and improve both vehicle and pedestrian safety.
Housing Engage with Orbit and ABC to establish a resale policy to ensure local needs are continually met. Meet with ABC to determine the future use of Pym House and, where possible, influence decisions in favour of local people.
189 APPENDIX F: REFERENCES
Note 1: ABC Core Strategy, see http://www.ashford.gov.uk/core-strategy 2008 Note 2: Tenterden and Rural Sites Development Plan, see http://www.ashford.gov.uk/tenterden-and-rural-sites-dpd Note 3: Ashford Borough Adopted Local Plan: https://www.ashford.gov.uk/planning-and-building-control/planning- policy/local-plan-to-2030 Note 4: ABC Statement of Community Involvement Note 5: Kent Downs Area of Outstanding Beauty, Setting Position Statement, March 2017 Note 6: The Kent Downs Area of Outstanding Natural Beauty, Management Plan, 2014 to 2019 Note 7: How to shape where you live: a guide to neighbourhood planning: Campaign to Protect Rural England in partnership with National Association of Local Councils Note 8: Method of travel to work, Table QS701EW, Census 2011 Note 9: Distance travelled to work UV35, Census 2001 Note 10: Travel to employment centres: Department for Transport, 2011 Note 11: CPRE/CPC Technical Note re HGV percentages on Pluckley Road 2018, study undertaken to refute findings submitted in the Gladman appeal against the refusal by ABC to grant planning permission for development on the Wheler south fields behind Pluckley Road Note 12: Advanced Transport Research: Traffic Assessment for CPC on Station/Pluckley Roads, October 2017 Note 13: AADT and AAWT Calculations made by DHA Transport (retained by Future Biogas Ltd), March 2012 Note 14: Proof of evidence of Mrs Jill Leyland and Mr Colin Burns re: Gladman Appeal, PINS Ref. APP/E2205/W/17/3182838; ABC Ref. 17/00303/AS Note 15: “Charing Heritage and Character” Assessment, May 2017, AECOM Infrastructure and Environment UK Limited Note 16: Ashford Borough Council Draft Heritage Strategy, May 2017
190 Note 17: Kent Downs Area of Outstanding Natural Beauty – Setting Position Statement, January 2018 Note 18: Kent Downs Area of Outstanding Natural Beauty Landscape Character Assessment update 2017 – Hollingbourne Vale, Landscape Character Area 7 Note 19: ABC Older Persons Accommodation Survey, March 2010, Ms Tessa O’Sullivan, Rural Housing Enabler, Action with Communities in Rural Kent Note 20: Charing Housing Needs Survey, May 2014, Ms Tessa O’Sullivan, Rural Housing Enabler, Action with Communities in Rural Kent Note 21: Hydrological Appraisal of Charing’s Future Development and Public Water Supply, February 2018, Water Resources Associates Note 22: Action with Communities in Rural England (ACRE) Rural evidence project October 2013 – Rural community profile for Charing (Parish) Note 23: Charing Parish Council HNA, September 2017 AECOM Limited Note 24: Charing Palace, Charing, Kent – Strategic Review of Options, Drury McPherson Partnership, March 2017 Note 25: Letter from Mrs Brenda Ansell to CPC dated 13-11-2018 Note 26: Letter from The Spitalfields Trust to CPC dated 11-11-2018 Note 27: Ashford “Cycling and Walking Strategy 2019 to 2029” booklet https://www.ashford.gov.uk/cycling-and-walking-consultation
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