Public Document Pack
SUPPLEMENT
PLANNING & TRANSPORTATION CABINET ADVISORY BOARD
Monday 25 February 2013 at 6.00 pm Committee Room A, Town Hall, Royal Tunbridge Wells, Kent TN1 1RS
Members: Councillor McDermott (Chairman), Councillors Dr Hall (Vice-Chairman), Backhouse, Lewis, Neve, Noakes, Rogers, Rusbridge, Mrs Thomas, Ward and Webb
6 Consultation Draft Site Allocations Development Plan Document (Pages 1 - 116)
Mike McGeary, Democratic Services Officer Town Hall ROYAL TUNBRIDGE WELLS Kent TN1 1RS Tel: (01892) 554219
2
Notes on Procedure
(1) A list of background papers appears at the end of each report, where appropriate, pursuant to the Local Government Act 1972, section 100D(i). Items marked * will be the subject of recommendations by Cabinet to full Council; in the case of other items, Cabinet may make the decision, subject to call-in (Overview and Scrutiny Procedure Rule 13).
(2) Members seeking factual information about agenda items are requested to contact the appropriate Service Manager prior to the meeting.
(3) Members of the public and other stakeholders are required to register with the Committee Section if they wish to speak on an agenda item at a meeting. Places are limited to a maximum of two supporters and two objectors. The deadline for registering to speak is 4.00 pm the last working day before the meeting. Each speaker will be given a maximum of 3 minutes to address the Committee.
Further details are available on the website ( www.tunbridgewells.gov.uk ) or from the Committee Section.
◊ If you require this information in large print, Braille, on audiotape or in any other format, please contact us on 01892 526121
◊ Accessibility into and within the Town Hall - In response to the requirements of the Disability Discrimination Act 1995, the Council has provided the following features to overcome physical barriers to access. There is a wheelchair accessible lift by the main staircase, giving access to the first floor where the committee rooms are situated. There are a few steps leading to the Council Chamber itself but there is a platform chairlift in the foyer.
◊ Hearing Loop System - The Council Chamber and all the Committee Rooms have been equipped with hearing induction loop systems. The Council Chamber also has a fully equipped audio-visual system.
Agenda Item 6
Tunbridge Wells Borough Local Development Framework
Site Allocations Development Plan Document
Consultation Draft 18 March to 24 May 2013
Page 1 Agenda Item 6
Page 2 Site Allocations Development Plan Document Agenda ItemConsultation 6 Draft
Foreword 2 Chapter 1 Introduction 1
2 Methodology and Strategy 9
3 Royal Tunbridge Wells and Southborough 18
4 Green Belt and Rural Fringe 48
5 Paddock Wood 58
6 Cranbrook 66 7 Hawkhurst (Highgate), The Moor and Gill's Green 73
8 Villages and Rural Areas 80 Proposals Map Key 84 Proposals Maps 85 Glossary Abbreviations and Terms of Use 87 Appendices 1 Site Templates 94
2 List of Policies and Sites 95
Page 3 18 March to 24 May 2013 Tunbridge Wells Borough Local Development Framework Consultation Draft Site AllocationsAgenda Development Item Plan Document 6 Foreword
Foreword by Portfolio Holder
Xxx
Page 4 Tunbridge Wells Borough Local Development Framework 18 March to 24 May 2013 Site Allocations Development Plan Document Agenda ItemConsultation 6 Draft How to Get Involved
This document, the Site Allocations Development Plan Document Consultation Draft, sets out draft proposals for sites to be developed for the period to 2026. The document looks across the whole of the Borough and includes chapters on Royal Tunbridge Wells and Southborough, the Green Belt and Rural Fringe, Paddock Wood, Cranbrook, Hawkhurst and the Villages and Rural Areas.
Comments are welcomed on these proposals.
The consultation on this document runs from 18 March to 24 May 2013.
For comments to be considered they must be submitted to the Council before midnight on 24 May 2013.
Comments can be made in a number of ways, as set out below.
Consultation portal
The consultation draft and supporting documents can be viewed, and comments made directly online, using the Council's consultation portal at http://consult.tunbridgewells.gov .uk .
Response form
Alternatively, a response form (for filling in electronically or printing out) can be downloaded from the Council's website at www .tunbridgewells.gov .uk/allocations or you can request a paper copy by phoning 01892 554056.
This form can be returned in the following ways:
By email to [email protected] .uk By post to Planning Policy, Planning Services, Tunbridge Wells Borough Council, Town Hall, Royal Tunbridge Wells TN1 1RS By fax to 01892 554076
All responses received electronically (directly in the consultation portal or by email) will receive an electronic acknowledgement. Response forms or letters received by post will not be acknowledged due to lack of resources. Please note that if you respond electronically (directly in the consultation portal or by email) we do not require you to send in a paper copy as well.
Consultation documents
This consultation includes the following documents:
Site Allocations Development Plan Document Consultation Draft Response form for Site Allocations Development Plan Document Sustainability Appraisal Consultation Draft Response form for Sustainability Appraisal Consultation Draft
Page 5 18 March to 24 May 2013 Tunbridge Wells Borough Local Development Framework Consultation Draft Site AllocationsAgenda Development Item Plan Document 6 The documents can also be viewed at the following locations for those without access to a computer:
Tunbridge Wells Gateway, 8 Grosvenor Road, Royal Tunbridge Wells, TN1 2AB. The Gateway is open from 9am-5pm Monday, Tuesday, Wednesday and Friday; 9am-6.30pm on Thursdays; and 9am-1.30pm on Saturdays Weald Information Centre, The Old Fire Station, Cranbrook, Kent TN17 3HF, open from 8.30am-5pm (Monday to Friday) All libraries in the Tunbridge Wells Borough area. Please check with the particular library for opening times
Exhibitions
A number of exhibitions are planned throughout the Borough and details of these are set out below. Borough Council staff will be available at these exhibitions to provide further details and answer questions. Please check for any updated details of these exhibitions on our webpage at www .tunbridgewells.gov .uk/allocations .
Date Venue Opening Times
Monday 15 April Royal Tunbridge Wells (details to be confirmed) To be confirmed
Tuesday 16 April Wesley Centre, Commercial Road, Paddock Wood 4pm to 8pm
Wednesday 17 April British Legion, Unity Hall, High Street, Hawkhurst 4pm to 8pm
Thursday 18 April The Ark, Gallard's Almshouses, London Road, 4pm to 8pm Southborough
Friday 19 April Vestry Hall, The Old Fire Station, Stone Street, 2.30pm to 8pm Cranbrook
Saturday 20 April Royal Tunbridge Wells (details to be confirmed) To be confirmed
If you have any queries about this consultation please contact:
Planning Policy Email: [email protected] .uk Telephone: 01892 554056
Page 6 Tunbridge Wells Borough Local Development Framework 18 March to 24 May 2013 Site Allocations Development Plan Document Agenda ItemConsultation 6 Draft Chapter 1: Introduction
About This Document
1.1 This document is Tunbridge Wells Borough Council's Consultation Draft Site Allocations Development Plan Document (DPD). This is one of the documents identified in the Council's Local Development Framework (LDF), Core Strategy (adopted 2010) and Local Development Scheme (LDS).
1.2 The Council has already prepared and adopted a long-term strategy document, called the Core Strategy (2010), which sets out how much development of each main type will take place and broadly where it will go. The main purpose of this Site Allocations document is to allocate land for housing, employment, retail and other land uses to meet the needs of the communities within Tunbridge Wells Borough to 2026 and beyond, following the strategic objectives and sustainable development objectives as set out within the Core Strategy. The document also identifies areas requiring continued protection from development.
1.3 The DPD has been written in accordance with the adopted Core Strategy and its approach to settlement growth and identifies specific sites where it is proposed that new homes, employment and retailing and, where appropriate, supporting community facilities, should be built. When adopted, this DPD will illustrate the location and extent of the allocated land on a Proposals Map and provide guidance on how the sites should be developed. The site selection process followed in the making of these preferred allocations has been guided by the methodology detailed in Chapter 2.
Structure of the Document
1.4 This site allocations consultation identifies the Council's preferred locations for development within the main settlements of Royal Tunbridge Wells and Southborough, Paddock Wood, Cranbrook and Hawkhurst (1) and within the Villages and Rural Areas, together with identifying the impact on the Green Belt and Rural Fringe areas. Outside these settlements, no site allocations are proposed other than bringing forward some existing Local Plan allocations.
1.5 The structure of the document is set out below.
1 Introduction Methodology and Methodology underlying site selection and overall levels of development and strategic 2 Strategy borough-wide policies. Royal Tunbridge Wells Proposals for sites inside the Limits to Built Development (LBD) of Royal Tunbridge and Southborough Wells and Southborough. This chapter also contains proposals for sites immediately 3 adjacent to the LBD of Royal Tunbridge Wells, but does not include Green Belt or Rural Fringe sites. This chapter should be read in conjunction with Chapter 4: Green Belt and Rural Fringe. Green Belt and Rural Proposals for the Rural Fringe and sites within the Green Belt surrounding Royal 4 Fringe Tunbridge Wells and Southborough. Proposals for Royal Tunbridge Wells and Southborough should be read in conjunction with the policies set out in this chapter. 5 Paddock Wood Proposals for sites inside and adjoining the LBD of Paddock Wood. 6 Cranbrook Proposals for sites inside and adjoining the LBD of Cranbrook. Hawkhurst Proposals for sites inside and adjoining the LBD of Hawkhurst (Highgate), The Moor 7 and Gill's Green. Villages and Rural Proposals for other settlements within the Borough and for the rural areas outside 8 Areas these settlements.
Proposed Policies
1.6 Within the chapters that follow, proposals are set out for particular sites or areas. These are in the form of planning policies, which are set out in boxes in the chapters, as illustrated below.
1 Hawkhurst, in this context, includes Hawkhurst (Highgate), The Moor and Gill's Green Page 7 18 March to 24 May 2013 Tunbridge Wells Borough Local Development Framework 1 Consultation Draft Site AllocationsAgenda Development Item Plan Document 6
Policy AL/
Policy Title
Policy text
1.7 Each policy begins with the prefix AL/ (for allocation), then there may be the initials of a particular settlement (for example, RTW), then a number and, in most cases, a policy title. The text of the policy then follows. The text is intended to set out certain parameters that should guide development on the site or sites, including, for example, the quantity and layout of the development, landscaping, access and other requirements.
1.8 When finalised, these policies will be used to judge any planning applications that may come forward on the sites. General guidance, such as the National Planning Policy Framework, will also apply to all proposals, as will other relevant planning policies; for example, those set out in the adopted Core Strategy, or those that will be developed for the forthcoming Development Management Policies DPD. All development proposals will also need to have regard to the remaining 'saved' policies of the 2006 Local Plan until these are replaced by other DPDs where appropriate.
1.9 The sites that the policies will apply to are illustrated on the Proposals Maps that accompany this document, which are arranged by settlement. The sites are referenced by the policy number. The Proposals Maps also show other key policies, such as protected open spaces.
1.10 Accompanying text in each chapter is set out in numbered paragraphs, between the proposed policies. This explains the background to development within each settlement or area and, where relevant, makes reference to supporting studies and evidence.
1.11 Further details of the proposed site allocations, together with the sites that it is proposed should not be allocated for development, are provided in the site templates in Appendix 1, which is published as a separate document.
The proposals set out in this DPD are for consultation. Comments are invited on the proposed site allocations set out in the policies, the policy wording and accompanying text. Further details of the consultation are set out in the previous section, 'How to Get Involved'.
1.12 Where possible, the proposed allocations identify policy requirements for the development of individual sites, but this will be continually reassessed in light of the infrastructure requirements set out in the Infrastructure Delivery Plan and to ensure development remains viable.
It should be recognised that the allocation of a site for a particular use in the Site Allocations DPD is not the same as receiving planning permission for a development. The effect of a site allocation is to establish Council policy support for the principle of the development proposed in the allocation. Planning permission for the specific use (or uses) for which the site is allocated will still be required.
1.13 In addition to allocations and designations made in those settlements that are central to delivering the Spatial Strategy, a number of other areas are also proposed to be protected in settlements across the Borough in order to protect their open character. In addition, certain specific location-based policies that remain valid and saved as part of the 2006 Local Plan have been brought forward to this document and will therefore no longer be saved as part of the Local Plan. Other area-specific policies where boundaries are identified in the Local Plan to enable determination of Development Management proposals have not been replicated in this DPD, except where changes are proposed from the boundaries identified in the Local Plan.
Page 8 2 Tunbridge Wells Borough Local Development Framework 18 March to 24 May 2013 Site Allocations Development Plan Document Agenda ItemConsultation 6 Draft Policy Context
1.14 The preparation of the Site Allocations DPD has taken into account the relevant national, regional and local planning policy context. The DPD has also been informed by a series of evidence base studies prepared to assist with the production of the Borough Council's LDF. In addition, the infrastructure requirements of the Borough and the findings of the supporting Sustainability Appraisal and Appropriate Assessment have also been important elements in developing the proposals set out in this document.
1.15 The Borough has significant environmental constraints, with large proportions of the Borough covered by Green Belt and Area of Outstanding Natural Beauty (AONB) designations. This poses particular problems in considering appropriate locations for growth, particularly around Royal Tunbridge Wells and Southborough, where the Metropolitan Green Belt surrounds the urban area. Given these constraints, and the fact that Hawkhurst and Cranbrook are entirely situated within the AONB, mean that all allocations outside of the existing settlements will impact upon these designations and a balance between policies of protection and the need for growth is needed.
National Planning Policy
1.16 National planning policy is set out within the National Planning Policy Framework (NPPF), which covers elements of spatial planning and how the planning system should operate. This policy framework covers broad topic areas such as plan preparation, housing, employment, town centres, built heritage, Green Belts and biodiversity and the creation of strong, safe and prosperous communities. Local authorities are required to take national policy into account when preparing their Local Development Documents by ensuring that the plans and policies within them are consistent with this national guidance. National planning policy is also material to the consideration of individual planning applications and appeals and will be reflected in subsequent policy documents.
1.17 In respect of existing Green Belt, the NPPF makes it clear that boundaries should be set out in the Local Plan and, where changes are proposed, these need to be undertaken as part of the Local Plan process and where such changes are necessary to promote sustainable development. This is covered in more detail in Chapter 4.
Regional Planning Policy
1.18 Regional planning policy is set out in the Regional Spatial Strategy for the South East, known as the South East Plan and prepared by the South East England Regional Assembly (SEERA). The South East Plan was published in May 2009 by the Secretary of State for Communities and Local Government. It provides a broad strategy for development and investment for the South East region up to 2026 and identifies the scale and distribution of provision for new housing and sets priorities for economic development, the environment, transport, infrastructure, energy, minerals and waste treatment and disposal.
1.19 On 6th July 2010, the Secretary of State for Communities and Local Government laid an order in Parliament to revoke Regional Spatial Strategies with immediate effect. This has been subsequently challenged and that decision has been revoked and quashed. It remains the Government's clear policy intention, subject to the outcome of environmental assessments currently being undertaken, to use the powers set out in the Localism Act (2011) to revoke the Regional Spatial Strategies outside of London. However, until such powers are formally exercised, the South East Plan remains part of the Development Plan and as a consequence the Tunbridge Wells Borough LDF is still required to be in general conformity with it. The South East Plan can be viewed at http://webarchive.nationalarchives.gov .uk .
Local Planning Policy
1.20 The Tunbridge Wells Borough Core Strategy was adopted by the Council in June 2010. The Core Strategy forms the overarching document in the LDF and all other DPDs produced by the Council should be in general conformity with this Plan. It sets out the spatial vision for the Borough, identifying the level of new growth required and where it should take place.
Page 9 18 March to 24 May 2013 Tunbridge Wells Borough Local Development Framework 3 Consultation Draft Site AllocationsAgenda Development Item Plan Document 6 1.21 The Core Strategy also includes saved policies of the previous Local Plan adopted in 2006.
1.22 Core Policy 1: Delivery of Development identified the Council's intention to produce additional guidance on specific sites for development within the Borough through a Site Allocations DPD and Town Centres Area Action Plan DPD. In addition, the supporting text sets out the advantages of individual site allocations. This Site Allocations DPD combines the two previously intended DPDs into a single document and this, together with other subsequent DPDs and Supplementary Planning Documents (SPD), will provide a framework for developing land for specific uses to ensure that future development is carefully managed to maximise opportunities and to ensure timeliness of delivery.
1.23 The distribution of such site allocations must, however, be consistent with the Council’s approach to settlement growth and distribution as set out in the Core Strategy at paragraph 5.139 and in Core Policies 9-14 for individual settlements.
1.24 The development that comes forward at these locations must also be consistent with other generic policies contained within Core Policies 1-8 of the Core Strategy and with national planning policy principles.
1.25 Once the Site Allocations DPD is adopted it will replace and supersede the several saved policies of the Local Plan and supersede the Local Plan Proposals Map in respect of these policies. In addition, some site-specific policies will no longer be required or are superseded by changes in national policy. The following policies of the Local Plan 2006 will therefore no longer be saved following the adoption of the Site Allocations DPD.
Table 1 2006 Local Plan Policies no longer required
Local Plan Policy
RF1 Rural Fringe Replaced by Site Allocations DPD Policy
RF2 Land within Rural Fringe Replaced by Site Allocations DPD Policy
LBD1 Limits to Built Development Replaced by Site Allocations DPD Policy (in part)
CR4 Royal Tunbridge Wells Town Centre Sites Replaced by Site Allocations DPD Policy
CR6 Southborough Town Centre Sites Replaced by Site Allocations DPD Policy
CR8 Paddock Wood Town Centre Sites Replaced by Site Allocations DPD Policy
CR10 Cranbrook Town Centre Sites Replaced by Site Allocations DPD Policy
H6 Housing Allocations Replaced by Site Allocations DPD Policy
H7 Kent and Sussex Hospital Allocation Replaced by Site Allocations DPD Policy
ED4 Economic Development Allocations Replaced by Site Allocations DPD Policy
R3 Open Space Allocations for Youth and Adult Use Replaced by Site Allocations DPD Policy
R4 Children's Playspace Replaced by Site Allocations DPD Policy
R5 Informal Open Space Replaced by Site Allocations DPD Policy
R7 Allotments at Ridgewaye, Southborough Replaced by Site Allocations DPD Policy
CS2 Primary School Provision No longer required
TP13 Tunbridge Wells Central to Eridge Railway Line Replaced by Site Allocations DPD Policy
TP14 Paddock Wood Railway Station Car Park No longer required
TP15 Bus/Rail Interchange at Paddock Wood No longer required
TP16 Ashurst Railway Station Car Park No longer required
Page 10 4 Tunbridge Wells Borough Local Development Framework 18 March to 24 May 2013 Site Allocations Development Plan Document Agenda ItemConsultation 6 Draft
TP17 Park and Ride Replaced by Site Allocations DPD Policy
TP21 Cycle Route along Ridgewaye, Southborough Replaced by Site Allocations DPD Policy
1.26 Accordingly, any sites allocated under the above policies on the Local Plan Proposals Map that are not retained in this document will no longer be allocated for the use for which they were originally identified once this DPD is adopted. The constraints that are identified on the Local Plan Proposals Map and, where no changes are proposed (such as Conservation Areas), sites designated for their nature conservation value and Limits to Built Development for smaller settlements have not been replicated, but remain as shown on the saved Local Plan Proposals Map.
1.27 Other saved Local Plan policies may be superseded in part by this DPD, but will remain saved as part of the Core Strategy until such time as fully replaced by the Development Management Policies DPD in view of their content. Where policies are partially replaced in terms of their boundary definitions, this Site Allocations DPD will take precedence. In particular, this will apply to those strategic policies relating to the boundaries of the Metropolitan Green Belt and Rural Fringe, the amended Limits to Built Development for individual settlements and to the boundaries of the Key Employment Areas and Primary Shopping Areas.
Evidence Base
1.28 This DPD is underpinned by a significant amount of evidence supporting the Council's LDF. This can be found on the Council's website. In particular, the Site Allocations DPD has drawn from the studies listed in Table 2 below.
Table 2 Evidence Base
Strategic Flood Risk Assessment: Level 1 Scott Wilson 2007
Strategic Flood Risk Assessment: Level 2 Scott Wilson 2009
Strategic Housing Land Availability Assessment (SHLAA) TWBC 2009
Typical Urban Character Area Appraisal (TUCAA) TWBC 2009
Landscape Character Assessment and Capacity Study ESCC 2009
Employment Land Review Update GVA Grimley 2010
Borough Landscape Character Area Assessment: Second Edition TWBC 2011
Retail and Leisure Study Cushman and 2011 Wakefield
Paddock Wood Surface Water Management Plan JBA 2011
Tunbridge Wells Urban Area Parking Strategy PBA 2011
Draft Infrastructure Delivery Plan TWBC 2012
Landscape and Ecological Assessments for Individual Settlements TWBC 2012
Conservation Area Appraisals TWBC Various
Housing Land Supply: Making a Windfall Allowance TWBC 2012
Capacity Analysis of Potential Allocation Sites TWBC 2013
Draft Transport Strategy KCC/TWBC 2013
Habitat Regulations Assessment URS 2009 & 2013
Green Infrastructure Plan TWBC 2013
Page 11 18 March to 24 May 2013 Tunbridge Wells Borough Local Development Framework 5 Consultation Draft Site AllocationsAgenda Development Item Plan Document 6
Constraints Mapping Analysis TWBC 2013
Infrastructure Requirements
1.29 Although, in general, the proposed allocation of new development is in areas already well served by infrastructure provision, it is important to ensure that the specific site allocations as proposed in this document are supported by the necessary infrastructure to ensure sustainable development takes place. Some of this will be site specific and this is identified within individual allocations, but, in other cases, growth in general will need to be supported by additional physical and social infrastructure to cater for the additional population and to improve existing service delivery.
1.30 As part of the Core Strategy, the Council produced an Infrastructure Delivery Plan (IDP) in August 2009. This indicated that there were no 'show stoppers' to the delivery of the scale of proposed new development or the proposed distribution of growth within the Borough .
1.31 There will, however, be individual infrastructure requirements in respect of specific sites, which primarily arise from the new growth proposed. Core Policy 1: Delivery of Development states that developments on allocated or unallocated sites that create a need for additional infrastructure will be expected to provide this infrastructure, or contribute towards its provision, through development contributions. Where there are known infrastructure requirements associated with an individual allocation, these are specified in the relevant policy in this DPD.
1.32 Work is ongoing to maintain an up-to-date database of infrastructure requirements, as this will change over time and the Council needs to ensure that infrastructure is provided in a timely way to support new development and ensure that it is sustainable for those living and working in the new areas of growth.
1.33 The Council is currently considering the introduction of a Community Infrastructure Levy (CIL) in accordance with the provisions of the Localism Act and Community Infrastructure Regulations 2010 as amended. The levels of proposed CIL charge will be separately consulted on and do not form part of the LDF process. If adopted, CIL will be applied across the Borough for all forms of new development and will be used to provide infrastructure, particularly that of a strategic nature, in accordance with an identified list of priorities, which will be published by the Council prior to any introduction of CIL.
1.34 CIL charges will be based on the size, type and locations of new development and made on the basis of a set charge per square metre of new floorspace. CIL will be in addition to any site-specific planning obligations that are required to mitigate the impacts of a specific proposed development in accordance with Core Policy 1: Delivery of Development.
Sustainability Appraisal
1.35 The NPPF states that the purpose of the planning system is to contribute to the achievement of sustainable development and that, to this end, economic, social and environmental gains should be sought jointly and simultaneously through the planning system. It indicates that plans need to take local circumstances into account, so that they respond to the different opportunities for achieving sustainable development in different areas.
1.36 It is a legal requirement under Section 39(2) of the Planning and Compulsory Purchase Act (2004) that new or revised DPDs and other specified planning documents must be subject to a process of sustainability appraisal. DPDs are also legally required to be subject to a Strategic Environmental Assessment (SEA) under the European Directive 2001/42/EC (the Strategic Environmental Assessment or SEA Directive) transposed by the Environmental Assessment of Plans and Programmes Regulations 2004 (the SEA Regulations).
1.37 A Sustainability Appraisal Report (SA) has been prepared and placed on public consultation alongside this DPD. It fulfils the SA and SEA requirements set out above. The SA explains the methodology by which the evolving strategy and policies in the DPD have been subjected to sustainability appraisal from the outset. It demonstrates how the appraisal has informed the selection of proposed sites in order to promote sustainable
Page 12 6 Tunbridge Wells Borough Local Development Framework 18 March to 24 May 2013 Site Allocations Development Plan Document Agenda ItemConsultation 6 Draft development in the Borough. The SA considers the impact of individual sites on sustainable objectives and also the cumulative impact of allocations within and around individual settlements. Where potential adverse impacts have been identified, mitigation measures have been proposed to remove or reduce the adverse effect and enhance beneficial effects. The SA also demonstrates how key consultees and the public have been consulted at the various stages of plan preparation and how their representations have influenced the content of the DPD. In addition, it sets out recommendations for monitoring the social, environmental and economic effects of implementing the Site Allocations DPD.
Appropriate Assessment and Habitats Regulations
1.38 In 2009, the Borough Council appointed consultants to undertake a Habitat Regulations Assessment (Appropriate Assessment) of its Core Strategy: Submission Stage, identifying any potential for the proposals to cause an adverse effect on Natura 2000 sites, either in isolation or in combination with other plans and projects, and to devise appropriate mitigation strategies where such effects were identified.
1.39 In preparing this DPD, the Borough Council has again appointed consultants to undertake an Appropriate Assessment (2013) of its proposed site allocations, and is currently working with Natural England, Wealden District Council, Lewes District Council, Mid Sussex District Council and Ashdown Forest Conservators to address issues raised by earlier HRA work.
1.40 A 7km zone around Ashdown Forest has been agreed with Natural England, within which development will have to contribute to mitigation measures for Ashdown Forest. For Tunbridge Wells Borough, this only includes the settlements of Ashurst, Stone Cross and those parts of Groombridge within the Borough for which no allocations are proposed and no significant windfall sites are expected to come forward.
1.41 The report indicates that, given the location of planned development within Tunbridge Wells Borough and the lack of proposed development within the 7km zone, it is considered that likely significant effects on Ashdown Forest SAC and SPA would not occur as a result of any particular site allocation, or as a result of development within the Borough taken as a whole.
1.42 The report also indicates that it is expected that all individual sites allocated in the Site Allocations DPD could be ‘screened out’ without the need for Appropriate Assessment or site-specific mitigation, but the report does also recommend a policy regarding any windfall development that may come forward within 7km of the SAC/SPA. Core Policy 4: Environment of the Core Strategy already identifies and protects key environmental assets. In addition, a further Development Management policy will be prepared as part of that DPD to ensure that any site coming forward for development within the 7km zone provides an appropriate assessment and mitigation of impacts as appropriate.
Monitoring
1.43 The effective review and monitoring of the LDF, including the Site Allocations DPD, is crucial to its successful delivery and is critical in understanding the effectiveness of the policies, allocations and designations. The Monitoring Framework for this DPD will build on the framework established for the Core Strategy DPD.
1.44 The Planning and Compulsory Purchase Act 2004 (as amended by the Localism Act 2011) requires local planning authorities to prepare monitoring reports setting out the extent to which planning policies are being achieved and make these available to the public. These should be for a period which the authority considers appropriate in the interests of transparency. This period should not be longer than 12 months.
1.45 The Borough Council will adopt the following monitoring arrangements for the Core Strategy and Site Allocations DPD.
Page 13 18 March to 24 May 2013 Tunbridge Wells Borough Local Development Framework 7 Consultation Draft Site AllocationsAgenda Development Item Plan Document 6 Table 3 Core Strategy and Site Allocations DPD: Monitoring Arrangements
Development What Will Be Monitored Monitoring Period Type(s)
Housing Planning permissions granted and planning permissions lapsed At least every three months
Housing Borough-wide survey of sites to determine unimplemented Every six months planning permissions, sites under construction and sites completed
Other uses (including Borough-wide survey of sites to determine unimplemented Every 12 months employment, retail, planning permissions, sites under construction and sites leisure and completed community uses)
All uses Publication of Authority Monitoring Report (AMR) summarising Every 12 months development throughout Tunbridge Wells Borough over a 12-month period (1 April to 31 March)
1.46 Results of the monitoring process will be made available on the Borough Council's website.
Page 14 8 Tunbridge Wells Borough Local Development Framework 18 March to 24 May 2013 Site Allocations Development Plan Document Agenda ItemConsultation 6 Draft Chapter 2: Methodology and Strategy
Methodology to Site Selection
2.1 The production of the Site Allocations DPD and the site selection process is based on a robust methodology that draws on the evidence gathered by the Council, in order to identify the sites that are the most appropriate and sustainable for meeting the Borough's needs to 2026 and beyond.
2.2 This part of the document explains the approach that has been taken by the Council to select the sites that are proposed for development, as well as specific designations for various uses. Sites will be allocated to accommodate built development (such as housing, employment, education, retail and mixed use), as well as other infrastructure needs (such as for transport, leisure and recreation).
2.3 A number of sites have been considered, which include sites that have previously been identified by the Council through the planning process and sites that have been submitted to the Council for consideration by agents, developers, landowners and stakeholders. The details of how these sites have been put forward and considered is set out in Table 4 below.
How sites have been assessed
2.4 The following table provides a summary of the methodology that has been used by the Council to identify proposed site allocations and the various stages involved in the production of this Site Allocations DPD.
Table 4 Summary of methodology used to identify proposed site allocations and production stages
STAGE
Identification of sites and main issues from the following sources: Strategic Housing Land Availability Assessment (SHLAA) and 'call for sites' (2008) Stage 1: Sites that have been submitted to the Council for consideration Sites previously allocated within the 2006 Local Plan or sites that the Council is aware Information/ of Evidence Gathering Other studies suggesting sites and boundaries (Retail Study and Employment Land Study) Preparation of Sustainability Appraisal Scoping Report
First stage of public consultation for the Town Centres Area Action Plan and Allocations Stage 2: DPDs on the key issues and objectives for all settlements within the Borough. This included Early Engagement general questions, as well as specific questions on some key sites. The consultation Consultation: Issues included a further 'call for sites' and ran from April to June 2009. and Options Consultation on draft Sustainability Appraisal Scoping Report, June-July 2009
Stage 3: Second stage of public consultation on the key issues and objectives for all settlements within the Borough, with focused questions as well as consultation on all potential sites Selecting a 'pool' of that had been identified. This stage included a further 'call for sites'. The consultation ran sites. Early from May to August 2010 (September 2010 for sites in Hawkhurst). Engagement Consultation: Issues Consultation on draft Sustainability Appraisal Scoping Report, January-February 2011 and Options
Stage 4: Detailed consideration of sites and discounting of sites falling into the following categories: 1. Sites not in, or adjacent to, the settlements where allocations will occur Analysis of the 2. Sites falling wholly within Flood Zone 3 'pool' of sites 3. Sites with a significant negative impact on nationally and internationally important nature conservation sites and landscape designations
Page 15 18 March to 24 May 2013 Tunbridge Wells Borough Local Development Framework 9 Consultation Draft Site AllocationsAgenda Development Item Plan Document 6
STAGE
4. Sites with a significant effect on a national heritage asset 5. Sites below 0.2 hectares in size 6. Sites with planning permission and implemented sites
Further consideration of those sites deemed to be potentially suitable, taking into account: Stage 5: 1. Landscape impact 2. Ecological impact Further 3. Impact on flooding and local drainage Consideration of the 4. Sustainability Appraisal of each site 'pool' of sites 5. Access 6. Site feasibility
Consider the overall impact of site selection on a settlement, taking into account:
1. Infrastructure impact 2. Potential other uses for sites Stage 6: 3. Results of other studies Overall Settlement 4. Overall deliverability within the Plan period and Site Analysis 5. High level viability testing on some strategically important sites Analysis was carried out at this stage of all sites inside the LBD and, where sites were required outside the LBD for a settlement, a further settlement analysis was carried out to determine the best locations for expansion of the settlement
The overall settlement and site analysis, as well as the Sustainability Appraisal, has provided the Council with the following:
sites forming a preferred approach Stage 7: Site Allocations DPD sites not considered suitable for allocation for development Consultation Draft Full public consultation to take place on the Site Allocations DPD and the accompanying Sustainability Appraisal Report. Details of the consultation are set out in the Preface to this document, 'How to Get Involved'
2.5 The Core Strategy states that the Borough Council will allocate sufficient sites in the Site Allocations DPD to accommodate the Borough's development needs. Not all of the sites that have been submitted to the Council will be suitable for development and, even if some are considered to be suitable, it may not be necessary for all of them to be allocated. Through the plan preparation process, of which this consultation is a part, the Borough Council must decide which of the submitted sites should be allocated in the Site Allocations DPD.
2.6 The Council has carried out a thorough assessment of all sites that have been submitted through the various stages of consultation and 'call for sites' requests, as set out in Table 4 above. This has involved the following process:
each site has been digitised using the Council's Geographic Information System and given a unique site number and entered into the Council's Site Allocations database the key constraints, planning history, ownership details and accessibility have been established and recorded for each site each site has been visited by officers of the Planning Policy team and, where appropriate, specialist officers have also visited the site; for example, the Landscape and Biodiversity Officer, the Heritage and Design Officer and Kent County Council Highways Officers taking the above into account, an assessment has been made as to the suitability of a site for development, or for other uses such as open space or recreation
Page 16 10 Tunbridge Wells Borough Local Development Framework 18 March to 24 May 2013 Site Allocations Development Plan Document Agenda ItemConsultation 6 Draft discussions have taken place with landowners, agents and stakeholders, where relevant, in order to ascertain aspirations and future intentions for the sites considered suitable at this stage an initial feasibility assessment has been carried out to determine a site's capacity for development, initial design and layout considerations and the uses appropriate. Previous pre-application discussions or permitted schemes have also been taken into account consultants appointed by the Council have undertaken initial 'high level' viability testing using baseline assumptions (not site-specific cost based analysis) for key strategic sites
2.7 The above approach has been used to identify the sites that it is proposed should be taken forward for development. A number of background documents have been produced by the Council, which support this work. These are set out in Table 2 of Chapter 1: Introduction.
2.8 The full list of sites considered is set out by settlement in Appendix 1, which is published as a separate document. This assesses all sites, whether proposed for allocation or not, in the form of a template showing:
the extent of the site with a site plan and site number a brief description of the site a summary of the analysis undertaken a summary of the Sustainability Appraisal findings key factors to be taken into account if the site is proposed for allocation a justification for the decision
2.9 Appendix 2 also sets out a list of the proposed Policies and indicates, as a means of cross reference, which sites are included fully or partially within this. This appendix is also published as a separate document.
Strategy
2.10 The Site Allocations DPD needs to allocate or designate all sites with a spatial element. In some cases, this document will merely define the limits of the designation in spatial terms and further detail will be set out within the Development Management Policies DPD in terms of the appropriate use, or uses, of an area and what will, or will not, be permitted in that specific location. The strategy for the various uses, allocations and designations is set out below.
Options for built development: housing, employment, retail and mixed use
2.11 The Core Strategy sets out the total quantities of key types of development that will be delivered in the Borough during the Plan period from 2006 to 2026. The quantities were derived from a combination of strategic national and/or regional policy and local evidence of need. Some of the figures have been updated in light of continued monitoring (for example, monitoring housing completions) and also in light of new studies and evidence (for example, the Retail and Leisure Study January 2011).
2.12 It is the role of this Site Allocations DPD to identify sites that will meet the needs identified in the Core Strategy. The allocations for built development will primarily relate to housing provision, as well as employment, retail and mixed use.
2.13 In line with the Core Strategy (specifically Core Policy 1: Delivery of Development), priority has been given to the allocation and release of previously developed land inside the LBD of settlements. Where additional land is required to meet the identified needs, selected greenfield sites inside and/or adjacent to the LBD of the Borough's main settlements (Royal Tunbridge Wells, Southborough, Paddock Wood, Cranbrook and Hawkhurst) will be allocated and released as appropriate. This will provide a supply of deliverable and developable land throughout the Plan period to 2026.
2.14 The settlement hierarchy, as set out in Box 4 of the Core Strategy, has been applied in this DPD and development has therefore been focused at the main urban area of Royal Tunbridge Wells and Southborough, followed by Paddock Wood, Cranbrook, Hawkhurst and the Villages and Rural Areas. Other settlements are
Page 17 18 March to 24 May 2013 Tunbridge Wells Borough Local Development Framework 11 Consultation Draft Site AllocationsAgenda Development Item Plan Document 6 only considered suitable for limited development within their confines and sites adjacent to, or outside, these settlements will not generally be allocated or released unless it is for affordable housing to meet an identified local need.
2.15 Table 5 below sets out how much development is required in each of the settlements taking into account the updated information from new evidence and studies.
Table 5 Development required per settlement taking updated information into account
Settlement Housing Retail Employment
2,445 24,000sqm net comparison floorspace to Maintain existing floorspace Main Urban Area: Royal 2021 and a further 21,000sqm to 2026 Tunbridge Wells and 4,500sqm net convenience floorspace to Southborough 2026
510 1,489sqm net comparison floorspace to Maintain existing floorspace 2021 Paddock Wood Qualitative requirement for additional floorspace (1)
1,521sqm net comparison floorspace to 2021 Cranbrook 257 Maintain existing floorspace 737sqm convenience floorspace to 2026
Hawkhurst 110 No identified requirement Maintain existing floorspace
Villages and Rural Areas 49 No identified requirement No identified requirement
1. The Retail and Leisure Study Update considers that there is a qualitative need to provide a different offer and more choice in Paddock Wood. Therefore, floorspace will need to be provided to meet this need
2.16 The proposed allocations for housing, employment and retail are set out in detail in the individual settlement chapters. In the case of Royal Tunbridge Wells and Southborough, it has been concluded that not all of the required development can be accommodated on previously developed land inside the LBD. Therefore, it is considered necessary to allocate sites that fall outside of the LBD and on greenfield sites within the long-term land reserve set out in the 2006 Local Plan ('Rural Fringe'). Environmental constraints and flooding have also had a significant impact on the location and choice of sites as set out in the methodology in Table 4 above. Where development is proposed for areas that are affected by such constraints, appropriate mitigation measures are proposed, for example flood mitigation in Paddock Wood.
2.17 In terms of the retail need set out within the updated Retail and Leisure Study (January 2011), it is proposed only to meet the comparison requirement up to 2021 rather than the full requirement to 2026 in view of current economic conditions and subject to a further review of requirements in 2014/15. However, with regard to Royal Tunbridge Wells, sufficient capacity to meet the requirement across the Plan period has been identified and is expected to come forward later on in the Plan period, subject to more detailed work on site assembly and masterplanning.
2.18 Retail and mixed use developments will be directed to the Town Centres and, at this stage, the mix of uses proposed for a site may be general, including, for example, retail, hotel, office, leisure and residential uses. It is the intention that, as further work is carried out by the Council, the quantum, range and mix of uses will become more specific, taking into account a more detailed assessment of issues such as design, viability and deliverability, in order to inform the pre-submission stage of the Site Allocations DPD.
Page 18 12 Tunbridge Wells Borough Local Development Framework 18 March to 24 May 2013 Site Allocations Development Plan Document Agenda ItemConsultation 6 Draft 2.19 In addition to those uses set out in Table 5 above, the Site Allocations DPD will also seek to facilitate the delivery of other types of development, including facilities for culture, leisure and transport.
Reviewing the Metropolitan Green Belt
2.20 Policies MGB1 and MGB2 of the 2006 Local Plan set out the Council's policies for the Metropolitan Green Belt in the Borough. Both policies have been saved and a further policy, Core Policy 2: Green Belt is set out in the Core Strategy. It is the intention that, in the main, Policies MGB1 and MGB2 will be superseded by the Development Management Policies DPD. However, the first part of Policy MGB1 will be superseded by this Site Allocations DPD in line with Core Policy 2 of the Core Strategy.
2.21 Core Policy 2: Green Belt defines the boundary of the Green Belt through reference to the 2006 Local Plan Proposals Map and the Key Diagram also broadly defines the extent of the Green Belt. This policy refers to the general extent of the Green Belt being maintained for the Plan period.
2.22 However, in order to meet the housing requirement of 6,000 additional dwellings over the Plan period:
Core Policy 1: Delivery of Development allows selected greenfield sites adjacent to the LBD of the main urban area and small rural towns to be allocated for development to maintain a sufficient supply of deliverable and developable land Core Policy 2: Green Belt states that a review of Rural Fringe land will be conducted to ensure that, following the review, Green Belt boundaries will be maintained to 2031 Core Policy 9: Development in Royal Tunbridge Wells and Core Policy 10: Development in Southborough state that the general extent of the Green Belt will be maintained for the Plan period, unless it is necessary to replenish the stock of Rural Fringe sites to provide a long-term supply of land to 2031 it should be noted that Core Policy 11: Development in Paddock Wood states that both the general extent and the detailed inner boundaries of the Green Belt around Paddock Wood will be maintained for the Plan period
2.23 Given this, a review of the Green Belt and Rural Fringe has been carried out as part of the preparation of this Site Allocations DPD. This has focused on the area around Royal Tunbridge Wells and Southborough, excluding Paddock Wood, in line with the Core Strategy. The results of this review are set out in Chapter 4: Green Belt and Rural Fringe. The proposals for Royal Tunbridge Wells and Southborough sites set out in Chapter 3 should therefore be read in conjunction with the proposals for Green Belt and Rural Fringe sites in Chapter 4. Proposed amendments to Rural Fringe and Green Belt boundaries around Royal Tunbridge Wells and Southborough are defined on the accompanying Proposals Map. The wider extent of the Green Belt will be saved as defined on the 2006 Local Plan Proposals Map.
Defining the Limits to Built Development
2.24 Limits to Built Development (LBD) are defined around the principal settlements in order to direct development to the appropriate locations within the Borough and restrict the encroachment of built form into the surrounding countryside. Policy LBD1 of the 2006 Local Plan sets this out and refers to the fact that the LBD is defined on the adopted Proposals Map. The Limits to Built Development are referred to in Core Policies 1, 6 and 14 of the Core Strategy.
2.25 The extent of the LBD is as shown on the saved Proposals Map; however, in some settlements there are changes proposed to the boundary in light of proposed allocations (it is proposed that the LBD is re-drawn around the extent of these allocations) and there are some other small amendments in light of changes to the extent of built development around settlements. The detail relating to the appropriate uses inside, and outside of, the defined LBD will be set out within the Development Management Policies DPD.
Page 19 18 March to 24 May 2013 Tunbridge Wells Borough Local Development Framework 13 Consultation Draft Site AllocationsAgenda Development Item Plan Document 6
Policy AL/STR 1
Limits to Built Development
The extent of the Limits to Built Development is defined on the saved Local Plan Proposals Map for the villages and defined spatially on the individual settlement Proposals Maps accompanying this DPD in relation to Royal Tunbridge Wells and Southborough, Paddock Wood, Cranbrook and Hawkhurst.
The saved policies of the Local Plan will continue to be relevant in considering details of the appropriate uses inside, and outside of, these defined areas until such time as superseded by the Development Management Policies DPD.
Retail, Town and other defined Centres
2.26 The policies relating to the Town Centres of the Borough and the uses appropriate within them are set out within the 2006 Local Plan and the Core Strategy. The extent of the Primary Shopping Areas in the key settlements and the uses appropriate within them are defined within a number of policies in the 2006 Local Plan, and the Core Strategy confirms that this designation will be taken forward within the relevant DPD. This Site Allocations DPD seeks to redefine the Primary Shopping Areas in spatial terms and is set out within the individual settlement chapters for Royal Tunbridge Wells, Southborough, Paddock Wood, Cranbrook and Hawkhurst.
2.27 In terms of the Town Centres, this is a new designation that has not previously been defined within planning policy documents. The Town Centre boundaries have, however, been the subject of consultation through the two stages of Early Engagement Consultation on the Town Centres Area Action Plan and Allocations DPDs. These boundaries have been amended in light of comments made and are defined spatially within the individual settlement chapters of this document.
2.28 The extent of the Neighbourhood and Village Centres is defined on the 2006 Local Plan Proposals Map through the LBD for the villages and Policy CR13 of the Local Plan, which defines the Neighbourhood Centres. All of these Neighbourhood Centres are inside the LBD of Royal Tunbridge Wells and Southborough. This designation will be taken forward spatially within this Site Allocations DPD and further detail about what will, or will not, be permitted within these areas is set out in the saved policies of the Local Plan. These will be reconsidered and revised, where necessary, as part of the Development Management Policies DPD.
Key Employment Areas
2.29 The Core Strategy defines the Key Employment Areas (KEAs) under Core Policy 7: Employment Provision as the main concentrations of traditional economic development activity in the Borough. Royal Tunbridge Wells Town Centre is also included as a KEA due to its high levels of employment and its function as a key location for employment provision. The KEAs are indicated on the Core Strategy Key Diagram and have previously been defined as Economic Development Areas within the 2006 Local Plan. This Site Allocations DPD defines spatially the extent of the KEAs for the settlements of Royal Tunbridge Wells and Southborough, Paddock Wood, Gill's Green and Brook Farm, Capel. Policies are included in each of the settlement chapters and the areas are shown on the accompanying Proposals Map. Further detail of what uses will be directed to these areas is set out in the saved policies of the Local Plan. These will be reconsidered and revised, where necessary, as part of the Development Management Policies DPD.
Environmental and Recreational Designations
2.30 There are a number of designations within the adopted Local Plan that relate to open space (both formal and informal), recreation (sports pitches and children's play areas) and landscape and ecology (including Areas of Landscape Importance, Important Landscape Approaches and others). These are all defined spatially on the adopted Proposals Map for the Local Plan, which is saved. Where appropriate, they will also be defined spatially on the settlement Proposals Maps accompanying this DPD, with their original policy number. Those Page 20 14 Tunbridge Wells Borough Local Development Framework 18 March to 24 May 2013 Site Allocations Development Plan Document Agenda ItemConsultation 6 Draft sites which were previously allocated as R3 - Recreation Provision and R4 - Children's Playspace in the adopted Local Plan, which have now been developed, will be identified as additional R1 sites on the settlement proposals maps.
Policy AL/STR 2
Environmental and Recreation Designations
Environmental and recreation designations, as covered by Policies R1 (Recreation Open Space), EN21 (Areas of Open Space), EN22 (Areas of Landscape Importance), EN23 (Important Landscape Approaches) and EN24 (Arcadian Areas) are defined on the saved Local Plan Proposals Map and as defined spatially on the individual settlement Proposals Maps accompanying this DPD.
The saved policies of the Local Plan will continue to provide details of the approach to these designations until such time as superseded by the Development Management Policies DPD.
2.31 Where any new areas are being designated (for example, where new open spaces have been created), they will also be defined on these accompanying maps and specific reference will be made in the individual settlement chapters to areas designated, where appropriate.
Former Railway Lines
2.32 Within the Borough there are two former railway lines that are currently not in use, but which need to be protected from inappropriate development that could prevent their future use as transport corridors.
Tunbridge Wells Central to Eridge
2.33 The existing Tunbridge Wells Central to Eridge railway line is protected within the Local Plan in order that the opportunity to link the London to Uckfield railway line with the London to Hastings railway line is not lost. Part of the line already forms part of the Spa Valley heritage railway. The reopening of this rail corridor for commercial services would provide an opportunity to increase rail travel for commuting and shopping trips, reducing reliance on car-borne journeys.
2.34 There are issues associated with the reopening of this line, particularly in relation to Tunbridge Wells West station and there would be the need to consider how existing land uses relate to the rail alignment within the built up area, but in terms of long-term protection to prevent alternative uses, it is deemed appropriate that the alignment of the former railway should be protected.
2.35 The line extends to the south coast beyond the Borough and full reinstatement to this area would require cooperative working with other local authorities, as well as Network Rail, but could provide a realistic alternative as part of modal shift proposals.
Paddock Wood to Hawkhurst
2.36 Work has already commenced by Kent County Council in conjunction with local Parish and Town Councils on promoting the former railway line as a green infrastructure corridor for use by cyclists and walkers. The Borough Council supports this proposal (which forms Option 7 of the Green Infrastructure Plan) and will work with landowners, Kent County Council, the Parish and Town Councils, as referred to above, and other stakeholders, including Sustrans (a sustainable transport charity which supports such projects), to identify areas where access to the former railway lines can be improved and used for this purpose. It is recognised that part of this route may no longer be available.
2.37 This route would form an important link for access between Paddock Wood and the south of the Borough and be an important element of modal shift, as well as providing a recreation facility.
Page 21 18 March to 24 May 2013 Tunbridge Wells Borough Local Development Framework 15 Consultation Draft Site AllocationsAgenda Development Item Plan Document 6
Policy AL/STR 3
Safeguarding Former Railway Lines
The Local Planning Authority will safeguard the following former railway lines, as shown on the Proposals Map, against inappropriate new development that would compromise their reuse as alternative transport links:
1. Tunbridge Wells Central to Eridge, for the purposes of reuse of the line for railway use and as a green infrastructure corridor 2. Paddock Wood to Hawkhurst, for use as a green infrastructure corridor providing a walking/cycleway trail
Delivery of Development
2.38 Core Policy 1: Delivery of Development states that priority will be given to the allocation and release of previously developed land inside the LBD of settlements. Selected greenfield sites inside and/or adjacent to the LBD of the main settlements will also be allocated and released as appropriate to maintain a sufficient supply of deliverable and developable land.
2.39 Since the Core Strategy was adopted, the Government has published the NPPF, which sets out new national guidance. One of the core planning principles of the NPPF is to “encourage the effective use of land by reusing land that has been previously developed (brownfield land), provided that it is not of high environmental value ” (paragraph 17). As described above, the Council has had regard to this in the site selection process for each of the settlements; for example, through identifying previously developed sites, where available, in each of the settlements and promoting Areas of Change within Royal Tunbridge Wells.
2.40 However, the NPPF also makes clear that local planning authorities should "identify and update annually a supply of specific deliverable sites sufficient to provide five years worth of housing against their housing requirements with an additional buffer of 5% (moved forward from later in the Plan period) to ensure choice and competition in the market for land " (paragraph 47). The guidance states that local planning authorities should also "identify a supply of specific, developable sites or broad locations for growth, for years 6-10 and, where possible, for years 11-15 ."
2.41 The NPPF stresses that “Relevant polices for the supply of housing should not be considered up-to-date if the local planning authority cannot demonstrate a five-year supply of deliverable housing sites " (paragraph 49).
2.42 The Borough Council will continue to monitor the delivery of housing to ensure that a five-year supply of deliverable housing sites is available on a Borough-wide basis in line with national guidance (further information about monitoring is given in Chapter 1: Introduction).
2.43 In terms of the individual settlements, the Core Strategy states that “sites in different settlements may be released simultaneously ” to “help support the roles identified in the Core Strategy for the various settlements ” (paragraph 5.15). The Council will therefore have regard to the release of land within and adjoining the main settlements and how this can support their various roles (for example, through the conservation and enhancement of their character or the provision of infrastructure, community facilities, retail and employment development) in addition to maintaining an adequate supply of housing for the Borough.
2.44 An indicative summary for each of the settlements and areas is provided in Table 6 below.
Page 22 16 Tunbridge Wells Borough Local Development Framework 18 March to 24 May 2013 Site Allocations Development Plan Document Agenda ItemConsultation 6 Draft Table 6 Delivery of Development
Royal Tunbridge A number of previously developed sites are identified in the Site Allocations policies within Wells Royal Tunbridge Wells. Where the redevelopment of sites involves the relocation of existing uses, or the cooperation of a number of landowners, the Council will actively work with stakeholders to bring the sites forward as early as possible in the remaining Plan period.
The Site Allocations DPD also identifies broad Areas of Change for reuse, refurbishment or redevelopment. Change in these areas will be guided by the development of a comprehensive masterplan for each area to conserve and enhance the heritage assets of the town in line with Core Policy 9: Development in Royal Tunbridge Wells. Development in these areas is likely to extend over the remaining Plan period to 2026.
Southborough The Site Allocations DPD promotes a mixed use development at Southborough Hub to strengthen the town’s sense of place, in line with Core Policy 10: Development in Southborough. Other previously developed and greenfield sites are allocated for development. Development on the allocated sites is likely to extend over the remaining Plan period to 2026.
Green Belt and Development of selected Rural Fringe sites will also be necessary to meet the development Rural Fringe requirements of Royal Tunbridge Wells and Southborough, in addition to sites inside the LBD of these settlements. Given the need for infrastructure provision as part of these developments, a phased approach will be necessary, delivering development over the remaining Plan period to 2026.
Paddock Wood No major previously developed sites have been identified within Paddock Wood. Core Policy 11: Development in Paddock Wood identifies the need for an urban extension to the town and for new development to contribute to reducing existing flood risk. The Site Allocations DPD proposes that two sites are allocated adjoining the LBD of the town. Given the need for flood risk and other infrastructure, it is anticipated that these developments will come forward over the remaining Plan period to 2026. These sites could deliver more development than the remaining requirement for Paddock Wood and so development could be delivered beyond the end of the Plan period (after 2026).
Cranbrook The majority of development within Cranbrook is proposed to come from a site allocation to the south of the town. A comprehensive masterplan will be prepared to conserve and enhance the setting of the town and Conservation Area, in line with Core Policy 12: Development in Cranbrook. Given the need for a masterplan approach and the provision of new road infrastructure, it is planned that development will be delivered over the remaining Plan period to 2026.
Hawkhurst Development in Hawkhurst will be delivered from a number of sites within and adjoining the settlement. It is proposed that Hawkhurst Castle is allocated for housing to secure the future of the building. Given the need for sensitive refurbishment and reuse of the building, it is envisaged that this will come forward towards the middle of the remaining Plan period. The site at Highgate Hill is expected to be delivered over the remaining Plan period (2013-2026). All sites will be expected to conserve and enhance the character of the town and Conservation Area, in line with Core Policy 13: Development in Hawkhurst.
Villages and Core Policy 14: Development in the Villages and Rural Areas sets out a policy of restraint (to Rural Areas maintain the landscape character and quality of the countryside) and restricts development to sites inside the LBD of the villages, unless for affordable housing to meet an identified local need. Development has come forward steadily from smaller sites during the early Plan period and there is now only a small outstanding development requirement to be met. No major allocations are planned.
Page 23 18 March to 24 May 2013 Tunbridge Wells Borough Local Development Framework 17 Consultation Draft Site AllocationsAgenda Development Item Plan Document 6 Chapter 3: Royal Tunbridge Wells and Southborough
Overview
3.1 This chapter deals with proposed development within Royal Tunbridge Wells and Southborough. The focus of Core Policy 1: Delivery of Development is to give priority to previously developed land inside the LBD of the Borough's settlements. Selected greenfield sites inside and/or adjacent to the LBD may also be allocated. These sites are dealt with in this chapter.
3.2 However, this Site Allocations DPD also considers the long-term land reserve ('Rural Fringe') and Green Belt surrounding Royal Tunbridge Wells and Southborough. The Core Strategy highlighted that the site allocations process would be used to review the general extent of the Green Belt and Rural Fringe to ensure that development requirements could be met. The results of this review are described in Chapter 4 of this document. The proposals for Royal Tunbridge Wells and Southborough outlined below should therefore be read in conjunction with the proposals for Green Belt and Rural Fringe sites in Chapter 4.
3.3 Royal Tunbridge Wells and Southborough share a Limits to Built Development and Green Belt boundary and, in reviewing this boundary and the stock of Rural Fringe sites, the Borough Council has taken account of the combined development capacity of the two settlements. It is therefore proposed to allocate sites within the two settlements to reflect the combined development requirements.
3.4 The cumulative impact of proposed allocations in and around Royal Tunbridge Wells and Southborough has been tested as part of the Sustainability Appraisal. Mitigation measures were suggested to enhance any potential beneficial cumulative impacts and reduce or remove adverse cumulative impacts on sustainability objectives. Some of these measures have been addressed through Core Strategy policies, while others will be addressed through policies in the forthcoming Development Management Policies DPD. In all other cases, suggested measures have been incorporated into policies covering relevant allocations.
Royal Tunbridge Wells
3.5 Royal Tunbridge Wells is a town of unique character, having developed as a spa resort centred on the Pantiles from the mid-17th century. By the mid-19th century, it had a growing population living in fashionable villas in areas such as Calverley Park and Camden Park. Further rapid expansion followed in the late 19th century with the arrival of the railway in 1845 and the town now encompasses a variety of distinctive character areas reflecting successive periods of development.
3.6 Today, Royal Tunbridge Wells is the Borough's main town and largest shopping area, with a wide range of facilities and services, making it an important centre within the wider Kent and East Sussex area. With a rich architectural heritage, including 463 listed buildings, much of the town is designated as a Conservation Area and its open spaces and areas of tree cover are also highly valued. These features do not preclude new development or redevelopment, but do require it to be appropriately located, sensitively designed and of a quality that conserves and enhances the surrounding built and natural environment. Many landscape features within the urban area have also been identified as being worthy of conservation and enhancement. These include green open spaces such as the Common and Calverley Grounds, which provide recreation opportunities and amenity value, areas of tree and vegetation cover that help to establish longer distance views, or to mark the boundaries between historic settlements, and the Arcadian Areas that represent a unique and highly attractive phase in the architectural history of the town.
3.7 Almost all of the countryside surrounding Royal Tunbridge Wells falls within the Green Belt and the High Weald AONB. The countryside consequently benefits from a high level of protection, in both national and local planning policy, against inappropriate development. While this protection represents a significant constraint upon the outward expansion of the town, it also does much to enhance the quality of life and recreational opportunities available to residents and helps to secure the special character of the town. Further details of the review of the Green Belt are set out in Chapter 4, which should be read in conjunction with this chapter.
Page 24 18 Tunbridge Wells Borough Local Development Framework 18 March to 24 May 2013 Site Allocations Development Plan Document Agenda ItemConsultation 6 Draft 3.8 An Air Quality Management Area has been declared, along the A26 from Southborough throughout the length of Royal Tunbridge Wells to beyond the junction of Eridge Road and Nevill Terrace, and along Grosvenor Road to the junction with Calverley Road. Development proposals within this Area will need to be accompanied by Air Quality Assessments and to incorporate adequate mitigation measures.
Requirement of the Core Strategy
General requirements
3.9 The Core Strategy identifies Royal Tunbridge Wells, together with the adjoining town of Southborough, as the main urban area of the Borough and, as such, the appropriate location for three-quarters of the Borough's housing growth and 90% of its retail growth. The development strategy for the town is established by Core Policy 9: Development in Royal Tunbridge Wells, which aims for its sensitive regeneration by development or redevelopment for a mix of uses and conserving and enhancing its landscape, heritage and biodiversity assets, including the surrounding AONB.
3.10 Core Policy 9 sets out the following development requirements for Royal Tunbridge Wells for the Plan period 2006-2026:
a review of Green Belt boundaries and the stock of Rural Fringe sites (the results of this review are presented in Chapter 4 of this document) approximately 4,200 net additional dwellings maintaining the existing amount of employment floorspace in the Key Employment Areas and encouraging a greater proportion of office space (B1) within the town centre approximately 23,500sqm (net) additional comparison retail floorspace to be provided by 2017 in the town centre, unless a different need is identified in a future Retail Study protection and enhancement of neighbourhood centres
3.11 Core Policy 9 emphasises the role of the Town Centre as a focal point for a mix of employment, retail and complementary uses. In 2010, the Borough Council undertook early engagement on proposals for a Town Centres Area Action Plan (TCAAP), which was intended to implement the Core Strategy through the allocation for development of town centre sites and specific policies in connection with such development. The consultation proposed a vision for the town centre and the following detailed objectives:
to improve linkages between different areas of the town centre and to improve the street scene and public realm, including with the provision of street furniture and green infrastructure, to promote wellbeing and a sense of place to promote the town centre as an attractive and thriving place for retail and leisure (including the night-time economy) to actively promote the regeneration of certain vacant, derelict and run down sites that currently detract from the town centre and surrounding areas to promote and improve access to the town’s cultural, tourism and amenity attractions to reduce traffic congestion in the town centre and beyond and to encourage alternative modes of transport (for example, buses, cycling and walking)
3.12 Much of the town centre falls within the Conservation Area, where the priority is to conserve or enhance its character and appearance. Core Policy 5: Sustainable Design and Construction seeks developments of high quality design that create safe, accessible, legible and adaptable environments, and which conserve and enhance the public realm. The NPPF supports this approach, encouraging local authorities to "develop robust and comprehensive policies that set out the quality of development that will be expected for the area " and to "consider using design codes where they could help deliver high quality outcomes " (paragraphs 58-59).
Page 25 18 March to 24 May 2013 Tunbridge Wells Borough Local Development Framework 19 Consultation Draft Site AllocationsAgenda Development Item Plan Document 6 3.13 Further work on the TCAAP has now been superseded by the allocation of sites and policies set out within this DPD. In addition, the Borough Council intends to formulate urban design principles that will apply across the town. These can be divided into two strands: place-making principles will deal with the public realm and spaces between buildings, while more specific principles will deal with the built fabric and bring forward guidance on quality and contextual design.
Policy AL/RTW 1
Public Realm Framework
The Council will seek to prepare and implement a Public Realm Framework for the town centre. This will incorporate detailed guidance on matters such as:
accessibility: defining and enhancing arrival points to the town and developing a clear movement strategy connection and linkages: improved connectivity within the centre, including pedestrian priority streets. Enhancing the physical and visual connections between character areas within the town improved public realm: creating high quality streets and public spaces using a clear, locally distinctive palette of materials and details. Recognising the role of green infrastructure and key green spaces and the Arcadian character of the town improving quality: through including features such as a public art strategy, lighting, protecting key views and landmarks
This framework will be prepared in consultation with key agencies, including Kent County Council and other town centre stakeholders. It is anticipated that new development will be required to conform with, and contribute towards the delivery of, the framework.
Housing development
3.14 Regarding housing development, taking into account the Core Strategy requirement, the number of new homes that have been built between 1 April 2006 and 30 September 2012 and planning applications approved during this period, another 2,283 homes will be needed in the town by 2026.
Retail development
3.15 Regarding retail development, the Tunbridge Wells Retail and Leisure Study (2011) provides a more recent assessment of comparison retail requirements across the Plan period, based on two potential scenarios. It identifies a need for an additional 44,583sqm (net) floorspace within the town centre to maintain the town’s current level of competitiveness (the 'Baseline’ scenario), or an additional 60,048sqm (net) floorspace to enhance the town’s current level of competitiveness and reduce the risk of similar development locating out of town (the 'Uplift' scenario). Both scenarios include the provision of a department store of 8,000-10,000sqm (gross) (equivalent to approximately 6,800-8,500sqm net), one of the key criteria of successful retail developments. It also identifies a requirement for additional retail warehouse floorspace (of 23,225sqm (net) and 12,173sqm (net) under the 'Baseline' and 'Uplift' scenarios respectively).
3.16 The Study considered Royal Tunbridge Wells and Southborough as a single catchment area for the purposes of convenience shopping, identifying a need within the Plan period for two additional food stores of 3,000sqm (net) and 1,000-1,500sqm (net) respectively, in addition to a store of 1,400-2,000sqm (gross) at Southborough.
3.17 However, with the recent opening of two new food stores, the amount of convenience retail floorspace within the Royal Tunbridge Wells and Southborough catchment area has increased by approximately 6,000sqm (net) since the Study took place, thus meeting the quantitative requirements identified. Consequently, it is not necessary to allocate sites for convenience retail in Royal Tunbridge Wells on the basis of quantitative requirements. Page 26 20 Tunbridge Wells Borough Local Development Framework 18 March to 24 May 2013 Site Allocations Development Plan Document Agenda ItemConsultation 6 Draft 3.18 The requirements identified in the Study are additional to the provision of 3,310sqm (net) of comparison retail floorspace and 375sqm (net) of convenience retail floorspace on the former Cinema site (Site 132), for which planning permission was granted in 2009 (08/03119/FULMJ). However, this permission has subsequently lapsed.
Employment development
3.19 Regarding employment development, Core Policy 9 states that the existing amount of employment floorspace in the Key Employment Areas, including the town centre, will be maintained for the Plan period. Additional floorspace will be provided where this is necessary to provide a higher quality of space to attract higher value jobs. The Council also has an aspiration to encourage creative industries and has prepared the 'Cultural and Creative Industries Framework' for the Borough (2012) to develop this sector.
3.20 In assessing sites for allocation with existing employment uses within the Town Centre Key Employment Area, the presumption is that there should be no net loss of employment space as a result of any redevelopment. The allocation of such sites for other uses has been considered only where one of the following criteria apply:
buildings are considered unsuitable for continued employment use and redevelopment of the building or site to provide higher quality employment space is not possible the redevelopment of the site allows for the relocation of the employment use to an alternative site, or sites, within the immediate area or Town Centre Key Employment Area. The relocation of the employment use to sites further afield (such as inside the LBD of Royal Tunbridge Wells or to an alternative employment location within the Borough) is considered where the operational requirements of the business make this the preferred option the loss of an employment use, such as an office use (B1), is compensated for by the provision of alternative, employment generating town centre uses, such as retail, leisure, entertainment, culture, tourism or other uses
3.21 Outside the town centre, a more flexible approach is adopted. However:
the preferred option is that employment uses should be relocated inside the LBD within the North Farm/Longfield Road Key Employment Area employment uses are proposed to be retained in key office locations identified by the Employment Land Review Update, such as Mount Ephraim, employment uses are proposed to be retained
3.22 A large number of sites have been submitted to the Borough Council through the LDF process or have been identified by officers for consideration in the Site Allocations DPD. Sites that are considered suitable for allocation are dealt with in the policies below. An assessment of sites proposed for allocation and of sites that are not considered suitable to allocate for development, is provided in Appendix 1, which is published as a separate document.
Royal Tunbridge Wells Town Centre Areas of Change
3.23 Government policy, as set out in the NPPF, highlights the importance of promoting the vitality and viability of town centres. This states that local planning authorities should "recognise town centres as the heart of their communities and pursue policies to support their viability and vitality " and "promote competitive town centres that provide customer choice and a diverse retail offer and which reflect the individuality of town centres " (paragraph 23). To achieve this, local planning authorities should "allocate a range of suitable sites to meet the scale and type of retail, leisure, commercial, office, tourism, cultural, community and residential development needed in town centres " and should aim to meet identified needs in full (paragraph 23).
3.24 In addition to the NPPF, High Streets at the Heart of Our Communities (2012) (the Government's response to The Portas Review) suggests a number of ways to revitalise town centres. While some of these focus on the management of towns, new development also has a role to play in, for example:
promoting better access for cycling and walking to help improve air quality and reduce congestion Page 27 18 March to 24 May 2013 Tunbridge Wells Borough Local Development Framework 21 Consultation Draft Site AllocationsAgenda Development Item Plan Document 6 reducing street clutter (such as signs, hoardings and railings) and rethinking how urban spaces could be used to bring life back to town centres encouraging a variety of uses, including social, entertainment, cultural and market uses, as a vital part of town centres
3.25 The potential of urban spaces to bring life back to towns is explored further in the Government's Re-imagining Urban Spaces to Help Revitalise our High Streets (2012). Some of the key messages are that:
open spaces, streets, squares, green spaces and the network of pavements and pedestrian thoroughfares are what hold town centres together local authorities should develop a shared vision (working with local communities, businesses, landowners and developers) to transform town centres to encourage visitors the evening and night-time economy should be encouraged through promoting a mix of uses and events outside shop opening times and using sensitive lighting schemes to enhance the appearance of towns and improve public safety local authorities should promote the use of public buildings for a mix of leisure, social, cultural and educational uses to encourage people back into town centres and to visit towns in the evening and night-time the use of high quality and locally distinctive features and materials can provide an uplift for town centres and help attract customers and businesses
3.26 The strategic objectives of the Core Strategy (Chapter 3, page 13) support the Government's approach and include the following objectives:
to focus development at Royal Tunbridge Wells to stimulate and sustain the economic growth and competitiveness of the town in a way that also provides business opportunities for local people (SO2) to target regeneration efforts where necessary, particularly in the Borough's town centres and least affluent areas, to ensure that residents have the opportunity to access the services and facilities they require to meet their needs for housing, employment, education, health and leisure (SO3)
3.27 In addition, Core Policy 9: Development in Royal Tunbridge Wells seeks to promote the sensitive development of the town for a mix of uses, including housing, employment, health, retail, leisure and culture. The policy states that development must conserve and enhance the assets of the town and its special character.
3.28 In some parts of the town centre, a number of potential sites are likely to come forward for refurbishment, change of use or redevelopment over the Plan period. This process of change creates opportunities to meet the requirements of the Core Strategy in a sustainable location and to enhance the economy of the town. It also brings wider opportunities to improve the public realm and strengthen physical connections between different parts of the town, establishing new links and routes between areas. However, there will also be challenges in ensuring that development enhances the town's special character and assets and that the demands of the development (for example, for suitable access and car parking) can be met without detriment to the wider town.
3.29 Given these opportunities and challenges, it is proposed to identify three Areas of Change within Royal Tunbridge Wells town centre to guide development at:
Crescent Road/Church Road Vale Avenue Eridge Road
3.30 Boundaries of the Areas of Change are identified on the Royal Tunbridge Wells Town Centre Proposals Map (Policies AL/RTW2, AL/RTW3 and AL/RTW4). Within these areas, proposals for the refurbishment, sensitive reuse or creative, contextual redevelopment of key buildings and sites will be supported, subject to policy requirements. The Council will work with local businesses, the local community, landowners and developers to bring forward Masterplan Supplementary Planning Documents, which will set out more detailed
Page 28 22 Tunbridge Wells Borough Local Development Framework 18 March to 24 May 2013 Site Allocations Development Plan Document Agenda ItemConsultation 6 Draft requirements and opportunities. It is acknowledged that some buildings and sites may come forward in advance of a comprehensive masterplan; however, any proposals should not compromise the aims of the policies and wider Core Strategy objectives.
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Policy AL/RTW 2
Crescent Road/Church Road Area of Change
(including Mount Pleasant House, Lonsdale Gardens (Site 102), former Cinema Site, Mount Pleasant Road (Site 132), 27-67 Mount Pleasant Road (Site 179) and the Town Hall Site (Site 1012))
The area shown on the Royal Tunbridge Wells Town Centre Proposals Map is designated as an Area of Change.
The Council will work with local businesses, the local community, landowners and developers to produce a Masterplan Supplementary Planning Document to guide development proposals for the area.
Within this area, a comprehensive scheme for the redevelopment and refurbishment of sites, buildings and spaces will be prepared. Proposals will be expected to deliver the following:
Civic, educational, cultural and leisure uses: these shall include library, museum, adult education and theatre facilities. There shall be no loss of existing educational, cultural and leisure facilities, or public or ceremonial civic functions, from the Area of Change. Any proposals for combining a number of uses within a single facility, or relocating existing uses to new or refurbished buildings within the Area of Change, must clearly demonstrate that they will secure continued or enhanced provision Retail development: incorporating around 34,000sqm (gross) additional comparison retail floorspace (A1, A2 and A3) (subject to the findings of any subsequent study of retail requirements). Opportunities should be explored for:
the siting of additional retail floorspace in the form of a new department store and other units of varying sizes to the east of the Town Hall development of the former Cinema site for a mix of uses, including retail floorspace on the ground floor
Market facilities: development shall provide enhanced market facilities and explore opportunities for the provision of permanent facilities Parking: opportunities will be explored to increase the amount of public car parking provided within the Area of Change by about 300 spaces, as suggested in the Borough Council's Urban Area Parking Strategy 2011. There shall be no net loss of existing public car parking spaces from within the town centre
Other uses may also be delivered as part of the redevelopment and refurbishment of sites within the area. Appropriate uses could include:
Hotel and conference facilities Employment uses: proposals should explore opportunities to provide additional high quality employment space as part of the redevelopment of the former Cinema site and the area to the east of the Town Hall. There shall be no net loss of employment space from within the Area of Change, unless it can be demonstrated that alternative high quality provision will be made within the Town Centre Key Employment Area Residential use: redevelopment for residential use will be supported where it is supplementary to the above uses and would not compromise the overall aims of the masterplan
Proposals for redevelopment and refurbishment within the Area of Change shall accord with the following principles:
a Conservation Statement must be produced to inform the masterplan and guide the redevelopment and refurbishment of sites, buildings and spaces within the Area of Change. This will focus on the heritage assets within the area (including listed buildings such as the Assembly Hall Theatre, Police
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Station, Magistrates' Court, Town Hall, War Memorial and Nos 9-10 Calverley Crescent) and also address any potential Local Heritage Assets proposals must be of a high quality design and shall demonstrate how they conserve and enhance the Conservation Area proposals must be accompanied by a Transport Assessment and a Travel Plan, and by an Air Quality Assessment and appropriate mitigation measures any proposals affecting the Town Hall will be expected to retain significant features, such as the main entrance, staircase and Council Chamber in situ and allow their continued use for civic functions and other compatible uses key views into, and within, the Area shall be protected. These are likely to include views of the main Town Hall entrance and views down Mount Pleasant Road opportunities should be explored to create a series of new public spaces and interlinking routes to promote better access for cycling and walking development will be expected to provide or enhance green infrastructure links within the area and to provide public art, which may include water features proposals shall promote the use of high quality, locally distinctive materials and features proposals should explore the potential to enhance the lighting of the area to promote public safety and improve the night-time setting of historic buildings and the associated public realm
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Policy AL/RTW 3
Vale Avenue Area of Change
(including Vale House, Vale Avenue (Site 69), Merevale House, Vale Avenue (Site 70) and Torrington Car Park, Vale Road (Site 1013))
The area shown on the Royal Tunbridge Wells Town Centre Proposals Map is designated as an Area of Change.
The Council will work with local businesses, the local community, landowners and developers to produce a Masterplan Supplementary Planning Document to guide development proposals for the Area.
Within this area, a comprehensive scheme for redevelopment and refurbishment of sites, buildings and spaces will be prepared. Proposals will be expected to deliver the following:
Employment use: proposals should explore opportunities to provide additional high quality employment space as part of the redevelopment of the area. There shall be no net loss of employment space from within the Area of Change, unless it can be demonstrated that alternative high quality provision will be made within the Town Centre Key Employment Area Retail use: existing convenience retail floorspace shall be retained or re-provided within the area Parking: incorporating around 410 car parking spaces. There shall be no net loss of public car parking spaces within the Area of Change
Other uses may also be delivered as part of the redevelopment and refurbishment of sites within the Area. Appropriate uses could include:
Hotel and conference facilities Residential use: redevelopment for residential use will be encouraged where it is supplementary to the above uses and would not compromise the overall aims of the masterplan, providing at least 100 dwellings
Proposals for redevelopment and refurbishment within the Area of Change shall accord with the following principles:
a townscape assessment must be produced to inform the masterplan and guide redevelopment and refurbishment within the Area of Change. This will focus on the listed building within the Area and the railway station, and on enhancing the Conservation Area and the setting of Tunbridge Wells Common proposals must be accompanied by a Transport Assessment and a Travel Plan, and by an Air Quality Assessment and appropriate mitigation measures redevelopment shall incorporate enhanced pedestrian and cycle access routes to the railway station development proposals will be expected to:
enhance the public realm in the area surrounding the railway station forecourt provide public art, which may include water features, within the Area create and enhance green infrastructure links within the Area, including to The Common provide sufficient parking for railway station users to enable the release of the station car park on the Land including Car Park and Buildings off Grove Hill Road (Site 111) for redevelopment
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Policy AL/RTW 4
Eridge Road Area of Change
(including Union House including Car Park, The Pantiles (Site 105) and Land at Montacute Gardens including Surface Car Park (Site 177))
The area shown on the Royal Tunbridge Wells Town Centre Proposals Map is designated as an Area of Change.
The Council will work with local businesses, the local community, landowners and developers to produce a Masterplan Supplementary Planning Document to guide development proposals for the Area.
Within this area, a comprehensive scheme for redevelopment and refurbishment of sites, buildings and spaces will be prepared. Proposals will be expected to deliver the following:
Employment use: opportunities should be explored to re-provide the existing amount of floorspace for employment generating uses, which may include office use, hotel and conference, leisure and entertainment facilities. These uses shall be located towards the eastern part of the Area of Change. There shall be no net loss of employment space from within the Area of Change, unless it can be demonstrated that alternative high quality provision will be made within the Town Centre Key Employment Area Retail use: opportunities should be explored to re-provide the existing amount of comparison retail floorspace. This use shall be located towards the eastern part of the Area of Change Parking: there shall be no net loss of car parking spaces from the Area of Change. Opportunities should be explored to substantially increase the amount of public car parking provided, as set out in the Borough Council's Urban Area Parking Strategy 2011
Other uses may also be delivered as part of the redevelopment and refurbishment of sites within the Area. Appropriate uses could include:
Residential use: redevelopment for residential use will be encouraged where it is supplementary to the above uses and would not compromise the overall aims of the masterplan Leisure uses: spa hotel, beauty therapy, gymnasium
Proposals for redevelopment and refurbishment within the Area of Change shall accord with the following principles:
a townscape assessment must be produced to inform the masterplan and guide redevelopment and refurbishment within the Area of Change. This will focus on enhancing the Conservation Area and the setting of Tunbridge Wells Common and The Pantiles proposals must be accompanied by a Transport Assessment and a Travel Plan, and by an Air Quality Assessment and appropriate mitigation measures Opportunities should be explored to:
create a pedestrianised route across Linden Park Road between the Area of Change and The Pantiles, and also linking to Tunbridge Wells Common and its car park create green infrastructure links within the Area of Change and to Tunbridge Wells Common and The Pantiles provide public art, which may include water features, within the Area of Change.
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Sites located inside the LBD
3.31 There are a number of potential sites for development, redevelopment or refurbishment inside the LBD of Royal Tunbridge Wells, outside the Areas of Change set out above.
3.32 Proposals for these sites are dealt with through individual site allocations. These are set out below by proposed use, including:
housing retail employment mixed use development
Housing
3.33 A number of sites have been submitted to the Borough Council through the LDF process, or have been identified by officers for consideration for allocation for housing development. Sites that are considered suitable for allocation are listed in the policy boxes below. Where two sites adjoin one another, they have been listed together in order to facilitate comprehensive development, although it is recognised that adjoining sites may also come forward separately. An assessment of each of these sites and of those sites that are not considered suitable to allocate for development, is provided in Appendix 1, which is published as a separate document.
3.34 Planning permission has recently been granted for the Kent & Sussex Hospital Site (Sites 191 and 1010). This is expected to deliver 200 dwellings on Site 191 and 43 dwellings on Site 1010. Policy AL/RTW16 will be used to guide development on Site 1010 should the existing planning permission not be implemented. Site 191 should be developed for a mix of uses, guided by Policy AL/RTW24, should the existing permission not be implemented.
Policy AL/RTW 5
36-46 St Johns Road (Site 72)
It is proposed that this site, as shown on the Royal Tunbridge Wells Town Centre Proposals Map, is allocated for residential development providing approximately 70 dwellings.
Development on the site will be subject to the following:
a suitable convenient alternative location within Royal Tunbridge Wells shall be secured for the Arriva Bus Depot and for the occupiers of other employment generating properties within the site as required investigation and treatment for contamination shall be carried out prior to development commencing proposals must be accompanied by a Transport Assessment and a Travel Plan, and by an Air Quality Assessment and appropriate mitigation measures development shall be to a maximum of five storeys on St Johns Road and stepped down to a maximum of three storeys to the rear, to respect the residential scale of surrounding developments vehicular access shall be from Woodbury Park Road proposals shall retain and incorporate potential Local Heritage Assets (Nos. 36 and 46 St Johns Road)
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Policy AL/RTW 6
Site of Lifestyle Ford, Mount Ephraim/Culverden Street/Rock Villa Road (Site 83)
It is proposed that this site, as shown on the Royal Tunbridge Wells Town Centre Proposals Map, is allocated for residential development providing approximately 60 dwellings.
Development on the site will be subject to the following:
investigation and treatment for contamination shall be carried out prior to development commencing proposals must be accompanied by an Air Quality Assessment and appropriate mitigation measures No. 15 Mount Ephraim shall be retained for conversion to residential accommodation development on the site shall be designed so as not to obscure or prevent adequate light from reaching the large stained glass window in St Andrew's United Reform Church the introduction of public art shall be considered as part of the development pedestrian access shall be provided through the site from west to east, providing a pedestrian link from the former Kent & Sussex Hospital Site (Site 191) to Rock Villa Road, and thence to Grosvenor Road and the town centre financial contributions towards the provision of cycle routes to the town centre and a Residents' Parking Zone will be sought improvements to the junction of Culverden Street and Mount Ephraim will be required to accommodate vehicular access to the site
The site was allocated in the 2006 Local Plan under Policy H6(d).
Policy AL/RTW 7
Former Plant & Tool Hire, Eridge Road (Site 86)
It is proposed that this site, as shown on the Royal Tunbridge Wells Town Centre Proposals Map, is allocated for residential development providing approximately 30-60 dwellings.
Development on the site will be subject to the following:
investigation and treatment for contamination shall be carried out prior to development commencing a site-specific Flood Risk Assessment shall be carried out in support of any application, identifying whether the site is at risk of flooding from sources other than fluvial proposals shall be accompanied by an Air Quality Assessment and appropriate mitigation measures areas of the site that lie within the functional floodplain shall remain undeveloped and be utilised for maximum permeability vehicular access shall be provided onto Eridge Road, with additional pedestrian access to the rear of the site adjacent to Nevill Terrace
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Policy AL/RTW 8
Homoeopathic Hospital, Church Road (Site 91)
It is proposed that this site, as shown on the Royal Tunbridge Wells Town Centre Proposals Map, is allocated for residential development providing approximately 12 dwellings.
Development on the site will be subject to the following:
assessment of the architectural and heritage value of the existing building, and the extent to which this could be conserved and enhanced through development, shall be carried out in support of any application proposals shall be accompanied by an Air Quality Assessment and appropriate mitigation measures vehicular and pedestrian access shall be provided from Church Road, with additional pedestrian access from London Road
Policy AL/RTW 9
John Street Car Park (Site 98)
It is proposed that this site, as shown on the Royal Tunbridge Wells North Proposals Map, is allocated for residential development providing approximately 12 residential dwellings.
Development on the site will be subject to the following:
an area of public car parking will be retained to the rear of the road frontages, providing a minimum of 30 parking spaces and access to recycling facilities proposals shall be accompanied by an Air Quality Assessment and appropriate mitigation measures development will follow the building lines of adjoining properties and will be of an architectural style in keeping with the surrounding area vehicular access will be provided from John Street only
Policy AL/RTW 10
Land at the Rifle Range, Warwick Park (Site 99)
It is proposed that this site, as shown on the Royal Tunbridge Wells South Proposals Map, is allocated for residential development providing approximately 24 dwellings.
Development on the site will be expected to:
provide for suitable alternative facilities for the Rifle Club in a convenient location ensureno net loss of public recreation open space enhance the biodiversity and landscape character of the site, particularly the Area of Important Open Space and Area of Landscape Importance respond appropriately to the context and character of the locality
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Policy AL/RTW 11
Land at West Station Coach Park, Linden Park Road (Site 151)
It is proposed that this site, as shown on the Royal Tunbridge Wells South Proposals Map, is allocated for residential development providing approximately 14 dwellings.
Development on the site will be subject to the following:
built development shall be confined to the northern edge of the site development shall not prejudice the future reopening of the Tunbridge Wells Central to Eridge railway line a suitable convenient alternative location shall be provided for coach parking
Policy AL/RTW 12
Former Gas Works, Sandhurst Road (Site 194)
It is proposed that this site, as shown on the Royal Tunbridge Wells East Proposals Map, is allocated for residential development providing approximately 170 dwellings.
Development on the site will be subject to the following:
investigation and treatment for contamination shall be carried out prior to development commencing proposals must be accompanied by a Transport Assessment and a Travel Plan, and by an Air Quality Assessment and appropriate mitigation measures an appropriate scheme for access into, and through, the site shall be included, to include segregated pedestrian and cycle links through the site, vehicular access from adjoining development at Temple Way and Addison Road, and a maximum design speed of 20mph for roads within the site development shall take advantage of the existing watercourses through the site and open up culverts, and shall incorporate green infrastructure links to the Hilbert Recreation Ground and landscape buffers to the railway and electricity installations development shall be of a range of heights to take advantage of the topography of the site a financial contribution shall be made to improving pedestrian, cycle and vehicular links across the railway line at Sandhurst Road/Upper Grosvenor Road junction
Policy AL/RTW 13
Land at Meadow Road/Belgrave Road/Tunnel Road and 55-61 Goods Station Road (Sites 195 and 1031)
It is proposed that these sites, as shown on the Royal Tunbridge Wells East Proposals Map, are allocated for residential development providing approximately 97 dwellings.
Development on the site will be subject to the following:
investigation and treatment for contamination shall be carried out prior to development commencing proposals shall demonstrate that existing community and employment uses can be accommodated within the site, or that suitable alternative provision will be made proposals for redevelopment of part of the site shall not prejudice the eventual development of the whole allocation
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Policy AL/RTW 14
Land at Quarry Road (Site 343)
It is proposed that this site, as shown on the Royal Tunbridge Wells East Proposals Map, is allocated for residential development providing approximately 27 dwellings.
Development on the site will be subject to the following:
investigation and treatment for contamination shall be carried out prior to development commencing access shall be provided from Medway Road, with additional pedestrian access from Stanley Road
Policy AL/RTW 15
Tunbridge Wells Telephone Engineering Centre and WA Turner Factory, Broadwater Lane (Sites 336 and 355)
It is proposed that these sites, as shown on the Royal Tunbridge Wells South Proposals Map, are allocated for residential development providing approximately 189 dwellings in total.
Development on the sites will be subject to the following:
investigation and treatment for contamination shall be carried out prior to development commencing proposals must be accompanied by a Transport Assessment and a Travel Plan green infrastructure links shall be provided, including pedestrian links between Broadwater Lane and Linden Gardens development shall provide an active frontage to Broadwater Lane and Underwood Rise proposals involving the loss of employment uses shall demonstrate that suitable alternative provision will be made proposals for redevelopment of part of the site shall not prejudice the eventual development of the whole allocation opportunities should be explored to deliver a more comprehensive site, including adjoining land
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Policy AL/RTW 16
It is proposed that the following sites, as shown on the Royal Tunbridge Wells North, East and South East Proposals Maps, are allocated for residential development:
Land at Medway Road (East) (Site 199)
It is proposed that this site is allocated for approximately 8 dwellings. Redevelopment shall be dependent on the relocation, to a suitable alternative location within the Borough, of the existing employment use. Investigation and treatment for contamination shall be carried out prior to development commencing. Proposals shall respect the scale and form of properties on Quarry Road.
123-129 Silverdale Road (Site 263)
It is proposed that this site is allocated for approximately 26 dwellings. Investigation and treatment for contamination shall be carried out prior to development commencing. A single point of access shall be provided from Silverdale Road. Parking provision shall be incorporated on-site and a financial contribution to the provision of a Residents' Parking Zone may be required.
Land at Beechwood Sacred Heart School (Site 335)
It is proposed that this site is allocated for approximately 27 dwellings. Access shall be provided from Pembury Road. The layout and location of development shall take into account natural drainage.
Land at Bayhall Road/Forest Road, Hawkenbury (Site 342)
It is proposed that this site is allocated for approximately 3 dwellings. Access shall be provided from Forest Road. Tree cover shall be retained at the junction of Bayhall Road and Forest Road and development shall incorporate a management agreement to ensure the continued maintenance of the trees.
Land at Culverden Park/Culverden Park Road (Site 1010)
It is proposed that this site is allocated for approximately 43 dwellings.
Former Builders' Yard, Goods Station Road (Site 1030)
It is proposed that this site is allocated for approximately 8 dwellings. Opportunities should be explored to incorporate workshops, live/work units or other employment uses within the development. Investigation and treatment for contamination shall be carried out prior to development commencing.
Retail
3.35 A target of 23,831sqm (net) additional comparison retail floorspace will be sought for Royal Tunbridge Wells by 2021 and a further 20,752sqm (net) to be delivered during the Plan period. In common with other settlements, it is proposed to meet the requirement up to 2021, taking a cautious approach in view of current economic conditions and subject to a further review of requirements in 2014/15. However, further capacity sufficient to meet the requirement across the Plan period has been identified and is expected to come forward, subject to more detailed work on site assembly and masterplanning.
3.36 These targets will be delivered partly through sites within the Crescent Road/Church Road Area of Change and through sites allocated for mixed use development, and partly through the allocation of the following site for additional retail floorspace.
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Policy AL/RTW 17
Land at Royal Victoria Place (Site 1033)
It is proposed that this site, as shown on the Royal Tunbridge Wells Town Centre Proposals Map, is allocated for an additional 19,000sqm (gross) of comparison retail floorspace (subject to the findings of any subsequent study of retail requirements).
Development on the site will be subject to the following:
existing community uses shall be retained on-site, unless suitable alternative provision is made within the Town Centre development shall be located primarily at the north east (Market Square) and southern (Ely Court) parts of the site pedestrian access to Royal Victoria Place shall be provided from Camden Road and Calverley Road development shall maintain a strong built frontage at the corner of Calverley Road and Camden Road development shall contribute to the enhancement of the Calverley Road/Monson Road junction and to other traffic measures
Employment
3.37 Core Policy 7: Employment Provision of the Core Strategy seeks to retain existing employment floorspace and encourage new floorspace within the Key Employment Areas on allocated sites and vacant sites. This will be delivered partly through sites within the Crescent Road/Church Road Area of Change and through sites allocated for mixed use development, and partly through the allocation of the following sites for employment use.
Policy AL/RTW 18
Neville House, Mount Ephraim (Site 101)
It is proposed that this site, as shown on the Royal Tunbridge Wells West Proposals Map, is allocated for employment uses. The preferred use is B1(a) office or A2 (financial and professional services), but proposals including B1(b) research and development, B1(c) light industry, C1 hotels and D1 non-residential institutions will also be considered favourably.
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Policy AL/RTW 19
Mount Pleasant Avenue Car Park (Site 190)
It is proposed that this site, as shown on the Royal Tunbridge Wells Town Centre Proposals Map, is allocated for employment uses providing approximately 3,200sqm (gross) floorspace. The preferred use is office (B1(a)) or financial and professional services (A2).
Development on the site will be subject to the following:
existing car parking shall be re-provided on-site or at a suitable alternative location within the Town Centre boundary development shall provide an amount of renewable energy generation equivalent to that generated by the pole-mounted solar panels currently serving the building to the north development shall enhance the setting of Calverley Park and Grounds Historic Park and Garden development must protect the northern boundary trees covered by Tree Preservation Orders
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Policy AL/RTW 20
Lifestyle Motor Europe and Tunbridge Wells Golf Club, Langton Road (Sites 68 and 184)
It is proposed that these sites, as shown on the Royal Tunbridge Wells West Proposals Map, are allocated for mixed use development providing approximately 3,500sqm of commercial floorspace or 22 residential dwellings in total.
Development on the sites will be subject to the following:
development shall be confined to the eastern part, inside the proposed LBD the western part, within the Green Belt, shall be retained for recreational use investigation and treatment for contamination shall be carried out prior to development commencing proposals for commercial use must be accompanied by a Transport Assessment and a Travel Plan mature trees within the site shall be retained development shall conserve or enhance the Conservation Area development shall not compromise access to the golf course and associated facilities green infrastructure links shall be provided, linking the golf course to Tunbridge Wells Common
Policy AL/RTW 21
Land off Grove Hill Road, 8-12 Grove Hill Road (Site 111)
It is proposed that this site, as shown on the Royal Tunbridge Wells Town Centre Proposals Map, is allocated for mixed use development incorporating:
either a C1 hotel of approximately 100 bedrooms, 270sqm (gross) additional comparison retail floorspace (subject to the findings of any subsequent study of retail requirements) and 100 car parking spaces or 2,000sqm D2 leisure floorspace, 1,600sqm (gross) retail floorspace (subject to the findings of any subsequent study of retail requirements) and 2,400sqm office floorspace or the existing quantum of retail floorspace and a minimum of 200 additional car parking spaces a similar mix and quantum of development
Development on the site will be subject to the following:
existing railway station car parking shall be provided on-site, or at a suitable alternative location within close proximity to the railway station development proposals must be accompanied by a Transport Assessment and a Travel Plan service access to the railway line shall be retained, but the main vehicular access shall be from the eastern part of the site, away from the junction at the foot of Grove Hill Road the existing landscaped boundaries to the north, east and south shall be maintained and enhanced and green infrastructure links provided, linking the High Street/Grove Hill Road/Mount Pleasant Road area to The Grove
Page 42 36 Tunbridge Wells Borough Local Development Framework 18 March to 24 May 2013 Site Allocations Development Plan Document Agenda ItemConsultation 6 Draft
Policy AL/RTW 22
Land at Unigate Dairy And Freeway Tyres, St Johns Road (Site 112)
This site, as shown on the Royal Tunbridge Wells North Proposals Map, has been allocated for either:
a mixed use development, including an A1 retail frontage on the southern part of the site and approximately 45 dwellings above and to the rear, or a residential development of approximately 53 dwellings, including conversion of potential Local Heritage Assets
Development on the site will be subject to the following:
assessment and treatment of contaminated land shall be undertaken before development commences development proposals shall be accompanied by an Air Quality Assessment and appropriate mitigation measures development shall provide a frontage onto St Johns Road development shall retain and reuse potential Local Heritage Assets (Nos. 83-85 St Johns Road and the main dairy building) green infrastructure shall be provided, and pedestrian and cycle routes through the site
Policy AL/RTW 23
Auction House and Car Park, Linden Park Road (Site 147)
This site, as shown on the Royal Tunbridge Wells Town Centre Proposals Map, has been allocated for a mixed use development including employment, retail, residential, hotel, leisure and health-related uses.
Development on the site will be subject to the following:
existing public car parking shall be re-provided as part of the development unless suitable alternative provision is made available in a suitable location in the vicinity auction house facilities shall be re-provided as part of the development unless alternative provision is made available elsewhere within the Town Centre green infrastructure links shall be provided and opportunities should be explored to improve pedestrian access between The Pantiles and the Eridge Road Area of Change development shall enhance the area as a gateway into The Pantiles
Page 43 18 March to 24 May 2013 Tunbridge Wells Borough Local Development Framework 37 Consultation Draft Site AllocationsAgenda Development Item Plan Document 6
Policy AL/RTW 24
Land at (former) Kent & Sussex Hospital, Mount Ephraim (Site 191)
It is proposed that this site, as shown on the Royal Tunbridge Wells Town Centre Proposals Map, is allocated for mixed use development providing approximately 200 dwellings, a children's play area to LEAP standards, 4,046sqm of office floorspace and 1,100sqm of floorspace for community uses.
Development on the site shall be subject to the following:
investigation and treatment for contamination shall be carried out prior to development commencing an assessment of the ecological and biodiversity potential of the site and of the potential impact of development shall be undertaken, and appropriate mitigation measures undertaken proposals must be accompanied by a Transport Assessment and a Travel Plan, and by an Air Quality Assessment and appropriate mitigation measures green infrastructure links and pedestrian and cycling routes shall be provided to the surrounding area, particularly to the Town Centre and to Culverden Park to the north within the site, roads shall be designed for a maximum speed of 20 miles per hour and shall not include a vehicular through-route linking Mount Ephraim to Culverden Park a financial contribution will be sought towards improved pedestrian crossing facilities on Mount Ephraim, the provision of cycle routes to the town centre and a Residents' Parking Zone proposals for redevelopment of part of the site shall not prejudice the eventual development of the whole allocation
Policy AL/RTW 25
Kenwood House, Upper Grosvenor Road (Site 1020)
It is proposed that this site, as shown on the Royal Tunbridge Wells Town Centre Proposals Map, is allocated for mixed use development, which shall re-provide the existing quantum of retail and office floorspace in addition to a minimum of 3 residential dwellings.
Development on the site will be subject to the following:
proposals shall provide an A1 retail frontage to Grosvenor Road residential use shall be provided on upper floors and to the rear proposals shall demonstrate how they will enhance views along Upper Grosvenor Road and Grosvenor Road car parking serving the needs of occupants shall be provided as part of the development
Sites located outside the LBD
3.38 While Core Policy 1: Delivery of Development gives priority to the allocation and release of sites consisting of previously developed land inside the LBD of settlements, it also states that selected sites adjacent to the LBD of settlements in the main urban area will be allocated and released as appropriate to maintain a sufficient supply of deliverable and developable land. Consequently, it is proposed to allocate the following sites outside the LBD.
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Policy AL/RTW 26
It is proposed that the following sites, as shown on the Royal Tunbridge Wells South Proposals Map, are allocated for residential development:
Land at Bayham Road (Site 85)
It is proposed that this site is allocated for approximately 45 dwellings. Development on the site will be subject to the following:
any development on this site will require retention and enhancement of boundary tree and hedgerow features and planting on the higher land of the ridge to soften longer views of this area from the south. This would assimilate development into the adjacent countryside and provide a suitable new green edge of settlement the layout and location of development shall take into account natural drainage
Cemetery Depot (Site 338)
It is proposed that this site is allocated for approximately 16 dwellings. Development on the site will be subject to the following:
necessary consents and treatment of contamination shall be provided before development commences existing uses and facilities shall be relocated where necessary before development commences green infrastructure links shall be provided, connecting the cemetery grounds with the area of open space to the east of Benhall Mill Road
The LBD will be redrawn around the boundary to development of each of the above sites (see Proposals Map).
Designations
Key Employment Areas
3.39 The Core Strategy defines the Key Employment Areas under Core Policy 7: Employment Provision. These are indicated on the Core Strategy Key Diagram and have previously been defined as 'Economic Development Areas' within the 2006 Local Plan. Paragraph 5.176 of the Core Strategy states that the Site Allocations DPD will define the exact boundaries of the Key Employment Areas, which the following policies and accompanying Proposals Map seek to do. The Core Strategy also specifies that the detailed uses to be directed to these areas will be set out within the Development Management Policies DPD.
3.40 For Royal Tunbridge Wells, the Core Strategy sets out two Key Employment Areas, at:
Royal Tunbridge Wells Town Centre North Farm/Longfield Road Industrial Area
Policy AL/RTW 27
Royal Tunbridge Wells Town Centre Key Employment Area
The Royal Tunbridge Wells Town Centre, as shown on the Proposals Map, is designated as a Key Employment Area.
Further details of the uses that shall be directed to this area will be set out within the Development Management Policies DPD.
Page 45 18 March to 24 May 2013 Tunbridge Wells Borough Local Development Framework 39 Consultation Draft Site AllocationsAgenda Development Item Plan Document 6 3.41 It is proposed that the Economic Development Area for North Farm/Longfield Road, as defined on the 2006 Local Plan Proposals Map, is expanded to include land at North Farm Lane (Site 1035). The inclusion of this land within the Key Employment Area provides the opportunity to encourage business growth and increase employment opportunities within the Borough.
Policy AL/RTW 28
North Farm/Longfield Road Key Employment Area (including Land north of Kingstanding Way (Site 322), Tunbridge Wells Delivery Office, Dowding Way (Site 337) and Land at North Farm Lane (Site1035))
North Farm/Longfield Road, as shown on the Royal Tunbridge Wells North East Proposals Map, is designated as a Key Employment Area.
Further details of the uses to be directed to this area will be set out within the Development Management Policies DPD.
Town Centre Boundary, Primary Shopping Areas and Neighbourhood Centres
3.42 The Core Strategy sets out, at paragraph 5.204, that the extent of the Town Centre boundaries will be defined within the Allocations DPD. The extent of Royal Tunbridge Wells Town Centre is therefore defined on the Proposals Map; this area has been formulated through previous stages of consultation on the Town Centres Area Action Plan and Allocations DPDs in 2009 and 2010.
3.43 The Primary Shopping Area for Royal Tunbridge Wells is defined within the 2006 Local Plan under Policy CR5. This sets out the purpose for the designation and the threshold for non-A1 uses that are to be permitted within this area. The Core Strategy makes reference to the Primary Shopping Areas at paragraph 5.206 and confirms that the Primary Shopping Areas and the percentage thresholds will be reviewed through the relevant DPD. The policy in relation to this is set out below.
Policy AL/RTW 29
Royal Tunbridge Wells Town Centre Boundary and Primary Shopping Areas
The Town Centre Boundary and Primary Shopping Areas for Royal Tunbridge Wells are as defined on the Proposals Map.
Further details of the uses to be directed to these areas will be set out within the Development Management Policies DPD.
3.44 The Core Strategy sets out, at paragraph 5.203, the role of neighbourhood centres in providing an essential mix of services and facilities for communities. The Core Strategy also confirms that the extent of neighbourhood centres will be identified on the Proposals Maps in this DPD. The extent of neighbourhood centres in Royal Tunbridge Wells is therefore defined on the Proposals Map.
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Policy AL/RTW 30
Neighbourhood Centres
The following Neighbourhood Centres are defined on the Royal Tunbridge Wells North, North East, East and South Proposals Maps:
Broadmeads Neighbourhood Centre Hawkenbury Neighbourhood Centre Rusthall Neighbourhood Centre Sherwood Neighbourhood Centre Showfields Neighbourhood Centre Silverdale Neighbourhood Centre St Barnabas Neighbourhood Centre St John's Neighbourhood Centre St Peter's Neighbourhood Centre
Further details of the uses to be directed to these areas will be set out within the Development Management Policies DPD.
Recreation Designations
3.45 A number of sites across the Borough were previously allocated within the 2006 Local Plan for the provision of sports pitches and other outdoor recreation facilities. This was in order to reduce any highlighted deficiencies in provision and make new provision in appropriate locations.
3.46 Additionally, a number of sites were allocated for children's playspace: more specifically, NEAPs (Neighbourhood Equipped Areas for Play); and LEAPs (Local Equipped Areas for Play). There are considerable variations in the provision of children's playspace within Royal Tunbridge Wells and the rest of the Borough and allocations are made to provide new children's playspace or extend and upgrade existing facilities.
3.47 The following sites will be allocated for recreational use.
Policy AL/RTW 31
Recreation Designations
Land is allocated for sports pitches and other outdoor recreation facilities at the following location, as defined on the Proposals Map:
Land adjacent to Hawkenbury Recreation Ground, Royal Tunbridge Wells
Land is allocated for equipped children's playspace at the following locations, as defined on the Proposals Map:
Land at Oak Road, Royal Tunbridge Wells
Land to the south of Broadwater Lane, Royal Tunbridge Wells Land at Southview Road, Royal Tunbridge Wells
Further details of the approach to these designations will be set out within the Development Management Policies DPD.
Page 47 18 March to 24 May 2013 Tunbridge Wells Borough Local Development Framework 41 Consultation Draft Site AllocationsAgenda Development Item Plan Document 6 Development Contributions
3.48 All developments on allocated and unallocated sites in Royal Tunbridge Wells will be required either to provide, or to contribute towards the provision of, additional services, facilities and infrastructure for which they generate a need, in line with Core Policy 1: Delivery of Development. Core Policy 9: Development in Royal Tunbridge Wells identifies the need to develop community facilities in the town and to deliver infrastructure improvements to encourage the take-up of walking, cycling and public transport.
Car Parking
3.49 Royal Tunbridge Wells is served by a number of car parks both within the Town Centre and the wider area inside the LBD.
3.50 A policy will be prepared for the Development Management Policies DPD that will protect car parks throughout the Borough from redevelopment for other uses, unless alternative provision is made or it can be demonstrated that the car parking is surplus to requirements.
Other Sites Considered
3.51 There are a number of sites in Royal Tunbridge Wells (some previously identified by the Council, for example through the Strategic Housing Land Availability Assessment and others promoted by landowners or developers) that it is not proposed to allocate. A more detailed assessment of these sites is contained within Appendix 1, which is published as a separate document.
Page 48 42 Tunbridge Wells Borough Local Development Framework 18 March to 24 May 2013 Site Allocations Development Plan Document Agenda ItemConsultation 6 Draft Southborough
3.52 Southborough is a linear settlement straddling the A26, approximately two miles to the north of Royal Tunbridge Wells and within the same Limits to Built Development. The town also includes the High Brooms neighbourhood, which has seen a significant amount of residential development within recent years, centred around an industrial park and bounded to the west by the railway line.
3.53 Southborough is set in a topographically distinct landscape of high ridges, intersected by a complex network of valleys and steep-sided ghylls. The town itself occupies the high ground adjoining the principal route of the A26, with lush woodland in the valleys to the east and west. Southborough Common is a defining feature of the landscape and, due to its elevated position, provides extensive and panoramic views across the surrounding countryside and open hilltops. The land falls away sharply to the High Brooms area, which is in a valley.
3.54 The urban area of Southborough is entirely surrounded by Green Belt land within the High Weald Area of Outstanding Natural Beauty, including several areas of Ancient Woodland, Southborough Common and Barnett's Wood Nature Reserve. The countryside consequently benefits from a high level of protection, in both national and local planning policy, against inappropriate development. While this protection represents a significant constraint upon the outward expansion of the town, it also does much to enhance the quality of life and recreational opportunities available to residents, and helps to secure the special character of the town.
3.55 Southborough Common and a large part of the town have been designated as a Conservation Area, and many landscape features such as areas of tree and vegetation cover within the urban area have been specifically identified as being worthy of conservation and enhancement. These features do not preclude new development or redevelopment, but do require it to be appropriately located, sensitively designed and of a style and quality that conserves and enhances the surrounding built and natural environment.
3.56 Traffic flow along the A26 is heavy and often results in congestion. An Air Quality Management Area has been declared and development proposals within this Area will need to be accompanied by Air Quality Assessments and to incorporate adequate mitigation measures.
Requirement of the Core Strategy
3.57 The Core Strategy identifies Southborough, together with Royal Tunbridge Wells, as part of the main urban area of the Borough. The town offers retail provision and a range of complementary services and facilities for the local community, and the Core Strategy seeks to strengthen its sense of place, focusing regeneration within the town centre.
3.58 The development strategy for the town is established by Core Policy 10: Development in Southborough, which recognises the limited brownfield opportunities for residential development and sets a target of 5% of the Borough's total housing requirement, approximately 300 net additional dwellings, to be delivered within the town. It also sets out the Borough Council's intention of conducting a review of Green Belt boundaries and the stock of Rural Fringe sites.
3.59 Taking into account projected future housing needs, the number of new homes that have been built between 1 April 2006 and 30 September 2012, and planning applications approved during this period, another 162 homes will be needed in the town by 2026.
3.60 Core Policy 10 aims to deliver a new mixed use development providing retail, commercial and community facilities, including a convenience food store, in order to reinforce the function of the town centre. Retail requirements identified also include approximately 500sqm (net) of additional comparison floorspace to be delivered by 2017.
Page 49 18 March to 24 May 2013 Tunbridge Wells Borough Local Development Framework 43 Consultation Draft Site AllocationsAgenda Development Item Plan Document 6 3.61 The Tunbridge Wells Retail and Leisure Study (2011) provides a more recent assessment of retail requirements across the Plan period. It considered Royal Tunbridge Wells and Southborough as a single catchment area for the purpose of convenience shopping, identifying a need within the Plan period for two additional food stores of 3,000sqm (net) and 1,000-1,500sqm (net) respectively, in addition to a store of 1,400-2,000sqm (gross) at Southborough.
3.62 However, with the recent opening of two new food stores, the amount of convenience retail floorspace within the Royal Tunbridge Wells and Southborough catchment area has increased by approximately 6,000sqm (net) since the Study took place, thus meeting the quantitative requirements to which a store in Southborough would have contributed. Consequently, it is not necessary to allocate land for convenience retail in Southborough on the grounds of quantitative need, as this need has been met elsewhere within the catchment area.
3.63 The Study also concluded that a new food store in Southborough could meet qualitative needs, allowing local residents to shop without long journeys, and identified a need for 1,754sqm (net) of comparison retail floorspace within the town during the Plan period (969sqm (net) by 2021). To meet these needs, proposals for new development within the town centre boundary that incorporate either convenience or comparison retail floorspace, or a combination of both, will be encouraged.
Preferred Site Allocations
3.64 The following sites are considered to be suitable for development to deliver the needs identified above. Development proposals will be expected to comply with all relevant national and local policies and with any specific requirements set out below.
Housing
3.65 A number of sites have been submitted to the Borough Council through the LDF process, or have been identified by officers, for consideration for allocation. Sites that are considered suitable for allocation are listed below. An assessment of each of these sites, and of those sites that are not considered suitable to allocate for development, is provided in Appendix 1, which is published as a separate document.
3.66 The lack of suitable previously developed sites in Southborough represents a major constraint on further development within the town. However, Southborough shares a Limits to Built Development and Green Belt boundary with Royal Tunbridge Wells and a review of this boundary has been undertaken in the preparation of this document, taking account of the combined development capacity of the two settlements. It is therefore proposed to allocate sites within the two settlements to reflect their combined development requirements.
Policy AL/SO 1
Land at Yew Tree Road (Southborough Library) (Site 163)
It is proposed that this site, as shown on the Southborough Proposals Map, is allocated for residential development providing approximately 10 dwellings.
Development on the site will be subject to the following:
Southborough Library shall be relocated to a convenient alternative location within the town centre the design and layout of development shall conserve and enhance the Area of Landscape Importance within, and adjacent to, the site an Air Quality Assessment and appropriate mitigation measures must be incorporated into the development
Page 50 44 Tunbridge Wells Borough Local Development Framework 18 March to 24 May 2013 Site Allocations Development Plan Document Agenda ItemConsultation 6 Draft Mixed use development
3.67 The site listed below is considered suitable for allocation for mixed use development. This proposed allocation reflects the central location of this site within the town centre boundary and the opportunity that its redevelopment would present to enhance the vitality and viability of the town centre, providing a range of uses to meet the needs of different sectors of the local community, while contributing to the Borough's housing targets.
Policy AL/SO 2
Southborough Hub (Area 1) (Site 370)
It is proposed that this site, as shown on the Southborough Proposals Map, is allocated for mixed use development, including all of the following:
approximately 25 residential units 1,000sqm (gross) for community uses 1,000sqm (gross) for comparison retail uses 1,500sqm (gross) for assembly and leisure uses approximately 66 public car parking spaces
The Council will work with the Town Council, local businesses, the local community, landowners and developers to produce a Masterplan Supplementary Planning Document to guide development proposals for this site and their relationship with Southborough Hub (Area 2) (Site 371).
Development on the site will be subject to the following:
proposals affecting only part of the site will not be permitted where they would compromise the comprehensive development of the whole allocation an Air Quality Assessment and appropriate mitigation measures shall be incorporated into the development given constraints on the surrounding highway network, any development proposals must incorporate a Transport Assessment and a Travel Plan residential uses shall be located above ground floor and/or to the rear of the frontage on London Road the development shall deliver town centre uses to provide an active frontage onto London Road the development shall incorporate a pedestrian link and green infrastructure links from the London Road frontage to the open space at Southborough Hub (Area 2) (Site 371) the development shall conserve and enhance the Areas of Landscape Importance within the site and the Area of Important Open Space adjoining the site and local heritage assets the development shall incorporate a dedicated cycleway from London Road through Southborough Hub (Area 2) (Site 371) to the junction of The Ridgewaye and Hill Crest
Formal and informal open space
3.68 A variety of formal and informal open space is identified and protected under the 2006 Local Plan. These spaces can fulfil several functions simultaneously, offering opportunities for different leisure and recreational activities while also enhancing biodiversity and the visual amenity of surrounding built up areas. Retaining and developing networks of green spaces is increasingly recognised to be an important aspect both of adapting to climate change and of creating healthy communities and these networks should be regarded as valuable assets in the same way as built infrastructure networks.
Page 51 18 March to 24 May 2013 Tunbridge Wells Borough Local Development Framework 45 Consultation Draft Site AllocationsAgenda Development Item Plan Document 6 3.69 The following site plays a key role in providing leisure and recreational space within a highly accessible location within Southborough Town Centre and its allocation in the following policy is intended to reflect and support this role.
Policy AL/SO 3
Formal and informal open space
Land is allocated for sports pitches and other outdoor recreation facilities, including allotment land and equipped children's playspace, at the following location, as defined on the Southborough Proposals Map:
Southborough Hub (Area 2), The Ridgewaye (Site 371)
Further details of the approach to these designations will be set out within the Development Management Policies DPD.
Designations
Town Centre Boundary, Primary Shopping Area and Neighbourhood Centres
3.70 The Core Strategy sets out, at paragraph 5.204, that the extent of the Town Centre Boundaries will be defined within the Site Allocations DPD. The extent of Southborough Town Centre is therefore defined on the Proposals Map; this area has been formulated through previous stages of consultation on the Town Centres Area Action Plan and Allocations DPDs in 2009 and 2010.
3.71 The Primary Shopping Area for Southborough is defined within the 2006 Local Plan under Policy CR7: Southborough Primary Shopping Area. This sets out the purpose for the designation and the threshold for non-A1 uses that are to be permitted within this area. The Core Strategy makes reference to the Primary Shopping Areas at paragraph 5.206 and confirms that the Primary Shopping Areas and the percentage thresholds will be reviewed through the relevant DPD. The policy in relation to this is set out below. A further review of the town centre boundaries and Primary Shopping Areas will be undertaken following this consultation.
Policy AL/SO 4
Town Centre Boundary and Primary Shopping Areas
The Town Centre Boundary and Primary Shopping Areas are defined on the Southborough Proposals Map.
Further details of the uses that should be directed to this area will be set out within the Development Management Policies DPD.
3.72 The Core Strategy sets out, at paragraph 5.203, the role of Neighbourhood Centres in providing an essential mix of services and facilities for communities. The Core Strategy also confirms that the extent of neighbourhood centres will be identified on the Proposals Maps in this DPD. The extent of Neighbourhood Centres in Southborough is therefore defined on the Proposals Map.
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Policy AL/SO 5
Neighbourhood Centres
The following Neighbourhood Centres are defined on the Southborough Proposals Map:
High Brooms Neighbourhood Centre North Southborough Neighbourhood Centre
Further details of the uses that should be directed to these areas will be set out within the Development Management Policies DPD.
Key Employment Areas
3.73 The Core Strategy defines the Key Employment Areas under Core Policy 7: Employment Provision. These are indicated on the Core Strategy Key Diagram and have previously been defined as 'Economic Development Areas' within the 2006 Local Plan. Paragraph 5.176 of the Core Strategy states that the Allocations DPD will define the exact boundaries of the Key Employment Areas, which the following policy and accompanying Proposals Map seeks to do. The Core Strategy also specifies that the detailed uses to be directed to these areas will be set out within the Development Management Policies DPD.
Policy AL/SO 6
Southborough High Brooms Key Employment Area
Southborough High Brooms, as shown on the Southborough Proposals Map, is designated as a Key Employment Area.
Further details of the uses that should be directed to this area will be set out within the Development Management Policies DPD.
Development Contributions
3.74 All developments on allocated and unallocated sites in Southborough will be required either to provide, or to contribute towards the provision of, additional services, facilities and infrastructure for which they generate a need, in line with Core Policy 1: Delivery of Development. Core Policy 10: Development in Southborough identifies the need to develop community facilities in the town and to deliver infrastructure improvements to encourage the take-up of walking, cycling and public transport. Measures will also be taken to improve air quality within the Air Quality Management Area.
Car Parking
3.75 Southborough is served by two car parks inside the LBD. A policy will be prepared for the Development Management Policies DPD that will protect car parks throughout the Borough from redevelopment for other uses, unless alternative provision is made or it can be demonstrated that the car parking is surplus to requirements.
Other Sites Considered
3.76 There are a number of sites in Southborough (some previously identified by the Council, for example through the Strategic Housing Land Availability Assessment and others promoted by landowners or developers) that it is not proposed to allocate. A more detailed assessment of these sites is given in Appendix 1, which is published as a separate document.
Page 53 18 March to 24 May 2013 Tunbridge Wells Borough Local Development Framework 47 Consultation Draft Site AllocationsAgenda Development Item Plan Document 6 Chapter 4: Green Belt and Rural Fringe
Overview
4.1 This chapter considers the Green Belt and Rural Fringe (also referred to as 'safeguarded land'). Areas of Green Belt and Rural Fringe within the Borough are located around the urban area of Royal Tunbridge Wells and Southborough. Proposals set out in this chapter should therefore be read in conjunction with the proposals set out in Chapter 3: Royal Tunbridge Wells and Southborough.
4.2 National policy in the NPPF states that "the fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open ." Within this Borough, the outer boundary of the Green Belt was defined by the 1983 Kent Countryside Plan. The current boundaries in the 2006 Local Plan are based on those contained in the adopted Tunbridge Wells Borough Local Plan 1996, which in turn had reviewed the boundaries in the previous area-based Local Plans for Royal Tunbridge Wells, Southborough and Paddock Wood.
4.3 The Green Belt boundaries for each settlement were drawn up where the character of the area changes from being 'built up' or 'urban' (and therefore belonging to the character of the built up area), to 'rural' (and therefore belonging to the character of the rural area). Where possible, the Green Belt boundaries have been drawn close to the built up area along the inner boundary of readily recognisable features such as roads, watercourses, hedges or tree lines. This approach has been used to inform the methodology employed for carrying out the current review of these boundaries.
4.4 The NPPF, at paragraph 80, sets out the five purposes of the Green Belt. These are:
to check the unrestricted sprawl of large built-up areas to prevent neighbouring towns merging into one another to assist in safeguarding the countryside from encroachment to preserve the setting and special character of historic towns, and to assist in urban regeneration by encouraging the recycling of derelict and other urban land
4.5 These main purposes broadly follow the approach in the previous Planning Policy Guidance Note 2: Green Belt (PPG2) that was replaced by the NPPF. The Government's broad approach towards the Green Belt has remained, on the whole, unchanged in the NPPF.
Why we are carrying out a Green Belt Review
4.6 The fundamental aim of Green Belt policy set out in the NPPF is to prevent urban sprawl by keeping land permanently open. At the local level, Core Policy 2: Green Belt in the Core Strategy explains that it remains the Borough Council’s intention to maintain the broad overall coverage of the Green Belt.
4.7 There are a number of reasons why the Borough Council is conducting a review of the Borough’s inner Green Belt boundaries at Royal Tunbridge Wells and Southborough as part of the preparation of this Site Allocations DPD and these are outlined below.
National planning policy
4.8 The NPPF sets out the Government's definition of sustainable development and states that, to achieve this, the role of the planning system should include "supporting strong, vibrant and healthy communities, by providing the supply of housing required to meet the needs of present and future generations" (paragraph 7). The NPPF states that, when defining Green Belt boundaries, local planning authorities should ensure consistency with the Plan strategy for meeting identified requirements for sustainable development (paragraph 85).
Page 54 48 Tunbridge Wells Borough Local Development Framework 18 March to 24 May 2013 Site Allocations Development Plan Document Agenda ItemConsultation 6 Draft Regional planning policy
4.9 The South East Plan 2006-2026 stated, in the supporting text to Policy AOSR8: Tonbridge/Tunbridge Wells Hub, that “there may be a need for a small scale Green Belt review at Tunbridge Wells in order to be able to accommodate sufficient development to support the Regional Hub status. ”
Local planning policy
4.10 Within the Borough there are six Rural Fringe sites (referred to as “safeguarded land " in paragraph 85 of the NPPF) identified initially in the 1988 Plan and then carried forward in successive Local Plans to the 2006 Local Plan. These sites were intended to identify and safeguard land to meet probable longer-term development needs stretching well beyond the 2006 Local Plan period and therefore to protect the Green Belt from development in the long term.
4.11 Planning policy therefore sets out the requirement to review the Green Belt and Rural Fringe to meet the development requirements established by the adopted Core Strategy. As the NPPF makes clear, this should be done when development plans are prepared. "At that time ", the guidance states, "authorities should consider the Green Belt boundaries having regard to their intended permanence in the long term, so that they should be capable of enduring beyond the plan period. " (paragraph 83).
4.12 Core Policies 10 and 11 (Development in Royal Tunbridge Wells and Development in Southborough respectively), both refer to the possible need for a review of the Green Belt at these locations if it is necessary to replenish the stock of Rural Fringe sites.
Scope of the review
4.13 The current capacity of the Rural Fringe sites to accommodate development, and the possible necessity for these sites to be allocated for development within the Plan period to 2026, has been assessed as part of the preparation of this Site Allocations DPD. This review also considered the need to find additional Rural Fringe sites to ensure that a long-term land reserve can be maintained well beyond the Plan period, after 2026 (the current estimated capacity of these Rural Fringe sites is set out in Table 8 below).
4.14 Additional Rural Fringe sites will not be allocated for development within the Plan period unless subsequent reviews of the Core Strategy prior to 2026 indicate that additional development capacity is required to meet the targets set out in the adopted Core Strategy. A Rural Fringe's capacity for development is to provide a long-term land reserve to meet development needs after 2026.
Requirement of the Core Strategy
4.15 In order to meet the housing target of 6,000 additional dwellings over the Plan period, Core Policy 1: Delivery of Development in the adopted Core Strategy allows, in certain circumstances, for selected greenfield sites adjacent to the LBD of the main urban area and small rural towns to be allocated and released for development to maintain a sufficient phased supply of deliverable and developable land.
4.16 These locations could include land currently located within the Green Belt adjacent to Royal Tunbridge Wells and Southborough. As outlined above, Core Policy 9: Development in Royal Tunbridge Wells and Core Policy 10: Development in Southborough allow for a review of the Green Belt at both these locations. This will ensure that, if necessary, there will be replacement Rural Fringe sites to provide a long-term supply of land to meet future growth requirements to 2031. Also, if necessary, sites within the Green Belt may need to be allocated for development within the Plan period to meet housing targets. Such sites will act as a form of 'land bank' to provide for growth in the future, but would only be allocated as part of future reviews of the Plan.
4.17 Core Policies 9 and 10 set out a total dwelling requirement for the main urban area of Royal Tunbridge Wells and Southborough of 4,500 net additional dwellings. Table 7 below shows that the remaining housing requirement for the main urban area at 1 October 2012 (taking into account development built from 1 April 2006 to 30 September 2012 and planning applications approved during this period) was 2,445 dwellings. The potential capacity of sites within Royal Tunbridge Wells and Southborough is 1,368 dwellings and, after making Page 55 18 March to 24 May 2013 Tunbridge Wells Borough Local Development Framework 49 Consultation Draft Site AllocationsAgenda Development Item Plan Document 6 an allowance for windfall sites and including an estimated capacity of 820 deliverable on Rural Fringe Sites, it is calculated that the Core Strategy requirement would be met, with a possible over provision of around 175 dwellings, if the total estimated capacity of the sites within Royal Tunbridge Wells and Southborough and at the Rural Fringe sites was delivered during the Plan period.
Table 7 Housing Requirement to be met by Rural Fringe/Green Belt sites to 2026
Core Strategy Capacity Balance Requirement
Royal Tunbridge Wells 4,200
Southborough 300
Less: Completions/Extant Consents 2006/2012 2,055
Remaining requirement at 1 October 2012 2,445
Less: Estimated capacity of sites located at:
Royal Tunbridge Wells 1,333
Southborough 35
Less: Potential Capacity of Rural Fringe Sites (see Table 8 820 below)
Less: Windfall capacity for Royal Tunbridge 420 Wells/Southborough 2015 to 2026 (11 years)
Outstanding estimated requirement/(over provision) (163)
4.18 The above calculation estimates an overall capacity being delivered from the Rural Fringe sites of around 820 dwellings. This figure is derived from the capacity of all three of the following existing Rural Fringe sites that are considered to have a housing capacity:
Knights Park (also referred to as Home Farm, Sherwood Park and Greggs Wood) Speldhurst Road former Allotments Hawkenbury Farm
Table 8 Potential Capacity of Rural Fringe sites
Rural Fringe Site (Local Plan Policy RF1) Estimated Comments capacity
Culverden Down 0 No capacity for residential development at least during the Plan period
Grange Road Allotments, Rusthall 0 No capacity for residential development at least during the Plan period
North Farm Tip 0 No capacity for residential development at least during the Plan period
Home Farm, Sherwood Park and Greggs Wood 550 ('Knights Park')
Speldhurst Road former allotment site 20 Allotments are disused
Hawkenbury Farm 250
TOTAL ESTIMATED CAPACITY 820
Page 56 50 Tunbridge Wells Borough Local Development Framework 18 March to 24 May 2013 Site Allocations Development Plan Document Agenda ItemConsultation 6 Draft 4.19 The capacity of sites at Royal Tunbridge Wells and Southborough included in Table 7 above, together with the windfall capacity for Royal Tunbridge Wells and Southborough, are estimates based on capacity calculations supported by feasibility studies. However, the capacity of sites may change and/or some sites may not come forward during the Plan period as expected.
4.20 Allocating the Rural Fringe sites listed above will provide the Borough with a robust contingency of deliverable sites to meet the housing target for Royal Tunbridge Wells and Southborough over the Plan period. The Home Farm, Sherwood Park and Greggs Wood ('Knights Park') Rural Fringe site is a relatively large site that it is envisaged would be delivered over a number of years, probably not being completed until the latter part of the Plan period. Development of this area would require detailed masterplanning to ensure that a sustainable neighbourhood is delivered.
4.21 Similarly, the Rural Fringe site at Hawkenbury, although smaller in scale, is also considered to be a relatively large site that will require careful masterplanning to create a cohesive development providing a new neighbourhood, while also contributing to the infrastructure requirements of the surrounding residential area.
4.22 Table 7 shows that including the estimated total capacity of the three Rural Fringe sites could result in an over provision of up to 163 dwellings. However, it is considered prudent to continue to allocate all three sites as the capacity estimates for sites within Royal Tunbridge Wells and Southborough could change, both in terms of timings and capacity. Rural Fringe sites can only be allocated and released for development as part of a comprehensive review of Green Belt boundaries, an exercise that is currently being carried out at Royal Tunbridge Wells and Southborough as part of the preparation of this Site Allocations DPD. Allowing these sites to be allocated at this stage will, at the larger Hawkenbury and Knights Park sites, allow for a strategic approach to be employed to ensure that there is a managed release of land to deliver sustainable neighbourhoods.
4.23 Following this approach, allocating the above three Rural Fringe sites will require additional broad areas to be identified within the Green Belt around Royal Tunbridge Wells and Southborough to replace the Rural Fringe sites due to be developed during the Plan period. This will ensure that the Borough Council is able to demonstrate that it retains areas of "safeguarded land " between the urban areas and the Green Belt "in order to meet longer-term development needs stretching well beyond the plan period " to meet the requirements of NPPF, paragraph 85.
Methodology
4.24 The methodology used to assess individual sites and broad areas within the Green Belt, including the Rural Fringe sites designated in the 2006 Local Plan, follows the approach used for other sites in this Site Allocations DPD (see Chapter 2: Methodology and Strategy). In addition, a further assessment was carried out to allow for a comprehensive evaluation of the inner Green Belt boundaries around Royal Tunbridge Wells and Southborough. This was to ensure that all areas were considered (including those areas of the inner Green Belt where sites had not been submitted through the Site Allocations process) and to also allow for the consideration of broad areas to replace existing Rural Fringe sites. Given the requirement of Core Policy 11: Development in Paddock Wood that the general extent and detailed boundaries of the Green Belt around Paddock Wood would be maintained for the Plan period, the review of Green Belt focused on Royal Tunbridge Wells and Southborough only.
4.25 As shown on the Green Belt and Rural Fringe Review Proposals Map, a significant proportion of the Green Belt located around the main urban is also located within the High Weald AONB. When assessing a site's suitability and capacity to accommodate development, this landscape designation was taken into account using the methodology for site assessment set out below.
4.26 A summary of this approach is as follows:
the Green Belt around Royal Tunbridge Wells and Southborough was divided into smaller areas for assessment. Dividing the Green Belt areas into smaller parcels of land, identifiable by defined boundaries, enabled a manageable detailed assessment of individual areas to be carried out
Page 57 18 March to 24 May 2013 Tunbridge Wells Borough Local Development Framework 51 Consultation Draft Site AllocationsAgenda Development Item Plan Document 6 for those areas up to 1km from the LBD designated as Green Belt around Royal Tunbridge Wells and Southborough (including Rusthall and Langton Green), the approach originally set out in paragraph 2.9 of PPG2 for defining boundaries was followed to divide up the areas. This approach uses well defined long-term boundaries such as roads, tracks, railways, watercourses, the existing Green Belt boundary and the LBD to inform the division of areas. Although less prescriptive, NPPF paragraph 85, bullet point 6 states that, when defining boundaries, local planning authorities should “define boundaries clearly, using physical features that are readily recognisable and likely to be permanent” , therefore broadly in line with the approach originally recommended in PPG2 the 1km area around Royal Tunbridge Wells also includes the village of Pembury. When counting housing completions, the Borough Council considers that development here is counted towards the housing completion totals for the Villages and Rural Areas. Development on sites around Pembury would not count towards the housing supply for Royal Tunbridge Wells and/or Southborough and could not therefore contribute to the requirement for the long-term supply of land required by Core Policy 9: Development in Royal Tunbridge Wells and Core Policy 10: Development in Southborough following the approach described above created six large areas around Royal Tunbridge Wells, Southborough, Rusthall and Langton Green. Setting a 1km boundary from the LBD follows the approach in the Borough Landscape Character Area Assessment (2011) and reflects the Core Strategy’s approach to maintain an urban focus for development areas of constraint were then removed from the study by taking out those areas covered by SHLAA 'Level 1' constraints. These are areas that it is considered cannot be developed, such as Ancient Woodland, SSSIs, LNRs and areas within Flood Zone 3b (the functional floodplain). It was then possible to identify those sites submitted for consideration through the site allocations process that are located within the 1km Green Belt area that are either completely free of SHLAA Level 1 constraints, or partially subject to these constraints the landscape capacity of each area was then identified. The Landscape Character Assessment and Capacity Study prepared for the Borough Council in 2009 divided those areas within 1km of the LBD for Royal Tunbridge Wells and Southborough into character areas; an assessment was made of the capacity for each character area to accommodate both housing and business development. This was a graduation of capacity for each area, identified by 'high', 'moderate', 'low' or 'no capacity' to represent the capacity of a particular area to absorb development without significant adverse effects on landscape character,taking into account, for example, landscape designations such as the AONB this information was then mapped and each site assessed following the methodology being followed for all sites submitted through the site allocations process and also including an assessment of how development may affect the Green Belt, taking account of the five main reasons for Green Belt designation outlined above in order to designate areas that could replace any Rural Fringe sites that it is proposed to develop during the Plan period, a number of broad areas within the 1km Green Belt area were identified and assessed. This approach ensures that a thorough assessment of the inner Green Belt boundaries is carried out and will help to inform the identification of broad areas for new Rural Fringe designation
Allocated sites
4.27 Having undertaken this assessment, following the methodology outlined above, it is proposed to allocate three Rural Fringe sites for development for residential use. The policy for these sites is set out below.
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Policy AL/GB 1
The following sites designated as Rural Fringe sites in 2006 Local Plan Policy RF1: Rural Fringe, as shown on the Green Belt and Rural Fringe Review Proposals Map, are allocated for residential use during the Plan period:
Speldhurst Road former Allotments (Land between Brightridge and Speldhurst Road, Southborough) (Site 61)
It is proposed that this site is allocated for approximately 20 dwellings.
Knights Park (also referred to as Home Farm, Sherwood Park and Greggs Wood) (Sites 95 and 176)
It is proposed that this site is allocated for approximately 550 dwellings, Park and Ride provision, community facilities and a Primary School.
Development on the site will be subject to the following:
a landscape and ecological assessment shall be prepared to demonstrate that the design and layout of the development will meet the requirements of Core Policy 4: Environment and Core Policy 5: Sustainable Design and Construction of the adopted Core Strategy and any other relevant policies a detailed visual assessment of the proposed development will be required to ensure that the setting of Royal Tunbridge Wells is conserved and enhanced a Management Plan shall be agreed to ensure the long-term protection and management of open spaces, including woodland and natural landscape features, that are contained within the site boundaries transport studies will be required to support the development proposals to ensure that the proposed development is well connected to the surrounding area. Given the scale of the proposed development, proposals must be accompanied by a Transport Assessment and a Travel Plan provision will need to be made within the site boundaries for a Park and Ride facility to comply with the requirements of Core Policy 3: Transport Infrastructure of the adopted Core Strategy and 2006 Local Plan Policy TP17: Allocations for Park and Ride provision shall be made for community facilities proposals for a primary school within the site shall be agreed with the Local Education Authority
Land at Hawkenbury Farm (off Hawkenbury Road/Maryland Road, Royal Tunbridge Wells) (Site 168)
It is proposed that this site is allocated for approximately 250 dwellings and a primary school.
Development on the site will be subject to the following:
a landscape and ecological assessment shall be prepared to demonstrate that the design and layout of the development will meet the requirements of Core Policy 4: Environment and Core Policy 5: Sustainable Design and Construction of the adopted Core Strategy and any other relevant policies a Management Plan shall be agreed to ensure the long-term protection and management of open spaces, including woodland and natural landscape features, that are contained within the site boundaries development shall ensure remediation of the areas of landfill within the site transport studies will be required to support the development proposals to ensure that the proposed development is well connected to the surrounding area. Given the scale of the proposed development, proposals must be accompanied by a Transport Assessment and a Travel Plan proposals for a primary school within the site shall be agreed with the Local Education Authority
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Policy AL/GB 2
Land at Notcutts Nursery, off Tonbridge Road, Pembury (Site 53)
It is proposed that this site, as shown on the Green Belt and Rural Fringe Review Proposals Map, is allocated as long-stay parking to serve commuters travelling into the main urban area.
Development on the site will be subject to the following:
a landscape and ecological assessment shall be prepared to demonstrate that the design and layout of the development will meet the requirements of Core Policy 4: Environment and Core Policy 5: Sustainable Design and Construction of the adopted Core Strategy and any other relevant policies transport studies will be required to support the development proposals. Given the scale of the proposed development, proposals must be accompanied by a Transport Assessment and a Travel Plan
4.28 The proposed Park and Ride site at Woodsgate Corner, adjacent to Tesco, Pembury (Site 288) is addressed in Chapter 8: Villages and Rural Areas.
Rural Fringe (long-term land reserve)
4.29 The following sites were designated as Rural Fringe sites in the 2006 Local Plan (under Policy RF1: Rural Fringe) and will continue to be designated as long-term land reserves in the Site Allocations DPD:
Culverden Down Grange Road Allotments North Farm Tip
4.30 Although these sites are not considered to have a potential for development within the Plan period, or within the five years beyond the Plan period up to 2031, in the longer term it may be appropriate to consider them for development. However, it should be noted that, even in the longer term, it is not expected that every part of these Rural Fringe sites will be suitable for built development.
4.31 The current and future uses of these sites may not only be housing; for example, during the Plan period the Culverden Down site will continue to perform its current function providing predominantly educational, sports and recreational and informal open space uses. Grange Road Allotments are currently being used as allotments and it is expected that this use will continue during the Plan period. The North Farm Tip will be unable to be developed until after the Plan period as it is a former landfill site and presents environmental constraints that cannot be overcome before 2026.
4.32 Subsequent reviews of the Core Strategy will reassess the availability and suitability of these three Rural Fringe sites. In the meantime, it is considered appropriate to retain their Rural Fringe designation to provide flexibility when assessing the Borough's long-term land reserve in future Plans.
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Policy AL/GB 3
Rural Fringe (long-term land reserve)
The following sites, as shown on the Green Belt and Rural Fringe Review Proposals Map, designated as Rural Fringe sites in 2006 Local Plan Policy RF1: Rural Fringe, will continue to be designated as long-term land reserves beyond the Plan period to ensure that the Green Belt boundaries are protected:
Culverden Down (Land at the Rocks, Reynolds Lane (Site 84), Land at The Lodge, Culverden Park (Site 192), Land at Culverden Down (Sites 237, 275 and 278), Culverden Stadium (Site 339) and Rural Fringe land at 54/56 Culverden Down (Site 349))
Grange Road Allotments (Site 59)
North Farm Tip (Site 96)
Proposals for development at these sites will need to demonstrate that:
the needs of an established use on the site are being met, or the development is temporary and the land can be restored back to its previous use
Replacement Rural Fringe
4.33 As outlined above, allocating the three Rural Fringe sites set out in Policy AL/GB1 will require additional broad areas to be identified within the Green Belt around Royal Tunbridge Wells and Southborough to provide a replacement long-term land reserve. This will ensure that areas of safeguarded land are retained to meet longer-term development needs stretching well beyond the Plan period.
4.34 Identifying broad areas as 'Areas of Search' for future Rural Fringe will enable a broad assessment to be made of an area not constrained only by sites that have been submitted for consideration. This will ensure that the most appropriate areas can be identified to provide a long-term land reserve, including, if appropriate, areas outside the Borough.
4.35 Area A is located close to Southborough and future development within this broad area could serve to meet both the needs of Southborough as well as the north eastern part of Royal Tunbridge Wells. The proposals to release the existing Rural Fringe sites (see Policy AL/GB1) will allocate sites for development towards the eastern part of the main urban area; proposals for designating land as Rural Fringe within Area A will ensure, in the long term beyond the Plan period, that development also occurs within the north eastern area and also close to Southborough.
4.36 Area C, located close to Hawkenbury, contains land located outside the Borough, within Wealden District, and future development proposals here would need to reflect the outcome of cross boundary discussions. The NPPF stresses that: "Local planning authorities should work collaboratively with other bodies to ensure that strategic priorities across local boundaries are properly co-ordinated and clearly reflected in individual Local Plans ." Joint working, the guidance emphasises (at paragraph 179), should enable local planning authorities to work together to meet development requirements that cannot wholly be met within their own areas.
4.37 A further two areas were also considered as potential 'Areas of Search'. Area B focused on land towards the east of the current Rural Fringe site at Knights Park and Area D focused on land to the south of the built up area of Royal Tunbridge Wells, predominantly located outside the Borough boundary that closely follows the southern boundary to the urban area. The outcome of the assessment of each of these sites, and a comparative analysis of all four 'Areas of Search', identified that Areas A and C were most suitable for designating as long-term land reserves taking into account all relevant criteria.
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Policy AL/GB 4
Replacement Rural Fringe
The following broad areas, as shown on the Green Belt and Rural Fringe Review Proposals Map, are identified as 'Areas of Search' for future Rural Fringe to perform the role of a long-term land reserve beyond the Plan period to ensure that the Green Belt boundaries are protected:
Speldhurst Road, Area A
Hawkenbury, Area C
Proposals for development at these areas within the Plan period shall accord with Green Belt policy as set out in the National Planning Policy Framework, Core Policy 2: Green Belt of the adopted Core Strategy and any other relevant policies.
Major Developed Sites in the Green Belt
4.38 PPG2 allowed local planning authorities to identify sites within the Green Belt that were of substantial scale as 'Major Developed Sites'. Within this Borough, three sites that have an identifiable and substantial core of permanent buildings above 7,500sqm floorspace have been identified as such sites:
Pembury Hospital Kent College at Pembury Holmewood House School at Langton Green
4.39 The methodology used to identify these sites was approved as part of the 2006 Local Plan examination process.
4.40 Core Policy 2(4) of the adopted Core Strategy states that: “Infill development and redevelopment within the designated 'Major Developed Sites' within the Green Belt will be allowed where it accords with the national planning provisions of PPG2 or its replacement. ”
4.41 Although the NPPF does not specifically refer to Major Developed Sites, paragraph 89 lists general exceptions to the policy of restraint within Green Belts, including: "Limited infilling or the partial or complete redevelopment of previously developed sites ... whether redundant or in continuing use (excluding temporary buildings), which would not have a greater impact on the openness of the Green Belt and the purpose of including land within it than the existing development ."
4.42 Given this, it is proposed to continue with the approach to Major Developed Sites as set out in Core Policy 2 of the Core Strategy, with any proposals for development at these sites being considered through the planning process and determined with reference to the relevant policies in the Core Strategy.
4.43 As part of the Site Allocations process, a proposal has been made for minor amendments to the boundary of the Major Developed Site around Kent College as part of a long-term masterplan for future redevelopment of the site and this revised boundary is included in this consultation document.
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Policy AL/GB 5
Major Developed Sites in the Green Belt
The following Major Developed Sites, designated in 2006 Local Plan Policy MGB2, as shown on the Green Belt and Rural Fringe Review Proposals Map, will continue as Major Developed Sites in the Green Belt:
Holmewood House School, Langton Green (Site 300)
Kent College, Pembury (Site 301)
Tunbridge Wells Hospital, Tonbridge Road, Pembury (Site 378)
Infill development and redevelopment proposals within the boundary of these sites will be subject to the following:
development must not have an adverse impact on the openness or visual amenity of the Green Belt development must not exceed the height of any of the existing buildings where infill development is proposed, development would not lead to a major increase in the developed proportion of the defined Major Developed Site where redevelopment is proposed, development would not occupy a footprint which exceeds that of the buildings to be replaced, unless this would achieve a reduction in height that would benefit visual amenity
Development Contributions
4.44 All developments on allocated and unallocated Green Belt and Rural Fringe sites will be required either to provide, or to contribute towards the provision of, the services, facilities and infrastructure for which they create a need.
Other Sites Considered
4.45 There are a number of sites and areas in the Green Belt and Rural Fringe that it is not proposed to allocate. A more detailed assessment of these sites is contained within Appendix 1, which is published as a separate document.
Page 63 18 March to 24 May 2013 Tunbridge Wells Borough Local Development Framework 57 Consultation Draft Site AllocationsAgenda Development Item Plan Document 6 Chapter 5: Paddock Wood
Overview
5.1 Paddock Wood serves a large rural hinterland and provides a range of retail, community and small- and large-scale business uses. Paddock Wood is identified within the settlement hierarchy as a small rural town and is located at the northern part of the Borough at the boundary with Maidstone Borough. The Metropolitan Green Belt abuts the western boundary of the settlement. The development strategy for the town is established by Core Policy 11: Development in Paddock Wood of the adopted Core Strategy, which highlights the need to further the locally-distinctive design identity of the town, in particular integrating the townscape and surrounding landscape with a view to enhancing the quality of the local environment.
5.2 The objective of the Core Strategy is to provide sufficient development at Paddock Wood to support and strengthen it as a local hub for the Borough's rural areas, whereby it continues to provide a range of retail, community and small- and large-scale business uses. The town centre is a small-scale centre made up of largely independent retailers occupying small units. The Core Strategy identifies two Key Employment Areas to the north of the railway line: Eldon Way and Transfesa Road East and West, where redevelopment for current and future business and employment needs will be promoted.
5.3 Paddock Wood town is relatively unconstrained in historic conservation terms and not subject to any national landscape or biodiversity designations. However, there are certain areas subject to varying degrees of flood risk, with the functional floodplain particularly impacting on land north of the railway line. Additionally, there are some sensitive landscape constraints, such as the vulnerability of the slopes that rise from the south of the town to the High Weald and the flat, open agricultural landscape surrounding the settlement.
5.4 In landscape terms, the rural area of Paddock Wood falls within two main landscape character types, as identified in the Borough Landscape Character Area Assessment (2011):
Low Weald Farmland surrounding the urban area Medway River Valley to the north of the settlement extending beyond the Borough boundary
5.5 The Low Weald Farmland area is characterised by extensive arable fields and local areas of hops and dwarf fruit orchards. It also includes the urban area, which has developed around the railway station. This area provides an important transition between the Fruit Belt and flat arable and pasture land of the Low Weald and Medway Valley. The Medway River Valley consists of a wide corridor of low-lying land, which relates to the much larger linear character of the River Medway. The landscape is virtually uninhabited, containing a network of drainage channels and ditches.
5.6 Paddock Wood is a relatively new town in comparison to other towns and villages within the Weald, having grown around the railway line during the late 1800s. The railway brought many hop pickers from London, which saw Paddock Wood become a centre for the hop growing industry. This is reflected around the edge of the town by the presence of several oast houses, contributing to its character. The character of the townscape is generally more modern, but a variety of housing types can be seen within the town, ranging from older style cottages to large, modern housing developments, such as at Green Lane.
5.7 The railway line acts as a division within the urban area of Paddock Wood, between the majority of the settlement containing the town centre and residential areas to the south, and the Key Employment Areas at Eldon Way and Transfesa Way, providing light industrial (B1), general industry (B2) and storage or distribution (B8) floorspace to the north, with a pocket of residential use situated along Maidstone Road.
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5.8 Paddock Wood lies within an area of flood risk, with the functional floodplain (Flood Zone 3b) covering the area north of the railway line and extending south, particularly around the area of Maidstone Road and land to the west of the settlement. Parts of the settlement are also within Flood Zone 2. These are an important consideration in planning policy terms, as different land uses, which are classified according to their flood risk vulnerability, are not appropriate to develop in certain flood zones.
5.9 The Metropolitan Green Belt abuts the settlement of Paddock Wood to the west, covering the area just south of Badsell Road to land beyond the railway line to the north. Foal Hurst Wood, an area outside the defined urban settlement to the south west, is designated as a Local Nature Reserve and protected in the 2006 Local Plan under Policy EN15: Sites of Nature Conservation Interest and Sites of Local Nature Conservation Value. In landscape terms, the east and south of the settlement in particular and surrounding rural countryside can be seen from the rising High Weald ground, such as from Castle Hill View Point at Brenchley.
5.10 As part of the consideration of the settlements and sites subject to proposed development, a detailed sustainability appraisal process has been carried out, looking at the environmental, economic and social impacts of any proposed development. Each site considered has undergone a detailed sustainability appraisal and the cumulative impact of the proposed allocations in and around Paddock Wood has been tested as part of this process. Mitigation measures were suggested to enhance any potential beneficial cumulative impacts and reduce or remove adverse cumulative impacts on sustainability objectives. Some of these mitigation measures are already addressed through the Core Strategy policies, while others will be addressed through policies in the forthcoming Development Management Policies DPD. In all other cases, the suggested measures have been incorporated into the text of the relevant allocations.
Requirement of the Core Strategy
5.11 Core Policy 11: Development in Paddock Wood sets out development requirements for the town for the Plan period 2006 to 2026 that seek to deliver:
approximately 600 net additional dwellings development located in accordance with the Strategic Flood Risk Assessment and other guidance. Since the adoption of the Core Strategy, the Paddock Wood Surface Water Management Plan was produced in December 2011 (JBA Consulting). Opportunities will be taken to integrate flood risk management and the reduction of existing flood risks in the town 1,489sqm (net) of comparison floorspace by 2021. The Core Strategy identified a need for approximately 900sqm (net) additional comparison retail floorspace, to be provided by 2017. However, the findings of the most recent Retail Study (Tunbridge Wells Retail and Leisure Study 2011, Cushman and Wakefield) set out a target of 1,489sqm of comparison floorspace to be provided by 2021 and it is this level that will be sought at this stage. Subsequent reviews of the Core Strategy will set targets for the latter parts of the Plan period that will be informed by subsequent retail studies at that time and identify additional sites as appropriate. In terms of convenience goods, the study concludes that there is no quantitative capacity; however, in qualitative terms it is considered that there is a lack of choice of foodstores and that Paddock Wood would benefit from a different foodstore (post 2016) depending on population growth the provision of a community facility restaurants and meeting places within the Town Centre the provision of smaller, more flexible commercial and industrial units redevelopment for future and current business/employment needs will be promoted within the designated Key Employment Area
5.12 This development should reinforce the identity of the town as well as paying particular attention to the integration of the townscape and surrounding landscape with a view to enhancing the quality of the local environment.
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5.13 Core Policy 11 of the Core Strategy requires that approximately 600 net additional dwellings will be delivered on sites to be allocated and released in accordance with Core Policy 1: Delivery of Development. According to the Council's monitoring data, the remaining housing requirement for Paddock Wood at 1 October 2012, taking into account development built from 1 April 2006 to 30 September 2012 and planning applications approved during this period, was 510 dwellings.
5.14 There are very limited opportunities remaining for residential development on previously developed land within Paddock Wood. Therefore, in order to address local housing choice and affordability, an extension to the east and south east of the town, outside the area of flood risk, is considered necessary during the Plan period.
Potential Sites for Mixed Use
5.15 There is one site that is considered suitable for a mix of town centre uses, which was allocated within the previous 2006 Local Plan. It is still a suitable and available site and therefore it is considered that this site should continue to be allocated within the Site Allocations DPD, but with a slightly different mix of uses. This is due to the requirements that have been set out within the Core Strategy and also the subsequent Retail and Leisure Study (2011). The Retail and Leisure Study highlighted the fact that, although there is currently no quantitative need for additional convenience goods within Paddock Wood up to 2016, later on in the Plan period it would be beneficial to provide a greater choice of foodstore provision, particularly in relation to the anticipated expansion of Paddock Wood. Additionally, it is considered that there is a need for around 655sqm of comparison floorspace up to 2021. This requirement will need to be accommodated within the Town Centre and there are very few sites that could meet this need. Therefore, it is considered that the town centre sites that are available should be developed to maximise their retail capacity in order to meet the identified need. These are set out below.
Potential Sites for Community Use
5.16 Core Policy 11: Development in Paddock Wood sets out the need for a site for a community facility and the provision of activities to strengthen the social economy of the town, such as community uses, restaurants and meeting places. This document therefore proposes the allocation of a site for enhanced community facilities, as well as a mixed use allocation that will seek to deliver a range of uses, including new retail development. It may be necessary to provide further community facilities during the course of the Plan period, particularly in relation to the population increase anticipated at Paddock Wood. If this need arises, it would be possible to include the provision of new community facilities as part of the masterplanning process for the urban extensions set out below.
Potential Sites for Employment Use
5.17 Core Policy 7: Employment Provision identifies Key Employment Areas within the Borough, which include both Transfesa Road and Eldon Way. In terms of the allocation of further employment land for Paddock Wood, the Employment Land Review Update (October 2010) states, at paragraph 8.68, that the supply-side analysis identified sufficient capacity within existing Employment Areas to accommodate forecast future growth. It also states that, in the case of Paddock Wood, the biggest opportunities for employment development lie within the Transfesa Road and Eldon Way Key Employment Areas, with the redevelopment of existing vacant and underused areas. This should be the focus of future employment development within Paddock Wood and therefore this document seeks to retain the designated Key Employment Areas rather than allocate land for new employment floorspace.
Preferred Site Allocations
5.18 A number of sites have been submitted to the Borough Council through the LDF process, or have been identified by the Council, for consideration for allocation. Sites that are proposed for allocation are dealt with in the policies set out below. An assessment of all sites, including those it is not proposed to allocate, is given in Appendix 1, which is published as a separate document.
Page 66 60 Tunbridge Wells Borough Local Development Framework 18 March to 24 May 2013 Site Allocations Development Plan Document Agenda ItemConsultation 6 Draft 5.19 There are only a few sites that are considered suitable to be allocated inside the LBD of Paddock Wood and it is considered that they are most suitable for a mix of town centre and community uses rather than housing. Policies dealing with these sites are set out below.
5.20 The sites set out in the following policies are those sites that can help meet the identified needs during the Plan period.
Policy AL/PW 1
Land off Station Road/Commercial Road and Commercial Road West Car Park (Sites 220 and 244)
It is proposed that this site, as shown on the Paddock Wood Proposals Map, is allocated for a mix of uses.
Development on the site will be subject to the following:
a convenience foodstore of up to 1,000sqm net shall be located to the south of the site at least the same provision of car parking shall be provided as within the existing Commercial Road Car Park pedestrian and vehicular access shall be provided from Commercial Road with servicing from Station Road the northern part of the site shall provide a mix of uses, including comparison retail of up to 1,000sqm net (A1), restaurants and cafes (A3), drinking establishments (A4) on the ground floor and residential on the upper floors (C3) development must be of a high quality and act as a focal point for the Town Centre and respect the amenity of adjoining uses a detailed Transport Assessment shall be prepared, to include an assessment of the likely impact of proposed development on the existing road network proposals for redevelopment of part of the site must not prejudice the eventual development of the whole allocation a site-specific Flood Risk Assessment will be required to accompany any planning application
Policy AL/PW 2
Wesley Centre, Commercial Road (Site 271)
It is proposed that this site, as shown on the Paddock Wood Proposals Map, is allocated for a community facility.
Development on the site will be subject to the following:
the existing building shall be retained and additional floorspace provided as an extension to the existing building, if appropriate a community hall to be used for general community activities the Children's Centre shall be retained on the site proposals should explore the potential to provide facilities for other community groups as part of the redevelopment
5.21 As explained at paragraph 5.11 above, the target for additional net comparison retail floorspace to be delivered in Paddock Wood within the first half of the Plan period has been updated by the 2011 Retail and Leisure Study Update that was carried out after the adoption of the Core Strategy. A target of around 1,500sqm (net) additional comparison retail floorspace up to 2021 will be sought for Paddock Wood at this stage of the Page 67 18 March to 24 May 2013 Tunbridge Wells Borough Local Development Framework 61 Consultation Draft Site AllocationsAgenda Development Item Plan Document 6 plan-making process; the target for the second part of the Plan period will be finalised by subsequent reviews of the Retail and Leisure Study to ensure that retail targets reflect both ongoing changing patterns of consumer behaviour and the current economic climate.
5.22 At this stage of the site allocations process, no further sites have been identified that may be able to provide comparison retail uses to meet the target of around 1,500sqm (net) additional comparison retail floorspace by 2021 or beyond, to the end of the Plan period. However, any further sites that become available after the Site Allocations DPD has been adopted and are considered suitable to provide comparison retail floorspace can still be considered through the planning application process.
5.23 Outside the LBD, a number of sites have been submitted for consideration. Of these, the following sites are proposed for allocation.
5.24 Land at Church Farm and Land at Mascalls Court Road will provide for approximately 650 new dwellings, more than the remaining requirement of 510 dwellings. The Council will expect a masterplanning approach to be adopted for the development of this site for the proper planning of the areas. The Masterplan will need to show the phasing of the development, which may go beyond the end of the Plan period (after 2026).
5.25 The Local Education Authority, Kent Council Council, has identified that a new primary school will be required to serve new growth in Paddock Wood. This should be provided within the new development site, with contributions for its provision from the whole site.
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Policy AL/PW 3
Land at Church Farm and Land at Mascalls Court Road (Sites 218 and 1007)
It is proposed that these sites, as shown on the Paddock Wood Proposals Map, be allocated for residential development providing approximately 650 dwellings, as well as a new primary school for Paddock Wood.
Development on the sites will be subject to the following:
a masterplan shall be proposed for the allocated area. The masterplan, to be prepared by the developer in cooperation with the Borough Council, Town Council and the local community, shall set out the areas proposed for built development and the quantum of development, including residential and any non-residential uses, open space and inter-connected green spaces to provide informal and formal recreation areas, landscape buffers, access roads into and within the site, pedestrian, bus and cycle links into and within the site and any other land uses being proposed the detailed masterplan shall show phasing of development; the latter phases shall fall outside the Plan period (beyond 2026) development must include flood mitigation measures in order to reduce flood risk on the site and existing flood risks in Paddock Wood. A site-specific Flood Risk Assessment will be required to accompany any planning application and shall include a detailed drainage strategy A new Primary School shall be provided on this site to serve Paddock Wood. This will be planned and developed in conjunction with Kent County Council a detailed Transport Assessment shall be prepared to include an assessment of the likely impact of proposed development on the existing road network. Proposals will also be supported by a Travel Plan if development occurs in phases, proposals for development of any one part of the site must not prejudice the overall capacity of the area covered by the allocation although it is proposed to allocate the Wesley Centre (Site 271) as a community centre to serve Paddock Wood, if an additional facility is required during the Plan period then options for providing such a facility at a suitable and accessible location within the allocated site area should be explored. Contributions towards community facilities will be sought
The masterplan shall be guided by the following principles:
in relation to the Church Farm site, an open space buffer shall be provided between the site and the existing LBD in the northern section in order to reduce flood risk and mitigate any risks to ecology. Any development in the eastern area of the site must be carefully designed to respect the rural edge of the settlement and the rising ground and orchard in this part of the site. Development shall be directed to the western and central areas of the site. No built development shall occur on the northern section that falls within Flood Zone 3b and is inappropriate for development in relation to the Mascalls Court Road site, development shall be directed to the central and northern parts of the site only and shall not extend to the southern section of higher ground, which will be reserved as a buffer to the surrounding countryside. Any development must respect the historic farmstead, Mascalls Court Farm, to the east of the site and a buffer area shall be provided to respect this setting. Fragmentation of existing hedgerows within the site must be avoided the main access into the northern part of the allocated site will be from Church Road, with a secondary access to the existing buildings to the west, and the main access to the southern part of the allocated site will be from Green Lane, with a possible secondary access from Mascalls Court Road. An appropriate vehicular route shall be provided through the site enhanced bus services shall be provided to and within the site development should enhance biodiversity by providing opportunities for green infrastructure linkages and areas of open space new and enhanced green infrastructure links shall be provided within the site and between the site, Paddock Wood and the wider countryside
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a detailed Management Plan will be required to be submitted and approved as part of the planning application process setting out how the open spaces and natural environment within the site allocation will be managed over the long term
Designations
Key Employment Areas
5.26 The Core Strategy defines the Key Employment Areas under Core Policy 7: Employment Provision. These are indicated on the Core Strategy Key Diagram and have previously been defined as 'Economic Development Areas' within the 2006 Local Plan. Paragraph 5.176 of the Core Strategy states that the Site Allocations DPD will define the exact boundaries of the Key Employment Areas, which the following policy and Paddock Wood Proposals Map seeks to do. The Core Strategy also specifies that the detailed uses to be directed to these areas will be set out within the Development Management Policies DPD.
Policy AL/PW 4
Key Employment Areas
Transfesa Road East and West and Eldon Way, as shown on the Paddock Wood Proposals Map, are designated as Key Employment Areas for Paddock Wood.
Further details of the uses to be directed to these areas will be set out within the Development Management Policies DPD.
Recreation/Open Space and Environmental Designations
As well as allocations for built development, it is also necessary to designate sites for other uses, such as recreation and open space and areas of environmental or landscape importance. In Paddock Wood, the following sites are identified as an area of Informal Open Space and an Area of Landscape Importance.
Policy AL/PW 5
Informal Open Space
Land off Nursery Road, Paddock Wood (Site 320)
It is proposed that Land off Nursery Road, Paddock Wood, as shown on the Paddock Wood Proposals Map, is designated for informal open space.
Policy AL/PW 6
Area of Landscape Importance
Land off Green Lane, Paddock Wood
It is proposed that Land off Green Lane, Paddock Wood, as shown on the Proposals Map, is designated as an Area of Landscape Importance.
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5.27 The Core Strategy sets out, at paragraph 5.204, that the extent of the Town Centre Boundaries will be defined within the Site Allocations DPD. Therefore, the extent of the Town Centre is defined on the Paddock Wood Proposals Map, having been formulated through previous stages of consultation on the Town Centres Area Action Plan and Site Allocations DPDs in 2009 and 2010.
5.28 The Primary Shopping Area for Paddock Wood is defined within the 2006 Local Plan under Policy CR9: Paddock Wood Primary Shopping Area. This sets out the purpose for the designation and the threshold for non-A1 uses that are to be permitted within this area. The Core Strategy makes reference to the Primary Shopping Areas at paragraph 5.206 and confirms that the Primary Shopping Areas and the percentage thresholds will be reviewed through the relevant DPD. The policy in relation to this is set out below.
Policy AL/PW 7
Town Centre Boundary and Primary Shopping Areas
The Town Centre Boundary and Primary Shopping Areas are as defined on the Paddock Wood Proposals Map.
Further details of the uses to be directed to these areas will be set out within the Development Management Policies DPD.
Development Contributions
5.29 All developments on allocated and unallocated sites in Paddock Wood will be required either to provide, or to contribute towards the provision of, additional services, facilities and infrastructure for which they generate a need, in line with Core Policy 1: Delivery of Development of the Core Strategy. Core Policy 11: Development in Paddock Wood identifies the need to develop community facilities in the town and for new development to contribute towards flood risk management, including taking opportunities to reduce existing flood risks in the town.
Other Sites Considered
5.30 There are a number of sites in Paddock Wood (some previously identified by the Council, for example through the Strategic Housing Land Availability Assessment (April 2009) and others promoted by landowners or developers) that it is not proposed to allocate. A more detailed assessment of these sites and the reason why they have not been allocated at this stage is contained in Appendix 1, which is published as a separate document.
Page 71 18 March to 24 May 2013 Tunbridge Wells Borough Local Development Framework 65 Consultation Draft Site AllocationsAgenda Development Item Plan Document 6 Chapter 6: Cranbrook
Overview
6.1 Cranbrook is set within the High Weald AONB and has a strong vernacular built character, created by a range of traditional building materials, including brick, timber and weatherboarding. The Cranbrook Conservation Area runs south-west north-east parallel to Crane Brook, which forms an important part of its setting. The Cranbrook Conservation Area Appraisal (June 2010) highlights the importance of the haphazard arrangement of buildings, glimpsed views and network of footpaths and alleyways to the character of the town.
6.2 In the 20th century, more modern areas of housing were developed to the north of the Conservation Area (Wheatfield Way/Oatfield Drive) and to the south (Frythe Way). These are generally formed of standard house types and materials based around an estate road and cul-de-sac layout.
6.3 Cranbrook provides a range of services and community facilities to serve both its immediate community and the surrounding villages and rural areas. These services fulfil the needs of local residents and visitors to the area.
Requirement of the Core Strategy
6.4 Core Policy 12: Development in Cranbrook establishes the development strategy for the town and highlights the need to strengthen the character of the settlement, including the Conservation Area and the town’s setting within the AONB. The Core Strategy also seeks to support the role of Cranbrook as a provider of shops and services to the wider rural area and highlights that many smaller independent shops are concentrated in High Street, Stone Street and Carriers Road, in addition to the Co-op Supermarket to the rear of High Street. There are also a number of restaurants, public houses and cafés, which add to the vibrancy of the town. Cranbrook and the nearby Sissinghurst Castle Garden are identified as attracting significant numbers of people to the area, particularly for weekend visits.
6.5 Core Policy 12 sets out development requirements for Cranbrook for the Plan period 2006 to 2026 that seek to deliver:
approximately 300 net additional dwellings 1,521sqm (net) additional comparison retail floorspace by 2021. The Core Strategy identified a need for approximately 1,150sqm (net) additional comparison retail floorspace, to be provided by 2017. However, the findings of the most recent Retail Study published in 2011 (Tunbridge Wells Retail and Leisure Study January 201 1) set out a target of 1,521sqm (net) additional comparison retail floorspace by 2021 and it will be this level that will be sought at this stage. Subsequent reviews of the Core Strategy will set targets for the latter parts of the Plan period. These targets will be informed by further reviews of the Retail Study at that time, taking account of any changes in demand created by the economic climate and changing consumer habits and identifying additional sites, as appropriate 737sqm (net) additional convenience floorspace by 2016 to support a supermarket. This need was identified by the Retail and Leisure Study 2011, although it was also stated that it was unlikely that such a store could be accommodated within Cranbrook's Primary Shopping Area given the historic nature of the centre and lack of available land. A new supermarket at Hawkhurst opened in autumn 2011, providing around 900sqm additional convenience retail floorspace and this is considered by the Retail Study methodology to be within a catchment area that serves both Hawkhurst and Cranbrook. The need for additional convenience floorspace to serve Cranbrook is therefore considered to have been met the provision of a community facility
6.6 The cumulative impact of the proposed allocations in and around Cranbrook has been tested as part of the sustainability appraisal. Mitigation measures were suggested to enhance any potential beneficial cumulative impacts and reduce or remove adverse cumulative impacts on sustainability objectives. Some of these mitigation measures are already addressed through the Core Strategy policies, while others will be addressed through policies in the forthcoming Development Management Policies DPD. In all other cases, the suggested measures have been incorporated into the text of the relevant allocations. Page 72 66 Tunbridge Wells Borough Local Development Framework 18 March to 24 May 2013 Site Allocations Development Plan Document Agenda ItemConsultation 6 Draft Preferred Site Allocations
Housing
6.7 The remaining housing requirement for Cranbrook at 1 October 2012, taking into account development built from 1 April 2006 to 30 September 2012 and planning applications approved during this period, is 257 dwellings.
6.8 A number of sites have been submitted to the Borough Council through the LDF process, or have been identified by the Council for consideration for allocation. The sites that it is proposed to allocate for housing are set out in the policies below. An assessment of each of these sites, and of sites that it is not proposed to allocate, is given in Appendix 1, which is published as a separate document.
6.9 Core Policy 1: Delivery of Development of the Core Strategy seeks to give priority to the allocation and release of previously developed land inside the LBD of settlements. Proposals for sites inside the LBD of Cranbrook are set out in the policy below.
Policy AL/CR 1
It is proposed that the following sites, as shown on the Cranbrook Proposals Map, are allocated for residential development.
Former Council Offices, High Street (Site 109)
It is proposed that this site is allocated for approximately 14 dwellings, or alternatively for the development of housing for the elderly.
Alternatively, a mixed use scheme may be acceptable on this site, the type of dwellings and capacity being dependent on the mix of uses being proposed.
Police Station, Wheatfield Drive (Site 1018)
It is proposed that this site is allocated for approximately 7 dwellings.
Post Office Delivery Depot and Land at Stone Street/High Street/Crane Lane (Site 80)
It is proposed that this site is allocated for a mixed use scheme.
This site has a capacity for residential development, the level depending on the details of the proposal. The eastern part of the site (Site 80(b)) currently has approval for 14 dwellings as part of a mixed use scheme, although to date development has not yet commenced. When the western part of the site (Site 80(a)) becomes available, its preferred use is for a mixed use scheme to include residential, retail and possibly employment uses.
6.10 Core Policy 1: Delivery of Development states that, to meet development requirements, selected greenfield sites inside and/or adjacent to the LBD of settlements will also be allocated and released as appropriate.
6.11 Proposals for sites outside the LBD of Cranbrook are set out in the policies below. The LBD of Cranbrook will be redrawn around the boundary to development of each of these sites in accordance with Policy AL/STR 1 (Chapter 2: Strategy and Methodology).
Page 73 18 March to 24 May 2013 Tunbridge Wells Borough Local Development Framework 67 Consultation Draft Site AllocationsAgenda Development Item Plan Document 6
Policy AL/CR 2
The Vicarage, Waterloo Road (Site 328)
It is proposed that this site, as shown on the Cranbrook Proposals Map, is allocated for approximately 4 additional dwellings.
6.12 It is proposed that an area to the south of Cranbrook, 'land adjacent to the Crane Valley', is allocated for development for housing and associated uses, incorporating:
land south of High Street (Site 294) land south of High Street and west of Orchard Way (Site 298)
6.13 This area should be the subject of a masterplan to guide its development. Proposals for the development of any part of the site should follow the principles set out in the masterplan and not prejudice the development of the wider allocation.
6.14 The sites listed above, and in the policy below, are considered suitable for residential development as part of one larger development. Each site offers opportunities and constraints, not being considered suitable for development when assessed alone, but having a capacity for development when considered together.
6.15 As part of one larger development area, development opportunities can be maximised and those parts of the sites considered unsuitable for built development can be utilised, for example, as open space and environmental buffers to facilitate built development on those areas considered suitable for this use. A more detailed analysis for each of these sites is set out in Appendix 1, which is published as a separate document.
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Policy AL/CR 3
Land adjacent to the Crane Valley (Land south of High Street (Site 294) and Land south of High Street and west of Orchard Way (Site 298))
It is proposed that this area, as shown on the Cranbrook Proposals Map, is allocated for approximately 200-250 dwellings as part of a single comprehensive development.
Development within the area will be subject to the following:
development shall provide approximately 200-250 dwellings a masterplan shall be prepared for the allocated area. The masterplan, to be prepared by the developer in cooperation with the Borough Council, Parish Council and local community, shall set out areas being proposed for built development and the quantum of development, including residential and non-residential uses, open space and inter-connected green spaces to provide informal and formal recreation areas, landscape buffers, access roads into and within the site, pedestrian and cycle linkages into and within the site and any other land uses being proposed the masterplan shall show phasing of development; the latter phases may fall outside the Plan period (beyond 2026) a detailed Transport Assessment shall be prepared to include an assessment of the likely impact of proposed development on the surrounding road network. Proposals must also be supported by a Travel Plan if development occurs in stages, proposals for development of any one part of the site must not prejudice the overall capacity of the area covered by the allocation although it is proposed to allocate Wilkes Field (Site 11) for a community centre to serve Cranbrook, if this is not delivered then options for providing such a facility at a suitable and accessible location within the allocated site area should be explored. Contributions towards community facilities will be sought opportunities for providing comparison retail floorspace as part of the proposed development should be explored
The masterplan shall be guided by the following principles:
main vehicular access shall be provided from Angley Road green infrastructure links shall be provided within and beyond the site, linking to High Street, the Co-op car park and the Crane Valley open space shall be provided within the area, as broadly indicated on the Proposals Map, particularly to the west near Angley Road, to the north to the rear of houses on High Street and as a buffer to Crane Brook an open space buffer must be provided between the development boundary and the Crane Valley, particularly the Local Wildlife Site, Site of Local Nature Conservation Value and areas of Ancient Woodland. A minimum buffer of at least 15 metres in width shall be maintained between the Ancient Woodland and built development boundary development must enhance biodiversity by providing opportunities for green infrastructure linkages and areas of open space a detailed Management Plan will be required to be submitted and approved as part of the planning application process setting out how the open spaces and natural environment provided as part of the development will be managed over the long term development towards the north of the area will need to demonstrate how it will conserve or enhance the setting of Cranbrook Conservation Area
Page 75 18 March to 24 May 2013 Tunbridge Wells Borough Local Development Framework 69 Consultation Draft Site AllocationsAgenda Development Item Plan Document 6 Retail
6.16 As explained at paragraph 6.5 above, the target for additional net comparison retail floorspace to be delivered in Cranbrook within the first half of the Plan period has been updated by the 2011 Retail Study, which was finalised after the adoption of the Core Strategy. A target of around 1,500sqm (net) additional comparison retail floorspace up to 2021 will be sought for Cranbrook at this stage of the plan-making process. The target for the second part of the Plan period will be finalised by subsequent reviews of the Retail Study to ensure that retail targets reflect both ongoing changing patterns of consumer behaviour and the current economic climate.
6.17 The current planning permission for part of the former Cranbrook Engineering Site (see Site 80(b)) provides for an increase of 97sqm (net) additional comparison retail along the Stone Street frontage in the form of a number of small units. The Retail Study 2011 states that, given the sensitive nature of the town centre environment, any additional requirement for comparison goods space should be similarly met in small units with good links to High Street and Stone Street.
Policy AL/CR 4
Post Office Delivery Depot and Land at Stone Street/High Street/Crane Lane (Site 80)
It is proposed that this site, as shown on the Cranbrook Proposals Map, is allocated for a mixed use scheme to include the delivery of comparison retail uses at least at the street level along Stone Street and High Street.
Development on the site will be subject to the following:
proposals for redevelopment of any part of the site must not prejudice the eventual development of the whole allocation, taking into account that the site as a whole is being allocated to provide a mixed use development to include the provision of comparison retail floorspace pedestrian and cycle access shall be maintained from High Street and Stone Street vehicular access shall be provided from High Street and development must not create a through-route for vehicles between High Street and Stone Street
6.18 At this stage of the site allocations process, no further sites have been identified that may be able to provide comparison retail uses to meet the target of around 1,500sqm (net) additional comparison retail floorspace by 2021. However, as part of the proposed development of sites located to the south of Cranbrook (land adjacent to the Crane Valley) for residential development (Policy AL/CR 3), there could be scope for including an element of comparison retail to meet the needs generated by the new development, as well as contributing to the remaining need identified in the Retail Study. The details of such proposals will be considered through the masterplanning process required by the policy.
6.19 Additionally, any further sites that become available after the Site Allocations DPD has been adopted and are considered suitable to provide comparison retail floorspace can be considered through the planning application process.
Other
6.20 Core Policy 12 of the Core Strategy requires that a community facility is provided at Cranbrook to serve existing demand and any increases in demand created by the additional residential development to be allocated at the town. Cranbrook's role as a local service centre means that the services provided by a community facility should meet the needs both of the local community and parish.
6.21 A new community facility has not yet been provided in Cranbrook and it is therefore considered necessary to allocate a site for this use in the Site Allocations DPD to ensure that one is provided within the Plan period. It is proposed that Wilkes Field (Site 11) is allocated for this purpose. Page 76 70 Tunbridge Wells Borough Local Development Framework 18 March to 24 May 2013 Site Allocations Development Plan Document Agenda ItemConsultation 6 Draft
Policy AL/CR 5
Wilkes Field (Site 11)
It is proposed that this site, as shown on the Cranbrook Proposals Map, is allocated for development as a community facility to include a range of services as considered appropriate, the detailed uses to be considered and determined in consultation with the local community and through the planning application process.
Development on the site will be subject to the following:
proposals shall demonstrate that there is an identified need within the local community and parish for the services that will be provided by the community facility proposals for the development of this site shall reflect its sensitive location adjacent to the Conservation Area and Crane Valley and the role the open space currently provides to the setting of, and views out of, the adjacent Conservation Area the sensitive nature of this site severely restricts the potential to create additional vehicular access into the site and to accommodate areas for parking. Proposals for development shall include minimum provision of parking and vehicular access must be from the Post Office Delivery Depot and Land at Stone Street/High Street/Crane Lane (Site 80) given the sensitive location of the site in terms of accessibility and environmental constraints, development proposals must be accompanied by a Transport Assessment and a Travel Plan a small number of residential units located within Wilkes Field may be considered appropriate as part of the community centre proposals. A viability assessment will be required to support any such proposals, demonstrating that residential development would be necessary as enabling development for the delivery of the community facility
Designations
Town Centre Boundary and Primary Shopping Areas
6.22 The Core Strategy sets out, at paragraph 5.204, that the extent of the Town Centre Boundaries will be defined within the Site Allocations DPD. Therefore, the extent of the Town Centre is included on the Proposals Map, having been formulated through previous stages of consultation on the Town Centres Area Action Plan and Site Allocations DPDs in 2009 and 2010.
6.23 The Primary Shopping Area for Cranbrook is defined within the 2006 Local Plan under Policy CR11: Cranbrook Primary Shopping Area. This sets out the purpose for the designation and the threshold for non-A1 uses that are to be permitted within this area. The Core Strategy makes reference to the Primary Shopping Areas at paragraph 5.206 and confirms that the Primary Shopping Areas and the percentage thresholds will be reviewed through the relevant DPD. The policy in relation to this is set out below.
Policy AL/CR 6
Cranbrook Town Centre Boundary and Primary Shopping Area
The Town Centre Boundary and Primary Shopping Area are defined on the Cranbrook Proposals Map.
Further details of the uses to be directed to this area will be set out within the Development Management Policies DPD.
Page 77 18 March to 24 May 2013 Tunbridge Wells Borough Local Development Framework 71 Consultation Draft Site AllocationsAgenda Development Item Plan Document 6 Development contributions
6.24 All developments on allocated and unallocated sites in Cranbrook will be required either to provide, or to contribute towards the provision of, additional services, facilities and infrastructure for which they generate a need, in line with Core Policy 1: Delivery of Development of the Core Strategy. Core Policy 12: Development in Cranbrook identifies the need for additional community facilities within Cranbrook, including a community facility. This is dealt with in Policy AL/CR5 above.
Other Sites Considered
6.25 There are a number of sites in Cranbrook (some previously identified by the Council, for example through the Strategic Housing Land Availability Assessment (April 2009) and others promoted by landowners or developers) that it is not proposed to allocate. A more detailed assessment of these sites is contained within Appendix 1, which is published as a separate document.
Page 78 72 Tunbridge Wells Borough Local Development Framework 18 March to 24 May 2013 Site Allocations Development Plan Document Agenda ItemConsultation 6 Draft Chapter 7: Hawkhurst (Highgate), The Moor and Gill's Green
Overview
7.1 This chapter considers Hawkhurst (Highgate), The Moor and Gill's Green.
7.2 Hawkhurst is set within the High Weald AONB, which washes over the whole settlement. Hawkhurst (Highgate) contains most of the area's shops and services, with the village of The Moor located to the south.
7.3 Hawkhurst is identified in the Borough Landscape Character Area Assessment (2011) as being within the Hawkhurst Wooded Farmland Character Area. This landscape is characterised by pasture and arable fields on gentle open slopes, ranging from the high plateau of Hawkhurst to the River Rother and Hexden Channel. Fields are bounded by thick, wooded shaws with some deep intersecting ghylls.
7.4 Hawkhurst is located on a broad, high plateau and is characterised by white painted, dark framed, weatherboarded houses. The elevated position of the settlement and the spire of All Saints' Church ensure that Hawkhurst is prominent in views from the surrounding countryside.
7.5 There are three conservation areas in the Hawkhurst area, described in the Hawkhurst Conservation Areas Appraisal (September 1999): Highgate and All Saints' Church; The Moor; and Iddenden Green (Sawyers Green).
7.6 The Gill's Green employment area covers the Hawkhurst Station Business Park, located between Cranbrook and Hawkhurst. The employment area is accessed from the A229, which runs north to south between Maidstone and Hawkhurst. The area is around two hectares in size and is undergoing phased redevelopment to renew the outdated buildings that were used for wood mills. The eastern portion of the site has been redeveloped and provides large, modern industrial and storage and distribution units. Remaining parts of the Key Employment Area are currently being redeveloped.
7.7 There are a number of areas of Ancient Woodland around Hawkhurst. In addition, All Saints' Pond in Hawkhurst (Highgate) is a Site of Local Nature Conservation Value (SLNCV) and St Laurence’s Churchyard in The Moor is a Local Wildlife Site (LWS) and Site of Nature Conservation Interest (SNCI).
7.8 A large area around Lillesden, to the south of The Moor, is designated as a Historic Park and Garden. Lillesden is a mid-20th century garden with terraces and pleasure grounds, with lakes and exotic trees laid out around an 1855 mansion and set within extensive parkland (Kent Compendium of Historic Parks and Gardens, July 2009). There is a current planning permission and Listed Building Consent for conversion of the building and new build development to provide 14 apartments, four detached and six terraced houses.
7.9 A number of open spaces within Hawkhurst and The Moor are protected as Areas of Important Open Space and Areas of Landscape Importance within the 2006 Local Plan.
7.10 The cumulative impact of proposed allocations in and around Hawkhurst (Highgate), The Moor and Gill's Green has been tested as part of the sustainability appraisal process. Mitigation measures were suggested to enhance any potential beneficial cumulative impacts and reduce or remove adverse cumulative impacts on sustainability objectives. Some of these measures will be addressed through policies in the forthcoming Development Management Policies DPD. In other cases, suggested measures have been incorporated into policies covering relevant allocations.
Requirement of the Core Strategy
Hawkhurst (Highgate)
7.11 Core Policy 13: Development in Hawkhurst sets out the development strategy for Hawkhurst. It states that new development will contribute to supporting and strengthening the role of Hawkhurst as it serves the wider rural area. In particular:
Page 79 18 March to 24 May 2013 Tunbridge Wells Borough Local Development Framework 73 Consultation Draft Site AllocationsAgenda Development Item Plan Document 6 all new development will have particular regard to conserving and enhancing the character of the Conservation Areas and for the setting of the town within the High Weald AONB approximately 240 net additional dwellings will be delivered to 2026 additional retail floorspace will be delivered, as identified in the Retail Study, to increase the vitality and viability of the centre. The Core Strategy identified a need for approximately 450 square metres (net) additional comparison retail floorspace to be provided by 2017, unless a different need was to be identified in a future Retail Study. The target for additional net comparison retail floorspace has been updated by the 2011 Retail Study, which was finalised after the adoption of the Core Strategy. The new Study concludes that there is no current requirement in Hawkhurst for development for either convenience or comparison goods and there is unlikely to be so even in the medium and longer term; however, this will need to be kept under review a site will be allocated for community facilities to meet identified local community needs
7.12 Traffic and congestion are particular issues, especially around the A229/A268 junction. The Core Strategy emphasises that the Council will explore ways to address these problems with Kent County Council, including through contributions as part of future developments.
7.13 As new development comes forward in Hawkhurst, it is likely that additional community facilities will be needed and it may be necessary to identify sites to deliver these facilities. In order to meet modern requirements and provide flexible spaces, the Council will support the use of facilities for a range of community uses and groups.
The Moor
7.14 Policy for The Moor is contained within Core Policy 14: Villages and Rural Areas. The Policy states that, in the villages, new development will generally be restricted to sites inside the LBD. Development will be appropriate to the scale and character of the settlement. Sites capable of accommodating 10 or more dwellings will be required to provide affordable housing in accordance with Core Strategy policies. Outside the LBD of the villages, development may be allowed for affordable housing where it meets an identified local need. The policy states that village centres will be enhanced to provide a focus for communities and the loss of local services will be resisted.
Gill's Green
7.15 Currently, an area of around two hectares at Gill's Green is identified in the 2006 Local Plan, under Policy ED4, for economic development uses. This Policy states that the site is suitable for business (B1), general industrial (B2) or storage or distribution (B8) uses, subject to development causing no significant harm to the amenities or character of the area. The Policy seeks to improve highways, bus and pedestrian access to the site and ensure a high quality of development with substantial screening in the form of hedgerow and tree planting.
7.16 Gill's Green is identified in Core Policy 7: Employment Provision as one of the Borough's Key Employment Areas, where the retention of existing floorspace and intensification or redevelopment for employment uses will be encouraged. The Policy adds that, if more employment land is required, it will be directed to the broad location of, or extensions to, the Key Employment Areas defined in the Policy.
Preferred Site Allocations
Housing
7.17 Hawkhurst (Highgate) and The Moor are covered by separate policies in the Core Strategy (Core Policies 13 and 14 respectively). This is because they occupy different positions in the Borough's settlement hierarchy. The position of Hawkhurst (Highgate) in the hierarchy means that, if land adjoining the existing LBD is needed to deliver the quantity of development required by the Core Strategy, this could be allocated and released if required, after considering previously developed land inside the LBD. At settlements such as The Moor, development adjoining the LBD would only be appropriate in exceptional circumstances (such as for affordable housing). Page 80 74 Tunbridge Wells Borough Local Development Framework 18 March to 24 May 2013 Site Allocations Development Plan Document Agenda ItemConsultation 6 Draft 7.18 Taking account of development that has already taken place since the start of the Plan period (from 1 April 2006 to 30 September 2012) or currently has planning permission, the remaining requirement for Hawkhurst is 110 dwellings.
7.19 Hawkhurst Castle (known locally as 'Babies Castle') is located at a prominent position on the Cranbrook Road between Gill's Green and The Moor. The site comprises a former Barnardo's children's home and its grounds, which opened in 1886. Following its closure as a children's home in 1965, the building was also used as a residential care home for the elderly, but it has now been vacant for a number of years and is in a state of disrepair. Planning permission was granted for conversion of the building to residential use and some limited new building in 2004. Permission for demolition of the existing building and erection of a 65-bed care home and 11 assisted living cottages was granted in 2008; this permission has subsequently been extended and the site is currently being advertised for this use.
7.20 Although located outside the LBD, where development for residential use would not ordinarily be considered, allocation of the site for residential use would allow the retention of this distinctive building (which could be considered a Local Heritage Asset) in a prominent location at a gateway into Hawkhurst.
Policy AL/HA 1
Hawkhurst Castle (known locally as 'Babies Castle') (Site 362)
It is proposed that this site, as shown on the Hawkhurst (Highgate) & The Moor Proposals Map, is allocated for approximately 30 dwellings.
Development on the site will be subject to the following:
development shall secure the future of Hawkhurst Castle through refurbishment of the existing buildings. Repairs must be sympathetic in terms of design, materials and methods employed. Any alterations to the Castle shall conserve the character and appearance of the heritage asset any new development in the grounds of the Castle shall be fully justified with regard to the economic viability of the scheme. New development must conserve and enhance the setting of the building
7.21 To the west of Highgate Hill is an area of grazing land that offers the opportunity to provide additional housing close to shops and services in Hawkhurst in a location that is relatively well screened to views from The Moor and the public footpath to the south and west. It is proposed that this area is allocated for 60 dwellings and potentially a community facility. Development should be sensitively designed to provide additional screening to views from the south and west, as well as separation between the development boundary and existing houses to the north and along Highgate Hill to the east.
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Policy AL/HA 2
Land off Highgate Hill (North and South) (Sites 356 and 357)
It is proposed that this site, as shown on the Hawkhurst (Highgate) & The Moor Proposals Map, is allocated for approximately 60 dwellings.
Development on the site will be subject to the following:
development shall provide a strong landscape framework informed by a detailed landscape and visual impact assessment development will enhance the boundaries of the site with additional planting and conserve significant trees within the site development will enhance the open boundary of the site to the north and the boundary with the Conservation Area with sensitive landscaping and ensure a separation between new and existing development in this area and provide screening to the existing houses on Highgate Hill to the east development must be informed by an ecological assessment to identify features of ecological interest and conserve and enhance biodiversity within the site new and enhanced green infrastructure links shall be provided within the site, between the site and Highgate Hill and to the existing public footpath network proposals should explore the potential for providing a small community facility within the site proposals for redevelopment of part of the site must not prejudice the eventual development of the whole allocation
7.22 Land at Birchfield, on the eastern edge of Hawkhurst, provides an opportunity to contribute towards the housing requirement for Hawkhurst in a well screened location, well located to shops and services on Rye Road. It is therefore proposed that this site is allocated for housing and that the eastern boundary of Hawkhurst LBD is extended to include the site and existing development to the west at Dickens Way and the Church of England Primary School.
7.23 The site is adjacent to Fowler's Park, which contains a number of Grade II Listed Buildings, including Fowler's Park House, Coach Houses and Lodge. Development should respect the setting of these listed buildings and maintain the well screened boundaries of the site to the Park to the east and Primary School to the west.
7.24 It is possible that land to the north of Birchfield, Rye Road could provide an appropriate location to meet the development needs of Hawkhurst after the end of the Plan period (post 2026). It is therefore proposed that any development of the Birchfield site should not jeopardise access to land to the north. The allocation of sites for the post-2026 period would depend on a housing requirement for Hawkhurst being identified in a future review of the Plan and an assessment of available sites following this review.
7.25 To the south of Rye Road, it is proposed to amend the LBD around Woodham Hall to create additional curtilage to the south of the building to facilitate the conversion of the Hall to other uses.
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Policy AL/HA 3
Birchfield, Rye Road (Site 333)
It is proposed that this site, as shown on the Hawkhurst (Highgate) & The Moor Proposals Map, is allocated for approximately 25 dwellings.
Development on the site will be subject to the following:
development shall respect the setting of the listed buildings at Fowler's Park development will provide a strong landscape framework informed by a detailed landscape and visual impact assessment development will be expected to maintain and enhance the landscaped boundaries of the site, particularly to the west with the Primary School and east with Fowler's Park, and conserve significant trees within the site development must not compromise the possibility of future access to land to the north
Designations
Key Employment Areas
7.26 The Core Strategy defines the Key Employment Areas under Core Policy 7: Employment Provision. These are indicated on the Core Strategy Key Diagram and have previously been defined as 'Economic Development Areas' within the 2006 Local Plan. Paragraph 5.176 of the Core Strategy states that the Site Allocations DPD will define the exact boundaries of the Key Employment Areas, which the following policy and accompanying Proposals Map seek to do. The Core Strategy also specifies that the detailed uses to be directed to these areas will be set out within the Development Management Policies DPD.
Policy AL/HA 4
Gill's Green Key Employment Area
Gill's Green, as shown on the Hawkhurst (Highgate) & The Moor Proposals Map, is designated as a Key Employment Area.
Further details of the uses to be directed to this area will be set out within the Development Management Policies DPD.
Town Centre Boundary and Primary Shopping Areas
7.27 The Core Strategy sets out, at paragraph 5.204, that the extent of the Town Centre Boundaries will be defined within the Site Allocations DPD. Therefore, the extent of the Town Centre has been defined on the Proposals Map and has been formulated through previous stages of consultation on the Town Centres Area Action Plan and Site Allocations DPDs in 2009 and 2010.
7.28 The Primary Shopping Area for Hawkhurst is defined within the 2006 Local Plan under Policy CR12: Hawkhurst Primary Shopping Area. This sets out the purpose for the designation and the threshold for non-A1 uses that are to be permitted within this area. The Core Strategy makes reference to Primary Shopping Areas at paragraph 5.206 and confirms that the Primary Shopping Areas and the percentage thresholds will be reviewed through the relevant DPD. The policy in relation to this is set out below.
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Policy AL/HA 5
Hawkhurst Town Centre Boundary and Primary Shopping Area
The Town Centre Boundary and Primary Shopping Area are defined on the Hawkhurst (Highgate) & The Moor Proposals Map.
Further details of the uses to be directed to these areas will be set out within the Development Management Policies DPD.
7.29 As stated above, the 2011 Retail Study concludes that there is no current requirement in Hawkhurst for development for either convenience or comparison goods and there is unlikely to be so even in the medium and longer term; however, this will need to be kept under review. Given this, it is not proposed to allocate a site for retail development in Hawkhurst.
Recreation Open Space
7.30 There are a number of protected open spaces in Hawkhurst (Highgate) and The Moor. These will be carried forward from the 2006 Local Plan.
7.31 There has been recent development at Gunther Close on a site that was previously identified under 2006 Local Plan Policy R1: Recreation Open Space, which provided a new open space as part of the development. The policy set out below seeks to protect this new recreation open space.
Policy AL/HA 6
Recreation Open Space: Gunther Close
Proposals that would result in the loss of recreation open space at Gunther Close, as defined on the Hawkhurst (Highgate) & The Moor Proposals Map, will only be permitted where no deficiency in accessible open space in the area exists or would result from the development, or alternative provision of at least equivalent size, suitability and accessibility is made within the locality.
Development Contributions
7.32 All developments on allocated and unallocated sites in Hawkhurst will be required either to provide, or to contribute towards the provision of, additional services, facilities and infrastructure for which they generate a need, in line with Core Policy 1: Delivery of Development of the Core Strategy. Core Policy 13: Development in Hawkhurst identifies the need for additional community facilities within Hawkhurst. This could be provided as part of the development of Land off Highgate Hill (Policy AL/HA2). Alternatively, contributions could be used to improve existing facilities within Hawkhurst. The Core Strategy also highlights the need for transport initiatives to address congestion around the A229/A268 junction.
Car Parking
7.33 Hawkhurst is served by a number of car parks. A policy will be prepared for the Development Management Policies DPD that will protect car parks throughout the Borough from redevelopment for other uses, unless alternative provision is made or it can be demonstrated that the car parking is surplus to requirements.
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7.34 There are a number of sites in Hawkhurst (some previously identified by the Council, for example through the Strategic Housing Land Availability Assessment (April 2009) and others promoted by landowners or developers) that it is not proposed to allocate. A more detailed assessment of these sites is contained within Appendix 1, which is published as a separate document.
Page 85 18 March to 24 May 2013 Tunbridge Wells Borough Local Development Framework 79 Consultation Draft Site AllocationsAgenda Development Item Plan Document 6 Chapter 8: Villages and Rural Areas
Overview
8.1 This chapter deals with the Borough's Villages and Rural Areas outside the Green Belt. It focuses on the areas outside the main settlements of Royal Tunbridge Wells, Southborough, Paddock Wood, Cranbrook and Hawkhurst. Proposals for the Green Belt and safeguarded land ('Rural Fringe') around Royal Tunbridge Wells and Southborough are dealt with in a separate chapter (Chapter 4: Green Belt and Rural Fringe).
8.2 Approximately 70% of the Borough lies within the High Weald AONB and one of the Core Strategy’s aims is to conserve and enhance this high quality countryside. The intrinsic character and the attractive appearance of the countryside are considered to be some of the Borough’s principal assets. This also includes an extensive network of rural lanes and Public Rights of Way that intersect the rural areas. The NPPF states, at paragraph 115, that “great weight should be given to conserving landscape and scenic beauty in … Areas of Outstanding Natural Beauty which have the highest status of protection in relation to landscape and scenic beauty .”
8.3 The landscape of the High Weald AONB within the Borough is characterised by a dispersed pattern of settlement, including historic farmsteads, oast houses and Wealden hall houses. The Core Strategy identifies the important potential of these historic buildings, both in terms of the contribution they make to the landscape character and also as a potential asset to facilitate rural development.
Requirement of the Core Strategy
8.4 The development strategy for the Villages and Rural Areas is established by Core Policy 14 of the Core Strategy, which seeks to promote a sustainable rural economy while maintaining and enhancing the villages' distinctive character and environment, as well as that of the surrounding countryside. One of the key issues for the villages highlighted in the Core Strategy is to meet local needs for affordable housing.
8.5 Core Policy 14 sets out the development requirements for the Villages and Rural Areas for the Plan period 2006 to 2026 that seek to deliver:
approximately 360 net additional dwellings affordable housing in locations outside the LBD of the villages in certain specific circumstances in accordance with Core Policies 1(2) and 6(6) of the Core Strategy. The housing provided will be to meet an identified local need and is to be retained for this use in perpetuity. This type of development is referred to as 'rural exception housing' enhancement of village centres to provide a focus for communities opportunities for either maintaining or developing new commercial development, especially those that utilise redundant rural buildings
8.6 Monitoring of housing completions carried out regularly by the Borough Council indicates that the overall target of 360 net additional dwellings to 2026 is likely to be met well within the Plan period. However, the Council will continue to actively promote the delivery of local needs housing and the affordable housing delivered will therefore largely be in addition to the target set for the rural areas. Rural exception housing will only be delivered when a specific need has been identified. The Council will prepare a policy for the forthcoming Development Management Policies DPD to set out how it intends to secure rural affordable housing to serve local needs.
Preferred Site Allocations
Housing
8.7 The remaining housing requirement for the Villages and Rural Areas, taking into account development built from 1 April 2006 to 30 September 2012 and planning applications approved during this period, is 49 dwellings.
Page 86 80 Tunbridge Wells Borough Local Development Framework 18 March to 24 May 2013 Site Allocations Development Plan Document Agenda ItemConsultation 6 Draft 8.8 A number of sites have been submitted to the Borough Council through the LDF process, or have been identified by the Council for consideration for allocation. Of these, it is proposed that the following sites be allocated for housing development. An assessment of each of these sites, and of sites not considered suitable for allocating for development, is included in Appendix 1, which is published as a separate document.
Policy AL/VRA 1
Former Sissinghurst Primary School, The Street, Sissinghurst (Site 231)
It is proposed that this site, as shown on the Villages & Rural Areas (Sissinghurst) Proposals Map, is allocated for approximately 8-12 dwellings.
Development on the site will be subject to the following:
the retention, if feasible, of some community use in the form of a meeting hall the existing school buildings fronting onto The Street shall be retained as part of the redevelopment of the site
Alternatively, a mixed use scheme may be acceptable on this site, to include both residential, employment and/or community uses subject to the above restrictions.
Park and Ride facilities
8.9 The Borough's draft Transport Strategy (2013) seeks to retain sites previously designated in the 2006 Local Plan to provide Park and Ride facilities (see Local Plan Policy TP17: Park and Ride and Core Policy 3: Transport Infrastructure of the Core Strategy).The Policy below therefore takes forward the 2006 Local Plan allocation for a Park and Ride facility at Woodsgate Corner, Pembury.
Policy AL/VRA 2
Park and Ride facilities
Land at Woodsgate Corner, adjacent to Tesco, Pembury (Site 288)
It is proposed that this site, as shown on the Villages & Rural Areas (Pembury) Proposals Map, located outside the LBD of Pembury, is allocated for development as a Park and Ride facility.
Proposals for development of this land to provide Park and Ride facilities must demonstrate that:
landscape proposals can minimise the impact of development on the surrounding landscape. Proposals shall include detailed planting schemes to screen the new development the erection of buildings, structures, lighting and signage shall be kept to a minimum
8.10 The proposed Park and Ride site at Knights Park/Home Farm is addressed in Chapter 4: Green Belt and Rural Fringe.
Recreation Open Space
8.11 The following sites are located outside the LBD of Pembury. It is proposed that these sites are allocated for recreation and open space uses.
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Policy AL/VRA 3
Recreation Open Space
It is proposed that the following sites, as shown on the Villages & Rural Areas (Pembury) Proposals Map, are allocated for development as sports pitches and other outdoor recreation:
Land to the south of Sandhurst Avenue, Pembury (Site 376a)
Land to the east of Woodside Road, Pembury (Site 377b)
Infrastructure
8.12 Core Policy 5: Sustainable Design and Construction of the Core Strategy states that all new developments will be expected to make efficient use of water resources and protect water quality. The Core Strategy adds that, in the context of high pressure on water resources in the South East, it is essential to ensure that new development has an adequate means of water supply and sufficient foul and surface water drainage (paragraph 5.111).
8.13 Bewl Water Reservoir offers the potential to provide additional water resources to serve the region and therefore any areas of the reservoir considered appropriate for future expansion and located within the Borough will be safeguarded from development.
Policy AL/VRA 4
Infrastructure
Bewl Water Reservoir (Site 1025) (that part of the Reservoir located within Tunbridge Wells Borough)
It is proposed that this site is allocated for development to allow the storage capacity of the reservoir to be increased.
An assessment will need to be submitted detailing where the new land boundaries would be following the raising of the reservoir.
Where necessary, suitable alternative Public Rights of Way will need to be identified to ensure that a circular walking/cycle/riding route around the Reservoir is retained and to enhance links to nearby settlements.
Designations
Key Employment Areas
8.14 The Core Strategy defines the Key Employment Areas under Core Policy 7: Employment Provision. These are indicated on the Core Strategy Key Diagram and have previously been defined as 'Economic Development Areas' within the 2006 Local Plan. Paragraph 5.176 of the Core Strategy states that the Site Allocations DPD will define the exact boundaries of the Key Employment Areas, which the following policy and accompanying Proposals Map seek to do. The Core Strategy also specifies that the detailed uses to be directed to these areas will be set out within the Development Management Policies DPD.
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Policy AL/VRA 5
Brook Farm Key Employment Area
Land at Brook Farm, Capel (adjacent to this Borough's boundary with Tonbridge & Malling Borough), as shown on the Villages & Rural Areas (Capel) Proposals Map, is designated as a Key Employment Area.
Further details of the uses to be directed to this area will be set out within the Development Management Policies DPD.
Development contributions
8.15 All developments on allocated and unallocated sites in the Villages and Rural Areas will be required either to provide, or to contribute towards the provision of, additional services, facilities and infrastructure for which they generate a need, in line with Core Policy 1: Delivery of Development of the Core Strategy. Core Policy 14: Development in the Villages and Rural Areas identifies the need to develop community facilities to meet local needs.
Car Parking
8.16 The Villages and Rural Areas are served by a number of car parks. A policy will be prepared for the Development Management Policies DPD that will protect car parks throughout the Borough from redevelopment for other uses, unless alternative provision is made or it can be demonstrated that the car parking is surplus to requirements.
Other Sites Considered
8.17 There are a number of sites located within the Villages and Rural Areas (some previously identified by the Council, for example through the Strategic Housing Land Availability Assessment and others promoted by landowners or developers) that it is not proposed to allocate. A more detailed assessment of these sites is contained in Appendix 1, which is published as a separate document.
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Page 92 86 Tunbridge Wells Borough Local Development Framework 18 March to 24 May 2013 Site Allocations Development Plan Document Agenda ItemConsultation 6 Draft Abbreviations and Terms of Use
For the purpose of this document, the following terms and definitions apply.
Glossary and Abbreviations
A use open to visiting members of the public throughout the day (such as shops and cafes) that is Active frontage designed to face onto the street.
There are a number of stages in the preparation of planning policy documents such as the Site Adopted Allocations Development Plan Document. 'Adoption' represents the final confirmation of the document's status by the local planning authority.
Affordable housing includes social rented and intermediate housing, provided to specified eligible households whose needs are not met by the market. Eligibility is determined with regard to local Affordable incomes and local house prices. Affordable housing should include provisions to remain at an housing affordable price for future eligible households or for the subsidy to be recycled for alternative affordable housing provision.
Activities involving a change of use of agricultural land or buildings; or new development not falling Agricultural within the definition of agriculture. diversification
Air Quality Action See Air Quality Management Area. Plans
Air Quality Local authorities are required under the Environment Act 1995 to declare Air Quality Management Management Area Areas where air quality is assessed as failing to meet national objectives, and to prepare Air Quality (AQMA) Action Plans to improve air quality in these areas.
An area that has been wooded continuously since at least 1600 AD. Development affecting such Ancient Woodland areas is restricted under the National Planning Policy Framework.
An assessment of the potential effect of development plans and proposals on sites within the Natura Appropriate 2000 network of sites that are protected under the European Birds and Habitats Directives. Also Assessment known as 'Habitats Regulation Assessment'.
Areas designated by the Council in which landscaping is the dominant visual element; building Arcadian Areas coverage is low and accesses to properties are narrow, so as not to expose views of the principal building.
A type of Development Plan Document focused on a specific location or an area subject to Area Action Plan conservation or significant change, such as a Town Centres Area Action Plan.
Area of Important An open space designated by the Council for its historic importance, local visual amenity value or Open Space strategic importance.
Area of An area of tree or vegetation cover within built up areas, designated by the Council for its visual Landscape amenity value and contribution to local character. Importance
Areas of Outstanding Natural Beauty are designated under the National Parks and Access to the Area of Countryside Act (1947) and, along with National Parks, represent the finest examples of countryside Outstanding in England and Wales. Their primary purpose is to ensure the conservation and enhancement of Natural Beauty the natural landscape beauty, including the protection of flora, fauna and geological interests. (AONB) Development affecting such areas is restricted under the National Planning Policy Framework.
Authority Local planning authorities are required to produce regular reports, assessing progress with and the Monitoring Report effectiveness of planning policy documents such as the Core Strategy and Site Allocations (AMR) Development Plan Document. Formerly known as the Annual Monitoring Report.
The whole variety of life encompassing all genetics, species and ecosystem variations, including Biodiversity plants and animals.
Brownfield land See 'Previously Developed Land'
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Glossary and Abbreviations
A general request by the local planning authority to developers, landowners and the public to submit Call for sites sites to be considered for development. These are then assessed by the local planning authority to see whether they should be included as allocations in a Development Plan Document.
Comparison retail Retail items not bought on a frequent basis, for example electrical goods and clothing (i.e. not food).
An area designated by the local planning authority under the Planning (Listed Buildings and Conservation Conservation Areas) Act 1990 as being of special architectural or historic interest, the character and Area interest of which it is desirable to preserve and enhance. Conservation areas are a type of heritage asset.
Convenience Everyday essential shopping items, such as food. retail
The Core Strategy is a long-term strategy document, which sets the overarching agenda for future planning and decision making in the borough by defining how much development of each main type Core Strategy will take place and broadly where it will go. The Borough Council's Core Strategy was adopted in 2010, setting growth between 2006 and 2026.
The area normally within the boundaries of a property surrounding the main building and used in Curtilage connection with it.
Department for Communities and National Government department responsible for planning and local government, sometimes also Local Government referred to as CLG. (DCLG)
Department for National Government department responsible for transport. Transport (DfT)
Development Limited suite of general policies against which planning applications will be considered in order to management shape development and enhance local distinctiveness. These focus on general rather than site-specific policies aspects of development proposals.
Development Plan A policy-setting document that forms part of the statutory development plan, including the Core Document (DPD) Strategy. This document is the Site Allocations Development Plan Document (DPD).
Examination in A process of formal consideration and examination of draft Development Plan Documents, chaired Public (EIP) by an independent inspector appointed by the Secretary of State.
Land where water has to flow or be stored in times of flood. Also known as Flood Zone 3b. Zones Functional 1, 2 and 3a are assessed as having low, medium and high probability of flooding respectively. floodplain Guidance on development appropriate in each Zone is given in Technical Guidance to the National Planning Policy Framework.
Ghylls Steep sided valleys.
Green Belt is open, largely undeveloped land that has been specifically designated for long-term protection. The fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land Green Belt permanently open; the essential characteristics of Green Belts are their openness and permanence. Development on Green Belt land is restricted under the National Planning Policy Framework.
Green A network of multi-functional green spaces, in urban and rural areas, which is capable of delivering infrastructure a wide range of benefits for the environment and quality of life for local communities.
Land (which can be a defined site) that has not been previously developed. See 'Previously Developed Greenfield land Land'.
Gross retail See 'net retail floorspace'. floorspace
Habitats Regulation See 'Appropriate Assessment'. Assessment
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Glossary and Abbreviations
A building, monument, site, place, area or landscape identified as having a degree of significance meriting consideration in planning decisions because of its heritage interest. Includes nationally Heritage asset designated assets, as well as local assets identified by the local community and confirmed by the local planning authority. See also 'Conservation Area', 'Historic Park and Garden', and 'Listed Building'.
A test of site viability at a level based on generic assumptions rather than site specific matters. Assumptions are based on a mixture of market norms, local knowledge and previous research. High level viability Where site specific issues such as individual infrastructure requirements are known, assumptions assessment are adjusted. The high level viability testing is intended to draw out any clearly unviable scenarios and is not intended for valuation or for comparison purposes.
Historic Park and Designated by English Heritage, Historic Parks and Gardens reflect the landscaping fashions of Garden their time and are a type of heritage asset.
The number of households who lack their own housing or who live in unsuitable housing and who Housing need cannot afford to meet their housing needs in the market.
Important Predominantly landscaped approach routes, lined principally by mature hedges and native trees, Landscape designated by the Council for their contribution to the appearance and character of the locality. Approaches
Infrastructure Outlines the need for, delivery and implementation of, infrastructure necessary to support the growth Delivery Plan strategy in the Core Strategy and of specific locations within the plan period. This document is (IDP) constantly reviewed as needs over time will change.
Areas comprising the main concentrations of economic development activity in the Borough. KEAs include the industrial estates on the edge of Royal Tunbridge Wells, Southborough and Paddock Key Employment Wood and other areas where business and industrial development are focused and where the Areas (KEAs) capacity exists for further development or redevelopment. Royal Tunbridge Wells town centre is also identified as a KEA.
Limits to Built A line around settlements defining the area which is considered to be within the limits of the built Development area and that which is outside in order to restrict the encroachment of built form into the surrounding (LBD) countryside.
A building included on a list of buildings of architectural or historic interest, compiled by the Secretary Listed Building of State, under the Planning (Listed Buildings and Conservation Areas) Act 1990. Listed Buildings are a type of heritage asset.
Local These include statutory Development Plan Documents (DPDs) and non-statutory Supplementary Development Planning Documents (SPDs), which together deliver the spatial planning strategy for the local authority Document (LDD) area.
Local The portfolio or folder of Local Development Documents that sets out the planning policy framework Development for the Borough. The Core Strategy and Site Allocations DPD are Local Development Documents Framework (LDF) forming part of the Local Development Framework.
Local Equipped Standards for small local play spaces, recommended by the former National Playing Fields Association Area for Play (now Fields in Trust) and still widely used as an indicative standard. See also 'Neighbourhood (LEAP) Equipped Area for Play' (NEAP).
A habitat of local or regional significance that makes a useful contribution both to nature conservation Local Nature and to the opportunities for the community to see, learn about and enjoy wildlife. It is designated by Reserve (LNR) the local authority.
Local Transport Local Transport Authorities (County Councils, Unitary Authorities and partnerships in metropolitan Authority (LTA) areas) in England (not London) are required to produce and maintain a Local Transport Plan.
Local Wildlife Sites identified by Kent Wildlife Trust as, while not of national status, providing a high-grade habitat Sites (LWS) for a diverse range of flora and fauna meriting careful conservation.
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Glossary and Abbreviations
Long-term land Land between built up areas of Royal Tunbridge Wells and Southborough and the Green Belt that reserve has been reserved to meet longer-term development needs. See also 'Rural Fringe'.
Modal shift An increase in the proportion of journeys made by other travel modes than the private car.
The document which sets out the Government's planning policies for England and how these are National Planning expected to be applied. The NPPF must be taken into account in the preparation of local and Policy Framework neighbourhood plans, and is a material consideration in decisions on planning applications. It replaces (NPPF) Government planning policies previously set out in Planning Policy Guidance Notes (PPGs) and Planning Policy Statements (PPSs).
Sites protected under the European Birds and Habitats Directives. Includes Special Areas of Natura 2000 sites Protection, Special Conservation Areas and Ramsar sites.
Neighbourhood Areas within Royal Tunbridge Wells and Southborough, designated by the Council, containing a Centres cluster of local shops and services.
Neighbourhood Standards for larger play spaces within neighbourhoods, recommended by the former National Equipped Area for Playing Fields Association (now Fields in Trust) and still widely used as an indicative standard. See Play (NEAP) also 'Local Equipped Area for Play' (LEAP).
Figures for retail floorspace are based on the Royal Institution of Chartered Surveyors (RICS) Code of Measurement Practice, in which 'net internal area' includes most space useful to the business of the occupant but excludes the common areas, stairwells, foyers, lift shafts, walls and columns that Net retail are included in the 'gross internal area'. Net figures are used in assessments of retailers' trading floorspace requirements, although gross figures are more useful in assessments of the development capacity of sites. As a 'rule of thumb' guide, net floorspace is often assumed to be 85% of the gross area, although the exact relationship between the two will depend on site-specific characteristics and detailed design.
Planning Contractual agreements entered into between a local planning authority and a developer to deliver obligations works or contributions in association with developments.
Planning Policy Guidance Notes Planning Policy Guidance Notes (PPGs) and Planning Policy Statements (PPSs) were prepared by (PPGs) and the Government to provide guidance to local authorities, developers and the public on national Planning Policy planning policy and the operation of the planning system. They have now been superseded by the Statements National Planning Policy Framework (NPPF). (PPSs)
Land which is, or was, occupied by a permanent structure, including the curtilage of the developed land and any associated fixed surface infrastructure. This excludes: land occupied by agricultural Previously or forestry buildings; land developed for minerals extraction or waste disposal where provision for Developed Land restoration has been made; land in built-up areas such as private residential gardens, parks, recreation (PDL) grounds and allotments; and land that was previously-developed but where the remains of structures have blended into the landscape.
Shows on a map base all the site-specific policies and proposals set out in Development Plan Proposals Map Documents.
The public and semi-public spaces of a town or village, especially the street spaces from the face Public realm of one building to the face of the building opposite (including the façade, pavement and streets) and open spaces such as parks, squares and churchyards.
Regional Spatial Strategy (RSS); See 'South East Plan'. Regional Plan
Registered Previously known as Registered Social Landlords until 1st April 2010; providers of affordable housing Providers including local housing, rented, shared ownership and shared equity schemes.
Rural Exception Small sites used for affordable housing where sites would not normally be permitted for housing. Site Rural exception sites seek to address the needs of the local community for affordable housing by
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Glossary and Abbreviations
accommodating households who are either current residents or have an existing family or employment connection. Affordable housing should be provided in perpetuity.
Land between built up areas of Royal Tunbridge Wells and Southborough and the Green Belt that Rural Fringe has been reserved to meet longer-term development needs. See also 'Long-term land reserve'.
Certain planning policy documents or individual policies may be ‘saved’ pending their replacement Saved by future documents or policies. A saved policy or document can still be used in making decisions on planning applications.
The surroundings in which a heritage asset is experienced. Its extent is not fixed and may change Setting of a as the asset and its surroundings evolve. Elements of a setting may make a positive or negative heritage asset contribution to the significance of an asset, may affect the ability to appreciate the setting or may be neutral.
Shaws Small areas of woodland.
The value of a heritage asset to this and future generations because of its heritage interest. That Significance (for interest may be archaeological, architectural, artistic or historic. Significance derives not only from heritage policy) a heritage asset's physical presence, but also from its setting.
Site of Local Sites designated by the Council, that provide high-grade habitat value within, or adjacent to, built Conservation up areas where the greatest development pressure exists. Value (SLNCV)
Site of Special The best sites for wildlife and geological features in England, as designated under the Wildlife and Scientific Interest Countryside Act 1981. Development affecting such areas is restricted under the National Planning (SSSI) Policy Framework.
Site-specific Flood A detailed assessment of any flood risk arising from specific development proposals, prepared in Risk Assessment support of applications for planning permission in areas subject to flood risk.
The Regional Spatial Strategy for the South East Region. The South East Plan sets out broad levels of and locations for growth and general development management policies for the South East region. South East Plan The Coalition Government stated in 2010 that it would rapidly abolish Regional Spatial Strategies and return decision-making powers on housing and planning to local councils. Legal challenges have delayed this and the abolition of Regional Spatial Strategies has not yet taken place.
A system of integrating land use planning policies with the policies of other plans, programmes and Spatial planning strategies, which also influence the nature of places and how they function.
Strategic Flood A document showing land at risk from flooding across the Borough, prepared as part of the evidence Risk Assessment base for Development Plan Documents such as the Site Allocations DPD. (SFRA)
Documents which add further detail to planning policies. They can be used to provide further guidance Supplementary for development on specific sites, or on particular issues, such as design. Supplementary planning Planning documents can be a material consideration in planning decisions but are not part of the development Document (SPD) plan.
Sustainability An appraisal of the economic, environmental and social effects of a plan from the outset of the Appraisal preparation process, to allow decisions to be made that accord with sustainable development.
International and national bodies have set out broad principles of sustainable development. Resolution 24/187 of the United Nations General Assembly defined sustainable development as meeting the needs of the present without compromising the ability of future generations to meet their own needs.
Sustainable The UK Sustainable Development Strategy 'Securing the Future' sets out five 'guiding principles' of development sustainable development:
living within the planet's environmental limits ensuring a strong, healthy and just society achieving a sustainable economy
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Glossary and Abbreviations
promoting good governance using sound science responsibly
The NPPF describes the purpose of the planning system as to contribute to sustainable development.
An area defined on the Proposals Map, including the primary shopping area and areas predominantly Town centre occupied by main town centre uses within or adjacent to the primary shopping area. References to town centres exclude small parades of neighbourhood shops (see 'Neighbourhood Centres').
A diverse range of uses appropriate for town centres including, retail, social, leisure and cultural, Town centre uses housing, employment and other uses.
The general appearance of a built-up area, for example a street, a village or town, including the Townscape public realm and the buildings that define it.
An assessment identifying measures required to improve accessibility and safety for all modes of Transport travel, particularly for alternatives to the car and measures needed to deal with the anticipated Assessment transport impacts of the development.
Transport A simplified version of a transport assessment,provided where it is agreed that the transport issues Statement arising from development proposals are limited and a full transport assessment is not required.
A long-term management strategy for an organisation or site that seeks to deliver sustainable Travel Plan transport objectives through action and is articulated in a document that is regularly reviewed.
The planning system groups different development uses into various categories and states that permission is not required to change from one use to another within the same class.
These uses are outlined in the table below.
Use Classes
Shops, retail warehouses, hairdressers, travel and ticket agencies, A1 Shops post offices, pet shops, sandwich bars, internet cafes, showrooms, domestic hire shops, dry cleaners and funeral directors.
Financial and Banks, building societies, estate and employment agencies, A2 Professional professional and financial services and betting offices. Services
Establishments where the primary purpose is for the sale of food Restaurants and A3 and drink for consumption on the premises - restaurants, snack Use classes Cafes bars and cafes.
Drinking Public houses, wine bars or other drinking establishments (but A4 Establishments not night clubs).
Hot Food Establishments where the primary purpose is for the sale of hot A5 Takeaways food for consumption off the premises.
A) Offices (other than those in A2)
B) Research and Development B1 Business C) Light industry
General B2 Use for any industrial process, other than that falling within B1. Industrial
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Glossary and Abbreviations
Use Classes
Storage and B8 Storage or distribution, including open air storage. Distribution
Hotels, boarding and guest houses where no significant element C1 Hotels of care is provided.
Residential Residential care homes, hospitals, nursing homes, boarding C2 Institutions schools, residential colleges and training centres.
Secure residential accommodation - Prisons, young offenders' Secure institutions, detention centres, secure training centres, custody C2A Residential centres, short term holding centres, secure hospitals, secure local Institutions authority accommodation and military barracks.
A) Houses occupied by a single person, couple or family
B) Houses occupied by up to six people living together as a single household and receiving care (supported housing schemes) C3 Dwelling Houses C) Houses occupied by up to six people living together as a single household which do not fall within the definition of C4
Houses in Houses occupied by between three and six unrelated individuals C4 Multiple as their only or main residence, where basic amenities such as Occupation a kitchen or bathroom are shared.
Clinics, health centres, creches, day nurseries, day centres, Non-Residential schools, art galleries, museums, libraries, places of worship, public D1 Institutions halls, exhibition halls, church halls, law courts and non-residential education and training centres.
Cinemas, music and concert halls, bingo and dance halls (but not Assembly and D2 night clubs), swimming baths, skating rinks, gymnasiums or sports Leisure arenas
Uses include for example: theatres, houses in multiple paying occupation, hostels providing no significant element of care, scrap Sui Not in any use yards, petrol filling stations, shops selling and/or displaying motor Generis class vehicles, retail warehouse clubs, nightclubs, launderettes, taxi businesses, amusement centres, casinos.
Vitality and A phrase used to describe the health and success of town centres. viability
Sites that have not been specifically identified as available through the planning process but have Windfall sites unexpectedly become available during the lifetime of the Plan.
Page 99 18 March to 24 May 2013 Tunbridge Wells Borough Local Development Framework 93 Consultation Draft Site AllocationsAgenda Development Item Plan Document 6 Appendix 1: Site Templates
Due to the large volume of information, the detailed site assessment templates for each settlement can be found in a separate document, named Appendix 1: Site Templates, under the 'Supporting Documents' tab on the consultation portal.
<< insert hyperlink to Appendix 1 supporting document>>
Page 100 94 Tunbridge Wells Borough Local Development Framework 18 March to 24 May 2013 Site Allocations Development Plan Document Agenda ItemConsultation 6 Draft Appendix 2: List of Policies and Sites
Strategic Policies
POLICY AL/STR1 Limits to Built Development POLICY AL/STR2 Environmental Designations POLICY AL/STR3 Safeguarding Former Railway Lines Site No. Site Address Proposed Use 302 Tunbridge Wells Central to Eridge Railway Line Railway use and green infrastructure corridor Sites proposed to be allocated or designated
Royal Tunbridge Wells
POLICY AL/RTW1 Public Realm Framework POLICY AL/RTW2 Crescent Road/Church Road Area of Change Site No. Site Address Proposed Use 102 Mount Pleasant House, Lonsdale Gardens Mixed uses 132 Cinema Site, Mount Pleasant Road Mixed uses 179 27-67 Mount Pleasant Road Mixed uses 1012 Town Hall Site Mixed uses POLICY AL/RTW 3 Vale Avenue Area of Change Site No. Site Address Proposed Use 69 Vale House, Vale Avenue Mixed uses 70 Merevale House, Vale Avenue Mixed uses 1013 Multi-storey Car Park, Vale Road (Torrington Car Mixed uses Park) POLICY AL/RTW 4 Eridge Road Area of Change Site No. Site Address Proposed Use 105 Union House including Car Park, The Pantiles Mixed uses
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177 Land at Montacute Gardens including Surface Car Mixed uses Park POLICY AL/RTW5 Site No. Site Address Proposed Use 72 Arriva Bus Depot, 36-46 St Johns Road Residential POLICY AL/RTW6 Site No. Site Address Proposed Use 83 Lifestyle Ford (formerly Stormont Ford) Residential POLICY AL/RTW7 Site No. Site Address Proposed Use 86 Plant and Tool Hire, Eridge Road Residential POLICY AL/RTW8 Site No. Site Address Proposed Use 91 Homoeopathic Hospital, Church Road Residential POLICY AL/RTW9 Site No. Site Address Proposed Use 98 John Street Car Park Residential and public car parking POLICY AL/RTW10 Site No. Site Address Proposed Use 99 Land at Miniature Rifle Range, Warwick Park Residential POLICY AL/RTW1 1 Site No. Site Address Proposed Use 151 West Station Coach Park, Linden Park Road Residential POLICY AL/RTW12 Site No. Site Address Proposed Use 194 Gas Works, Sandhurst Road Residential POLICY AL/RTW13 Site No. Site Address Proposed Use 195 Land at Meadow Road/Belgrave Road/Tunnel Residential Road 1031 55-61 Goods Station Road Residential POLICY AL/RTW14 Site No. Site Address Proposed Use 343 Land at Quarry Road Residential POLICY AL/RTW15
Page 102 96 Tunbridge Wells Borough Local Development Framework 18 March to 24 May 2013 Site Allocations Development Plan Document Agenda ItemConsultation 6 Draft
Site No. Site Address Proposed Use 336 Tunbridge Wells Telephone Engineering Centre, Residential Broadwater Lane 355 The WA Turner Factory, Broadwater Lane Residential POLICY AL/RTW16 Site No. Site Address Proposed Use 199 Land at Medway Road Residential 263 123-129 Silverdale Road, Silverdale Residential Road/MerrionWay 335 Beechwood Sacred Heart School Residential 342 Land at Bayhall Road/Forest Road, Hawkenbury Residential 1010 Land at Culverden Park/Culverden Park Road Residential (existing car park) 1030 Former Builders' Yard, Goods Station Road Residential POLICY AL/RTW17 Site No. Site Address Proposed Use 1033 Land to north of Royal Victoria Place A1-A5 retail POLICY AL/RTW18 Site No. Site Address Proposed Use 101 Neville House, Mount Ephraim Employment uses: B1(a) office or A2 (financial and professional services), B1(b) research and development, B1(c) light industry, C1 hotels and D1 non-residential institutions POLICY AL/RTW19 Site No. Site Address Proposed Use 190 Mount Pleasant Avenue Car Park Employment uses: office (B1(a)) or financial and professional services (A2) POLICY AL/RTW20 Site No. Site Address Proposed Use 68 Lifestyle Motor Europe Tunbridge Wells Commercial or residential 184 Tunbridge Wells Golf Club, Langton Road Commercial or residential POLICY AL/RTW2 1 Site No. Site Address Proposed Use 111 Land including Car Park and Buildings off Grove Mixed uses Hill Road POLICY AL/RTW22 Site No. Site Address Proposed Use
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112 Land at Unigate Dairy and Freeway Tyres Mixed use or residential POLICY AL/RTW23 Site No. Site Address Proposed Use 147 Auction House and Public Car Park Mixed use to include retail, leisure, residential and parking POLICY AL/RTW24 Site No. Site Address Proposed Use 191 Land at former Kent & Sussex Hospital Site Mixed use to include residential, office and community uses, and a children's play area POLICY AL/RTW25 Site No. Site Address Proposed Use 1020 Kenwood House, Upper Grosvenor Road Mixed use including retail, office and residential POLICY AL/RTW26 Site No. Site Address Proposed Use 85 Land at Bayham Road Residential 338 Cemetery Depot Residential POLICY AL/RTW27 Royal Tunbridge Wells Town Centre Key Employment Area POLICY AL/RTW28 North Farm/Longfield Road Key Employment Area Site No. Site Address Proposed Use 322 Land north of Kingstanding Way Commercial and employment 337 Tunbridge Wells Delivery Office, Dowding Way Commercial and employment 1035 Land at North Farm Lane Commercial and employment POLICY AL/RTW29 Royal Tunbridge Wells Town Centre Boundary and Primary Shopping Areas POLICY AL/RTW30 Neighbourhood Centres POLICY AL/RTW31
Recreation Designations
Southborough
POLICY AL/SO1 Site No. Site Address Proposed Use 163 Land at Yew Tree Road (Southborough Library), Residential Yew Tree Road
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POLICY AL/SO2 Site No. Site Address Proposed Use 370 Southborough Hub (Area 1), London Road Mixed use including residential, community, retail, assembly & leisure and car parking POLICY AL/SO3 Site No. Site Address Proposed Use 371 Southborough Hub (Area 2), London Road Recreation Open Space, Allotment Land and provision of Children's Playspace POLICY AL/SO4 Southborough Town Centre Boundary and Primary Shopping Areas POLICY AL/SO5 Neighbourhood Centres POLICY AL/SO6 Southborough High Brooms Key Employment Area Green Belt and Rural Fringe
POLICY AL/GB1 Site No. Site Address Proposed Use 61 Land between Brightridge and Speldhurst Road, Residential Speldhurst Road Allotments, Southborough 95 Knights Way, RTW Residential and school 168 Land at Hawkenbury Farm, RTW Residential and school 176 Land at Knights Park, RTW Residential and school POLICY AL/GB2 Site No. Site Address Proposed Use 53 Land at Notcutts Nursery, off Tonbridge Road, Park and Ride facility Pembury POLICY AL/GB3
Long-term Land Reserve
Site No. Site Address Proposed Use 59 Grange Road Allotments, off Wickham Gardens, Long-term land reserve RTW 84 Land at the Rocks, Reynolds Lane, RTW Long-term land reserve 96 North Farm Tip, RTW Long-term land reserve 192 Land at The Lodge, Culverden Park, RTW Long-term land reserve 237 Land at Culverden Down, RTW Long-term land reserve 275 Land at Culverden Down (site part 1), RTW Long-term land reserve
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278 Land at Culverden Down (Part 4), RTW Long-term land reserve 339 Culverden Stadium, RTW Long-term land reserve 349 Rural Fringe land at 54/56 Culverden Down, RTW Long-term land reserve POLICY AL/GB4
Broad areas of search for long-term land reserve
POLICY AL/GB5
Major Developed Sites
Site No. Site Address Proposed Use 300 Holmewood House School, Langton Green Major Developed Site 301 Kent College, Pembury Major Developed Site 378 Tunbridge Wells Hospital, Tonbridge Road, Major Developed Site Pembury Paddock Wood
POLICY AL/PW1 Site No. Site Address Proposed Use 220 Commercial Road West Car Park, Commercial Mixed uses, including residential Road/Station Road 244 Land off Station Road Mixed uses, including residential POLICY AL/PW2 Site No. Site Address Proposed Use 271 Wesley Centre, Commercial Road/ Old Kent Road Community facility POLICY AL/PW3 Site No. Site Address Proposed Use 218 Land at Church Farm, Church Road Residential 1007 Land off Mascalls Court Road Residential and education POLICY AL/PW 4 Paddock Wood Key Employment Areas POLICY AL/PW5 Site No. Site Address Proposed Use 320 Land off Nursery Road Informal Open Space POLICY AL/PW6
Land off Green Lane Recreation Designation
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POLICY AL/PW7 Area of Landscape Importance POLICY AL/PW8 Paddock Wood Town Centre Boundary and Primary Shopping Areas Cranbrook
POLICY AL/CR 1 Site No. Site Address Proposed Use 80 Land off Stone Street and High Street Mixed use to include A1 retail, B1 office and C Class residential use. 109 Former Council Offices, High Street Residential, elderly accommodation, or a mix of uses 1018 Police Station, Wheatfield Drive A residential use is preferable in this predominantly residential location that is close to the Town Centre. POLICY AL/CR2 Site No. Site Address Proposed Use 328 The Vicarage, Waterloo Road Residential POLICY AL/CR3
South Cranbrook (land adjacent to the Crane Valley)
Site No. Site Address Proposed Use 294 Land south of High Street This site has potential for a variety of uses as part of a wider development, including open space, landscape buffer and pedestrian access 298 Land south of High Street and west of Orchard Residential with possible associated uses, Way for example community facilities, recreation and open space etc depending upon the outcome of a detailed planning application and the needs of the wider community. POLICY AL/CR4 Site No. Site Address Proposed Use 80 Land off Stone Street and High Street Mixed use to include A1 retail, B1 office and C Class residential use. POLICY AL/CR5 Site No. Site Address Proposed Use 11 Wilkes Field, Rear of High Street/Stone Street Community facility POLICY AL/CR6
Cranbrook Town Centre Boundary and Primary Shopping Area
Page 107 18 March to 24 May 2013 Tunbridge Wells Borough Local Development Framework 101 Consultation Draft Site AllocationsAgenda Development Item Plan Document 6 Hawkhurst (Highgate), The Moor and Gill's Green
POLICY AL/HA1 Site No. Site Address Proposed Use 362 Hawkhurst Castle (known locally as Babies Castle), Residential Cranbrook Road POLICY AL/HA2 Site No. Site Address Proposed Use 356 Land off Highgate Hill (north), High Street Residential and community facility 357 Land off Highgate Hill (south), High Street Residential and community facility POLICY AL/HA3 Site No. Site Address Proposed Use 333 Birchfield, Rye Road Residential POLICY AL/HA 4 Gill's Green Key Employment Area POLICY AL/HA 5 Hawkhurst Town Centre Boundary and Primary Shopping Areas POLICY AL/HA6 Recreation Open Space Villages and Rural Areas
POLICY AL/VRA1 Site No. Site Address Proposed Use 231 Sissinghurst CE School, The Street, Sissinghurst Residential, including the retention of an element of community use or mixed use including residential POLICY AL/VRA2 Site No. Site Address Proposed Use 288 Park & Ride Pembury Tesco, Pembury Road, Park and Ride facility Pembury POLICY AL/VRA3 Site No. Site Address Proposed Use 376(a) Land to the south of Sandhurst Avenue, Sandhurst Sports pitches and other outdoor recreation Avenue, Pembury (part a) 377(b) Land to the east of Woodside Road, Woodside Sports pitches and other outdoor recreation Road, Pembury (part b) POLICY AL/VRA4 Site No. Site Address Proposed Use
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1025 Bewl Reservoir, Near Lamberhurst Raising of current level of water in the reservoir to increase its capacity POLICY AL/VRA5 Brook Farm Key Employment Area
Page 109 18 March to 24 May 2013 Tunbridge Wells Borough Local Development Framework 103 Consultation Draft Site AllocationsAgenda Development Item Plan Document 6 Sites not proposed to be allocated or designated
Royal Tunbridge Wells
Site No. Site Address 89 St Peter's Church of England Primary School, Windmill Street 90 Land on the south-east side of Upper Grosvenor Road 103 Land at Burnside, Sandhurst Road 104 Kentish Gardens/Glenmore Park 106 Land at Eastlands Road, Ramslye Road 113 Land adjacent to 108 St Johns Road 114 Land at 84 St Johns Road 115 Land between Allandale Road, Burslem Road and Greggswood 116 Land adjoining 14-34 Greggswood Road 123 Great Hall, Mount Pleasant Road 124 Great Hall Car Park 133 Former Medway Depot Site, Grosvenor Bridge 138 Showfields Hall, Showfields Road 139 Tunbridge Wells Sports and Youth Centre 143 9-19 Colebrook Industrial Estate, Colebrook 144 1-4 Roper's Gate, Roper's Gate 145 Beech Street Car Park 146 Camden Road Car Park 148 Little Mount Sion Car Park 150 Warwick Road Car Park 165 Land at Edward Street 171 45a Bayham Road 180 1-25 Mount Pleasant Road 181 Station Car Park, Corner of Mount Pleasant/Vale Road 185 Land at The Skinners Academy (formerly Tunbridge Wells High School), Blackhurst Lane 186 Playing field north of Pembury Road, The Skinners Academy (formerly Tunbridge Wells High School), Blackhurst Lane 193 Land adjacent to Dunorlan Park, Pembury Road 290 Church Hall, Milton Drive 313 Land at Southview Road 314 Land at Julian Hewitt grounds, Farmcombe Road 315 Land at Goods Station Road 317 Land at Hawkenbury Recreation Ground 332 Toc-H Hall, Little Mount Sion 340 Land at Hilbert Road 358 Calverley House (55 Calverley Road), 2/6 Camden Road, 3 Calverley Street 359 Garden Street Multi-storey Car Park 1011 Meadow Road Car Park
Southborough
Site No. Site Address 62 13-17 London Road, Southborough 79 Land to rear of Barnetts Wood, Southborough 200 Fire Station, London Road 311 Land at Powder Mill Lane
Green Belt and Rural Fringe
Site No. Site Address 54 Land at Sandown Park, off Blackhurst Lane, RTW 55 Land at Sandown Park, off Blackhurst Lane, RTW 56 Land at Sandown Park, off Blackhurst Lane, RTW 57 Land at Sandown Park, off Blackhurst Lane, RTW
Page 110 104 Tunbridge Wells Borough Local Development Framework 18 March to 24 May 2013 Site Allocations Development Plan Document Agenda ItemConsultation 6 Draft Site No. Site Address 82 Land rear of Chilston, Dunorlan Park, RTW 126 Land at Keeper's Cottage (Plot 71), Forest Farm, off A21, Capel 183 Land at Woodreeves, RTW 187 Playing field south of Pembury Road, The Skinners Academy (formerly Tunbridge Wells High School), Blackhurst Lane, RTW 188 Land at Nevill Park, RTW 202 The Piggery, Powdermill Lane, Southborough 207 Land to rear of Mercure Hotel (formerly Ramada Jarvis), Tonbridge Road, Pembury 208 Land fronting Tonbridge Road, Corner of A228/Tonbridge Road, Pembury 223 Land E of Bidborough Corner/N of Vauxhall Lane, E of A26/Vauxhall Lane, Southborough 224 Carpenters Yard, Pembury Road, Capel 226 Land north of Tunbridge Wells Hospital, east of Tonbridge Road, Pembury 273 Land at Caenwood Farm (southern section), RTW 291 Land at Sandown Park, RTW 306 Land adjacent to Rusthall Recreation Ground, RTW 330 Tunbridge Wells Garden Centre, RTW 348 Moatenden, Vauxhall Lane, Southborough 379 Swan Hotel Garage, London Road, RTW
Paddock Wood
Site No. Site Address 155 Land north of Paddock Wood, Maidstone Road/A228/Tudeley Brook 160 Land adjacent to 51 St Andrews Road, St Andrews Road 175 Land rear of Nos. 2-42 Maidstone Road 219 Land at Mascalls Farm, Badsell Road 239 Land west of Blackberry Way, Blackberry Way 303 Bus/rail interchange 323 Land west of Maidstone Road 1016 Land off Station Road/Commercial Road 1023 Little Rhoden Farm, Lucks Lane
Cranbrook
Site No. Site Address 8 Jaegers Field, Angley Road 9 Scott Field 10 Rammell Field, Bakers Cross 13 Land on the east side of Freight Lane 14 Land at Turners Avenue 19 Southlands, High Street 92 Ambulance Station, Tippens Close/Rammell Mews/Doctor Hopes Road 108 Cranbrook Museum, Carriers Road 142 Land at Quaker Lane, Quaker Lane 154 Land to the rear of Lloyds Bank, High Street 161 Land to the north of Cranbrook Library, Carriers Road 209 Oakbeam Car Park (adjacent to Co-op), High Street 210 Oakbeam Car Park, High Street 211 The Tanyard Car Park, St Davids Bridge 212 Former Gas Site, St Davids Bridge 293 Land west of Crane Lane 299 Land off Carriers Road 318 Land at Crane Valley 329 The Tanyard Woodyard, The Tanyard 347 Land adjacent to The Sanatorium, Freight Lane
Page 111 18 March to 24 May 2013 Tunbridge Wells Borough Local Development Framework 105 Consultation Draft Site AllocationsAgenda Development Item Plan Document 6 Hawkhurst (Highgate), The Moor and Gill's Green
Site No. Site Address 27 Marches Field, Kent Woodware, Cranbrook Road, Gill's Green 28 Arriva Bus Depot 29 Wealden Advertiser, Horns Road, Hawkhurst (The Moor) 30 Land to the south of Hensill House, Hensill Lane, Hawkhurst (The Moor) 31 Woodham Hall, Rye Road, Hawkhurst 32 Land known as Four Throws, South of Conghurst Lane 33 OS Plot 7007, Cranbrook Road 64 Land adjacent to Fowlers Park, Rye Road 216 Northgrove Car Park, Northgrove Road 217 Land to the South of Woodham Hall, Rye Road 235 Site at Hawkhurst Gasworks, Talbot Road, Hawkhurst (The Moor) 238 Land at Hall House, Moor Hill (A229), Hawkhurst (The Moor) 274 Former Springfield Garden Centre, Cranbrook Road, Hawkhurst 324 Land at the former Hawkhurst Railway Station, Gill's Green 331 White Woods Farm, Whites Lane 341 Land at Red Oak 354 Land adjoining Hartnokes, Heartenoak Road 360 Ash Garage, Cranbrook Road, Gill's Green 361 Lillesden, Hastings Road, Hawkhurst (The Moor) 363 All Saints Church, Rye Road, Hawkhurst (Highgate) 364 Bowles Lodge, All Saints Road 365 Former P.F. Skeet Yard, Talbot Hill, Hawkhurst (The Moor) 366 Copthall, Copthall Avenue 367 Methodist Church, Highgate Hill, Hawkhurst (Highgate) 368 Former Public Toilets, Ockley Road, Hawkhurst (Highgate) 369 Chittenden Field, adjacent to Chittenden Cottage, High Street 1004 Land to the east of Cockshott Farm, off Highgate Hill 1006 Land adjacent to the Oak and Ivy Public House, Rye Road 1027 Hawkhurst Station Business Park, Gill's Green 1028 Gill's Green Farmyard, Patchwork End
Villages and Rural Areas
Site No. Site Address 1 Land rear of Cherryfields, New Pond Road, Benenden 2 Land adjacent to Homestead, Walkhurst Road, Benenden 3 Land at Apple Pie Farm, Benenden 5 Land at Four Winds Farm, Penshurst Road, Bidborough 6 Bramley House, Five Oak Green Road, Five Oak Green 7 Land to the west of Common Road, Common Road, Sissinghurst 12 Gate Farm, Hartley Road/Glassenbury Road, Hartley 16 Plummers Farm, Sissinghurst 17 Light Industrial Building, Spongs Lane, Sissinghurst 18 Land at Collins Place, off Common Road, Sissinghurst 20 Land at Triggs Farm, Goudhurst 21 Land at Balcombes Hill, Balcombes Hill, Goudhurst 22 Land adjacent to Goudhurst & Kilndown CE Primary School, Cranbrook Road, Goudhurst 23 South View Terrace and Old Parsonage, Balcombes Hill, Goudhurst 24 Land to the south of the Old Parsonage, Balcombes Hill, Goudhurst 25 Land adjacent B2084, Ladham Lane, Goudhurst 26 Tattlebury House, Goudhurst 34 Crouches Farm, Furnace Lane, Horsmonden 35 Land at Railway Tunnel (south), Maidstone Road, Horsmonden 36 Land at Railway Tunnel (north), Maidstone Road, Horsmonden 37 Land south of Brenchley Road, Brenchley Road, Horsmonden 38 Lamberhurst Abattoir and land adjacent, Brewer Street, Lamberhurst
Page 112 106 Tunbridge Wells Borough Local Development Framework 18 March to 24 May 2013 Site Allocations Development Plan Document Agenda ItemConsultation 6 Draft Site No. Site Address 39 The Abattoir Field, Brewer Street, Lamberhurst 40 Land at Spray Hill House, Spray Hill, Lamberhurst 41 Land to the east of Spray Lane, Spray Hill, Lamberhurst 42 Land south of Greenside, School Hill, Lamberhurst 43 Land to the west of Maynards Lane, Matfield 44 Land east of Tuttys Farm and Cottage, Maidstone Road, Matfield 45 Site of A Berry & Son, Petteridge, Brenchley 46 Land at Glebe House, Holly Bank, Brenchley 47 Land between Ashlyn and The Lodge, Maidstone Road, Matfield 48 Land to the west of Market Heath House, Brenchley Road, Brenchley 50 Land to the south of Matfield Village Hall, Maidstone Road, Matfield 51 Land at Chalket Farm, South of High Street, Pembury 52 Stone Court Farm, Stone Lane/Stone Court Lane, Pembury 58 Land at Henwood Green, Adj 56 Romford Road, Pembury 74 Coal Depot, Henwood Green Road, Pembury 76 Texaco PFS/Edenbridge Honda, High Street, Pembury 87 Land at Speldhurst Road, Southborough 93 Land at Whetsted Road, Five Oak Green 117 Land to the south of Chieveley Drive, RTW 128 Land adj Columbanus, Parkfield Crescent, Iden Green, Benenden 152 Land between Poundfield, Bryn Tirion & Manor Cottage, Bodiam Road, Sandhurst 153 Lamberts, Church Road, Goudhurst 156 Land north of Sharps Hill Farm, Queen Street, Sandhurst 157 Land north of Hague Cottages, Coldharbour Road, Iden Green, Benenden 158 Orchard land south of Yew Tree Farm, Mill Street, Iden Green, Benenden 159 Orchard land to east of village centre, Standen Street, Iden Green, Benenden 162 Land at Lower Green Road, Lower Green Road, Pembury 170 Land at Noakes Depot, Goudhurst Road, Horsmonden 172 Bassetts Farm, Goudhurst Road, Horsmonden 173 Land rear of Asher Reeds, Farnham Lane, Langton Green TN3 0JT 174 Land adjacent to Cherry Trees, Farnham Lane, Langton Green 206 Hubbles Farm (Land at 32 Hastings Rd & rear), Hastings Road, Pembury 213 Land at Petteridge Lane & Tibbs Court Lane, Petteridge, Brenchley 214 Land off Stonewall Park Road, Langton Green 215 Land at Chicks Lane, Kilndown 228 Land at Furnace Lane, Furnace Lane/Gibbet Lane, Horsmonden 229 Land at Ashurst Hill, Ashurst Hill, Speldhurst 230 Land on the east side of Pixot Hill, (at the crossroads with Crook Road), Brenchley 232 Land off Cinderhill Lane, Matfield 233 Land at Crittenden Road, Matfield 234 Land east of Church Lane and west of Sychem Place, Five Oak Green Road, Five Oak Green 236 Sandhurst Primary School, off Queen Street, Sandhurst 240 Land off Furnace Lane, Furnace Lane, Lamberhurst 242 Frittenden Brickworks, Digdog Lane, Frittenden 243 Land at St Lawrence Avenue, Bidborough 247 Land east of Church Lane, Church Lane, Capel 248 Land west of Church Lane, Church Lane, Capel 249 Land west of Hartlake Road, Hartlake Road, Capel 250 Land east of Hartlake Road, Hartlake Road, Capel 251 Land south of Tudeley Lane, South east of Tanyard Cottages, Capel 252 Land south of Tudeley Lane, West of Tanyard Cottages, Capel 253 Land north of Tudeley Lane, South of railway line, Capel 266 Land at Falmouth Place, Five Oak Green 269 Land at Downingbury, Maidstone Road, Pembury 270 Land at Kirkins, Maidstone Road, Horsmonden 272 Land at Caenwood Farm (northern section), RTW 292 Land adjacent to Weavers, Horsmonden, Goudhurst Road and Noakes Cold Storage Depot, Horsmonden 295 Wallers, Speldhurst
Page 113 18 March to 24 May 2013 Tunbridge Wells Borough Local Development Framework 107 Consultation Draft Site AllocationsAgenda Development Item Plan Document 6 Site No. Site Address 296 Adjacent to Three Winds, North Road, Goudhurst 297 1 Chestnut Lane, Matfield 304 Allocation for car park extension at Ashurst Station, Ashurst 305 Land adjacent to Hawkenbury Recreation Ground, RTW 334 The Barracks, Cranbrook 344 Bentinck Farm, Romford Road, Pembury 345 Land to south of High Street, High Street, Pembury 346 Land to south of High Street, Part OS4255, High Street, Pembury 350 Matfield House, Orchards and Land, Matfield 351 Matfield House, Orchards and Land, Matfield 352 Matfield House, Orchards and Land, Matfield 353 Matfield House Orchards and land, Matfield 374 Land adjacent Breach Cottage, Goudhurst Road, Cranbrook 375 Land to the south of Hastings Road, Hastings Road, Pembury 376 Land to the south of Sandhurst Avenue, Sandhurst Avenue, Pembury (part b) 377 Land to the east of Woodside Road, Woodside Road, Pembury (part a) 380 Hartley Farm, Hartley Dyke, Hartley Road, Cranbrook 1009 Benenden Hospital, Goddard's Green Road, Benenden 1019 Yew Tree Farm, Coldharbour Road, Iden Green, Benenden 1021 Land adjacent to Camden Lodge and Camden Cottages, Sissinghurst Road, Sissinghurst 1029 Land at Old Orchard, Tanyard Close, Sandhurst 1032 Land opposite Went Farm, Speldhurst Road, Speldhurst 1034 Ringway Highway Services Depot,Swattenden Lane, Cranbrook (former Swattenden Depot)
Page 114 108 Tunbridge Wells Borough Local Development Framework 18 March to 24 May 2013 Agenda Item 6
Page 115 Agenda Item 6
If you require this document in another format, please contact:
Planning Policy Planning Services Tunbridge Wells Borough Council Town Hall ROYAL TUNBRIDGE WELLS Kent TN1 1RS
Tel: 01892 554056
Email: [email protected]
To view this consultation document online: http://consult.tunbridgewells.gov.uk
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