Appendix 4: Step 5 Sites Forming SHLAA Supply the Following Sites Have Met the Criteria for Steps 1-5 As Set out in the SHLAA Methodology

Swale Borough Council draft Strategic Housing Land Availability Assessment 2011-2012

Appendix 4: Step 5 sites forming SHLAA supply The following sites have met the criteria for steps 1-5 as set out in the SHLAA methodology. See below for sites at Queenborough and Rushenden; Sittingbourne town centre; and other sites with potential

Site Ref Address Settlement Yield

SW/006 Scocles Court, Scocles Road Minster 14

SW/013 Transit Works, Power Station Road Minster 46

SW/025 Nil Desperandum, Rushenden Road Queenborough 22

SW/034 Weston Works, Brent Hill/Brent Road Faversham 40

SW/039 Shellness Road/Park Avenue Leysdown 10

SW/040 Land north of Quinton Road Sittingbourne 1066

SW/069 Land at north east Sittingbourne Sittingbourne 120

SW/071 Land at Frognal Lane Teynham 300

SW/073 Land at Pheasant Farm, Grovehurst Road Sittingbourne 80

SW/076 Lydbrook Close, London Road Sittingbourne 60

SW/091 Western Link Faversham 233

SW/104 Land at Great Grovehurst Farm Sittingbourne 130

SW/112 St Bartholomew’s Primary School Sittingbourne 29

SW/113 St Thomas’s Primary School Sittingbourne 22

SW/114 Halfway Houses Primary School Minster 60

SW/120 Iwade Fruit and Produce Iwade 30

SW/122 Iwade village centre II Iwade 12

SW/123 Land east of Iwade village Iwade 311

SW/132 Land north of High Street Eastchurch 15

SW/140 Land and buildings at Parsonage Farm Newington 14

SW/163 Bull Lane Boughton 18

SW/169 HBC Engineering, Power Station Road Minster 87

SW/183 Land south east Iwade village Iwade 76

SW/191 Faversham Police Station, Church Road Faversham 12

SW/203 Land at Ordnance Wharf, Flood Lane Faversham 11

SW/209 Land at Preston Skreens Minster 24

SW/212 Bysingwood Primary School Faversham 15

Appendix 4. 1 Swale Borough Council draft Strategic Housing Land Availability Assessment 2011-2012

SW/220 152 Staplehurst Road Sittingbourne 72

SW/310 Freesia, Grovehurst Road Sittingbourne 15

SW/312 35 High Street, Milton Regis Sittingbourne 15

SW/325 Plover Road (Thistle Hill) Minster 130

SW/326 Scocles Road (Thistle Hill) Minster 500

SW/327 East Hall Farm Sittingbourne 70

SW/330 Stones Farm, Canterbury Road Sittingbourne 550

SW/353 Standard Quay Faversham 9

SW/354 Fentiman’s Yard, New Creek Road Faversham 2

SW/356 South East Coast Oil Services Ltd Faversham 16

SW/359 Standard House, New Creek Road Faversham 5

SW/374 Orbital, Staplehurst Road Sittingbourne 60

SW/405 Land at Minster Academy, Admiral Walk Minster 20

SW/415 Land off Colonels Lane Boughton 15

SW/417 Land south of Colonels Lane Boughton 6

SW/420 Land adj Mayfield, London Road Teynham 13

SW/424 Land at Swan Quay, Belvedere Road Faversham 20

SW/442 Watermark, Staplehurst Road, Sittingbourne 219

SW/996 Land adj Grovehurst Surgery, Grovehurst Rd Sittingbourne 16

SW/443 Barrow Green Farm, Barrow Green Teynham 25

TOTAL

Appendix 4.1 Queenborough and Rushenden

Site Ref Address Settlement Yield

SW/005 The Foundry, Rushenden Road Queenborough 37

SW/318 Land adj Manor Road Queenborough 6

SW/333 West Street Queenborough 80

SW/335 West of Rushenden Road Queenborough 1075

SW/370 South of Queenborough Creek Queenborough 250

TOTAL 1448

Appendix 4. 2 Swale Borough Council draft Strategic Housing Land Availability Assessment 2011-2012

Appendix 4.2: Sittingbourne town centre

Site Ref Address Settlement Yield

SW/111 Milton Pipes, Cooks Lane Sittingbourne 190

SW/337 Crown Quay Lane Sittingbourne 395

SW/338 Eurolink Way Sittingbourne 0

SW/340 High Street/St Michael’s Road Sittingbourne 0

SW/341 The Butts, St Michael’s Road Sittingbourne 0

SW/342 Swale House and environs Sittingbourne 95

SW/344 Sainsbury’s Roman Square Sittingbourne 0

SW/345 Central Avenue Sittingbourne 121

SW/346 Car park, Albany Road Sittingbourne 0

SW/347 Fountain Street Sittingbourne 12

SW/348 Land around Focus DIY, West Street Sittingbourne 52

SW/349 r/o 71-121 High Street Sittingbourne 0

SW/350 Jct East Street/St Michael’s Road Sittingbourne 16

SW/351 Gas Road Sittingbourne 0

TOTAL 881

Appendix 4.3: other sites with potential

Site Ref Address Settlement Yield

SW/009 Manor Farm, Key Street Sittingbourne 29

SW/037 Land at Ham Farm, Ham Road Faversham 35

SW/057 Land north of Key Street Sittingbourne 30

SW/085 Land at Jubilee Fields, Oak Lane Upchurch 0

SW/086 Land at Jubilee Fields, Oak Lane Upchurch 48

SW/094 Four Gun Field, Otterham Quay Lane Rainham 78

SW/096 Land at Lady Dane Farm, Love Lane Faversham 150

SW/126 Land at Cryalls Lane Sittingbourne 80

SW/165 Land at Belgrave Road Minster 140

SW/194 Land at Barton Hill Drive Minster 500

SW/233 Preston Fields, Canterbury Road Faversham 150

Appendix 4. 3 Swale Borough Council draft Strategic Housing Land Availability Assessment 2011-2012

SW/413 Land at Perry Court Faversham 150

SW/422 Land at Ufton Court Farm Sittingbourne 46

SW/441 Land west of Brogdale Road Faversham 66

SW/997 Oare Gravel Works Faversham 150

Appendix 4. 4 Swale Borough Council draft Strategic Housing Land Availability Assessment 2011-2012

9 10

2 T H IS Drain

1 2

7 COTTON 5

12 3

IM R OSE W AY

CL OS E 1

P ond El Sub Sta

Drain

1 BLUEBELL

13 2 SCOCLES ROAD

T H IST L E H IL L W A Drain 5

LA RCH END

3 Y

D 13

1 T H IST L E H IL L W AY

THISTL E HILL WAY 20 El 4 S ub S cocles Cott ages Sta

o 15 1 t

9 P ath ( um)

5 17

P ath ( um)

Knapton

Drain

Fairfield

29 P ond

P ond

Drain

Orchard Lodge El Sub Sta

11.8m 43

J U NIPE R CL OSE

5 SW/006

1 3 Scocles Court Manor NETTLE WAY Scocles Farm Pond AD 14.7m

33 to 55 to 33 Wells 57

Tanks

9 75 E 5 7 2

3 11 WAY

17 MALLOW

19 CORNFLOWER 10 ROAD 25

1 2

SHLAA ref SW/006

Site address Scocles Court, Scocles Road, Minster

Site area (ha) 0.8ha

Land owners yield 15-20

Density multiplier yield 26

Final SHLAA yield 14

Site description The site forms part of the grounds and setting of the Scocles Court grade II listed building. Falling within the Minster built-up area boundary, it adjoins the Thistle Hill development (still under construction) to the west. The site is largely flat and previously used for an orchard. Towards the north west and south east corners are small ponds, although these fall outside the site boundary. The site is bounded by dense mature hedgerow and mature trees along the east and west edge with residential development toward the north and Scocles court to the south.

Step 1 – policy constraints Should site progress to Step 2? Yes This site has no policy constraints (Ancient Woodland, AONB or designated wildlife sites).

Step 2 – suitability Should site progress to Step 3? Yes The distance of the site to a primary school exceeds that stipulated in the methodology, although land at Thistle Hill has been allocated as a potential site for a primary school. However, it is unclear whether KCC will take up this option. This site is within the urban area as defined by the Local Plan, the site owner will be able to seek to demonstrate the suitability of development via a planning application (SW/12/1172).

Step 3 – availability Should site progress to Step 4? Yes The Council resolved to grant planning permission for this development, subject to a legal Agreement, in December 2012. It is therefore considered to be available for development.

Appendix 4. 5 Swale Borough Council draft Strategic Housing Land Availability Assessment 2011-2012

Step 4 – achievability Should site progress to Step 3? Yes General advice is that the housing market should improve post 2012. The Council considers the site to be attractive for both purchasers and developers.

Step 5 – over all achievability Deliverable 0-5 years This site is considered suitable for housing development, with development anticipated within five years.

0-5 12- 6-10 17- 11-15 22- 16-19 27- 20-29 31- Not currently years 13 years 18 years 23 years 28 years 36 developable 13- 18- 23- 28- 36- 14 19 24 29 42 Yield 14- 14 Yield 19- Yield 24- Yield 29- Yield Yield 15 20 25 30 14 15- 20- 25- 30- 16 21 26 31 16- 21- 26- 17 22 27

Appendix 4. 6 Swale Borough Council draft Strategic Housing Land Availability Assessment 2011-2012

Ward B dy

HALFWAY ROAD D ra in

2.3m Golf Driving Range

D ra in

FB Sewage Pumping Station Drain

Stables El Sub St a

2.6m Drain

Pond

Pond 7

HURST COURT

6 11

Dr 4

ED & Ward B dy 3 D ra in

1 Water FB

DROVE ROAD CF

2.5m 129

Drain 125 SW/013 Saltworks Works

A 250 142 127 113

Kingdom Warehouse

5 Hall Drain 127a 3 101

1 95

Teal House Works

91 127d

Pump House in ra D 87

2.5m

6 D ef

2 140 18

12 ED and Ward

138 85 a Bdy Works Hythe House Education DROVE ROAD

(Special Needs School)

POWER STATION ROA

138 22 El Sub Sta Minster Mars

136 D

134

1 130 2a

Lodge 3 2 12 22

SHLAA ref SW/013

Site address Transit Works, Power Station Road, Minster

Site area (ha) 2.60

Land owners yield (where appropriate) 55

Density multiplier yield 91

Final SHLAA Yield 46

Site description The site is a mix of brownfield and greenfield. The eastern half of the site consists of storage units, gardening retail unit and transport works. Towards the west of the site is a single dwelling which would form part of the development scheme and peripheral greenfield land. The site is generally flat and is screened to some extent to the north by a fragmented line of trees. A pond and nature conservation area to the north east would remain intact and would be excluded from the developable area. The Sheerness golf course fronts the site to the north. The HBC engineering site, also submitted to the SHLAA (SW/169), is adjacent to the eastern boundary. The site benefits from an extensive frontage along Halfway (A250) and Power Station Road, with residential loosely adjacent to the east and south boundaries.

Step 1 – policy constraints Should site progress to Step 2? Yes Part of this site, together with the adjacent SHLAA site to the east, is currently in use for employment purposes and is identified in Swale Employment Land Review. Its employment potential is assessed as being poorly served in terms of strategic road access and local access is shared with a residential area. The report considered this employment site to be of low quality, and suggests that other forms of development, including residential, could be considered if the site became available for redevelopment. Part of this site is designated as a Local Wildlife Site. As this area will be excluded from the developable area it will reduce the potential for direct impacts on the Local Wildlife Site. Step 2 – suitability Should site progress to Step 3? Yes Appendix 4. 7 Swale Borough Council draft Strategic Housing Land Availability Assessment 2011-2012

Key constraints surrounding this site relate to potential contamination and flood risk, although it is anticipated that these constraints are not insurmountable. In the case of flood risk, it is assumed that as a reasonably sustainably located brownfield site, the exceptions test of the NPPF could be met. Minor issues include accessibility, archaeological potential, distance to a primary school and GP surgery, demolition of existing buildings, asbestos hazards and the impact on the trees surrounding the site and associated ecology. Primary school provision is currently being planned in the area as part of the restructure occurring at Danley Middle school. The GP surgery is only marginally beyond 800 metres from the development. These are not considered critical constraints given the overall regenerative benefits of developing the site and its brownfield status. The waterway and local ecology site will need to be retained which will necessitate a reduction in the developable area and affect housing yield. Ecological advice indicates that there is also potential for impacts on protected species as evidenced by habitats provided by buildings, water, grassland, trees and proximity to semi-natural green space habitats which are on site, which will need to be specifically assessed at planning application stage. The retention of the nature conservation area reduces the potential for impacts but does not avoid them altogether. If protected species are identified on the developable area, it may be possible to provide mitigation within, or by buffering the retained nature conservation area. The issue is not thought overriding. Previous commercial/industrial land use would imply the site is constrained by contamination issues, however, the desktop study undertaken in association with the 2011 planning application concludes that as much of the site is hard surfaced, that incidence of contaminated land is likely to be low. If contamination is deemed to be severe, then remediation costs are likely to be more of an issue particularly affecting viability.

Step 3 – availability Should site progress to Step 4? Yes Outline planning permission (indicative layout for 46 units) was granted in June 2012. This site is currently in dual ownership although the ambition to redevelop the site for housing is supported by both landowners. There are no formal lease agreements on the commercial units within the site which would impact on deliverability. SW/013 is not subject to any apparent legal issues and there is currently developer interest in bringing forward residential redevelopment at this site. Despite the minor lease and ownership issues raised above, and in recognition of an anticipated improvement in the housing market from 2012 the site is considered to be available in the short term.

Step 4 – achievability Should site progress to Step 5? Yes Market/viability advice given to the Council indicates development of this site is not viable in current market conditions. CBRE has undertaken sensitivity analysis to assess the impact that varying the sales values has on viability. In order for this scheme to be deliverable house prices will need to increase by about 21%. Affordable housing sensitivity analysis has also been undertaken and this shows that the scheme is not viable in the current market even if affordable housing is applied at a rate of 0%. In the light of the above, it is concluded that the site is capable of being developed subject to an improvement in market conditions, reduction in the level of affordable housing and confirmation that the site is free from contamination. The site is judged to be deliverable within 5 years. 3 & 4 bed houses were assumed with 30% affordable housing. The Council’s view is that the area at Minster/Halfway is a moderately attractive area for new housing, both for prospective residents and the market, with development showing successful delivery and buyer uptake in the past. Broad market advice is that the market could begin to recover in this area from 2012 onwards. Allowing for the approval of reserved matters, work would not commence on site until

Appendix 4. 8 Swale Borough Council draft Strategic Housing Land Availability Assessment 2011-2012

2014/15 at the earliest. Considering the scale and number of dwellings that could be accommodated at this site it is expected that a local (or regional developer), with an output of approximately 15 dwellings per annum, would be the most likely candidate to redevelop this land.

Step 5 – over all achievability Deliverable 0-5 years Overall, this site represents a suitable option for housing development, based on current evidence concerning the extent of the contamination at the site. Suitability also has a bearing on the yield from the site which has been reduced from the density multiplier to reflect the need to retain undeveloped areas. The site is considered to be available and is assumed to contribute to the short term housing land supply as per viability advice.

0-5 12- 6-10 17- 11-15 22- 16-19 27- 20-29 31- Not currently years 13 years 18 years 23 years 28 years 36 developable 13- 18- 23- 28- 36- 14 19 24 29 42 Yield 14- 15 Yield 19- Yield 24- Yield 29- Yield Yield 15 20 25 30 46 15- 15 20- 25- 30- 16 21 26 31 16- 16 21- 26- 17 22 27

Appendix 4. 9 Swale Borough Council draft Strategic Housing Land Availability Assessment 2011-2012

Tank Tank

Builder's Yard Shingle

Drain Re

4.0m

4.6m

42 Sea View 10 Shingle 40 Villas

ALSAGER AVENUE 14 4.0m MHW 3

Shingle Shingle Works SM 1 35

5.2m Tr ac k Sea View Villas

29 Works 24

23 FIRST AVENUE Shingle Tr ac k 8

5 17 7 Sunset Terrace

1 1 12 3.0m

SW/025 Playing Field WEL L R OAD 6 Fact

5.5m 53

1 1a

9 2.4m

24 13

Shingle

41 18 60 Rose Bank V 13 illa 23 SE COND AVENU E Highfield 29

6 1d 1c

1b The Willow 46 1 1a

SWALE AVENUE 15

1 44

15 2

17 4.6m

1 8

11 10 2

TCB

SWALE AVENUE Rushenden Hill 30 19 RUSHENDEN ROAD

SHLAA ref SW/025

Site address Land at ‘Nil Desperandum’, Rushenden Road, Queenborough

Site area (ha) 0.75

Land owners yield (where appropriate) 16

Density multiplier yield 30

Final SHLAA yield 22

Site description This site has a significant frontage to existing residential development to the east while the remaining land is predominantly undeveloped, except for the two discrete dwellings to the south west. The north boundary adjoins the sea defences of the Swale and provides access for the dwellings to the south. Also running along the northern edge is the railway line to the Coalwasher wharf. Parts of the site are well screened from the site by mature planting along the south boundary. The site has a considerable gradient sloping from south to north.

Step 1 – policy constraints Should site progress to Step 2? Yes The site adjoins international wildlife sites which would need to be considered during any development process, but these have not prevented the adjacent regeneration area from coming forward. Being outside settlement confines, it would also need a change in the local policy context via the Local Plan to bring it forward. Any biodiversity interest in terms of protected species is being determined.

Step 2 – suitability Should site progress to Step 3? Yes Currently, the site is over the recommended distance from a GP Surgery and Primary School. However, the Queenborough and Rushenden Masterplan identifies that a new primary school and health centre will be provided as part of the major regeneration scheme and these new services will greatly reduce the need to travel to reach services and would significantly improve the suitability of the site for housing development. Other minor constraints are access difficulties, utility provision, overhead power lines, archaeological potential, topography, flood risk, trees and the requirement to protect the amenity of existing

Appendix 4. 10 Swale Borough Council draft Strategic Housing Land Availability Assessment 2011-2012 residents. These are considered capable of resolution. This site lies within 40m of the Medway Estuary and Marshes SPA, SSSI and Ramsar sites. As such, an Appropriate Assessment will be required. However, it is assumed that mitigation provided by the nearby regeneration area would also serve this area. Ecological advice indicates that there is potential for impacts on protected species as evidenced by rough grassland, tree/shrub and proximity of water habitats, which would need to be specifically assessed at planning application stage. The topography and general prominence of parts of the site suggest a reduced yield of 22 units based on 30dph. Providing the aforementioned constraints can be overcome (and appropriate mitigation could be put in place) it is considered that this site would offer a logical and sustainable extension to Queenborough.

Step 3 – availability Should site progress to Step 4? Yes There are no apparent legal issues or lease and tenancy agreements affecting the availability of the site. It is currently in single ownership with a developer showing a keen interest to develop the site for housing purposes. The site does not benefit from an extant planning permission, although previous applications have been made. Although these applications have not been successful, they have been based upon the need for housing not having been found to be necessary in the context of the adopted Local Plan.

Step 4 – achievability Should site progress to Step 5? Yes Market/viability advice to the Council is that this site is not deliverable in the current market this is due to the relatively low values in the local area. It could be deliverable if values increase by 39%. On this basis, the site could be deliverable in 10-15 years. 2, 3 & 4 bed houses were assumed with 30% affordable housing. However, on the basis that the adjoining HCA controlled site at west of Rushenden Road (SW/335) is expected to start completions from 2014, it is possible that this site will come forward shortly afterwards. The Council’s view is that it may be possible that a developer here may be able to argue that they are not subject to the masterplan contributions strategy which should improve viability. Minor site preparation costs will be incurred through site clearance requirements, with further costs sustained through the realignment of telephone and power lines. Improvements to the unadopted access route and on-site infrastructure provision will also be a necessity but, critically these issues are unlikely to present a serious constraint to the delivery of the site in more buoyant market conditions. Considering the site’s relatively small scale it is assumed that either a local or regional house builder is most likely to show an interest in the site and suggest an output in the region of 20- 30 units per annum. Whilst there are some detractors to purchases – not least the freight line to the Coalwasher Wharf, the site affords good views of the Swale and Medway estuary and would be attractive to purchasers. The Queenborough and Rushenden regeneration area is located to the north west of the site and although development is not dependant on the delivery of the adjacent regeneration scheme, bringing the site forward in parallel would allow residents to make use of the new facilities and services as well as creating a more desirable proposition to potential house buyers and attractiveness of the site. Specifically, delivery of the site may require the general market uplift envisaged for the area as a result of the nearby regeneration project. This confirms the phasing of the site in the 0-5 year period.

Step 5 – over all achievability Deliverable 11-15 years This site is a suitable option for housing development, but is unlikely to be viable until values in the area have risen in line with viability advice. It is constrained by a number of minor factors which are not considered to present insurmountable barriers to development, particularly with a return to a more buoyant housing market. The site is available, but without

Appendix 4. 11 Swale Borough Council draft Strategic Housing Land Availability Assessment 2011-2012 an extant planning permission or developer, but is considered to be achievable. Delivery of the site may also be assist by an uplift in the area provided by the visible regeneration of other parts of Queenborough, especially as there is a lack of services and facilities in the immediate vicinity, the delivery of the site is projected for the latter parts of the 11-15 year timeframe.

0-5 12- 6-10 17- 7 11-15 22- 16-19 27- 20- 31- Not currently years 13 years 18 years 23 years 28 29 36 developable 13- 18- 23- 28- years 36- 14 19 24 29 42 Yield 14- Yield 19- Yield 24- Yield 29- Yield Yield 15 20 25 30 15 15- 7 20- 25- 30- 16 21 26 31

16- 15 21- 26- 17 22 27

Appendix 4. 12 Swale Borough Council draft Strategic Housing Land Availability Assessment 2011-2012

D 55 Brents 3.4m Tavern

57 Playing Field ( PH )

1 45

4 Davington Farm 12 63

19 13 4.9m

14 47

Mean High Water 14 11

REEDLAND CRESCENT 12 24 12 5 RIORY ROAD

6 Foot Bridge 19 20 Hall 48

21 45

Mean High Water 29 1

27 2 22 St John's

21 Church 41

STONEDANE 2 39 CRESCENT 10 14.1m LB 1 BRAMBLEHILL ROAD COURT

TCB 51 Willow Tap Cottage

Lych Gate REEDLAND Rose 32

Cottage 31 6

Ravenscourt Stone Creek House Bar n Remains of Eas t PH

St Mary Magdalene's Priory 29 3 (Benedictine Nuns, Founded AD 1153) 13 Ward BdyC CL W Davington Manor MLW Goldin

1 Wha St Mary Magdalene Ravenscourt Hillside & St Lawrence's Bar n Davington Car Park Pos ts Church West Vicarage Priory TCB CHURCH ROAD Mu d W h ar f 4.3m

The Lawn 3.1m Pos ts 8 SD 4 4 BELVEDER E ROAD Ravenscourt

Lodge

Ravenscourt Vicarage

Brent Hill J etty The Quays Bungalow 1 1 Belvedere 2 FRONT BR ENTS 1 ROMAN URNFIELD

1 ot 7 El Sub St a 7 1 El Sub Sta 12.6m 8

13 ater Provender Mill 5

6 ot 8 The BRENT HILL Mean Low W SW/034 El Sub St a CornerShop Provender Cottage 2 1 ot 5 Brent Hill Cottages 1 Millers Cottages

Belvedere 1 Allotment Gardens Cooling Tank 7 Wharf 9.4m 4.2m Ward Bdy

Creek 4 o t 1 CR House Smack Alley 1

1 4.6m Allotment Gardens 3.7m Pos ts Weston Works 14 FB

13 DAVINGTON HIL L Pumping Station Timber Yard 12 8.0m 4.4m MLW W h ar f Swing- PH SM

FB bridge 99 FB 1 Allotment Gardens Club Swan and Harlequin Sluice SM Mu d SL Allotment Gardens MLW FS PH Tr a ck 6 H al l Pos ts El Sub Sta 8 4.1m Works MLW NTL 5 BRENT ROAD CR BRIDGE ROAD FB 4.7m Mu d 3

4 Sluice 1 Q UA Y LAN E Warehouse 1

AllotmentGardens Tk

FB Allotment Gardens Mud Brewery 5

3.7m MILL PLACE 25 STREET 6 NTL CHURCH Tank Atoll Mean High Water MLW W ar d B dy House STRE Chy Pond Path Allotment Gardens Works Pond Faversham Creek Mud COND U IT Pond 22 LANE Mu d Conveyor 20 FB

er Depot W h ar f Brewery Tank FLOOD Mean High Wat

4.3m W ha rf

18 WEST STR EET FB

3.7m COND U IT

STREET 17 Garage WATER LANE St b id L d 2

SHLAA ref SW/034

Site address Weston Works, Brent Hill/Brent Road, Faversham

Site area (ha) 2ha

Land owners yield -

Density multiplier yield 70

Final SHLAA yield 40

Site description This site comprises brick-built workshop premises fronting Brent Road, with two storey offices on the land behind, accessed from Brent Hill. The office premises occupy high ground, which offers imposing views to and from the town. BMM Weston is in active employment use. A parking area lies within a fenced compound on the banks of the Creek. The site lies within the Faversham Conservation Area. Part of the site already has an extant permission for 24 dwellings. However, this has never been counted toward housing land supply as footings have been dug for the purposes of preserving the permission, but without any intent to develop.

Step 1 – policy constraints Should site progress to Step 2? Yes This site has no policy constraints (Ancient Woodland, AONB or designated wildlife sites). The Employment Land Review states that BMM Weston is a long established employment site. Local road access is poor via constrained roads and a narrow bridge; however the site appears to be adequate for the needs of the existing occupier. Given these constraints, it appears unlikely that the site would attract new employment development should the existing user relocate. The site is in single family ownership. While the Council would usually seek to retain such employment facilities, it is noted that the ELR advises that the site would be unlikely to attract new employment because of its constraints, although small-scale employment could be considered as part of a mixed use scheme. It is also known that the owners are looking for residential development of part of the site in order to assist with a rationalization of employment floorspace. Appendix 4. 13 Swale Borough Council draft Strategic Housing Land Availability Assessment 2011-2012

Step 2 – suitability Should site progress to Step 3? Yes This site meets the sustainability criteria with regard to access to local services. However, flooding is a key consideration on the lower parts of the site. In the context of wider aspirations for the regeneration of Faversham Creekside, mitigation measures may be capable of being secured. Agreement has been reached with the EA with regard to providing an addendum to the Swale Strategic Flood Risk Assessment. This means that instead of most of the regeneration sites on the Creekside being undeliverable, by virtue of falling within zone 3b, that a new approach has been devised. This addendum applies only to Faversham Creekside (which has a relatively confined floodplain). It allows safe access and egress to most sites whilst achieving the Local Planning Authority’s longstanding aim for regeneration in the area. Given the previously developed nature of these areas, and the prevailing convention to remove built-up areas from functional floodplain, a special designation is given to those previously developed areas which are located within the 1:20 year flood risk zone – Flood Zone 3a(i). This means that there is an acknowledgement of the high flood risk in these areas, without applying the strict policy restrictions associated with functional floodplain (Flood Zone 3b). Accordingly the flood risk is not considered to be an impediment to the regeneration of the Creekside. The site promoter envisages that the existing office use would be relocated from the building at the top of the hill, to premises at the bottom of the hill, with consolidation of the workshops in this area. This would leave the hilltop available for residential development. Plans for land to be reclaimed from the creek and a reconfiguration of the Creekside car park have been abandoned, and the affected land is now excluded from the submission. As this site is likely to yield more than 50 properties (including the 24 dwellings the subject of the extant permission), two accesses should be provided. While access could be provided to the site from Brent Road, there is an issue with the capacity impact on the wider highway network in particular the capacity across the bridge to Conduit Street. However, as redevelopment would result in a reduction in other vehicles arising from the use of this site, this may not be a constraint to development. Brent Hill is one-way and has a cycle lane. In the event of demolition, as a result of the site's existing use, contamination may be a constraint to development. This could be addressed during the planning application phase of development and appropriate planning conditions/legal agreements put in place to mitigate any harm. The conservation area setting and location of listed buildings adjoining the site (and mature non-TPO trees within the site) need not preclude development, but may ultimately have a bearing on the yield for the site and a reduction in yield against the density multiplier has been made to 40 dwellings. It is also unclear at this stage as to how well the existing business use could be integrated into the design and location of any new housing – this too may have a bearing upon matters.

Step 3 – availability Should site progress to Step 4? Yes The site has a single family owner. There has been developer interest in the site, but this has not been progressed by the landowner. The landowner’s timings for redevelopment/rationalisation are not entirely clear. However, the site is envisaged as being available during the plan period. In the previous SHLAA, this site was rejected on the grounds that there had been insufficient progress on the proposed Neighbourhood Plan for Faversham Creek to be able to determine whether a contribution from the site for residential purposes could be made. Although the Council has yet to publish its preferred option for the Creek, work undertaken for the Council by consultant Tony Fullwood is a likely way forward for the area that would potentially allow some residential development to take place. Without prejudice to the

Appendix 4. 14 Swale Borough Council draft Strategic Housing Land Availability Assessment 2011-2012

Plan, the Council believes that all sites at Faversham Creek should be taken further forward in the SHLAA process as ‘available’. Consultant work on the evolving Neighbourhood Plan reports to date that the BMM Weston site could be identified as a site for mixed use development – i.e. retaining the principal factory buildings in its current use, with residential development on the raised land outside the floodplain. There is potential for further residential development on the site of the fabrication unit, close to Ordnance Wharf. In view of the aspirations for a Neighbourhood Plan advocating employment-led regeneration, it is not considered appropriate to identify a yield strictly based on the SHLAA density multiplier (which equates to 70 units on 2ha of land at 50 dwellings per hectare). It is also likely that achieving a satisfactory design to reflect the sensitivity of the location will place a downward pressure on housing numbers. The precise yield is subject to detailed design work as part of the Neighbourhood Plan.

Step 4 – achievability Should site progress to Step 5? Yes The attractiveness of this location would make this an excellent opportunity for residential development, but the degree to which this can be achieved with an element of commercial development to realise a more vibrant mixed use area, requires some further testing as part of the Neighbourhood Plan. Although an extremely attractive and popular location for new housing, the juxtaposition with an existing employment use may marginally reduce its attractiveness, although this would be a matter for the detailed design of the scheme. However, on the basis of general market advice and viability advice in respect of other sites in Faversham, it seems likely that a viable scheme could be produced given the stronger values present in the town. As the Creekside is earmarked for mixed use, employment-led development, as a starting point, it is suggested that in terms of testing viability a 50-50 mix be achieved, giving an area of approximately 1ha for residential development. This split (subject to testing) would equate to 40 units, plus (existing) commercial floorspace This will need to be viability tested and therefore will be subject to change. Development may be pursued by a local or regional builder and is likely to be completed over 2 years In terms of achievability to the market development will follow after the expected upturn in the housing market in 2012, however, given uncertainties over the company’s medium and longer term plans, and the need to resolve the Neighbourhood Plan, a much longer lead in time is envisaged with development in the 16-20 year period envisaged.

Appendix 4. 15 Swale Borough Council draft Strategic Housing Land Availability Assessment 2011-2012

Step 5 – over all achievability Deliverability 16-20 years In view of the aspirations for a Neighbourhood Plan advocating employment-led regeneration, and work undertaken so far, it is assumed that this site is both suitable and available to for mixed use development, including residential. The final yield is estimated, and is subject to further detailed work around design issues, reflecting its heritage location. This will be further refined as the Plan progresses, having regard to viability testing. However, as an attractive proposition for both developers and potential purchasers, it is assumed that there will be strong interest. However, this will be dependent on the landowners aspirations for this family owned site and the timing of the eventual adoption of the Neighbourhood Plan. With the landowners intentions uncertain, but likely to crystallise during the SHLAA period, it has been nevertheless viewed as a longer term opportunity.

0-5 12- 6-10 17- 11-15 22- 16-19 27- 20-29 31- Not currently years 13 years 18 years 23 years 28 years 36 developable 13- 18- 23- 28- 36- 14 19 24 29 42 Yield 14- Yield 19- Yield 24- Yield 29- 20 Yield Yield 15 20 25 30 15- 20- 25- 30- 20 16 21 26 40 31 16- 21- 26- 17 22 27

Appendix 4. 16

Swale Borough Council draft Strategic Housing Land Availability Assessment 2011-2012

2 4

22 33

37 27

Police The Spinney 28

Office 11

NUTTS 29 12 Fabrian PC ESS Nutts Elm Trees House

Sunnyside

Latchmere SW/039 Holiday Camp B 2231 1 to 6

10.4m

Priory Court Nutts Caravan Site TCB Wing Cottages

Tithe Briny View Wing Lodge Barn James Court

Copperfield 1

1 to 6 Victoria

Pickwick 3 SHELLNESS

Glenivy 5 Wing House

Hall ROAD

AVENUE

SHLAA ref SW/039

Site address Site at Shellness Road and Park Avenue, Leysdown

Site area (ha) 0.20

Land owners yield (where appropriate) 5

Density multiplier yield 10

Final SHLAA yield 10

Site description The site is previously developed land located within the built-area boundary at Leysdown- on-sea. It forms part of a large hard standing currently being used as an informal car park and was previously used as a road haulage and bus depot and squash club. The Nutts Caravan site fronts the site on the east and north boundary with residential development located to the west and south.

Step 1 – policy constraints Should site progress to Step 2? Yes There are no policy constraints to development.

Step 2 – suitability Should site progress to Step 3? Yes Although Leysdown is a local service centre with a range of facilities, the major constraining factors affecting the suitability of the site for housing development is the distance from employment provision. Public transport is available. Although relatively frequent during peak hours, it is longer than 30mins with poor frequency particularly at evenings and weekends. However, in order to assist its local service centre role, small scale development at sites within the built-up-area boundary and on previously developed land should be considered suitable, provided other site constraints can be overcome. In the case of potential contamination from former road haulage uses, further investigation will be required to ascertain the extent and level of contamination at the site and whether remediation work will be possible and the site viable. However, it is not assumed to be an overriding constraint to development.

Appendix 4. 17 Swale Borough Council draft Strategic Housing Land Availability Assessment 2011-2012

Step 3 – availability Should site progress to Step 4? Yes At present there is no developer interest in this site, which has been earmarked for housing for a number of years. However, it is in single ownership with the landowner expressing a clear intention to develop the site for housing. There are no apparent legal issues affecting the site, nor any lease or tenancy agreements. Primarily, the lack of extant developer interest indicates that the site would not form a short term development option.

Step 4 – achievability Should site progress to Step 5? Yes Market/viability advice to the Council is that this site is viable in the current market in the 0- 5 year period. 3 bed housing was assumed with 0% affordable housing. The site is in centre of Leysdown and would be a reasonable and locally popular option for housing development. However, the peripheral location of Leysdown itself would suggest that, for a regional house builder, sites in more desirable locations would come forward before this site. Development by a local house builder would be a more likely proposition and could allow the site to come forward in a shorter timeframe. However, with no developer interest in the site, the Council considers that this would be at the end of the period. General housing market advice for the east of Sheppey is that it is expected to show signs of recovery from 2015.

Step 5 – over all achievability Deliverable 0-5 years This site is considered to be achievable, and a site which would be viable in current market conditions, however, the lack of interest and possible contamination may mean that it would come forward towards the end of the 0-5 year period and be attractive to a local developer.

0-5 12- 6-10 17- 11-15 22- 16-19 27- 20-29 31- Not currently years 13 years 18 years 23 years 28 years 36 developable 13- 18- 23- 28- 36- 14 19 24 29 42 Yield 14- Yield 19- Yield 24- Yield 29- Yield Yield 15 20 25 30 10 15- 10 20- 25- 30- 16 21 26 31 16- 21- 26- 17 22 27

Appendix 4. 18 Swale Borough Council draft Strategic Housing Land Availability Assessment 2011-2012

D ANES MEA D

S 20

16 18

Pond 6

M ON 4

A 2

R CH D R 22

GR OV E H I V E

8 69 o t 9 5

11 8

18 1 9 IN NI E M 1

13 3

5 3 Geo rge W7

alk6

81 to RSU T OR 71 Filling GODWIN CLO 2

Station M ON AR CH 4 D RI VE OAD RO M ON S CO UR T DA 9

14 19 21

REA M S W 25 27

36 The 12 38

17 AY Drain Kemsley Arms 22

Tk 33 26 1

Y W AY M AN ISY T C OU R 7 El Sub Sta 46 Pheasants 12 Farmhouse Kemsley H URSTL AN E THCR E ESCEN T 39 T arck SH EPPE FLAN DER S CLO SE SQ UAR E 41

TH E 9 52 49 RI D HAM 8 AV E NU E 12 T 39

5353 54 55 53 a b 61 SW AL E WA Y

ray Work s 55 58 40 59

OSTEND COURT 1 52 61 63 N RI D HAM AV ENU E 65

67 69

8 4 t8 o 4 94 71

70 REA M S 73

62 79

WES T GRE EN 82

to 6 0 t o 0 6 WA Y 72 CO L DH ARB O BR AM BLEFI E D RI VE 1 09

LI EGE CLO SE U R L A EAS T GREE N E 6

E LD YPR ES 67 77

L AN CO L DH A 87 22 1

tages RB OU R L AN E

21.4m L AN E EFI EL D 68 97 Pos ts

99 80 A 24 9 Kemsley Primary School 90 CO L DH AR Pos ts

BR AM BL BR UG ES CO U RT 00 1 B O

Kemsley L ANU ER 24.7m 10 1 7

RO UR T RS HU E OV GR

T A VEN UE CA STLE R OUGH LAN 13.9m FB E MAR SH R ISE 73 105 6

28.7m Bramblefield 81 2

GR OV EHURS Medical Centre D OA R 91 REC REATI O N W AY

1 01 1

Howt Green 70 Depot 60 Pos ts

Kemsley 1 07 17 Pond Cottages Halt 72 16

1 1 15

ndUn

2 1

Path (um) 171 22.2m 84 1

3 The Old Dairy

28.0m M OO N FL E 8 90 231

GLOVER CLOSE 5 5

ETL 58

E T CL OS E

I L L OWS EAD RED WA Y 19

8 92 10

PA VILI O N D 25 REC R 28

TH E W CO L E M AN D RI VE REC REATI NO W AY Dra i n Stickfast Farm 55 37

EATI O N 1 SHO RE 331 1

46 Woodshole Cottages 16

3 SAXON

23.8m RI VE

12 38 W AY

Layfield1 9

41 1 6

Cottages 98 6

32 4 A 24 T r a ck 20 Drain Kemsley Halt CLO SE ERS KE T Playing Field CR IC Layfield Cottages R IV E Garden of England HalfwayThe E Crematorium and Memorial Gardens House E CLO S LAN C AV E NU E STONE D

GR OV E HU RS T Howt Green SAN D SH EPPEY W AY Stickfast Playing Field Farm Drain BEA UVO I R

FLINT CLOSE D RI

VE STI CKFA Nether Toes CELT S CLO AYLEWYN

ST Blue Houses YNGE D HAM LAN E

E GR

Drain EEN

CCD L SE CLO

Drain D RI VE CH E y A 24 9 Bd G H D RI VE YN Aylewyn G reen WAY Upper Toes ED & Ward CLOE SE CO L F E

GR OV E HU RS T OAR D PUTTNEY M ERL EB UR NEMOE R VE DRI OWE M E ON D

D RIVE ELEAN R O

CD N DRIVE NEWMA I NG LED ECLIPA PSE STIME CLO SE WA L SBY D RI VE Drain

DR IV E

EN DRIVE CLO SE CLER KE METEO R CLO SE DR IV E SH EPPEY W AY AU STI N NEWMAN CLER KE DR IV E TO DD CRESC ENT CLO SE RET TENDON DR IVE

Q UI CKS OS E Y TEP CLOSE VA UG HAN

CLER KE DR IV E ATTL EE WA DR IV E SW/040 CLEMEN T CL 3.9mATTL EE WAY BU RK E STON CLO SE B U W IH R N H A M C LO

MB RL E E

WA L K ES DR IV S E AD ISHAM RG YEA T CLO SE R CLOSE YEA Gas Valve TES DR IV E Compound VEC TIS D RI VE Pond MILLE

H AM BRO OK MILLER GR E

EEN GO RY LC OSE MILLER A 24 9 LC CLOS E

CLOS E A COU RT ESTH ER CO UR P CLO SE PH ILLI P

E T S BR IT A NN IA LOUR CLO CLO SE CO UR T TU RNE R CLOSE TAIL GR OV EHU RS T R

CLO SE O XGR O F

F O XGR OV E I NV IC T A

AL EX AN DRA E V

SH EPPEY W AY ATTL EE WAY

UE OA D Holy Trinity Church

LIGE ILT I N D DR IV

ENEGE SAT

IS A VEN UE SATSAT IS A VEN D RI VE J ESSI CA RI CH M ON D CLO SE CH C LOSE E POR Q UI NT O CH ALLEN GER N

EWSM VO L AN T GR EE

The Jays N R OA D

E RDI ECA CLOSE N D RI VE CLO SE Cherry c roft Luxton House

Laurelin

House St Thomas's School 2 emsle Church WY VERN CL O SE ET

Farm 1 TR E S Cotts H and K TRI N ITY ROA D N OR T INH DE C L D RI VE Church Farm VO L AN TE SAFFR ON Sittingbourne SO E Byfield Court D E NBI G H CL O S E Police WA Y Houses LORIMA R COUR T

Cherry Den MIDDLET UNE AVEN UE Wyllie Court

Bloomfield Bide-a-wee Quinton Stores Lingfield J AD E CL Depot Lodge Regis Manor OS Community Primary School Roysden E Dunroveen M OUIL RNB E GR OVE Church Marshes Lingfield House SH EPPEY W AY Bobbing Village Hall COURT R

OLIVINE CLOS E GL OOBR EN K

LB R BE AM A 24 9 OAD D SAP PHI R S U NS SE RI REG I S CRESC ENT EET St Bartholomew's Church T CLO SE O NE LEY R OA Work s Allotment GR OVE E H STR Sole Place DRI VE Q UI NT O Gardens LANG N CLO SE lway Bobbing R O A Rai Village D N OR T Allotment MILL W AY School UE Gardens Refuse Tip AVEN Court Regis H AWK IN S CLO SE SONORA WAY RO BER TS Knight's RO BER TS CLO SE MIDDLET UNE N E WBR ID GE E DRIVE

TH E Cottages 2 Sittingbourne and Kemsley Light

1 ME A TRIBUN

Cherry Eldon Lodge DS J

Cottages CL OS E A VEN UE AV E NU E 1

BA LAS D RIVE

2 RO AD K Red-Roofs

Path (um) F RO BI SHE R S F IE L D AN ATA SE CLO SE A 24 9 L

YNGD LE Y KN I GHT VI CAR AG E Cherry Cottages WAY P1

CLO SE P2 R F2 T WA Y O AD AR GE N F1 SONORA TRONA COURT O1 t Railway OSE h Lig O2 10 PI PPI N C LOSE G1 CI NN AB AR D RI VE RO AD GALEN T O URM A L IN E DR IV E H VI CAR AG E C LOSE N1 and Kemsley I LL G2 A R C L OS E H C L IN E DR IV E LO GALENA CL N2 SE SPR OTS RO AD E Sittingbourne

F E L DS PA M1 3/8 TOURMA BR EW

BI S M UT H DR IV E LANGLEY M2 NE D RI VE /9 1 O PAZ D RI VE BU

SHLAA ref SW/040

Site address Land north of Quinton Road, Sittingbourne

Site area (ha) 60.70ha (gross) 48.79 (net)

Land owners yield -

Density multiplier yield 1366

Final SHLAA yield 1066 (mixed use and including land at SW/022)

Site description This substantial 60.70ha greenfield site is located to the north of Quinton Road between the A249 to the west and the railway line to the east. The site subsumes the smaller SHLAA site SW/022 to the north and fronts the ribbon of residential development along Bramblefield Lane and the Bramblefield Medical Centre and Kemsley Railway Station to the north east. Land at the medical centre is reported at SW/996. The site is well related to existing residential development although the railway line provides a significant barrier limiting the permeability of the development with residential development to the east. There is a small drain that roughly divides the site in half, entering towards the north east and terminating at the small coppice of Poplar trees toward the centre of the site. The western boundary of the site is formed by the A249 embankment.

Step 1 – policy constraints Should site progress to Step 2? Yes This site has no policy constraints (Ancient Woodland, AONB or designated wildlife sites). The Employment Land Review notes that the site’s proximity to the A249 suggests that it may have some potential to meet future employment needs in the long term, probably through a mixed use development.

Step 2 – suitability Should site progress to Step 3? No This site is well located to public transport options, notably Kemsley Station. Although there are limited other services, new provision is being made at Sonora Fields. The site is

Appendix 4. 19 Swale Borough Council draft Strategic Housing Land Availability Assessment 2011-2012 close to a medical centre and two local convenience stores. A site of this size could also be expected to generate its own service provision. There would be some erosion of separation between Sittingbourne and part of Bobbing; however, the site is entirely visually contained from Bobbing. The Council’s Urban Extensions Landscape Capacity study notes that the landscape relates to the urban edge of Sittingbourne (rather than to the countryside beyond the A249) and that residential and commercial development would perhaps be acceptable in this area, with a buffer of undeveloped land/open space along the A249. This analysis of landscape/settlement gap issues has been accepted by two previous Local Plan Inspectors. The extent of this buffer is important to the mitigation of any impacts. As work has progressed in the consideration of this site through various draft SHLAAs and the evolving Core Strategy/Local Plan the developer has demonstrated that a 60m wide buffer of open space (and allotments) to the A249 would provide sufficient mitigation. This has enabled the potential yield to be increased from the original 746 dwellings envisaged in 2008-2009. Another factor that will impact on yield is the proposed mixed use of the site. Originally it was intended that 8ha of land be set aside for B-class employment floorspace, in accordance with evidence from the Employment Land Review. This has been reduced to 2ha in the developer’s submission. Yields could be further increase if no employment land was provided on site. There is also a current Local Plan reservation for a secondary school (8.21ha). KCC are currently indicating that 10ha will now be required, together with a further 2.05ha for a two-form entry primary school. The need for this provision is to be further assessed by KCC as part of its modeling work for the Local Plan. Taking out the education element, this site has a net area of 48.79ha. The developer has indicated a yield of 1010. If the 2ha of employment land was replaced by more housing (56 units), then this would give an overall yield of 1066. The Council is of the view that in broad terms this approach is generally reasonable. Some initial concerns have been raised by Kent Highways regarding accessibility to the site. Although primary access can easily be provided at Quinton Road, a development of this magnitude will require a secondary access route onto the wider road network in a separate location. There is a reasonable prospect that this could be achieved from Grovehurst Road next to the Bramblefield surgery. A more strategically beneficial solution would be to cross land to the north of Bramblefield Lane, which would bypass Grovehurst to emerge on the Grovehurst Road close to the A249 interchange. This would require discussions with another landowner (Pheasant Farm SW/073). Initial soundings seem positive. Such a route would also increase the attractiveness of the site significantly for employment purposes and its overall mixed use potential. Some highway concerns may remain – notably increased pressures on congestion in Milton Regis and areas of north Sittingbourne and the use of Sonora Way as a route through to the Staplehurst Road and then to the A249. Wider still are potential impacts on junction 5 of the M2 with the A249. These points are subject to modeling as part of the Local Plan process, but initial indications are that they may not be critical constraints. Minor issues include overlooking of existing properties, removal of brickearth, localised flood risk in areas adjacent to the Kemsley drain and the potential need for improvements to be made to the crossing arrangements on the railway line (the existing footpath crosses the line direct, without provision of a footbridge).

Step 3 – availability Should site progress to Step 4? Yes Persimmon Homes has an option to purchase this site and as such the site is available.

Step 4 – achievability Should site progress to Step 5? Yes Market/viability advice given to the Council indicates that this site is not viable in current market conditions and would require an increase in values of about 28% before becoming

Appendix 4. 20 Swale Borough Council draft Strategic Housing Land Availability Assessment 2011-2012 deliverable. It is suggested that it would be deliverable in the 11-15 year period. A range of housing with no flats was assumed with 30% affordable housing. However, the developer considers the site to be viable now and this view has been accepted. The Council considers this to be a strong and proven location for housing development; it being both accessible to services and transport connections. A site of this size would be likely to attract a range of developer contributions to be addressed via a future CIL charge, the viability of which would need to be future tested. Phasing will also be affected by the need to prepare a development brief.

Step 5 – over all achievability Deliverability 6-20 year periods The site occupies an attractive location to the north west of Sittingbourne in close proximity to the Kemsley Railway station and strategic road network. It offers a considerable opportunity for mixed use development for housing, schools and employment. The site is large enough to offer considerable landscape enhancements which are necessary to minimise visual impacts. Critical to the site will be securing its second means of access, however, there is considered to be a reasonable prospect of this being achieved. Furthermore the wide range of developer contributions that the site is likely to attract will need a return to slightly stronger market conditions. As a national house builder Persimmon Homes would be expected to build out at a rate of 45 dwellings per year, however, it is assumed that other developers would become involved on a site of this size, and for purposes of phasing two developers are assumed. 0-5 12- 6-10 17- 80 11-15 22- 80 16-19 27- 80 20-29 31- Not currently years 13 years 18 years 23 years 28 years 36 developable 13- 18- 80 23- 80 28- 76 36- 14 19 24 29 42 Yield 14- Yield 19- 80 Yield 24- 80 Yield 29- Yield Yield 15 20 25 30 110 15- 45 400 20- 80 400 25- 80 156 30- 16 21 26 31

16- 65 21- 80 26- 80 17 22 27

Appendix 4. 21 Swale Borough Council draft Strategic Housing Land Availability Assessment 2011-2012

D ef

rack a Tr

De f

D r ai n

1 to 7

Barley

1 House 2 GRGRGR EAT EAT EAT

GRGRGR EAT EAT EAT 6 EASTHALLEASTHALLEASTHALL EASTHALLEASTHALLEASTHALL

WAYWAYWAY WAYWAYWAY St Giles Houses

1 5

Ward Bdy

T ra ck

1 5 Un d COU RT

RN FIELDS 9 St Giles

Church 12

BM 9.50m

7.9m

Tr a ck

T ra ck

Tr a ck

Un d

Tr a ck

5.7m

Tr a ck

D r ai n

Bunce

LOMLOMLOM AS AS AS ROADROAD ROAD LOMLOMLOM AS AS AS ROAD ROADROAD 15.0m

ED & Ward Bdy CR SL M P 46

The Bungalow

1 2

13.8m De f 11.2m

D ef MP 46.25 LOMLOMLOM AS AS AS ROAD ROAD ROAD LOMLOMLOM AS AS AS ROAD ROAD ROAD 4.4m

GP RH The Gatehouse

13 Signal Light BM 4.55m

MP 46.5m

De f 3

Tr a ck 1 The B arn ED & Ward Bdy Castle Cottages 5.0m Tonge Castle (site of) Rivendell LB CHU RCH ROAD FB Mill House

The Old Mill

Path (um)

Sluice Chy

U nd FB BM 5.30m S craps

B dy SHLAA ref SW/069

Site address Land at north east Sittingbourne

Site area (ha) 3.35ha

Land owners yield 90-150

Density multiplier yield 92

Final SHLAA yield 120

Site description Site SW/069 is located adjacent to the east of the Sittingbourne built-up area boundary and fronts the East Hall Farm housing allocation which is currently under construction. It is a flat greenfield site, located close to the main railway line which runs alongside Lomas Road to the south. The site itself is formed by two small arable fields which are separated by a track/public right of way that is raised on an embankment. The field boundaries are populated with mature hedgerow and the track is characterised in much the same way. The land identified for housing purposes comprises part of a much larger parcel promoted by the landowner for mixed use development involving employment and land identified as landscape/wildlife enhancement. Step 1 – policy constraints Should site progress to Step 2? Yes This site has no policy constraints (Ancient Woodland, AONB or designated wildlife sites). The Employment Land Review advises that in respect of a related site to the north west, it would form a natural extension to the established Eurolink industrial estate, but constraints would need to be overcome (ecological impacts/flooding), furthermore development would be dependent on improved road access. It would require an allocation via the Local Plan.

Step 2 – suitability Should site progress to Step 3? Yes At present the site is not well related to existing facilities and services. It is above the Appendix 4. 22 Swale Borough Council draft Strategic Housing Land Availability Assessment 2011-2012 recommended distance to a primary school (1.2km), GP Surgery (1.7km), and convenience store (1.3km). The site is also isolated from a public transport route within 800m walking distance. However, the 2009 revised development brief for East Hall Farm indicates provision of all the above facilities/services as part of the scheme. This would create an environment where site SW/069 could be considered a sustainable development option. Access to the site, in its current form, is not possible and would need to be via the current cul-de-sac off the Sittingbourne Northern Relief Road. This has been tested via the Council’s transport model which has not indicated serious issues at this stage, although the provision of the SNRR to the A2 would clearly be desirable. Proposals for its future provision and alignment are being addressed as part of the Local Plan process and may necessitate changes to the site area proposed for housing. The site is close to a designated European wildlife sites and residential development will potentially give rise to concerns over secondary impacts which would need to be assessed as part of the Habitat Regulations. However, a significant area of open space is indicated to the north of the housing area which could be used to address such issues. In terms of landscape impact, the Urban Extensions Landscape Capacity study advises that a degree of medium scale commercial and residential development would perhaps be appropriate. However, implementation of a significant landscape buffer would be important.

Step 3 – availability Should site progress to Step 4? Yes This site is in single ownership by an investment and land development company. The site is therefore considered to be available for development.

Step 5 – achievability Should site progress to Step 5? Yes Market/viability advice is that the site could be viable now, with 30% provision of affordable housing. A range of housing was assumed. The Council considers that the scale of the site suggests it is likely to be a reasonably attractive development option for a developer of local/regional influence in an area which has continued to deliver completions during the recent downturn. However, a significant factor may be the delivery of the final phase of the Sittingbourne Northern Relief Road which links to the A2. It is unclear whether this section of the road would be required to enable this site to go ahead and as such it may be safe to assume a later delivery path. A commencement of 2017-18 is assumed. The site will also require a masterplan to be prepared, although this would not affect overall achievability. Assuming a build out rate up to 30 units per annum, the site could be completed in five years and a is considered a medium term option within the 6-10 year period.

Step 5 – over all achievability Developable 6-10 years The site is suitable and available in a proven location and is likely to appeal to developers and purchasers. Its delivery may be affected by the availability of infrastructure, although this will need to be further examined as part of the Core Strategy. Other achievability issues are considered to lead to a later phasing than indicated by viability advice.

0-5 12- 6-10 17- 15 11-15 22- 16-19 27- 20-29 31- Not currently years 13 years 18 years 23 years 28 years 36 developable 13- 18- 30 23- 28- 36- 14 19 24 29 42 Yield 14- Yield 19- 30 Yield 24- Yield 29- Yield Yield 15 20 25 30 15- 120 20- 30 25- 30- 16 21 26 31

16- 21- 15 26- 17 22 27

Appendix 4. 23 Swale Borough Council draft Strategic Housing Land Availability Assessment 2011-2012

T r a ck

SL Oa k Cottage L O WE R R O MP 47.25 Orchard Cottage A D Holy Rise Path (um)

T ra ck Cobweb Cottage The Cottage Oa s t 1 Houses ueB l Beechfield Residential Home Cottage 17.5m

Fair View Orchard Lodge Sewage Works The Bungalow Sludge Bed Spring T r a ck SL Frognal Level Crossing

Un d

Frognal Farmhouse Frognal Villa Sludge Bed

Pond

Path (um)

Allotment Gardens 1 Path (um) 2 12.6m

T r a ck Little Frognal

Path (um)

MP 47.75

85 L O WE R R OA D

8 75

1 1

2 Ne w 65 6 L AN E 55

9 Cottages 11.9m 45 Station 11 Row 16 El Sub Sta LB S Tk

2 15

FRO GN AL

3 4

20 14 12.4m T r a ck 37

El Sub Sta OSIER ROAD

8 35

24 23

11 12 26

1 M P 48 Hall

Mast Castlewood 13

Barrow Green 34 7 Teynham

H ARR YS RO AD Osiers

19 Station 14.6m Farm

Pond 1 31 16 TCB Trouvaille 1 1 44 4 The Brennet

BA KE 1 05 12.1mRailway C ott 21 R C L O 11 21 11 5Ne wl and s

VI EW 1 52 a

2 RO PER RO AD 1 54 ges 8 S E 1 56 24

1 50 6 26 Railwa Taverny Spring Grove

(PH)

56 95 TH E CRE 25

O RCH ARD 12 1

1 to 20 15

42 SC ENT 33 37 Churchill House 6 1 38 12.1m

39 32 36 3

30 1 9 Bridge Cottages

5 1

52 36 91 1 2 7

40 18.1m

1 02 Hall Ethelbert1 6 El Sub Sta House 9 1 4 GP The Shop House1 88 CLO SE Triggs6 62 Cotts 4 S E L BY COU RT 24 87 1 The Old MP 48.25 Spring

H ONEYBA LL W A 74 12.7m 2 School 99 1

El Sub Sta 1 97 LK 1 1

47 72 2 51 1

12 C RE 9 6

CH ERR Y TREE 76 16 1

49 BR OA DA ' s R o w 25 1 09 1 Trigg's

73 BarrowGreen

71 14.9m

85 6

21 1 70 Ro w

1 10 8 11 F r e nc h 12.5m 61 Jordan

B a r r owG r ee n C ot t a ge 2 10 1 Cottage

19 1 12.5m

39 1 Barrow Green

73 RI VER S RO AD 15 CLO SE

16.5m RO UN DE L

71 1 14 71

17.6m 59 7.9m

08 1

Radfield 68

29 17.6m 14

A 2 MS

7 Beeches S Tk 27 61 Barrow Green Farm

Radfield 02 1 Whiteleaf

Radfield LB 58 House Azzellwood House VEN UE Path 47 ( 51 El um) Hall 6 AM BE R C Sub Sta Radfield 1 Oa s t MP 48.5 12 15.9m L O SE

1 2 00 1 Bailiffs House Orchard

BR AD FIELD A

Radfield Cottage 41 35 48

10 6

Cottages 17 FRO GN AL LAN E Pond L O WE R

Jubilee Cottage Radfield Restaurant Sports Ground CLO SE T ra ck 94 Whent's Farm Oasthouse 18 R OA D Cottage 1 to 24 BELLE F 1 15.6m The Oast House 14 Elizabeth Cottage R I 25 D 12 31

AY 29a 15.1m 36 Tanks M ORCLO E L L OSE 1

1 Claxfield 92

6Cottages Teynham Parochial 2

T r a ck SL

C of E Primary School 2 13

16 18 White Leaf Bungalow 14.5m

CR 44

Warehouse 80

14.0m 1 34 14

Claxfield House STA TION R OA D

RO MAN 1 22 76 R Glenbervie

LON O AD 3 1a 33 DO FRO Playground 32 Fire

5 N 2 7a

ROAD GN 8 D ON Engine

8 AL 9 CL Station

Claxfield OSE 27 AL D M O OR 10

N UT BE R RY C L OS E Villas 21

Side View 14.9m 88 24 Surgery

2 5a 25 AVE N UE 72 2 29

De f 4 2 15

Mayfield 13 74 14 1 El Sub Sta 1 25

S t a nmR or y e di n gsW e stDene Tata's Tun 2 26 15.2m 11 Pit The

Path Clearways 14 8

2 14 Gables Rh ys Fox (disused)

Cranfield 7 60

Court

Court4 Glenbrook 72 23 2 00 to 1 5 1 96 N OBE L

Heybridge 1 89 1 87 58 VIP Hous e 1 84 15.2m 20 13 CLO S 1 LB FRO GN AL 64 N EW Copper Lodge 1 72 GA RD 12 E

1 85 G ARD ENS Tey nham

1 77 ENS R OA

1 60 15

50 1 56

12 13

CH ERR Y GAR DENS 48 1 D 46 1 71 52 2 167a 1 67 18.2m

1 44

46 1 1 51 El Sub Sta P o st 115.7m 53 42 1 156a Claxfield Farm 142b 149d 149c 142a 149b J ay ol a Tank 1 40 b CR 149a

FridayC e n tr e 140a

Belle 28 1 1 47 FRO 32 36

1 43 GN 1

22 1 1 39 AL 11 28 2 G ARD ENS 1 33 Path (um) 1 A 2 Liby f Tumulus

2 22

26 Path (um) (site of)

Hardcourt 1 16 a 96 12 1 1 29

Villas 1 25 Ca r

1 21

1 00 92 Park 5

86 12 2

80 1 17 20 Wisteria 16

1 04 M e ws

1 to 5 to 1 Surge

1 09 PO 1 16.8m ry 3

1 07 74 1 05 PH PH

17.7m1 01 3 4 68 L et et r 93 9 1a 1 B 9 1b ox 91 to 3 Un d CR 8987 6 9a Pond

Ne w 85

75 69 ourt

House 56 48 60 18.6m Farm 67 El Sub Sta Shearluck Lion 65C

TCB 38

2 32 61

28 34 Monu

24 Ro se 22 ment House 47

ck a r T 20.5m 35 PH Pleasant View LONDON25 R PW Sunday School 13

Oxford Ho. 23.2m OAD 18

T r a ck

T ra ck 6 Dover Castle 3 1 D RO AD 25.0m Inn Ac orns 9 Orchard

9 a Mile Stone

Holly Bank1 Thatch

2 PorticoHo u se 4 T ra ck Alrona C L AX F IE L RO MAN RO AD

Orcha 21.7m The 1a rd Hous Forge The e Cottage 2 Walnuts 19.7m 17.2m

White 1 Hall

14 16.0m

16 De f Uxmal

Tulum Tel Ex Sandown LB Cottages

15 Sandown

T r a ck 1 7 t o 19 o t 7 1 T r a ck CELLAR HILL 15.3m 24 Sandown

LYNSTED LA NE Drifters Cottages 10 T ra ck

Lodge

21 Guide Post 7 4 1

30 A 2 Path (um) 28 16.1m Tank 2 1 17.1m

Fir Tree Cottage Orchard House

3 2a Cellarhill 32

27 Nurs ery

L O ND O 38 CR

SHLAA ref SW/071

Site address Land at Frognal Lane, Teynham

Site area (ha) 7.5ha (housing land only)

Land owners yield 300 + 32,850 sqm employment land

Density multiplier yield 210

Final SHLAA yield 300

Site description This housing proposal forms part of a larger scheme to include employment, separated from housing by playing field provision. The residential element of the scheme forms the southern extent of the larger scheme and is located to the north of the ribbon of residential development extending along Frognal Gardens and London Road. This peripheral greenfield site to the west Teynham comprises sports pitches to the north west and arable agricultural land to the east. It is fairly open in character although the mature hedgerow and playing pitch area, restored to a lower level than the surrounding land following remediation work, creates an enclosed appearance from Frognal Lane to the west. The site is flat and has an extensive frontage with existing residential development to the south and east. This site is being promoted for mixed use. 7.31ha to the north of the site are shown for employment purposes, with 7.5ha to the south. This leaves approximately another 7ha in the centre portion of the site for open space. Access to the site would be gained via a loop across a further parcel of land to the west in order to address the otherwise restricted highway access. This 8.3ha plot is shown as informal open space and adjoins land being promoted alongside Mayfield on the A2 (see report at SW/420).

Step 1 – policy constraints Should site progress to Step 2? Yes The site has no policy constraints (Ancient Woodland, AONB or designated wildlife sites). The site lies 1.5km from the closest point of the Swale SSSI, SPA and Ramsar site. Development of the site would be dependent upon resolution of Teynham’s role in the Local Plan process.

Appendix 4. 24 Swale Borough Council draft Strategic Housing Land Availability Assessment 2011-2012

Step 2 – suitability Should site progress to Step 3? Yes This site is located 955m from Teynham railway station and 385m from the bus services running along the A2. Since the opening of the High Speed train route, services at Teynham have reduced to one service an hour in each direction offering direct services to London-bound stations and connections via Sittingbourne (and Faversham). There is an hourly bus service between Faversham-Sittingbourne-Maidstone (333) and less frequent services to Canterbury and other minor services to nearby villages. It may be possible that a scheme of this size could support improvements to some services. The site is 385m from the nearest convenience store, 623m to Teynham Primary School and 307m to the GP surgery on London Road. Strictly speaking this site (and those at Mayfield – 420; and Station Road 144) is not as well served by public transport as the methodology stipulates. Bearing in mind the proximity to the remaining suitability indicators, it is considered that the combination of (hourly) public transport options overall, makes this a suitable site for development, especially given the mixed use nature of the proposals. Kent Highways advise that Frognal Lane is not suitable for additional traffic and has a poor junction with A2 and that the Lower Road is narrow and also unsuitable for additional traffic. However, a new access road and junction onto A2 would be possible and would be within the built up area and 30mph limit of Teynham. There is no significant crash problem in the immediate area. The site is close to the local amenities within the village and is accessible by bus and train. However, the developer would be required to mitigate against the effects of further traffic movements in Sittingbourne. Development could, however, proceed before the completion of the Bapchild section of the SNRR. In terms of landscape considerations Teynham was not assessed as part of the Urban Extension Landscape Capacity Study, however, it is a flat site which by virtue of surrounding hedgerow planting and existing development is very well contained. It is considered that the release of this site for development would not have a harmful impact on the landscape. Significant supplementary planting would, however, be required along the proposed access loop road where the adjacent land is fairly open in character. The proximity of the site to the SPA and Ramsar may trigger the need for a Habitat Regulations Assessment. Of particular concern will be the potential increase in recreational activities. In itself, the site has limited ecological value, with the field boundaries having the greatest opportunity for wildlife. The presence of, and potential for impacts on protected species should be assessed at planning application stage. It may also be possible to provide a small element of housing within the loop of the site if it is well related to the adjacent built areas and well screened from wider views. However, for yield purposes this has not been assumed.

Step 3 – availability Should site progress to Step 4? Yes The main site is in single ownership, with the land for access owned by a third party, over which the developer has an agreement. The site is being promoted by a developer.

Step 4 – achievability Should site progress to Step 5? Yes Market/viability advice is that the site is not viable in current market conditions. The development could be viable if values increase by about 36%. It is concluded that the site could be deliverable within 11- 5 years. A mix of 30 flats and 270 2, 3, 4 and 5 bed houses was assumed with 30% affordable housing. General market advice is that this area could see the beginnings of a return of the housing market from 2015. The Council’s view is that Teynham is likely to be attractive to a regional/national house builder. This is a greenfield site, with no obvious impediments to development, which

Appendix 4. 25