Mote Visitor Infrastructure Project Q&A’s

Questions answered in this document:

1. What is being proposed? 2. Why is this necessary? 3. What benefits would your proposals bring? 4. How much of the Green Belt field will be used for the new car park? 5. How many spaces will the new car park provide, and what will the surface treatment be? 6. Did you consider other sites on the estate for the car park? 7. What is the justification for creating a car park on Green Belt land in an AONB? 8. How does the Trust align this proposal with the need for greener modes of transport? 9. How will you promote greener travel – will the new car park have electric car charging points as well as cycle racks? 10. Will the ecology of the estate be impacted by the car park changes? 11. How does the project impact flood mitigation across the whole site? 12. Will the Trust gain extra income from the new car park? 13. Where will the new visitor reception and shop be? 14. Given the historic and sensitive nature of the main house, estate and surrounding countryside, why is the Trust planning for increased visitor numbers? 15. If permission is given for these changes, will you make further changes to accommodate increasing visitor numbers? 16. What response has there been to these proposals from key stakeholders at the pre-application and application stage? 17. What public consultation was carried out prior to the submission of the planning application? 18. Will the house and grounds remain open during the construction of the new car park/visitor reception and shop? 19. Will the bridleway be re-located? Will walkers still be able to walk close by the south of the house to enjoy the views? 20. Will Mote Farm be impacted by the proposals? 21. What plans are there to accommodate a glasshouse once the Garden Compound is relocated? 22. Are there any archaeological implications to consider as part of this project?

1. What is being proposed?

The National Trust is seeking planning permission to construct a relocated Car Park in the lower section of the field to the east of the Walled Garden and the existing parking area, restore the North Drive, remove the

1 temporary Visitor Reception building, reinstate the Walled Garden and construct a replacement Visitor Reception and Shop, Glasshouse and Bothy within the restored Walled Garden together with associated landscaping and drainage works.

This is in line with the Trust’s charitable purpose (under the National Trust Acts of Parliament: 1907 and 1937) to both preserve and conserve such historic assets ‘for everyone for ever’, and to promote access to, and enjoyment of, such places. This is a compelling responsibility in respect of Ightham Mote, crucial to protecting the unique setting and assets to enable its conservation, maintenance and enjoyment in perpetuity.

2. Why is this necessary?

The facilities currently in place at Ightham Mote were implemented as a temporary solution when the property came into the care of the National Trust, so that resources could be focused on the urgent need to conserve the dilapidated mansion at the time. Now it is time for a longer-term solution.

Following the completion of the major conservation and repair works the Trust has been looking outwards to the garden, estate and infrastructure required, in order to enable us to enhance the setting of Ightham Mote, reintegrate it within its historic landscape and manage visitors to the Mansion, garden and estate.

We welcome a growing number of domestic and international visitors to Ightham Mote. We’re delighted that so many people enjoy spending time here, but we know we need to improve facilities for our visitors and ensure we get the basics right, whilst protecting the house and gardens.

The Trust is committed to giving visitors improved access to its outdoor spaces and to make this possible investment is needed in car parking facilities at many of our sites. The proposed realignment of the car park at Ightham Mote will improve the access route for vehicles and pedestrians, improve safety on the adjacent bridleway and ease capacity issues. It will also enable us to more effectively manage traffic to protect and preserve the historic moated Manor, which has a unique story of survival for more than 700 years.

The current car park, part of which is in the historic Walled Garden, is impractical due to size and location and detracts from the historic North approach onto the site. Parking occupies areas that should be used to tell the story of Ightham Mote and to add to the sense of place. Relocating the car park will help to unlock the stories that bring this to life and create a sense of arrival that has been lacking in the current arrangement, whilst also maximizing benefits for wildlife.

Ightham Mote welcomed more than 166,000 visitors through its ticketed area to the house and gardens in 2017/18, and around 100,000 in 2008. We believe that the current arrangement is no longer fit for purpose as visitor numbers are predicted to continue to rise over the next ten years to 225,000.

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The wider estate also attracts walkers, horse riders and cyclists. While it is difficult to quantify exactly how many of these visitors use the car park, studies suggest the figure is in excess of 30,000 a year and growing.

However, the field used for current overflow car parking is only accessible when weather and ground conditions allow, requires extensively managing to avoid gridlock in the main parking areas and traffic backing up into Ivy Hatch village, inappropriate parking on verges and lanes which could obstruct access by emergency vehicles in an incident. It necessitates operating a one way system using the bridleway – making traffic visible from the house, potential conflict with bridleway users and putting more traffic onto the narrowest part of Mote Road.

Turning visitors away due to insufficient parking capacity is considered a last resort as this can cause significant traffic congestion on the surrounding approach roads.

The Visitor Reception for Ightham Mote is currently housed in a temporary building which has reached the end of its serviceable life and is no longer fit for purpose.

The shop is housed in the Coach House, a small building close to the main house which is not accessible to all and, with the increase in visitor numbers, is also no longer fit for purpose. It also has its own fascinating story to tell and is intended for interpretation and visitor enjoyment.

3. What benefits would your proposals bring?

The relocation of the car park away from the historic Walled Garden and northern approach will improve the setting of the Mansion, reinstating historic views and experience.

The release of additional historic spaces and the connectivity and flow that this project unlocks, will facilitate inclusion of new spaces such as the Coach House and Millfield. Extended access to the South Lake will also provide visitor dispersal opportunities, mitigating conservation concerns relating to the house.

The repositioned car park would avoid cars queuing into Ivy Hatch and causing congestion on the surrounding roads. It would be outside of the Conservation Area and further away from the Grade I listed Mansion and Scheduled Ancient Monument than the present car park.

It would allow the reinstatement of the Walled Garden with an opportunity for community involvement in its creation and maintenance. This would have a positive impact on the natural setting of a walled garden returning it to the wildlife haven it should be, and sympathetic planting would restore this historic feature, encouraging pollinators back into this space.

It would also help address the significant risk issue of inadequate drainage and prevent storm water being directed to the moat with the associated increased risk of flooding of the Grade I listed Mansion. The last

3 major flooding in 2016 resulted in water ingress into the house, fabric and collections damage and temporary closure to the public. The repair and recovery of the building took 18 months.

The proposals will secure the long-term sustainability of Ightham Mote as a viable business and community facility. They will ensure it can continue to positively contribute to the success of its local, borough and Kentish regional economy, as a thriving tourist venue attracting substantial visitors to the locale. In addition, it will continue to provide employment and volunteering opportunities with the consequent related social and well-being benefits.

4. How much of the Green Belt field will you be using for the new car park?

Our proposals result in the net increase in hard surfaces (tarmac and gravel) within the Green Belt of just 0.32Ha. We are removing 0.48Ha of existing hard surface footprint from the existing car park within the Green Belt and the proposed car park will have a hard surface footprint of 0.8Ha.

The 0.8Ha of proposed hard surfaced car park (roads and spaces) represents just 5.7% of the total area of Mount Field. Including screen vegetation around and within the car park, the area of Mount Field used increases to 1.7Ha or 12.15% of Mount Field.

5. How many spaces will the new car park provide, and what will the surface treatment be?

The car park will have 311 (252 existing) permanent surfaced car parking spaces laid out in a suitable low impact material, an increase from the existing car park of 59 surfaced spaces. The roads will be tarmac with bitumen spray and chip surface treatment to create a gravel appearance. The parking bays will be gravel.

6. Did you consider other sites on the estate for the car park?

Yes. We considered 14 options across the estate. All were thoroughly investigated in terms of their suitability, impact on the Green Belt, environment, and benefits for visitors, together with impact upon the local community. We consider the site being proposed is the most suitable, as mitigation will ensure its lack of visibility at the lowest part of the site.

7. What is the justification for creating a car park on Green Belt land in an AONB?

We remain committed to the wider conservation and preservation of Ightham Mote and its wider estate.

When developing the proposal we consulted closely with Historic , Downs AONB, Natural England and worked with our landscape, ecological, arboricultural and other specialist consultants to ensure our proposals not only mitigate any impact on the environment but enhance it, following the principles of biodiversity net gain.

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The proposals result in the loss of just 0.8Ha of arable field, 1.22% of the agricultural land on the estate and include the net increase of:

3479 sq.m of Orchard Meadow 1594 sq.m of Productive Walled Garden 0.61Ha of Woodland 1223m of Native Mixed Species Hedgerow 880 sq.m of Wetland Habitat

8. How does the Trust align this proposal with the need for greener modes of transport?

We protect and care for places, so people and nature can thrive. We also believe passionately in providing access to our sites for everyone. We aim to take this into account in our plans and have considered transport very carefully.

Public transport links to Ightham Mote are limited. The nearest rail stations are (6 miles), (4 miles), (4 miles), or & (3.5 miles). The property is served by two buses a day in each direction between Sevenoaks and Edenbridge (recently reduced from four by the provider in 2018).

The National Trust encourages as many visitors as possible to visit our sites by public transport or means other than cars. Liaising closely with Visit Kent, we are working towards transport planning across the region which proactively maximises opportunities for accessible tourism. We actively promote group bookings and access to the property where it exists, by public transport. We will be continuing to provide bike racks and will have designated coach parking, as well as incentivising walkers and other non-car users.

However, it is clear that the vast majority of visitors to Ightham Mote will arrive by car for some time to come. With the projected increase in visitor numbers, we need to take steps to ensure there is sufficient capacity for them to park on arrival, preventing queues building from the site entrance out on to the local roads and back into Ivy Hatch, with all the consequences such congestion can have, whilst minimizing the environmental impact.

9. How will you promote greener travel – will the new car park have electric car charging points as well as cycle racks?

The new car park will include electric car charging points and the existing cycle rack facilities will be relocated and enhanced. The proposed layout plan shows the initial provision of two dual electric charging points, which provide four charging bays. Trunking will be laid in to facilitate increasing this number as demand increases or the technology evolves.

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10. Will the ecology of the estate be impacted by the car park changes?

The proposals result in the loss of just 0.8Ha of low ecological value arable field to the hard surfaces of the car park, and will result in the net increase of high ecological value features. (Ref Q7).

We have consulted widely and undertaken a range of relevant surveys to ensure appropriate mitigation will be in place to ensure that a healthy and sustainable biodiversity is maintained across the estate and will embrace the principle of “Biodiversity Net Gain” – a core objective of the Trusts’ land outdoors and nature strategy.

Crispin Scott, Wildlife Adviser for the National Trust in London and South East (LSE) comments: “We are doing everything possible to reduce the impact of the project on wildlife and are following the principles of “Biodiversity Net Gain” (that the property as a whole should be better for wildlife after the project than it was before) and as such have undertaken survey of a number of species including bats (hence the minimisation of lighting). We continue to work with the farmer to make the wider estate better for farmland birds such as skylarks and are heartened by the recent return of turtle doves onto this estate. Our improvements in grassland management will encourage hares to thrive. Effective and appropriate screening will have additional landscape benefits as well as providing habitat for song birds and many other species. The restoration of the walled garden and north drive will also provide benefits to pollinators.”

Corylus Ecology – our specialist advisers – comments: “During construction the western field edge will be temporarily lost to the development and then recreated with unimproved (i.e. not commercially improved, but more diverse in terms of plant species) grassland at the same time as the hedgerow is reinstated. Recommendations for future management of the grassland have been provided in the protected species reports with the aim of creating suitable habitat for the harvest mice (which have been recorded) and other wildlife. The unimproved grassland margin and adjacent hedgerows along the southern boundary will be protected during the works as detailed in the protected species reports. Recommendations are also being provided to reduce the impact of vehicle movement on site. Species-rich hedgerow planting is proposed around the boundaries of the car park and this will lessen the impact of the car park on any wildlife using the retained northern half of the arable field and associated edges post construction. Screen protection barriers can be used during construction to lessen the impact of the development on the retained fields during construction.”

“The mitigation and ecological enhancement proposed would ensure that the favourable condition status of the protected species present within the site would be maintained and achieve no net loss in biodiversity.”

11. How does the project impact flood mitigation across the whole site?

This will provide an opportunity to increase the permeability of approach and other surfaces and ensure we maximise all opportunities to avoid risk of flooding. All of the surface water from the new car park will be

6 naturally filtered to remove contaminants and routed to an attenuation pond located in Mill Field. This will allow controlled discharge into the watercourse south of the mansion, to alleviate any future flood risk.

12. Will the Trust gain extra income from the new car park?

Parking is free for National Trust members and disabled blue badge holders.

Currently the charge is £3 per car for non-members. We will continue to reinvest any income that we do get from the car park into Ightham Mote to support vital ongoing conservation work.

13. Where will the new visitor reception and shop be?

At the Southern end of the Walled Garden. It will occupy 20%, the rest being reinstated as an historic garden with community involvement. This was chosen after considering five alternative sites.

For over 35 years entry via the southern end of the Walled Garden area has provided visitors with a stunning view on arrival of the house from on high. The openings within the walls will provide access to the new visitor reception and shop.

It also means improved access to the whole of the site with a central point of visitor welcome. Our assistance buggy will continue to operate to support mobility requirements.

The new building will be set back from the walls so visitors can still appreciate this important historic feature.

The Gardeners’ Compound area was ruled out due to investigations revealing unstable ground, particularly near the bank leading down to the mansion. There are also concerns in terms of operational and access issues between the shop and the café due to varying ground levels and constrained space. This area will become a freely accessible picnic area.

14. Given the historic and sensitive nature of the main house, estate and surrounding countryside, why is the Trust planning for increased visitor numbers?

We recognise that increased visitor numbers do present certain challenges. However, the National Trust aims to provide access and welcome everyone to our special places. The changes to car parking will make it possible to open up areas of gardens and grounds.

Specifically, the decision Notices from the 2001 planning period, including consent conditions, make no reference to any limitations on numbers. We have demonstrated through the transport statement and consultation with the Highways Authority that the roads can support the projected traffic movements. We recognise that the main route in does at times get very busy. One of the key reasons for the

7 proposed change is that this will improve traffic flow and reduce congestion, including in the surrounding lanes. The emergency vehicle route is kept clear for the benefit of all on site, including visitors and residents, assisted currently by the implementation of a temporary one-way system. This helps if all drivers comply with it but is not sustainable in the long term.

Our longstanding Property Architect, Stuart Page, who remains closely involved in shaping the proposed plans, and was involved in the major conservation project at Ightham, has no recollection of any limitation on visitor limit numbers, objections at the time or reservations during to the creation of the current café which was viewed positively. Whilst numbers to the mansion are monitored for conservation reasons, there is clearly scope for visitors to spread and enjoy further the surrounding countryside - a very welcome respite from today’s busy world and vital for supporting wellbeing and good mental health, for the wider benefit of all, which is a key priority for the Trust.

The realignment of the car park will make it possible to open up areas of the gardens and grounds currently closed to the public, allowing greater dispersal of visitors around the site.

15. If permission is given for these changes, will you make further changes to accommodate increasing visitor numbers?

We currently have no development plans over and above those for the new car park, visitor reception and shop. We believe these proposals are vital if we are to accommodate increased visitor numbers with minimal impact on the surrounding roads and our neighbours in Ivy Hatch.

The team at Ightham Mote are also local people. While we have some support from our regional National Trust colleagues in producing these plans, most people who manage the house and the estate (our 33 full time staff and 400 volunteers) live within a 10-mile radius of the estate.

As such, we recognise the sensitive nature of our location, the surrounding countryside and Ightham Mote itself and are committed to preserving this very special place for the enjoyment and benefit of the generations to come.

16. What response have you had to your proposals from key stakeholders at the pre-application and application stage?

At the pre-application stage we consulted with a number of statutory stakeholders including Historic England, the Kent Downs AONB Unit, KCC Highways and Ightham Parish Council. Early comments from stakeholders were addressed in the planning application proposals and positive feedback was received from key stakeholders at the pre-application stage.

We have had positive pre-application discussions with & Malling Borough Council (TMBC) and we continue to have a dialogue with them about these proposals.

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17. What public consultation was carried out prior to the submission of the planning application?

Due to the scale of development and location of the proposal it was considered appropriate to host an extended consultation event.

We have undertaken an extensive programme of discussions with Ightham Parish Council, our neighbours and many other interested parties. From 20th September-13th October 2019, we conducted a wide ranging public consultation featuring a display, walks and talks, including with visitors, volunteers and our local and regional community which was publicised widely by the media and received a very positive response.

We engaged with local residents most affected by the proposals prior to the submission of the planning application to inform them of the proposals and to invite their comments. We were able to incorporate mitigation measures into the proposals to address these pre-application comments.

Following submission of the planning application in December 2019 we continue to monitor and review the feedback received from the general public to statutory consultees. We also continue to liaise on a regular basis with local residents from the nearest properties.

18. Will the house and grounds remain open during the construction of the new car park/Visitor Reception and shop?

The house and grounds will remain open during the construction of the car park, visitor reception and shop and we will keep visitors informed of progress

19. Will the bridleway be re-located? Will walkers still be able to walk close by the south of the house to enjoy the views?

There are no current proposals to relocate the bridleway. However we are making positive interventions which will increase views available on the estate down onto the house from the west (half a mile beyond the farm on the Greensand Way), the opening in 2020 of a permissive path around the bottom of the South Lake, reduction of the hedges between the gardens and South Lake and increased managed access to the Lake for visitors to enjoy this beautiful and tranquil location.

20. Will Mote Farm be impacted by the proposals?

Mote Farm is owned by the Trust and managed by our tenant. The Victorian farm yard has been redundant from farming practices for over 10 years and our tenant farmer has a modern farm yard.

The proposals have been discussed in detail with him and the sustainability of the farm is not affected. We continue to work in close partnership with our tenant and are wholly committed to the long-term sustainability of Mote Farm, which was donated to the Trust in 1977.

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We believe the appropriate adaptive re-use of the historic farm yard buildings, positioned adjacent to the Greensand Way, will ensure their future is secure and that we can make a positive contribution encouraging wider visitor engagement with the outdoors across the whole site in the longer term.

21. What plans are there to accommodate a glasshouse once the Garden Compound is relocated?

A separate planning application has been submitted for a glasshouse facility on a site adjacent to Mote Cottages car park outside of the farm yard.

22. Are there any archaeological implications to consider as part of this project? In summary we cannot provide absolute proof of the presence or absence of remains without a full dig, but we are mindful of the background and discussions to date and have and will be, mitigating as part of the normal process.

“The evidence for any Roman Road is uncertain at best. The reference in Nicola Bannister’s report (Landscape and Archaeology Survey of Ightham Mote Estate), commissioned by the National Trust in 1998, is based on oral evidence and makes no reference to the exact position of the so-called Roman Road and no notes or photographs were supplied. The Wealden Iron Research Group, working on site with the Trust in 2000, did not find anything conclusive, with regard to dating of slag, or the alignment of any road when they investigated the area and no conclusive below ground remains have been found as the result of the recent geophysical survey” Jeremy Lake.

The car park site has been considered carefully and like any relatively undisturbed field may have unexpected archaeological assets. A report by Archaeology South East is included in our planning application supporting documents. However, the field has been ploughed with 20th century machinery that has not disclosed anything within the cultivated depth as far as we know or has been recorded.

Our recent work within the Scheduled Monument has not discovered anything unexpected apart from the extent of the North West culvert. Remains/finds in the ground have been fragmentary illustrating the length of occupation and extent of disturbance.

A Watching Brief by an Archaeologist as the soil is stripped will be included in the approved Written Scheme of Investigation. Throughout the projects, recent new build included, we have contract terms requiring the contractor to stop work and report discoveries.

If finds were discovered this would be wonderful opportunity for visitor engagement with archaeology, then recording and protective backfill would be the conventional approach. The depth and condition of the assets would determine the extent of mitigation and the need for any modification to the design.

IMVI Q&As January 2020

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