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Guardian Bsiness Park TRANSPORT TECHNICAL NOTE Site: Land at Highfield House, Maidstone Road, Marden Client: Aspire Designer Homes Prepared by: DHA Date: June 2020 1.1 Introduction 1.1.1 This Transport Technical Note (TN) has been prepared by DHA on behalf of Aspire Designer Homes in support of a planning application for the development of five dwellings at Land at Highfield House, Maidstone Road, Marden, Kent. 1.1.2 This TN provides guidance on:- • The access, parking and servicing aspects of the proposed development; • The overall sustainability of the additional dwellings in transport terms; and • Any highway-related impacts associated with the proposals. 1.2 The Existing Site 1.2.1 The site is located immediately to the north of the village of Marden, to the east of the B2079 Maidstone Road, and currently comprises a single dwelling. The site is shown in local context in Figure 1 below. Site Location Figure 1: Site Location Plan (Courtesy of Google Maps) Page 1 1.2.2 The Tonbridge to Ashford railway line bounds the site to the south, further residential properties lie to the north and west and an open agricultural field is situated to the east. 1.3 Local Highway Network 1.3.1 The B2079 Maidstone Road has a carriageway width of approximately 6.0 metres, accommodating two-way vehicle movements, and is subject to a 30mph speed limit and street lighting in the site vicinity. 1.3.2 Maidstone Road continues south into the centre of Marden, connecting to the High Street at a priority junction. The B2079 provides onward connectivity to Goudhurst. 1.3.3 To the north, the B2079 intersects with the A229 at Stilebridge. The A229 continues via Maidstone Town Centre to Rochester, forming junctions with the M20 and M2 en-route. 1.3.4 Access to Staplehurst to the east is achieved via the High Street and Howland Road. 1.4 Walking and Cycling Infrastructure 1.4.1 The site benefits from a continuous footway link to the village centre on the eastern side of Maidstone Road, which is of a good standard and subject to street lighting. 1.4.2 Figure 2 below shows the Public Rights of Way (PRoW) network within proximity to the site. Site Location Figure 2: Local ProW Network (Courtesy of Kent County Council) Page 2 1.4.3 It is noted that a variety of routes are available locally, linking Marden with the surrounding countryside. 1.5 Public Transport Infrastructure 1.5.1 Access to bus services can be gained from stops located on Marden High Street, approximately 300m (or a four-minute walk) to the south. Table 1 below summarises the services that call at these stops. The full timetables are included at Appendix A. Service Route Frequency Maidstone - Tovil - East Farleigh - 22/23/27 Yalding - Laddingford - Marden - 8 journeys Goudhurst Oakwood Park – Maidstone – Linton – 28 School Marden Table 1: Local Bus Services and Frequencies 1.5.2 Marden Railway Station is located approximately 500m (or a six-minute walk) to the west of the site via Maidstone Road and the High Street. From this station, train services between London Charing Cross, Ramsgate and Dover Priory via Ashford International can be accessed at a frequency of up to six trains per hour during weekday peak periods, with a journey time to London of just under an hour. 1.6 Accessibility 1.6.1 The National Planning Policy Framework (NPPF) Paragraph 103 acknowledges that opportunities for sustainable travel will differ for sites in urban and rural locations, and therefore site accessibility should be assessed accordingly. 1.6.2 It is nevertheless noted that a wide range of local services and facilities are located within Marden, including – but not limited to – a primary school, GP surgery, library, Post Office and pharmacy. A summary of these is shown in Table 2 overleaf. 1.6.3 Please note that the walk times provided in this report are based on a walk speed of 80m per minute, a figure which is widely used to estimate walk times and used within the London Based Public Transport Accessibility Level (PTAL) analysis. It aims to provide a typical average value that estimates it takes 5 minutes to walk 400m, 10 minutes to walk 800m and so on. Page 3 Facility Distance (m) Walk time (min) Unicorn Public House 320 4 Pharmacy 320 4 Post Office 320 4 Library 320 4 Marden Vestry Hall 320 4 Convenience Store (Stanleys 480 6 of Marden) St Michaels and All Angels 480 6 Church Medical Centre 480 6 Railway Station 500 6 Marden Congregation Church 800 10 Marden Sports Club 800 10 Primary School` 965 12 Table 2: Summary of Local Facilities 1.7 Highway Safety 1.7.1 The local highway safety record has been consulted with reference to the online CrashMap resource, which is illustrated in Figure 3 below. Figure 3: Local Crash Record (courtesy of CrashMap) Page 4 1.7.2 It is noted that a single ‘slight’ incident occurred at the B2079 High Street / Maidstone Road junction during the latest five-year period for which data is available. In view of this and the modest scale of the proposed development, it is not considered that it would materially exacerbate the existing highway safety record. 1.8 Development Proposals 1.8.1 The proposed development comprises the construction of 5no. dwellings, including 3no. 4-bedroom and 2no. 3-bedroom houses, with vehicular and pedestrian access from Maidstone Road. The proposed site layout plan is included at Appendix B. 1.9 Access 1.9.1 It is proposed that access to the site will be derived from Maidstone Road by way of a vehicle crossover and a separate pedestrian footway. Visibility splays of 2.4m by 43m can be achieved from the access, in accordance with Manual for Streets guidance for a 30mph main road speed. A Stage 1 design of the access is included at Appendix C. 1.9.2 A pre-application meeting was held with Kent County Council Highways and Transportation (KCC H&T) in March 2020 to discuss the proposed site access strategy. The Highways Officer’s formal response is included at Appendix D and confirms that, in their view, the proposal would be safe and suitable in accordance with Paragraph 109 of the NPPF. 1.9.3 The site access road will measure 4.8m in width to enable two-way vehicle movements, in accordance with the guidance contained in the Kent Design Guide. The road will be surfaced with permeable paving. 1.10 Servicing 1.10.1 The proposed site layout has been subject to vehicle swept path analysis to demonstrate that an estate car, a pantechnicon and a fire tender can access, turn and egress the site in a forward gear. The associated drawings are included at Appendix E. 1.10.2 Refuse will be collected from Maidstone Road, with a storage area provided close to the site access for use by residents on collection days. 1.11 Parking 1.11.1 Each dwelling will be provided with two independently accessible parking spaces, in accordance with the standards contained in the Kent Design Guide: Interim Guidance Note 3 (IGN3). The detached units will also be provided with integral garages. 1.11.2 Cycle parking will be provided within the curtilage of each dwelling, in accordance with the Kent and Medway Structure Plan: Supplementary Planning Guidance 4 (SPG4) standards. Page 5 1.12 Transport Planning Policy National Planning Policy Framework (NPPF) 1.12.1 The NPPF sets out the Government’s planning policies for England and how these should be applied. It provides a framework within which locally-prepared plans for housing and other developments can be produced. The NPPF is a material consideration in planning decisions. 1.12.2 At the heart of the NPPF is a presumption in favour of sustainable development. This is reflected in Section 9 of the document where it is noted that significant development should be focused on locations which are or can be made sustainable, through limiting the need to travel and offering genuine choice of transport modes. The NPPF advises that in assessing sites, it should be ensured that:- a) “Appropriate opportunities to promote sustainable transport can be – or have been – taken up, given the type of development and its location; b) Safe and suitable access to the site can be achieved for all users; and c) Any significant impacts from the development on the transport network (in terms of capacity and congestion), or on highway safety, can be cost effectively mitigated to an acceptable degree.” 1.12.3 Paragraph 109 states that: “development should only be prevented or refused on highways grounds if there would be an unacceptable impact on highway safety, or if the residual cumulative impacts on the road network would be severe.” 1.12.4 Paragraph 110 then goes on to note that applications for development should:- a) “Give priority first to pedestrian and cycle movements, both within the scheme and with neighbouring areas; and second – so far as possible – to facilitating access to high quality public transport, with layouts that maximise the catchment area for bus or other public transport services, and appropriate facilities that encourage public transport use; b) Address the needs of people with disabilities and reduced mobility in relation to all modes of transport; c) Create places that are safe, secure and attractive – which minimise the scope for conflicts between pedestrians, cyclists and vehicles, avoid unnecessary street clutter, and respond to local character and design standards; d) Allow for the efficient delivery of goods, and access by service and emergency vehicles; and e) Be designed to enable charging of plug-in and other ultra-low emission vehicles in safe, accessible and convenient locations”.
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